HomeMy WebLinkAbout2.0 PC Staff Report 09.26.2007Exhibits (09/26/07)
Exhibit
Letter
(A to Z)
Exhibit (The Fairways)
A
Proof of Mail Receipts
B
Proof of Publication
C
Garfield County Zoning Resolution of 1978, as amended
D
Comprehensive Plan of 2000
E
Staff Report
F
Mountain Cross Engineering response, 9/11/07
G
Roy McClung, Town of Parachute Mayor response, 9/5/07
H
Office of the State Engineer, Division of Water Resources response, 5/18/07
I
Department of the Army, Corps of Engineers response, 5/18/07
J
Colorado Geological Survey response, 9/7/07
K
Division of Wildlife response, 9/13/07
L
Road and Bridge response, 8/14/07
M
Colorado Department of Public Health and Environment, 8/23/07
N
Email from Applicant Confirming Ownership of Water System, 8/30/07
0
Aerial of Proposed Subdivision
P
Special Warranty Deed
Q
Application
EXHIBIT
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST
APPLICANT / OWNER
LOCATION
PC 09/26/07
CM
Preliminary Plan: The Fairways Subdivision
Battlement Mesa Partners
East of West Battlement Parkway at the intersection of
West Battlement Parkway and Palmer Drive
PROPERTY SIZE 15.897 acres
SITE DATA
53 residential lots (total 7.940 acres)
4 open space lots (total 6.224 acres)
Roads total 1.733 acres
WATER Central Water System
SEWER Central Sewer System
ACCESS Palmer Drive
EXISTING ZONING PUD (Medium Density Residential)
COMPREHENSIVE PLAN PUD
I. GENERAL PROJECT INFORMATION
The subject property is located within the Battlement Mesa PUD on the east side of West
Battlement Parkway in Section 7, Township 7 South, Range 95 West.
Physically, the property has a moderate grade slope of six (6) to eight (8) percent, and drains into
a free-flowing drainage channel which trends south to north across the middle of the site.
Vegetation on the property is primarily composed of sage brush and native grasses with some
juniper trees near the drainage.
The proposed subdivision is comprised of 4 Phases with Phase 1 starting at the southwest end of
the parcel and ending with Phase 4 at the northeast end. The Final Plat for Phase 1 of The
Fairways was originally approved in 1998. Phase 1, with a total of 18 lots, currently has a total of
8 single family homes built on the property.
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II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The property is located in an area that has been designated a Planned Unit Development (PUD)
and is located in the area of influence of the Town of Parachute. This proposal in terms of
residential use and average density is compatible with the Comprehensive Plan, general character
of the area, and the PUD.
III. APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the PUD (MDR) zone district.
A. Proposed Uses in MDR Zoning
The Applicant proposes a single-family development on 15.879 acres, which is a use by right in
the PUD's Medium Density Residential (MDR) zoning. For additional uses the Applicant
should consult The PUD's Resolution language (Resolution No. 82 — 121)
B. Common Dimensional Requirements in MDR Zoning
1. Minimum Lot Area of 2,000 square feet: The Applicant proposes the 15.879 -acre site to
be subdivided into 53 lots using a zero -lot -line approach. The lots will range from 4,462
to 8,931 square feet which is consistent with the 2,000 square foot minimum.
A zero -lot -line development can include reduced side yard restrictions allowing the
buildings to abut a side lot line. Therefore, overall unit -lot densities can be increased.
The zero -lot -line approach can be used to create cluster development to provide for
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more open space, protect environmentally sensitive areas, and promote a more efficient
use of land.
2. Lot Area regarding Slope: Section 5.04.02(2) of the Zoning Code requires that all lots
shall have building envelopes that do not have any 40% slopes. The steepest slope on
the property does not exceed six percent (6%). Therefore, the subject property meets the
Slope requirement.
3. Maximum Lot Coverage: According to the PUD, the maximum site coverage allowed
for each lot is 70% if a common open area is not part of the plat at time of subdivision,
or the maximum coverage is 80% if a common open area is part of the plat at time of
subdivision. According to the Application, a total of 6.224 acres will be open space
making 80% the maximum allowed lot coverage.
4. Minimum Setback:
o Front yard: (c) (1) No lot shall front on an arterial or collector street. (2) Local
streets: twenty-five (25) feet from the front lot line, if there is a front -facing garage;
or no setback if there is a side -facing garage or at least twenty-five (25) feet of
common open space between the curb line and the lot line;
o Rear yard: Ten (10) feet from rear lot line if no alleys or rear utility easements are
provided; (2) No rear yard is required where alleys or utility easements are provided
and no automobile access is allowed. (3) Where automobile access is taken: (a)
Twenty-five (25) foot setback where there is a rear -facing garage. (b) No setbacks
for a side -facing garage. (c) No setbacks if there is at least 25 feet common open
space between the alley pavement and the lot line.
o Side yard: (b) For zero -lot -line dwellings ten (10) feet on one lot line and no setback
on the opposite lot line. No accessory buildings shall be permitted within the
required side. yard. Ten (10) feet from side lot line, or one-half (1/2) the height of the
principal building, whichever is greater.
5. Maximum Height of Buildings: Thirty-six (36) feet measured at the vertical to the grade
at the center of the building. The developer will be selling the lots to individual owners
who will then have their own houses built. The height limit will be within�f the plat
notes and in the covenants so potential buyers will know the height limit prior to
purchasing property.
6. Minimum Parking: For townhouse and zero -lot -line attached single-family dwellings
two spaces per dwelling and half (1/2) visitor space provided on the lot or in common
community open space or combination thereof.
The development will have a total of 4 off street parking spaces: 2 in an enclosed
garage and two in the driveway, which satisfies the minimum requirement.
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VI. APPLICABLE SUBDIVISION REGULATIONS FOR PRELIMINARY PLAN
A. Preliminary Plan Map as referenced in *4:50 of the Subdivision
Regulations
Staff Findings: The Applicants' Preliminary Plan Map appears to meet the requirements
as specified in the regulations
B. Additional Information § 4:60
Staff Finding: The Application meets the requirements for this section. The total
development area is 15.879, which will be subdivided into 53 lots, with one dwelling
unit on each.
SUPPLIMENTAL INFORMATION: *4:70 thru *4:94
A. Geology and Soils
Staff Findings: The Application states that the soils on the site were evaluated by HP
Geotechnical. The subsoils found on the site were of up to 14.5 feet of "stiff to very
stiff, slightly sandy to sandy silt and clay overlying relatively dense, sandy gravel,
cobbles and boulders in a clayey matrix."
The study also reviewed moisture sensitive soils, slope instability, debris flow and the
potential for earthquake activity. The Application states that moisture sensitive soils will
be mitigated by
"...directing surface drainage away from the buildings. Under -drain
systems will be used to protect basement levels or retaining walls
from wetting and hydrostatic pressure."
According to the report, evidence was found of old, large debris events. However, in the
recent past, the site has only experienced small debris flows.
The report also includes additional recommendations for mitigating development on the
existing soil types.
A soils map was not included with the Application.
Additionally, in the response from Steve Anthony, Director of Weed Management,
according to the Revegetation Guidelines, the Applicant is required to provide a Soil
Management Plan that includes:
o Provisions for salvaging on-site topsoil
o A timetable for eliminating topsoil and/or aggregate piles
o A plan that provides for soil cover if any disturbances or stockpiles will sit
exposed for a period of 90 days or more
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At the present time there are existing topsoil piles on site that appear to have been there
longer than 90 days.
In the response from the Colorado Geological Survey (CGS), it is stated that "...there
are no geological conditions that would preclude development." However, the CGS has
highly recommended measures for mitigating moisture -sensitive soils and establishing
good drainage. The concerns of the CGS have been added to the conditions for
approval of the subdivision.
B. Vegetation
Staff Findings: A vegetation study and map was included with the Application and was
conducted by a Landscape Architect with John L. Taufer & Associates, Inc. The
vegetation types found on the site include mountain sage, rabbitbrush, native grasses,
and occasional pockets of Rocky mountain juniper and western cotton wood. A small
amount of noxious weeds were found and were primarily located within the drainage
swale. A few small pockets were also found at the north of the existing entry drive to the
Fairways and along the perimeter of the property fronting Battlement Parkway. Noxious
weeds found include Russian Knapweed, Common Burdock and Canadian thistle.
The Study also includes a "Revegetation of Disturbed Areas" plan, for areas that might
be disturbed by construction, and a "Weed Management" plan as well. Grasses and
some wildflowers that are "compatible" with existing vegetation will be use. The study
also includes a weed management plan which states
"Battlement Mesa Service Association will eradicate the existing
pockets of noxious weeds. They will be responsible for providing
weed management services for the open space areas and undeveloped
lots of the Fairways. Once the lots are sold, weed management will be
the responsibility of the individual lot owners."
Noxious Weeds
In the response from the Department of Vegetation Management, concern was expressed
pertaining to the drainage swale/open space parcel as this area contains noxious weeds
as well as the State of Colorado List B species, Common Teasel. It is anticipated that the
State will mandate eradication of this species within the next two years.
The response also includes a request for immediate action on weed management
including a fall treatment (in 2007) "...on all inventoried noxious weeds within the
project area." The Applicant is also required to provide documentation of this treatment
to the Department of Vegetation Management and Building & Planning by October 3151,
2007.
It is also requested by Steve Anthony, the Director of County Vegetation Management,
that weed management is guarantee that such activities will occur in the future on
undeveloped lots and in the open space areas. This shall be accomplished through a 4
year bond with the Garfield County in which $16,000 is held by the county with $4,000
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released each year for 4 years as long as the weed management requirements are met.
The applicant is required to meet with Steve Anthony prior to Final Plat approval to
determine the details of the Bond Agreement.
Revegetation Security
The Applicant has not quantified the surface area to be disturbed by new roads and
utilities. This information will have to be provided to the Department of Vegetation
Management (with a copy to Building & Planning) so a revegetation security may be
determined. This will also have to be accomplished prior to Application for final plat.
The security shall be held by Garfield County until vegetation has been successfully
reestablished according to the Garfield County Weed Management Plan Reclamation
Standards.
Additionally, according to the Department of Vegetation, all mulch or erosion control
bales used in the project should be either weed free straw bales or weed free hay bales.
The Applicant shall satisfy Section 4:70 (C) once the above task of quantifying the
surface area to be disturbed is accomplished.
C. Wildlife
Staff Findings: According to the Application, there is a significant use of the property
by wildlife and this species include elk, mule deer, coyote, cottontail rabbit, and other
small mammals. The Applicant chose to focus on the species that would be most heavily
impacted by the proposed subdivision. These species are:
• Mule Deer and Elk
• Bald Eagle
• Great Blue Heron
Mule Deer and Elk are known to use the property throughout the year. The proposed
development is expected to have some harmful effects on the species since these species
make primary use of the property during the winter months and since winter habitat has
been identified as the critical component for herd sustainability in much of the State.
According to the Applicant, no Bald eagle nests were found on the property. It is
suggested that this might be due to the lack of mature cottonwoods and other tall tree
species that could support an eagle nesting habitat.
The Great Blue Heron is also found in the area but the Application assumes that due to
the lack of appropriate foraging habitat on the Property, the Great Blue Heron is not at
risk.
The response to Building & Planning staff from the Division of Wildlife (DOW)
expressed concern on human -bear interaction and further loss of Mule Deer habitat. The
DOW provided mitigation measures to help alleviate impact on wildlife.
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The following is an excerpt from the DOW letter that states the recommendations.
I . Fence height recommendation of 42 inehc or less to allow for natural movement of mule deer.
2. Increase in open space within parcel. This is undoubtedly helpful to wildlife, as well as appealing to
residents of subdivisions,
Maintain the natural characteristics, such as vegetation and geographic values, within open spaces.
Loss of habitat due to subdivision is an increasing problem in this area and others within the county_ Ranches and
farms that are split into smaller acreages tend to increase adverse interactions with wildlife. Items such as livestock,
hay, fencing and pets are points to which conflict with wildlife may occur. Potential homeowners should be advised
that wildlife conflicts in are likely before they invest ht properties within the arca. It should also be noted that damage
to ornamental vegetation and landscape damage is not the responsibility of the Division of Wildlife, although we can
provide information to help lessen these impacts.
The Applicant appears to have met Section 4:70 (D) of the Subdivision Regulations.
D. Drainage Plan
Staff Findings: A drainage report and a drawing of the Road and Drainage details were
submitted by the engineering firm Schmueser Gordon Meyer. The report includes a
discussion of the existing stream on the property, which also acts as a drainage channel
with a 100 -year flood plain.
The parcel is divided into nine drainage area and the sub -basins were delineated
assuming that drainage would run from the front of lots towards the front and the back
of the lots would drain towards the back. The time of concentration for the overall
watershed is controlled by sub -basin R-5, which was calculated to be approximately
15.6 minutes. Additionally the storm drainage system was designed to intercept and
safely convey the 25 -year runoff of without overtopping the curb at any point.
In the response submitted to Building & Planning Staff by Mountain Cross
Engineering, Inc., several concerns were raised as follows:
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Attachments:
1. Mineral rights appear to have been severed.
2. Under -drain systems for buildings and retaining walls may not have suitable outlet locations
within the property lines. The applicant should evaluate the need for under drains to
discharge individually or to drain to a common line.
3. The proposed zero lot lines will make the surface drainage recommendations of the
geotechnical engineer difficult to achieve. The applicant should verify the drainage
recommendations with the building placement or design drainage altemative.s.
4. The Applicant will need to apply for a Flood Plain permit to construct the three 54" culverts
being placed beneath Sarazen Drive,
5. The Applicant will need to address the proposed lack of detention structures to mitigate peak
flows.
6. The Applicant will need to get Final Drawing Approval from the Consolidated Metropolitan
District for the construction of the sewer and water systems prior to Final Plat.
Plan Sheets:
7. The two 24" culverts beneath Sarazen Drive at the intersection with West Battlement
Parkway have the potential to cause erosion over the water line. Also the roadside ditch does
not appear in the topography. The Applicant should verify the bury depth and protection of'
the water line against erosion as it crosses West Battlement Parkway.
8. The water line as it goes around the three 54" culverts creates a low point. The Applicant
should evaluate the need of a blow -off and/or additional isolation valves.
9. The drain to daylight in the PRV should he designed to verify constructability.
Most of the above concerns have been added as conditions for approval of the Final Plat.
It is staff's opinion that the proposal in the Application does meet Section 4:80, which
requires an engineer registered in the State of Colorado to depict in written or graphic
form the design of drainage facilities to prevent storm waters in excess of historic runoff
from entering, damaging or being carried by existing drainage facilities, and to prevent
major damage of flooding of residences in a one hundred (100) year storm, showing: 1)
area subject to inundation; and 2) location and size of proposed culverts, bridges, ditches
and channels."
E. Utility Plan -General
Staff Findings: The Subdivision will be served by the following utilities:
• Xcel Energy — Gas
• Holy Cross — Electric
• AH other utilities will be provided by private means.
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F. Utility Plan - Water
Staff Findings: Zancanella &Associates was hired by the Applicant to review the
Districts water rights. According to the report, "...Dow Pumping Plant & Pipeline and
Ruedi Reservoir Contract, (1,100 ac -ft under Contract No. 029F6C0128) serve as the
backbone of the water system." The study also includes a table that breaks down the
District's water rights. However, the report does not include a source of financing for
the water system.
The water system infrastructure is already in place since the improvements were already
completed with the approval of Phase 1 and improvements are proposed to support
phases 2, 3, and 4. The existing infrastructure includes:
• A 12" diameter water main on the west side of West Battlement Parkway along
the western perimeter of the development. This line is fed via the Zone A pump
station located near the northeast corner of the development.
• A 12" diameter water main crosses West Battlement Parkway and enters a PRV
to serve Phase 1 of the project. Eight -inch diameter lines have been constructed
in Hogan Circle. The Phase 1 water lines are not looped back out to the 12" line
in the Parkway.
• The Zone A pump station is located offsite and near the northeast corner of the
development. It is indicated as 13.0 MGD pump station.
• The project will be served from the Zone A storage tank. This tank is located off
site. The existing Zone A storage tank is a 1 MG tank.
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The proposed additional improvements include the extension of the 8" line to complete
the loop to Hogan Circle and the addition of fire hydrants to the development fire
hydrants.
A letter of intent was submitted to the Applicant by Robert Jasper of the Consolidated
Metropolitan District. In this letter he states that the Consolidated District has the
capacity and adequate legal water supply to service the proposed subdivision.
According to Zancanella and Associates, Inc., the irrigation plan includes 350 gallons
per day per EQR and 2,500 square feet of irrigated lawn per home. Additionally, they
estimated that the District could serve an additional 8,025 EQRs with an irrigated lawn
area of approximately 307 acres.
In the response from the Office of the State Engineer to Building & Planning Staff, it is
stated
"...that the proposed water supply will not cause injury to existing
water rights so long as the district operates according to the terms and
conditions of its current plan for augmentation."
The Applicant appears to have not met the requirements of Section 4:91 unless if a
source of financing of the water system can be furnished.
G. Utility Plan - Sanitary Sewer
Staff Findings: According to the letter of intent, the Consolidated Metropolitan District
can and will provide wastewater treatment for the proposed Fairways Development.
The Application includes a report by Schmueser Gordon Meyer describing the existing
sewer system and the proposed improvements.
Phase One (1) is served by an eight -inch (8") sewer line located in Hogan Circle, which
crosses Battlement Parkway between lots four (4) and five (5). This existing sewer line
serves Phase 1 and will serve Phase 2 once it is constructed. Sewer lines will serve
Phases three (3) and four (4) by connecting to an existing manhole in Sarazen Drive.
This line will then cross the drainage and then flow towards West Battlement Parkway
on the westerly side of Block Seven (7).
The Colorado Department of Public Health reviewed the application and had no
comments as water and wastewater services is provided by existing plants.
It appears that the Applicant has satisfied Section 4:92 of the Subdivision Regulations.
H. Fire Protection
Staff Findings: The proposed subdivision is located in the Grand Valley Fire Protection
District. There is no discussion of fire protection water in the Application. However, in
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the response from Grand Valley, they expressed no "...objections to the Applicant's
request to re -subdivide Parcel 3-1 Battlement Mesa PUD."
I. Road/Access Plan
Staff Findings: The proposed subdivision will be accessed by Palmer Drive, which is a
two lane local road and turns directly off of Battlement Mesa Parkway. Two additional
roads will come off of Palmer Drive to further access the subdivision. Hogan Circle,
which partially exists, turns right into Phase 1 and will be expanded along with the
subdivision. Sarazen Drive, which will also turn left off of Palmer Drive, will access
Phases 2, 3, and 4 and will create a 4 -way intersection with Hogan Circle. An alleyway
will also be created to access the lots in Block 2 of Phase 1, which was created using a
cross section of two ten -foot lanes with a 24 -inch curb and gutter section on each side.
A second access point to the subdivision will be created at the end of Sarazen Drive at
near the northern end of The Fairways project. Both access points include a left turn
pocket on West Battlement Parkway for entering southbound traffic.
According to the trip generation study, it is predicted that The Fairways subdivision
would generate 5.86 trips/day based on 1'I'E rate #230 for a Condominium/Townhouse
project. At that rate, the future traffic generation for the 53 proposed lots in Phases 2, 3,
and 4, is 311 average daily trips (ADT) at build -out.
Additionally, the Mayor of Parachute expressed concern to Building & Planning Staff
about the possible traffic generation from the proposed development as noted in the
letter below.
September 05, 2007
Garfield County Building & Planning Department
108 - 8th Street, Suite 201
Glenwood Springs, CO 81601
RE: REFERRAL FORMS
The Fairways - Phases 2, 3, Si 4 Battlement Mesa Partners
The above referral was received by the Town ofParachute regarding development in the Parachute
area. This development will be accessed by the I - 70 interchange and the Colorado River Bridge.
The Town of Parachute Board of Trustees would like to know if a estimated traffic generation plan
has been included and have road impact fees been calculated for this application.
Are any of the road impact fees being collected by Garfield from developments of this nature set
aside for the future cost of highway improvements.
With the development that has already taken place and the traffic that is already backing up on
Battlement Parkway what steps are being taken to widen C.R. 300 and the river bridge?
Respectfully,
Roy McClung
Mayor
11
The Mayor was provided all traffic documentation within the Application.
. Easements
Currently, there are two utility easements on the site. One is a 50 -foot wide gas
transmission line easement owned by Xcel Energy. The second is a sanitary sewer line
that flows from Sarazen Drive across Lot 5, Block 6.
The gas easement has existed since the 1960s. During the construction of Phasel, part of
the line was rerouted and then extended. A new easement was created for the new
portion.
The sanitary sewer line in the second easement provides service to Phase 1 and can also
support the future Phase 2. Once Phases 3 and 4 are developed, the existing sewer line
will be removed and a new sewer lines built in Sarazen Drive, surrounding Block 7 and
crossing Battlement Parkway to service the final two phases.
Any additional easements must be recorded on the final plat.
K. Assessment / Impact Fees:
School Impact fees are not applicable to the Battlement Mesa PUD due the construction of the
elementary school by the original developer of the project. Traffic impact fees are applicable
based upon Resolution No. 98-28. The subject property is located in Traffic Study area 1A
which requires an impact fee of $4 per ADT generated by the development.
The Applicant appears to have met Section 4:94 of the Subdivision Regulations.
VI: RECOMMENDED FINDINGS
1. That proper publication, public notice, and posting was provided as required by law for the
hearings before the Planning Commission.
2. That the hearing before the Planning Commission was extensive and complete; all pertinent
facts, matters and issues were submitted; and that all interested parties were heard at the
hearing.
3. That the Application is in compliance with the standards set forth in Section 4:00 of the
Garfield County Zoning Resolution of 1978, as amended.
4. That the Application is in compliance with the standards set forth in Section 4.00 of the
Garfield County Subdivision Regulations of 1984, as amended.
5. That the Application is in compliance with the Goals, Objectives, Policies and Programs of
the Comprehensive Plan, of 2000, as amended.
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6. That the proposed preliminary plan is in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County.
VII: STAFF RECOMENDATION
Staff recommends that the Planning Commission recommend approval to the Board of County
Commissioners, with the following conditions:
1. That all representations made by the Applicant in the Application, and at the public hearing
before the Board of County Commissioners and Planning Commission, shall be conditions
of approval, unless specifically altered by the Board of County Commissioners.
2. The Applicant shall place the following plat notes on the final plat and in protective
covenants:
a. "Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq.
Landowners, residents and visitors must be prepared to accept the activities, sights,
sounds and smells of Garfield County's agricultural operations as a normal and
necessary aspect of living in a County with a strong rural character and a healthy
ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust,
smoke chemicals, machinery on public roads, livestock on public roads, storage and
disposal of manure, and the Application by spraying or otherwise of chemical
fertilizers, soil amendments, herbicides, and pesticides, any one or more of which
may naturally occur as a part of a legal and non -negligent agricultural operations."
b. "No open hearth solid -fuel fireplaces will be allowed anywhere within the
subdivision. One (1) new solid -fuel burning stove as defied by C.R.S. 25-7-401, et.
seq., and the regulations promulgated there under, will be allowed in any dwelling
unit. All dwelling units will be allowed an unrestricted number of natural gas
burning stoves and appliances."
c. "All owners of land, whether ranch or residence, have obligations under State law
and County regulations with regard to the maintenance of fences and irrigation
ditches, controlling weeds, keeping livestock and pets under control, using property
in accordance with zoning, and other aspects of using and maintaining property.
Residents and landowners are encouraged to learn about these rights and
responsibilities and act as good neighbors and citizens of the County. A good
introductory source for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado State University Extension Office in Garfield
County."
d. "All exterior lighting will be the minimum amount necessary and all exterior
lighting will be directed inward and downward towards the interior of the
subdivision, except that provisions may be made to allow for safety lighting that
goes beyond the property boundaries."
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e. "One (1) dog will be allowed for each residential unit and the dog shall be required
to be confined within the owner's property boundaries."
"A11 buildingfoundations and individual sewage disposal systems will be designed
by professional engineer registered ' the State of Colorado."
�/> )t4c- "pe e � �%?((ie,' r e oei` 514e �h�►.3 w -f ( wok aG
g. "All owners are responsible for weed management of their individual parcel."
h. "Structures on the subdivision property shall not exceed the maximum allowed
height of thirty-six feet (36')."
i. "Fence heights within or surrounding the subdivision shall not exceed 42" to allow
for natural movement of Mule Deer."
j. "Natural characteristics within open space areas, such as vegetation and geographic
values, shall be maintained"
k. " 1. e f.11owinctitn guidelines shall be followed t prevent flooding and
dad ' age to stru • ures:
) Spread '•oting founo ations shall be used in construe on with the caveat
that the h drocompre sion potential of the silt soils be 'nvestigated further
art thg time of constru ion.
2 Soils that are deeper tha the proposed footing shall be e aluated for
collapse-considation pri r to construction.
3) ' ositive slope s ' all be grad: d around all structures to prevent water from
ponding in the ba kfill area.
4) Do nspouts shouldischarge a . ay from structures to prevent water from
pon ..' ng in the back '11 area.
5) Unde • rains shall be i eluded with - low-grade construction and should
also be ' stalled with re .. ining walls.
6) Drains shhave a gravit s ischarge or fl .w to a sump that can be
pumped."
Oatift- °-14- Pk4-6e 44--
meed• or hou..s.e,.
ocks grea than 5 inche in diameter hall not used ictuLral areas ecause f the
stru
ntial for di rential com tion.
Ctt'/ weAl0A, tot out .
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5. Naturalaracteristics within open space areas, such as vegetation and geographic values,
shall be maintained.
6. The existing noxious weed, Common Teasel, a Colorado List B species, is eradicated within
two years of the date of Final Plat approval. The applicant shall meet with the Director of
County Vegetation to determine how the county shall be assured that the above task is
completed.
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7. Weed Management
a. Weed treatment shall begin immediately including a noxious weed
treatment to be applied fall of 2007 with proof of treatment furnished to the
Department of Weed Management and a copy provided to Building &
Planning.
b. Weed management will be written into the Subdivision Improvements
Agreement guaranteeing that weed management will occur on undeveloped
lots and on open space areas at least twice per year: once in the spring/early
summer and once in the late summer/early fall.
c. The Applicant shall meet with Steve Anthony prior to Final Plat approval
to secure a Bond Agreement where the County shall hold $16,000 of the
developer's funds to assure proper weed management over the first 4 years
after Final Plat approval. This meeting and agreement shall be part of the
Final Plat application. Ue.0-) 01-00 (7 - 'ex4-0144- %0C4lArit, .6'' ( tior
d. The Applicant shall quantify the surface area to be disturbed by new roads
and utilities. This information will be provided to the Department of
Vegetation Management including a copy to be sent to the Department of
Building & Planning so that a revegetation security can be determined.
This shall be accomplished prior to Application for Final Plat approval.
The security shall be held by Garfield County until vegetation has been
successfully reestablished according to the Garfield County Weed
Management Plan Reclamation Standards.
e. All mulch or erosion control bales used in the project shall be either weed
free straw bales or weed free hay bales.
8. The Applicant shall pay the applicable traffic impact fee as calculated at the time of Final
Plat.
9. In accordance with The Revegtation Guidelines, the Applicant shall provide a Soil V�
Manageme t Plan that includes a provision for salvaging on-site topsoil; a timetable for ]
eliminatiotopsoil and/or aggregate piles; and a plan that provides for soil cover if any
disturbances or stockpiles will sit exposed for a period of 90 days or more. (At present timeA-\
141
there are existing topsoil poles on site that appear to have been there longer than 90 days)
This shall be accomplished prior to Application for Final Plat approval.
ae�
10. The internal road shall be dedicated as a public right-of-way at the time of final plattin ,A
plat note using the standard dedication certificate language as set for by Garfield County
shall be used.
11. The following recommendations from the County Road & Bridge Department shall be
incorporated into any conditions of approval made by the Board of County Commissioners,
which include:
15
a. The Applicant shall apply for a driveway access permit issued by Garfield County
Road & Bridge Department with conditions specific to the driveway access location.
b. The driveway access will be approved by a representative of Garfield County Road
& Bridge Department prior to any Certificates of Occupation being issued for the
first new residence.
c. The driveway access shall have a stop sign placed at the entrance to West Battlement
Parkway. The stop sign and installation shall be as required in the Manual on
Uniform Traffic Control Devices (MTCD).
d. A white stop bar will be painted at the entrance. to West Battlement Parkway. The
installation of the stop bar shall be as required in the MUTCD.
e. An intersection sign shall be place don the uphill lane and downhill late on West
Battlement Parkway alerting uphill and downhill traffic of the intersection. The signs
and installation shall be as required in the MUTCD.
f. All vehicles hauling equipment and materials for the building of the project shall
abide by Garfield County's oversize/overweight permit system and abide by legal
posted weight limits.
West Battlement Parkway shall be kept clean of debris 4t all times. Debris on West
Battlement Parkway, including mud shall be cleaned up immediately.
h. A certified traffic control plan shall be submitted to Garfield County Road & Bridge
Department for approval before any work is performed on the driveway access and
the improvements to West Battlement Parkway.
i. No work being performed on West Battlement Parkway shall impede any emergency
vehicle responding to an incident.
2. The following reco
•
endations from the Colo ado Geological
of approval, which incl de:
b.
c.
d.
e.
f.
Spread footing fou
hydrocompression p
construction.
Soils that are deeper than
onsolidation prior to cons
itive slope shall be grade
ackfill area.
outs should discharge awa
kfill area.
shall be included with belo
retaining walls.
a gravity discharge or flow to
urvey shall be c. ditions
ations shall be used in .nstruction with the caveat that the
ential of the silt soils be ' vestigated furthe ..rt the time of
he proposed footing sha
ction.
round all structures to p
P
the
Dow
in the b
Underdrai
installed wit
Drains shall ha
be evaluated for co
se -
vent water from pondi • in
from structures to preve
water from ponding
-grade construction and s ' ould also be
ump that can be pumpe
13. The Applicant shall delineate, legally describe, and convey all easements shown on the plat
to the Homeowners Association or to the appropriate entity. This dedication needs to be in a
form acceptable to the County Attorneys Office and transfer shall occur at the time of
recording the final plat.
ge easements, all internal roads (which will be dedicated to the publi . n the
face of'the final plat) and any access and maintenance easements that need to be provided
for in the common open space.
16