HomeMy WebLinkAbout2.0 BOCC Staff Report 08.11.2003D
BOCC:8/11/03
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PROJECT INFORMATION AND STAFF COMMENTS
.,MMARY OF REQUEST: Extension to file an Exemption Plat for the
Coulter's Pocket from the Definition of
Subdivision
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APPLICANT:
ATT ORNEY/RE PRE SENTATIVE :
PROPERTY LOCATION:
I. BACKGROUND:
Coulter's Pocket, LLC
Billie Burchfield
The subject property is located off the East
Battlemlnt Parkway and County Road 308'
adjacent to the Battlement Mesa PUD'
The Board of county commissioners approved the coulter',s Pocket, LLC' Exemption from the Definition
of Subdivision on April 7 ,2003. This approval effectively subdivided 70 acres of land into 3 lots' each
consisting of approxim ately l7 .4acres of lanJ. The approval for the Exemption required the Applicant to
satisfy all the conditions of approval and present u ptat io the Board for signature within 120 days of the
approval which expired on August 7,2003'
The Applicant submitted the request for Extension to the Building and Planning Department on July 31'
2003. The request for an Exten.io, *u, ,ubrrritt"d prior to the 12b day expiration date, August 7 ' 2003'
however, the request could not be scheduled until the August 1 1' 2003' Board meeting due to timing'
Since the Appricant submitted the extensio, ,.qr.u prioito the expiration date, staff is of the opinion that
the Board should consider this extension request'
II. REQUEST:
The Applicant requests that the Board grant an extension for period of time' in order to complete the
conditions of approval for the Exemption (see Exhibit A). I*the past, it has been the practice of the Board
to grant 1-year "*t"rr.i*, for Applicants who have received an approval for an Exemption from the
Definition of Subdivision in ordei to complete conditions of approval. since the Applicant has not
requested a specific period of time for the B*tlrrrio.r, Staff is of the opinion that the Board should consider
granting the Applicant a yearlong extenston'
trI. STAFF RECOMMENDATION:
staff recommends the Board grant an extension for the coutler's Pocket Exemption from the Definition of
Subdivision until August 11, 2004'
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Tamara Pregl
Cltt"fO Cointy Building and Planning Department
108 8th Street, Suite 201
Glenwood SPrings, CO 81601
Re: Coulter's Pocket ExemPtion
Dear Tamara,
we wourd rike to request an extension of time regarding the conditional approval of the
courter,s pocket subdivision e*",npiion- we are stiil *"riting ior additional documents and
information.
Pleasecontactourofficeifyouhaveanyquestionsorconcerns.
Ki
Kim Lovlin
Assistant to Billie Burchfield
*AEXHIBIT
BILLIE BURtrHFIELD 376 ZA5 SL@4 @?/AL/OB O3:@BPm P. @@L
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Billie G. Burchfield
Attorney at Law
FACSIMILE COVER SI{EET
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Date: July 31, 2003
PLEASE DELIVERAS SOON AS POSSIBLE TO:
Name:
Fax:
From:
Re:
Tamare Pregl
FACSIMILENO. o7q384'3470
Billie Burchfield/Kim Lovlin
Coulter's Pocket SuMivision
Message:
Transmitted is letter requesting extension of time'
If you have any questions or concent!1, pleese do not hesit te to contact our o!fice'
Total number of pages 2 (including this cover sheet). If you do not receive all of the pages, please
call Kim at the numbers shown below as soon as possible'
IMPORTANT: fiIIS COMMI.JNICA'I'ION IS INTENDED SOLELY FOR T}TE USE OF Ti{E PERSONS NAMED ABOVE OR
OTTIERS AUTHORIZED TO RECEIVE IT. TFIIS COMMI.JNICATION MAY INCLUDE PRTVILEGED AND
CONFIDENTIALINFORMANON AND ANYUSE,DISSEMINATION OR REPRODUCTIONBYUNAUTHORIZED
PERSONS IS ABSOI.UTEI-Y PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR' PLEASE
NOTIFY THE SENDF]R IMMEDIATELY.
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Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
EXHIBITS
COULTER'S T LLC EXEMPTION
Board of County Commissioners - April 7, 2003
Proof of Certified Mailing Receipts
Proof of Publication
Garfield County Zoning Regulations of 1978, as amended
Garfield County Subdivision Regulations of 1984, as amended
Garfield County Comprehensive Plan of 2000, (rJ ftyu-t-..rv cl
Staff Report dated Apdr|7,2003
Application Materials
Exhibit H: Letter from Jake Mall, Garfield County Road and Bridge Department,
dated March 17,2003
Exhibit I: Letter from Jeff Nelson, Assistant County Engineer, dated March 12,2003
Exhibit J: Letter from David Blair, District Fire Chief, Grand Valley Fire Protection
District dated February 5,2003
Exhibit K: Letter from Steve Anthony, Garheld County Vegetation Director, dated
March 24,2003
Exhibit L: Photos of the access road off of County Road 308 taken March 7,2003.
Exhibit M: Soil survey maps and interpretation tables.
Exhibit N: Additional comments from Jake Mall, Garfield County Road and Bridge
Department, dated March 25,2003
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TYPE OF REVIEW:
SUMMARY OF REQUEST:
APPLICANT(S)
REPRESENTATIVE:
LOCATION
EXISTING ZONING:
ADJACENT ZONING:
WATER:
SEWER:
ACCESS:
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BOARD: 417103
Public Hearing
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The Applicant requests an exemption from the rules
of subdivision to subdivide approximately 70 acres
of land into four (4) parcels.
Coulter's Pocket, LLC.
Billie Burchfield
The subject property is located off of East
Battlement Parkway and County Road 308, adjacent
to the Battlement Mesa PUD.
A/R/RD (Agricultural, Residential, Rural Density)
West and South: A/R/RD; East: O/S (Open
Space);North: Battlement Mesa PUD
Shared wells
Individual Sewage Disposal Systern (ISDS)
Easement off of County Road 308
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PROJECT INFORMATION AND STAFF COMMENTS
Coulter's Pocket, LLC. Exemption
I. DESCRIPTION OF TIIE PROPOSAL:
A. Development Proposal: The Applicant proposes to subdivide approximately 70 acres ofland
into four (4) parcels consisting of approximately 17.4 acres of land each.
B. Site Description: The property slopes upward in a south-easterly direction from County
Road 308. The vegetation on site is primarily pinion pine and juniper. There is evidence, by the
scared vegetation, that there was a wildfire on site at sometime. There are a couple drainages
that traverse the property from east to west. It is unclear as to whether these drainages are
historic and are active.
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E.
F.
308.
Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page2
C. Zoning: It appears possible to meet the A/R/RD zoning requirements on the proposed
new lots. A single-family dwelling is a use by right in the A/R/RD zone district. Accessory uses
are allowed if they are agriculturally related uses.
D. Relationship to the Comprehensive Plan: The subject property is designated on the
"Proposed Land Use Districts, Study Area2 & 3" map in the Garfield County Comprehensive
Plan of 2000, as "Outlying Residential." The recommended density in the Outlying
Residential designation is consistent with the underlying zoning, which in the case of A / R / RD
is a minimum lot area of 2 acres. The proposed four parcels are greater than2 acres. The subject
property is located outside of the 2 mile sphere of influence for the City of Parachute.
Adjacent Land Uses: Sparse residential and ranch land uses surround the site.
Road/Access: All four of the lots will take access off an easement off of County Road
G. Applicability: Section 8:10 allows the Board of County Commissioners (Board) the
discretionary power to exempt a division of land from the definition of subdivision and, thereby,
from the procedure in Sections 3:00, 4:00 and 5:00, provided the Board determines that such
exemption will not impair or defeat the stated purpose of the Subdivision Regulations nor be
detrimental to the general public welfare.
II. REVIEW AGENCY AND OTHER COMMENTS:
The application was referred to the following agency (ies) for comments. Comments that were
received have been integrated throughout this memorandum where applicable.
A. Town of Parachute: No comments
B. School District 16: No comments
C. Battlement Mesa Water and Sanitation: No comments.
D. Colorado Division of Wildlife: No comments
E. Garfield County Road and Bridge: Exhibit H & N
F. Garfield County Vegetation Management: K
G. Garfield County Engineer: Exhibit I
H. Grand Valley Fire Protection District: Exhibit J
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Coulter's Pocket, LLC. Exemption
BOCC: 4l'1103
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III. REVIEW CRITERIA FOR SUBDMSION EXEMPTION (SECTION 8:00)
The Board has the discretionary power to exempt a division of land from the definition of
subdivision, and thereby, from the procedure in these Regulations, provided the Board
determines that such exemption will not impair or defeat the stated purpose of Subdivision
Regulations nor be determined to be detrimental to the general public welfare. The Board shall
not approve an exemption unless the Applicant has satisfied the following criteria.
A. "No more than a total offour (4) lots, parcels, interests or dwelling units will be created
from any parcel, as that parcel was described in the records of the Garfield County Clerk and
Recorder s Office on January 1, 1973, and is not a part of a recorded subdivision; however, any
parcel to be divided by exemption that is split by a public right-of-way (State or Federal
highway, County road or railroad) or naturalfeature, preventing joint use of the proposed
tracts, and the division occurs along the public right-of-way or naturalfeature, such parcels
thereby created may, in the discretion of the Board, not be considered to have been created by
exemption with regard to the four (4) lot, parcel, interest or dwelling unit limitation otherwise
applicable; For the purposes of definition, all tracts of land thirty-five (35) acres or greater in
size, created after January l, 1973, will count as parcels of land created by exemption since
January l, 1973."
Response: Copies of the Applicant's deeds and the deeds by which their predecessors took title
before January 1,1973, were provided with the application. The deeds indicate that no parcels
have been split from the property since January 1,1973, and that the property was larger than 35
acres at that time.
B. All Garfield County zoning requirements will be met.
Response: The subject property is located in the A/R/RD zone district which requires a
minimum lot size of 2 acres. All four tracts to be created are larger than2 acres. To staff s
knowledge all zoning requirements have been met as part of this application.
C. All lots created will have legal access to a public right-of-way and any necessary access
easements have been obtained or are in the process of being obtatned.
Response: All four lots will take have access off County Road 308 by means of a 32-foot
easement.
The Applicant provided copies of two Easement Agreements. One Easement Agreement is
between David and Mary Ann Tonder and Mary Ann Bosley (the former property owner). This
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 4
Easement grants the Applicant "a non-exclusive easement 32 feet in width, for utilities and
access to and from" the subject property. The Tonder property is located immediately adjacent
to County Road 308. The 32-foot wide easement is located along the north boundary line of the
Tonder property.
The second Easement Agreement, recorded with the County on July 3,2002, is between Dave
Wasserman and Mary Ann Bosley. Ms. Bosley granted an "undivided interest in and to" Mr.
Wasserman, in exchange of Mr. Wasserman granting to the Applicant "an exclusive easement
thirty-two feet in width, for utilities and access to and from the properties owned by" the
Applicant. The easement through Mr. Wasserman property is located along the south boundary
line.
Jake Mall of the Garfield County Road and Bridge Department indicated that the Department has
concems over the drainage from the road leading to the subject property (See Exhibits H & N).
Severe mud flow problems have occurred over the past year sending mud flows across both lanes
of Battlement Parkway. This problem has resulted in having equipment sent out to the
Battlement Parkway to clean up the mud from the access road off of County Road 308. The mud
flow has created traffic hazards each time mud flows from the subject area across Battlement
Parkway. Mr. Mall noted that the drainage problem needs to be corrected before more activity
takes place using the access. Mr. Mall indicated that this problem has to be corrected before the
Department can issue or address any driveway permit issues. Copies of photographs taken of the
access road onto County Road 308 / Battlement Parkway can be seen in Exhibit L (color photos
copies willbe provided at the meeting).
D. Provision has been made for an adequate source of water in terms of both the legal and
physical quality, quantity and dependability, and a suitable type of sewage disposal to serve each
proposed lot.
Response: The Applicant indicated that the water supply for the four lots (four single-family
dwellings) will be provided by two wells. Two well permits were issued to the subject property
September 14,2000, however, these permits have since expired (expiration date September 14,
2002). The Applicant has re-applied with the Colorado Division of Water Resources for new
well permits. Copies of these well permit applications have been included with the application.
Pursuant to section 8:a2@) of the Subdivision Regulations, "proof of physical supply of water
for the public meeting may be documentationfrom the Division of Water Resources that
demonstrates that there are wells within l/e mile of the site producing at leastfive (5)
gallons/minltte. "
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 5
The Applicant provided printouts of well permits issued by the Division of Water Resources for
adjacent properties that are located within a % mile of the subject property. Jack Pavisich and
Kathryn Enyeart wells are located in the quarter/quarter sections immediately south of the
subject property. Both of these wells show a yield of 15.00 gallons per minute. Alvin Winter
wells are located in the quarter/quarter section to the south/west corner of the subject property.
These wells show yields of 1 5.00 gallons per minute and 13.00 gallons per minute.
Pursuant to Section 8:42 of the Zoning Resolution, prior to the signing of an Exemption Plat, all
physical water supplies shall demonstrate the following:
1. That afour (4) hour pump test be performed on the well to be used;
2. A well completion report demonstrating the depth of the well, the characteristics
of the aquifer and the static water level;
3. The results of thefour (4) hour pump test indicating the pumping rate in gallons
per minute and informatton showing drawdown and recharge;
4. A written opinion of the person conducting the well test that this well should be
adequate to supply water to the number of proposed lots;
5. An assumption of an average of no less than 3.5 people per dwelling unit, ustng
100 gallons of water per person, per day;
6. If the well is to be shared, a legal, well sharing declaration which discusses all
easements and costs associated with the operation and maintenance of the system
and who will be responsible for paying these costs and how assessments will be
made for these costs;
7. The water quality be tested by an independent testing laboratory and meet State
guidelines concerning bacteria and nitrates.
For water supplies based on the use of cistern, the tank shall be a minimum of 1,000
gallons.
Copies of the actual well permits issued by the Colorado Division of Water Resources shall be
submitted prior to signing of the Exemption Plat. In addition, well sharing agreements for the
use of the two wells by the four lots shall also be submitted, with appropriate signatures prior to
signing of the Exemption Plat.
The Applicant indicated that sewage disposal for the Parcels will be handled by Individual
Sewage Disposal Systems (ISDS).
E. All state and local enyironmental health and safety requirements have been met or are in
the process of being met.
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 6
Response: The Applicant shall comply with all applicable local and state environmental health
and safety requirements.
F,Provision has been madefor any required road or storm drainage improvements.
Response: The Applicant asserted that provisions will be made for any required road drainage
improvements. Any improvements shall comply with County regulations as applicable. Any
new structures shall avoid areas of natural drainage. Natural drainages should be preserved to
the maximum extent possible.
There currently is a dirt road off of County Road 308 what will be used for access to the subject
parcels. This existing dirt road has some significant drainage and erosion problems. Comments
were received from the Garfield County Road and Bridge Department (See Exhibits H & N) and
the Assistant County Engineer (See Exhibit I).
Jeff Nelson, Assistant County Engineer, provided the following recommendations with respect to
the access road. However, most of Mr. Nelson's recommendations pertain to a Subdivision, not
a Subdivision Exemption. A few of Mr. Nelson's recommendations have been incorporated as
conditions of approval.
1. A site storm drainage plan shall be submitted concurrently with the roadway design for
review by the County. The project has existing storm drainage inadequacies that need
remedied prior to any additional roadways being installed. The Drainage Plan shall be
approved by the Battlement Mesa Development since the existing roadway currently
drains onto Battlement Parkway and into the existing storm drainage system.
2. The proposed subdivision access road and Battlement Parkway east create a dangerous
intersection. A detailed drawing showing re-alignment of the intersection shall be
submitted. This realignment design shall be coordinated with the Garfield County Road
and Bridge Department and the Battlement Mesa Subdivision.
3. A detailed access road sketch showing existing topography and limits of excavation and
fills shall be submitted.
4. The access road design and existing conditions shall be improved to meet or exceed
county standard for'Rural Access' [section 9:35 of the Subdivision Regulations]. The
access road shall be accessible year round for emergency equipment. The design of the
grades, curves, etc. shall be adequate to accommodate emergency vehicles. A design of
the access roadway showing grades and curves shall be submitted for review.
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 7
G. Fire protection has been approved by the appropriate fire district
Response: The subject property is located within and served by the Grand Valley Fire
Protection District. David Blair provided following comments (See Exhibit J), which have been
incorporated as conditions of approval. Mr. Blair noted that if all the conditions outlined in his
letter dated February 5,2003, and summarized below are met and/or are made part of a plat note,
the District will have no further concerns regarding the project:
1. The Applicant shall provide the following minimum fire protection practices as part of
their "Fire Protection Plan":
a. Due to the size of the project, a localized water supply system (NFPA 1231) and
fire protection sprinklers are better suited to provide fire protection.
b. NFPA 1231 recommends the following: a water supply shall be located withrn
1 50 feet of a residence, and a 4 Yz" hydrant connection capable ofproviding 500
gpm and a capacity to be determined by the square footage of the residence. A
minimum size of 2,500 gallon tank per lot per residence under 3,500 square feet.
c. Sprinkler systems for residences up to 3,500 square feet is optional. Residences
over 3,500 square feet shall have both the calculated size storage tank and a
sprinkler system to provide initial knockdown capabilities. Sprinkler systems
installed shall meet the requirements of NFPA 13D. A minimum flow of 26 gpm
with duration of ten minutes or 260 gallons is required. The storage tank used for
fire protection shall be separate from that used for domestic use. Shall the water
supply for both the sprinkler system and domestic use be combined, the
requirements of the code shall be met. Annual inspection / maintenance and
reporting requirements of a sprinkler system are the responsibility of the
homeowner.
d. An agreement shall be in place between the District and the property owners that
the use of water stored in a fire water cistem, in the event of emergency, is not
limited to specific residence where it is located and that its use / need shall be at
the discretion of the fire district.
e. NFPA 299 standards fProtection of Life and Property from Wildfire] shall be
followed for access / egress requirements and defensible space.
f. Access to the property is of great concern. The Garfield County Road and Bridge
Department shall veriff whether any additional curb cut off of East Battlement
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 8
Parkway are needed. The access off of East Battlement Parkway currently
requires a 9O-degree tum into the project. It does not appear that there is enough
space to meet all the tuming requirement of the district equipment without coming
straight out onto East Battlement Parkway.
H. Any necessary drainage, iruigation or utility easements have been obtained or are in the
process of being obtained.
Response: The Applicant indicated that all necessary drainage and utility easements have been
obtained as shown in the easement agreements filed with the application. All easements, existing
and proposed, must be shown on the Exemption Plat and included on the deeds for the proposed
parcels where appropriate. All new utilities shall be buried within the appropriate easement. The
Applicant indicated that it is anticipated that Holy Cross will provide electric, Public Service will
provide gas, and Qwest will provide telephone service.
Jeff Nelson, Assistant County Engineer provided the following comments regarding irrigation:
1. The property contains an anay of existing irrigation ditches. All existing and proposed
ditches shall be delineated on the Exemption Plat. Proposed irrigation ditch distribution
methods and routing shall be delineated on the Exemption Plat.
2. Documentation shall be supplied regarding the legal owner of the existing Shutt Ditch
and shares per subdivision.
3. A letter from Battlement Mesa shall be submitted regarding irrigation and water rights in
relation to the subdivision. It appears that Battlement Mesa has rights in these ditches
that traverse the property along with other adjacent landowners.
4. Due to the limited amount of irrigation water in the area and its bearing on the recharging
of the aquifer in which the wells will be pumping from, the irrigation system, existing and
proposed shall be detailed for successful use of the domestic water wells within and
adjacent to the subdivision.
I. Schoolfees, taxes and special assessments have been paid.
Response: The Applicant asserted that to-date, all school fees, taxes or special assessments
associated with the subject property are paid. Pursuant to section 8:a2$) of the Subdivision
Regulations, the Applicant is required to pay the school impact fee of $200.000 for each lot
created. This fee shall be paid prior to the signing of the Exemption Plat.
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 9
IV ADDITIONAL CONSIDERATIONS FOR SUBDIVISION EXEMPTION
(SECTION 8:60)
In the evaluation of each petition for exemption, and in addition to the review criteria in Section
8:52, the Board shall consider the following additional considerations.
A. General conformation with the Garfield County Comprehensive Plan.
Response: The proposal does not appear to be inconsistent with the Garfield County
Comprehensive Plan.
B. Compatibility of the proposed exemption with existing land uses in the surrounding area
Response: The subject property appears to be compatible with the land uses in the surrounding
area. The surrounding uses include sparse residential with customary agricultural uses.
C. Recommendations of any municipality within two (2) miles of the proposed exemption, or
within three (3) miles, if the municipality has a major street plan.
Response: The subject property is located outside but adjacent to the Battlement Mesa PUD.
The property is located within the 2 mile Sphere of Influence for the Town of Parachute. This
Exemption request was referred to the City of Parachute and the Battlement Mesa Water and
Sanitation District. No comments were received.
D. Recommendations of any state or local agency or organization whose opinion the Board
determines is necessary or appropriate.
Response: Comments from applicable state or local agencies have been incorporated within this
memorandum as appropriate.
E. Suitability of soil, water, vegetation, geologic and topographic characteristics of the land
for the type of division proposed.
Response: The Applicant provided a soil survey map and interpretation tables for the soil types
for the subject property. Jeff Nelson, Assistant County Engineer, indicated that the soils map
submitted with the application appears to be for a different location. Staff agrees with Mr.
Nelson. The soils map provided with the application is for an area northwest of I-70, whereas
the subject property is located southeast of I-70. The soils on the subject property include Potts
loam, 6 to 12 percent slope (#56) and Potts-Ildenfonso complex, 12 to 25 percent slopes (#58).
Copies of the accurate soils survey map and interpretation tables can be seen in Exhibit M.
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page l0
The issue of water and topography has been addressed previously in this memorandum. The
application does not address geologic hazards on the subject property. All geologic hazards shall
be mitigated accordingly per County regulations.
Steve Anthony, Director of Vegetation Management, noted that there are issues related to
roadside disturbance caused by the access road off of County Road 308. During high moisture,
erosion control may be a problem, therefore it is important that the Applicant detail a
revegetation plan and soil plan (See Exhibit K).
) Noxious Weeds:
a) Inventory and mapping: The Applicant shall map and inventory the property for all
County-listed noxious weeds.
b) Weed Management: The Applicant shall provide a weed management plan for the
inventoried noxious weeds.
c) Common area weed management: The Applicant needs to state in the weed
management plan who will be responsible for weed management on the road in the
project area.
2) Revegetation
a) The Applicant shall provide a plant material list and planting schedule.
b) A map or documentation shall be submitted that quantifies the area, in terms of acres,
to be disturbed and subsequently reseeded on road cut and utility disturbances.
c) The Board of County Commissioners may determine that a revegetation security is
necessary ifthe project has:
i) A potential to facilitate the spread of noxious weeds.
ii) A potential to impact watershed areas.
iii) A potential for visual impacts from public viewing corridors.
iv) Steep slopes (15% or greater) orunstable areas.
v) Disturbs large areas (1/2 an acre or greater).
d) The security shall be held by Garfield County until vegetation has been successfully
re-established. The Board of County Commissioners shall designate a member of
staff to evaluate the reclamation prior to the release of the security.
3) Soil Plan
a) The Revegetation Guidelines request that the Applicant provide a Soil Management
Plan that includes:
i) Provision of salvaging on-site topsoil
ii) A timetable for eliminating topsoil and/or aggregate piles.
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page I 1
iii) A plan that provides for soil cover if any disturbances or stock piles will sit
exposed for a period of 90 days or more.
F. Number of lots and/or multiple-dwelling units created by the proposed exemption.
Response: The Applicant is proposing four lots. Only one single-family dwelling unit is
proposed on each new lot as a use-by-right. Accessory dwelling units require special use
approval.
G. Provisionfor open space within the proposed exemption.
Response: No open space is proposed as part of this exemption request.
H. Proposed density and provisions for adequate offstreet parking.
Response: All parking associated with the proposed lots will be handled on-site.
I.Covenants and plat notes, restricting the lots to thefollowing:
1. One (l) dog will be allowed for each residential unit within a subdivision and the
dog shall be required to be confined within the ownerb property boundaries. The
requirements shall be included in the protecttve covenants for the subdivision with
enforcement provisions allowingfor the removal of a dogfrom the area as afinal
remedy in worst cases;
2. No open hearth solid-fuelfireplaces will be allowed anywhere within an exemption.
One (1) new solid-fuel burning stove as defined by C.R.S. 25-7-401, et. seq., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All
dwelling units will be allowed an unrestricted number of natural gas burning stoves
and appliances; and
3. Each subdivision shall have covenants requiring that all exterior lighting be the
minimum amount necessqry and that all exterior lighting be directed inward, towards
the interior of the subdivision, except that provisions may be made to allow for safety
lighting that goes beyond the property boundaries.
Response: The Applicant shall comply with these restrictions. They shall also be included in
the Protective Covenants and as plat notes on the Exemption Plat.
V. OTHER
A. Mineral Rights: The Applicant provided a list of adjacent property owners, however, it
does not appear that mineral owners were included with the application. Since potential for
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Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 12
mineral exploration may exist, a disclosure to all potential lot owners must be included in the
covenants, plat notes, and at the time of closing.
VI. STAFF FINDINGS:
1. Proper posting and public notice was provided as required for the meeting before the
Board of County Commissioners.
2. 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.
3. The proposed exemption has been determined to be in the best interest of the health,
safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield
County.
4. The application has met the requirements of the Garfield County Subdivision
Resolution of 1984, Section 8:00, Exemption.
VII. RECOMMENDATION:
Staff recommends that the Board APPROVE the Coulter's Pocket, LLC. Exemption from the
Definition of Subdivision, subject to the following conditions:
All representations made by the Applicant, either within the application or stated at the
meeting before the Board of County Commissioners, shall be considered conditions of
approval;
The Applicant shall have 120 days to present an Exemption Plat to the Commissioners
for signature from the date of conditional approval of the exemption;
The Applicant shall comply with the 1978 Garfield County ZoningResolution standards
The Applicant shall comply with the Colorado Department of Health standards
The Applicant shall comply with the recommendations of the Grand Valley Fire
Protection District which includes, but is not limited to, the following:
A. A water supply shall be located within 150 feet of a residence and have a 4 ll2"
hydrant connection capable of providing 500 gallons per minute. The water supply
o
1
2
J
4
5
6.
o o
Coulter's Pocket, LLC. Exemption
BOCC: 417103
Page 13
capacity shall be determined by the square footage of the residence, however, a
minimum size of 2,500 gallon tank shall be required per lot per residence under 3,500
square feet.
B. For residences over 3,500 square feet in size a fire sprinkler system shall be installed.
For residences up to 3,500 square feet a fire sprinkler system shall be optional. Fire
sprinklers systems shall be meet the requirements of NFPA 13D.
C. NFPA 299 standards shall be adhered to for access / egress requirements and
defensible space.
D. Access to the subject lots shall be adequate to meet the requirements of the Frre
District and shall meet all tuming requirements o-f the Fire Districts equipment
without taking access onto Battlement Parkway'./ County Road 308 directly.
E. An agreement shall be in place, prior to finalization of the Exemption Plat via a plat
note or agreement, between the Fire District and the property owners that the use of
water stored in a fire water cistern, in the event of emergency, is not limited to a
specific residence where the cistern is located and that its use and need shall be at the
discretion of the Fire District. This shall be included in the Protective Covenants.
The Applicant shall comply with the following recommendations of the Garfield County
Road and Bridge Department and the Assistant County Engineer with respect to access:
A. The on-going drainage and erosion problems related to the access road onto County
Road 308 shall be addressed prior to finalization of the Exemption Plat. A Drainage
Plan, prepared by an engineer registered in the State of Colorado, shall be submitted
for review and approval by the Battlement Mesa Development, Garfield County Road
and Bridge Department and the County Engineer.
B. By reason of the dangerous intersection between the access road and Battlement
Parkway, realignment of the intersection is required. A realignment design of this
intersection shall be reviewed and approved by the Garfield County Road and Bridge
Department, County Engineer and the Grand Valley Fire Protection District.
C. The Applicant shall obtain and receive approval of driveway access permit for the
access road onto County Road 308 (Battlement Parkway).
Due to the potential for mineral exploration on the subject Parcels, the Applicant shall
provide disclosure to all potential lot owners via the Protective Covenants, as a note on
.7
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Coulter's Pocket, LLC. ExemPtion
BOCC: 417103
Page 14
the Exemption Plat and at the time of closing. In addition, gas exploration is occurring
with:in-thll aiea. The mineral estate wi(, allow the drilling of a well within 160' of a
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house.F,,t" { ,-|fu-" "
The Protective Covenants shall outline the right to use of the Shutt Ditch.
Prior to the finalization of the Exemption Plat, the Applicant shall
A. Provide the following information for vegetation management on the subject lots
1) Noxious Weeds: Map and inventory of any listed Garfield County Noxious
Weeds on the project area. Provide a weed management plan for the inventoried
noxious weeds for review and approval by the Vegetation Management
Department. This plan shall state who will be responsible for weed management
on the road in the project area.
2) Revegtation: Provide a plant material list and plating schedule for revegetation.
A map or documentation shall be submitted that quantifies the area, in terms of
asres, to be disturbed and subsequently reseeded on road cut and utility
disturbances.
3) Soil Plan: The revegetation guidelines required the Applicant to provide a Soil
Management Plan that includes: i) provisions of salvaging on-site topsoil, ii) a
timetable for eliminating topsoil and/or aggregate piles, and iii) a plan that
provides for soil cover if any disturbances or stoke piles will site exposed for a
period of 90 days or more.
B. Copies of the actual well permits issued by the Colorado Division of Water Resources
for the two wells shall be submitted.
C. The Applicant shall submit the applicable School Site Acquisition Fees ($200.00 per
parcel) for the creation of the exemption parcels.
D. All physical water supplies shall demonstrate the following:
l) That a four (4) hour pump test be performed on the well(s) to be used.
2) A well completion report demonstrating the depth of the well(s), the
characteristics of the aquifer and the static water level.
3) The results of the four (4) hour pump test indicating the pumping rate in gallons
per minute and information showing drawdown and recharge.
o
8
9
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Coulter's Pocket, LLC. ExemPtion
BOCC: 417103
Page 15
4) A written opinion of the person conducting the well test that this well should be
adequate to supply water to the number of proposed lots.
5) An assumption of an average of no less than 3.5 people per dwelling unit, using
100 gallons of water per person, per day.
6) If the well is to be shared, a legal, well sharing declaration which discusses all
easements and costs associated with the operation and maintenance of the system
and who will be responsible for paying these costs and how assessments will be
made for these costs.
7) The water quality shall be tested by an independent testing laboratory and meet
State guidelines conceming bacteria and nitrates.
8) For water supplies based on the use of cistem, the tank shall be a minimum of
1000 gallons.
10. The following information shall be delineated on the Exemption Plat
A. Existing and proposed easements for utilities, driveway, and irrigation. These
easements shall be included on the deeds for the proposed lots, where appropriate.
t;' All new utilities shall be buried. -t*C (-{ Ctri .-. c rr fl | ,- .r-'.-rr,. , , t '
|.7 4{i; a 1, | < "', t ' \; 'f ..cr " i,-r .,: tf,,.*
B. The location of the 3}-foot access and utility easement granted by Tonder and
Wasserman in accordance with the Easement Agreements recorded with the Garfield
County Clerk and Recorders Office shall be accurately delineated.
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&,
1 1. That the following plat notes shall appear on the Exemption Plat:
A. All new structures or uses shall avoid areas of natural drainage to the maximum
extent possible.
B. No further divisions by exemption from the rules of Subdivision will be allowed.
C. Individual Sewage Disposal Systems shall comply with the Garfield County
requirements.
D. Slopes exceeding 40% shall be restricted from development. Areas of disturbance
shall be revegetated with appropriate vegetation. Cut and filI areas shall be kept in
o
Coulter's Pocket, LLC. ExemPtion
BOCC: 4l'7103
Page 16
balance and to a minimum. Disturbance of the existing vegetative cover shall be
minimized.
E. Geologic Hazards on the Parcels shall be mitigated per County regulations
F. Foundations and Individual Sewage Disposal Systems shall be engineered by a
Professional Registered Engineer within the State of Colorado.
G. 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.
H. No open hearth solid-fuel fireplaces will be allowed anywhere within an exemption.
One (1) new solid-fuel burning stove as defied by C.R.S. 25'7-40I, 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.
I. A11 exterior lighting will be the minimum amount necessary and all exterior lighting
will be directed inward, towards the interior of the subdivision, except that provisions
may be made to allow for safety lighting that goes beyond the property boundaries.
J. 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.
K. 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.
lui\61 hrt ',visr"'t't' t , it "Et''*,
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83/76/2803 20i44 6218627 ROAD AND BRIDGEo o
GARFIELD COT'NTY
fuildirrs & Plawrrg Dep-bpnr
Revicw Agency Form t?
Drtc Sent; ?J25lO3
Comncnll lluc:3I24rO3
Name of applicarion Coulter's Pocka, t LC
Scnt to:C-arfiCd Crx-rntv ard Bridac Dcn.
Garfield Coumy roqucsts ),our oomrncnt in rwiew of this project. Plcase noti$ the
Planning Dcprrtrnent in the errcnl ytlrr sre uruble to rcepord by the dcadline. Thic form
mey be used for your r€rponse, or )rou mty attloh your orrn rddrtional shas rs
necerssry. lVritten @mmoils rnsy h mdld, cmailod, orhxod to:
Garficld County Building & Plarming
Staff contrct: Tamara Prcgl
109 Ee Strraeq Suite 301
Glcnruood Sp.rngq CO El6Ol
Fcx: Y/0-384-?470
Phone: 970-945-8212
General cornments: Garfidd-Cgrnty Rord rnd BridtcDceertnrcrlt lus corru o th
dninage trom tlre road leadiog to thir Fqperty. Scrrcrc rnrd flow problemr heve oerrod
scnding rnrd flows roross both hocs ofBtFlcmem Prrtwey. This probleQl tlis to bc
cogoctod heforc Garfield CourE.Rord rnd Bridge Dcprrtr-[-^nt crn i$ue or eddross Eny
driw:unv r-rmir irgrer
Atpr thir drainrge problcm har boqn corrrcted rd aoproved by the Garfidd County
Eryinccr epd Garfiel4 Coury Planning rrd Zoning DernnrCnt the Road and Britga
flmrrtrnmt sill olrlrmc rhr ll*rnrgg ttlrra
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-,,,',,1'l]l ':Ll'/ reJUi\i I l, r , ;_, rvi - {, ;,{-ANNTNG
Name of rwiorv Crrrficld Crrrfrr Rod rnrl Rridcc fterrr
Rsviied 3/3or00
o
To:
Attn:
Date:
Project:
Re:
Garfield County Building and Planning Department
Tamara Pregl
Wednesday, March 12, 2003
Coulters Pocket Exemption
Engineering department review of the subdivision exemption project
Tamara,
I have reviewed the above-mentioned project submittal in accordance with section 8:00 of the Garfield County
Subdivision Regulations. I have the following comments and recommendations.
1. GeneralComments:
1 .1. A full sze (2a"x36") sketch map or maps, showing entire project and adjacent landowners per Garfield County regulations, section
8:00 shall be submitted for engineaing review. Map should show all information noted in regulations and additional information
requested per this review.
1.2. My review of the application is hindered due to the quality of maps and information supplied not being adequate for a thorough
engineering review- All maps and applicable engineering information slrould be resubmitted by the applicant in a form stated in
se6ion 8:00 of the cunent county regulations. Once received, I will perform a final review of this project. Cunently with he
information submitted, I have the following commenb.
2. Access Road
2.1. The access road design and existing conditions shall be improved to meet or exceed county standard 9:35, Rural Access. Due to he
approximated ADT munt I performed. The road surface could be class 6 ABC in lieu of chip seal. The access road should have a
minimum Right of Way of 50 feet per these regulations.
2.2. The access road must be accessible year round for emergency equipment. The design of fre grades, curves etc. shall be adequate
to accommodate emergency vehicle. Please submit a design for review of the access roadway showing grades, cuNes, easemenb
etc.
2.9. A site storm drainage plan shall be submitted concunently with tfre roadway design for revisiv. This particular project has existing
storm drainage inadequacies that need remedied prior to any additional roadways being installed.
2.3.1.1. All drainage plans shall be approved by battlement mesa development due to he roadway draining onto batlement
parloaay cunenfly and into feir existing storm drainage system.
2.4. The proposed subdivision access road and existing CR 308, and Battement Mesa Parl$/ay East create a dangerous intersec{ion.
Submit a detailed drawing showing realignment of the intersection. Coordinate design with both Garfield County Road & Bridge
departnent and the owners of tte Battlement Mesa Subdivision.
2.5. Access road sketch and the existing tenain do not appear to be a workable design. Please submit a more dehiled drawing showing
existing topography and limib of excavations and fills. lt appears fre roadway will meander off tre applicanfs property onto the
adjacent properties.
3. DOMESTIC WATER and SANITARY SEWER
3.1. Eisting well permib are in fre former property owne/s name. All permib must be in the applicants name. submit revised well
permib
3,2. Submit a dehiled design of the proposed shared water system. The design should show all existing and proposed easements,
distribution system location and method. The plan should also show where the storage tanks and the fire protections tanks are to be
located and proper access easernenb to them for maintenance etc. system shall be designed by a licensed engineer.
3.3. Section 8:42, D one through seven data shall be submitted for engineering review. Due to the location of he subdivision, I
recommend a minimum of i bur-hour pump test be completed on the proposed wells of monitoring wells. Test data should be
reviewed by fre Garfield County Engineering Dept prior to approval of fie exemption.
3.4. A water quality report shall be submitted.
3.5. I recommend that the subdivision pohble water system be supplied by the existing Battlement Mesa cental water system. Submit a
copy of a letter fom battement mesa with their response to this request. lt appears this central system is located just off the north
end of the proposed subdivision.
3.6. I recommend the sanitary sewer system be supplied by the batUement mesa central system. Please submit a letter stating their input
on this recommendation.
Page 1 of2
Jrn 144 EastThird Street, Rifle Co'625-6172 ext.4002
MAarw. garfield-countv.com, inelson@garfield-county.com
C:\Documents and Setings\Fregfi.Local Setlngs\Temporary lnternet Files\OLKBVevi?w{1.doc
EXHIBIT
T.oos T
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4. IRRIGATION
4.1. The site contains an anay of existing inigation ditches. lnclude all existing and proposed ditches, easements, etc. on he overall
sketch map and r+submit for review. Detail the proposed inigation ditch distribution mehod and routing on the sketch plan.
4.2. Supply documentation on tre legal owner of fre existing Shutt ditches and shares per subdivision.
4.3. Submit a letter fom battement mesa stating their input on tre inigation and water rights and relatjon to he subdivision. lt appears
hey have righb in hese ditches along wittt other adjacent landowners.
4.4. Due to the limited amount of inigation water in this area and ib bearing on the recharging of the aquifer in which the wells will be
pumping from, the inigation system, existing and proposed must be deEiled for successful use of the domestic water wells within
and adjacent to the subdivision.
4.5. Soils map submitted appears to be ficr a different location. Submit a nerrv SCS map of the existing site location showing the limib of
the suMivision on the map.
lf you have any questions or concerns, please do not hesitate to call.
Sincerely,
Jeff T Nelson
Assistant County Engineer
Page 2 of 2
Jfi
C:\Documents and SetirEsvpregllocal Setings\Temporary lntemet Files\OLKBvevkxil{1.doc
o
GRAND VALLEY
FIRE PROTECTION DISTRICT
1777 E. BATTLEMENT PARI(WAY
PO BOX 295
PARACHUTf,, CO 8T635
(970) 28s-9119, rAX (970) 28s-e748
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February 5, 2003
Garfield County Building & Planning Dept.
lo9 8rh Street, Suite 303
Glenwood Springs, CO 81601
Subject: Fire Protection Plan for Watkins Realty Subdivision Application, Update
B&P Department,
I was faxed a request by Billie Burchfield, Watkins Realty lawyer, to update their fire plan
proposal. It appears that the project has been underway for a while, I'm not sure it has ever been
approved. I am very concerned about the access into the property. The location that is shown on
their map is not anywhere close to what is actually at the entrance. It would be good to have the
West End Road Foreman go by and veri$ that what they're proposing is possible. I don't believe
there is enough room to put in an access road of required dimension and have enough room to
make all the necessary turns.
IfI can be ofany assistance, I can be reached at (970) 285-9119, or cell (970) 285-9851
David A. Blair
District Fire Chief, GVFPD
Xc: File
EXHIBIT
Ia j
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MEMORANDUM
To: Tamara Pregl
From: Steve Anthony
Re: Comments on the Coulter's Pocket Subdivision Exemption
Date: March 24,2003
Thanks for the opportunity to corrunent on the Subdivision Exemption. There are issues related to
roadside disturbances caused by the road going into the proposed area. During periods of high moisture
erosion control may be a problem with this road, therefore it is important that the applicant detail a
revegetation plan and soil plan.
1. Noxious Weeds
A. Inventory and mapping-The applicant needs to map and inventory the property for all County-
listed noxious weeds.
B. Weed Management-The applicant shall provide a weed management plan for the inventoried
noxious weeds
C. Common area weed management-The applicant needs to state in the weed management plan who
will be responsible for weed management on the road into the project area.
2. Revegetation
The revised Revegetation Guidelines from the Garfield County Weed Management Plan calls for the
following:
A. Plant material list.
B. Planting schedule.
C. A map of the areas impacted by soil disturbances (outside of the building envelopes).
D. A revegetation bond or security at Preliminary Plan and prior to Final Plat (or final
approval).
The applicant will need to provide the plant material list and planting schedule. Please provide a map or
information, prior to final approval that quantifies the area, in terms of acres, to be disturbed and
subsequently reseeded on road cut and utility disturbances. This information will help determine the
amount of security that will held for revegetation.
The Board of County Commissioners may determine that a revegetation security is necessary if the
project has:
1. A potential to facilitate the spread of noxious weeds.
2. A potential to impact watershed areas.
3. A potential for visual impacts from public viewing corridors.
4. Steep slopes (15% or greater) or unstable areas.
5. Disturbs large areas (Half an acre or greater)
LEXHIBIT
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The security shall be held by Garfield County until vegetation has been successfully reestablished
according to the attached Reclamation Standards. The Board of County Commissioners will designate a
member of their staff to evaluate the reclamation prior to the release of the security.
3.Soil Plan
The Revegetation Guidelines also request that the applicant provide a Soil Management Plan that
includes:
A. Provisions for salvaging on-site topsoil.
B. A timetable for eliminating topsoil and/or aggregate piles.
C. A plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a period
of 90 days or more.
Please feel free to contact me at 625-8601
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GARFIELD COUNTY NOXIOUS WEED LIST
Common name Scientific name
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Euphorbia esula
Acroptilon repens
Centaurea solstitalis
Carduus acanthoides
Cynoglossum fficinale
Arctium minus
Onopordum acanthium
Cirsium arvense
Centaurea maculosa
Centaurea dffisa
Linaria dalmatica
Linaria vulgaris
Cardaria draba
Tamarix parviflora
Tamartx ramosissima
Chrys anth emum leucanth eum
Aegilops cylindrica
Cichorium intybus
Carduus nutans
Lythrum salicaria
E I ae agnus angus tifo I i a
Leafy spurge
Russian knapweed
Yellow starthistle
Plumeless thistle
Houndstongue
Common burdock
Scotch thistle
Canada thistle
Spotted knapweed
Diffuse knapweed
Dalmation toadflax
Yellow toadflax
Hoary cress
Saltcedar
Saltcedar
Oxeye Daisy
Jointed Goatgrass
Chicory
Musk thistle
Purple loosestrife
Russian olive
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S5-Potts loam, 3 to 6 percent slopes. This deep,
well drained, moderately sloping soil is on mesas, bench-
es, and sides of valleys. Elevation ranges from 5,000 to
7,000 feet. This soil formed in alluvium derived from
sandstone, shale, or basalt. The average annual precipi-
tation is about '14 inches, the average annual air tem-
perature is about 46 degrees F, and the average frost-
free period is about 120 days.
Typically, the surface layer is brown loam about 4
inches thick. The subsoil is reddish brown clay loam
about 24 inches thick. The substratum is pinkish white
loam to a depth of 60 inches.
lncluded with this soil in mapping are small areas of
Olney, Kim, and lldefonso soils that have slopes of 3 to
6 percent. These areas make up 10 to 15 percent of the
map unit.
Permeability is moderate, and available water capacity
is high. Etfective rooting depth is 60 inches or more.
Surface runoff is slow, and the erosion hazard is moder-
ate.
This soil is used mainly for irrigated crops and hay and
for dryland farming (fig. 10). Alfalfa, small grains, and
grass-legume hay are grown. Small areas are used for
grazing.
These soils are usually irrigated by flooding. Drop
structures in irrigation ditches, grassed watenvays, and
minimum tillage prevent serious erosion. lrrigation water
should be carefully managed to avoid piping and erosion.
Cover crops or stubble mulching also help to limit ero-
sion in dryfarmed areas.
The native vegetation on this soil is mainly wheat-
grass, needleandthread, and sagebrush.
When range condition deteriorates, forbs and shrubs
increase. When the range is in poor condition, undesira-
ble weeds and annual plants are numerous. Properly
managing grazing maintains and improves range condi-
tion. Reducing brush improves the range. Seeding im-
proves range in poor condition. Crested wheatgrass,
western wheatgrass, and Russian wildrye are suitable for
seeding. Preparing a seedbed and drilling the seed are
good practices.
Pheasant, mourning dove, cottontail rabbit, some mule
deer, and squirrel find habitat on this soil.
Community development and recreation are limited by
low strength and the shrink-swell potential. Dwellings
and roads can be designed to overcome these limita-
tions. Community sewage systems will be needed if the
population density increases.
This soil is in capability subclasses llle, irrigated, and
lVe, nonirrigated.
+ 56-Potts Ioam, 6 to 12 percent slopes. This deep,
well drained, moderately sloping to rolling soil is on
mesas, benches, and sides of valleys. Elevation ranges
from 5,000 to 7,000 feet. This soil formed in alluvium
derived from sandstone, shale, or basalt. The average
annual precipitation is about 14 inches, the average
annual air temperature is about
average frost-free period is about 120 days.
Typically, the surface leryer is brown loam about 4
inches thick. The subsoil is reddish brown clay loam
about 24 inches thick. The substratum is pinkish white
loam to a depth of 60 inchets.
lncluded with this soil in mapping are small areas of
Kim, Olney, and lldefonso soils that have slopes of 6 to
12 percent. These areas rnake up 10 to 15 percent of
the map unit.
Permeability is moderate, and available water capacity
is high. Etfective rooting depth is 60 inches or more.
Surface runoff is medium, and the erosion hazard is
severe.
This soil is used mainly for grazing, wildlife habitat, and
some dryland farming (fig. 10). Wheat, barley, and oats
are grown.
Minimum contour tillage and stubble mulching help to
prevent excessive erosion.
The native vegetation crn this soil is mainly wheat-
grass, needleandthread, an,d sagebrush.
When range condition deteriorates, forbs and shrubs
increase. When the range is in poor condition, undesira-
ble weeds and annual plants are numerous. Properly
managing grazing improves and maintains range condi-
tion. Reducing brush improves range. Seeding improves
range in poor condition. Crested wheatgrass, western
wheatgrass, and Russian wildrye are suitable for seed-
ing. Preparing a seedbed and drilling the seed are good
practices.
Community development and recreation are limited by
low strength, shrink-swell potential, and slope. Dwellings
and roads can be designed to overcome these limita-
tions. Community sewage systems will be needed if the
population density increases.
This soil is in capability' subclass lVe, irrigated and
nonirrigated.
S7-Potts-lldefonso complex, 3 to 12 percent
slopes. These gently sloping to rolling soils are on
mesas and sides of valleys. Elevation ranges from 5,000
to 6,500 feet. The Potts soil formed in alluvium derived
from sandstone, shale, or basalt. The lldefonso soil
formed in very strongly caloareous, basaltic alluvium and
small amounts of eolian rnaterial. The average annual
precipitation is about 14 inches, the average annual air
temperature is about 46 degrees F, and the average
frost-free period is about 1210 days.
The Potts soil makes up about 60 percent of the map
unit, and the lldefonso soilt; makes up about 30 percent.
The Potts soil is on slightly concave positions, and the
lldefonso soil is on the brearks of steeper slopes.
The Potts soil is deep and well drained. Typically, the
surface layer is brown loam about 4 inches thick. The
subsoil is reddish brown clery loam about 24 inches thick.
The substratum is pinkish white loam that extends to a
depth of 60 inches.
o t
-cana
EXHI BIT
o o
33
FLE AREA, COLORADO
permeability of the Potts soil is moderate, and availa--
^'"
-*ri"t caiacity is high. Etfective rooting depth is.60
i'r.n"t o, more. Surface runoff is slow, and the erosion
iazard is moderate'. ."T[; lldefonso soil is deep and well drained' Typically'
,no'.-rtf""" layer is brown stony loam about 8 inches
ilr'rcr. fne und-erlying material is white, calcareous very
"inn, toam that extends to a depth of 60 inches'
"'-pd,meaUitity of the lldefonso soil is moderately rapid'
,nd available water capacity is low' Effective rooting
ffih it about 60 inches' Surface runoff is slow, and the
erosion hazard is moderate'"'in-irra"o with this soil in mapping are small areas of
Ofney anO Kim soils that have slopes of 3 to 12 percent'
ih;;'" at"a. make up 5 to 15 percent .of the map unit'' ines" soils are uied mainly for limited grazing and
wildlife habitat." id native vegetation on the Potts soil is mainly
wneatgrass, neetleandthread, and sagebrush' . The
n"tl*"r"g"tation on the lldefonso soil is mainly pinyon
ana Utan-jrniper and an understory oI lndian ricegrass'
iln""igi".i, junegrass, serviceberry, bitterbrush, and sa-
oebrush." When the understory vegetation deteriorates, grasses
almost disappear and iorbs and shrubs increase' Proper-
lv managing grazing maintains and improves range con-
iitlon o" Soin soits. Seeding improves range on the
Potts soil if it is in poor condition. Crested wheatgrass,
*eitern wheatgrass, and Russian wildrye are suitable for
s"eding. Prepa-ring a seedbed and drilling the seed are
gooa iractices. Heducing brush on the Potts soil im'
firoved the range. Properly managing the vegetation on
ihe lldefonso sbil maintains wood production and graz-
ing. Selectively thinning pinyon and juniper improves
grizing and provides flrewood, posts, and Christmas
trees.
Tne ttd"tonso soil is suited to production of pinyon and
Utah juniper. lt can produce 9 cords of wood per acre
when trees more than 4.5 feet tall reach an average
diameter (at one loot) of 5 inches. The low available
water capacity affects survival of tree seedlings'
ft/ut" d""t, witd turt<ey, chukar, gray squirrel, cottontail
rabbit, and some phea-sant find habitat on these soils'
Corirmunity deveiopment is limited on the Potts soil by
bw iGngtn, shrink-swell potential, and slope'.Communi'
ty develoFment is limited on the lldefonso soil by steep
slopes.
ThG complex is in capability subclass Vle, nonirrigated'
annual air temperature is about 46 degrees F, and the
average frost-free period is about '120 days'- in"'pott" soil makes up about 60 percent of this unit'
and the lldefonso soil makes up about 30 percent' -The
Fotts soit is in slightly concave positions, and the llde-
fonso soil is on the breaks of steeper slopes'- ih; Fotts soil is deep and well drained' Typically' the
surface layer is brown loam about 4 inches thick' The
irnioir is ieddish brown clay loam about 24 inches thick.
in" irUtttrtum is pjnkish white loam to a depth of 60
inches."
iermeaOility of the Potts soil is moderate, and availa-
Ote water caiacity is high. Effective ro-oting depth is 60
in.n"r or more. Surtace runotf is medium, and the ero-
sion hazard is moderate.-'1n" ttO"tonso soil is deep and well drained' Typically'
the surface layer is brown' stony loam about 8 inches
thick. The unO-ertying material is white, calcareous very
stony loam to a dePth of 60 inches.--idrmeaoility of ihe lldefonso soil is moderately rapid'
and available water capacity is low' Effective rooting
O"ptf' is .Uout 60 inches. Surface runotf is medium' and
the erosion hazard is moderate'
iniruo"o with this soil in mapping are small areas of
Morval and Lazear soils. The Morval soils are at the
nign"i elevations. The Lazear soils are shallow and are
on" ridge crests and steep mountainsides' These areas
make Ip 10 to 18 percent of the map unit'
Thes6 soils are used mainly for limited grazing and
wildlife habitat.
ine native vegetation on the Potts soil is mainly
*neaigrais, neetleandthread, and sagebrush' . The
natire-regdtation on the lldefonso soil is mainly pinyon
"nO
Utan-irniper and an understory ol lndian ricegrass'
*neatgrasi, junegrass, serviceberry, bitterbrush, and sa-
gebrush.
When the understory vegetation deteriorates, grasses
almost disappear and iorbs and shrubs increase' Proper-
lv managing grazing maintains and improves range con'
dition oi Soih soits. Seeding improves range in poor
"onOition
in less sloping areis of the Potts soil' Blue-
bunch wheatgrass,
'wdstern wheatgrass, and need-
leandthread are suitable for seeding' Preparing ^the
.L"OU"O and drilling the seed are good practices'. Con-
irorfi"g Lrusn on ttie Potts soil improves range that.is
p.Jriing more shrubs than are normally found in the
[oi"nti"f-pf"nt community. Properly managing the under-
Story ,"d"tation on the lldefonso soil maintains wood
prorir"tiot and grazing. Selectively, thinning pinyon and
iuniper improveJ grazing and provides firewood, posts'
and Christmas trees.-- in6 lldefonso soil is suited to production of pinyon and
Utah juniper. lt can produce 9 cords of wood per acre
when trees more than 4.5 feet tall reach an average
Jiameter (at one foot) of 5 inches' The low available
water capacity affects survival of tree seedlings'
Gr+' S8-Potts-ltdefonso complex, 12 to 25 percent
slopes. These strongly sloping to hilly soils-.are..on
meias, alluvial fans, ind sides of valleys'. Elevation
,anges from 5,000 to 6,500 feet. The Potts soil formed in
alluiium derived from sandstone, shale, or basalt' The
ttoetonso soil formed in very strongly calcareous, basaltic
alluviumandsmallamountsofeolianmaterial'Theaver-
age annual precipitation is about 14 inches, the average
oo
SOIL SURVEY34
Mule deer, wild turkey, chukar, gray sq-uirrel, cottontail
rabbit, and some pheasant lind habitat on these soils.
The steep slopes limit community development. Struc-
tures are needed to divert runoff to minimize gullying and
erosion.
This complex is in capability subclass Vle, nonirrigated.
S9-Potts-lldefonso complex, 25 to 45 percent
slopes. These hilly to very steep soils are on alluvial
fans and sides of valleys. Elevation ranges from 5,000 to
6,500 feet. The Potts soil formed in alluvium derived
from sandstone, shale, or basalt. The lldefonso soil
formed in very strongly calcareous, basaltic alluvium and
small amounts of eolian material. The average annual
precipitation is about 14 inches, the average annual air
temperature is about 46 degrees F, and the average
frost-free period is about 120 days.
The Potts soil makes up about 60 percent of the map
unit, and the lldefonso soil makes up about 30 percent.
The Potts soil is in slightly concave positions, and the
lldefonso soil is in the steeper, breaklike areas.
The Potts soil is deep and well drained. Typically, the
surface layer is brown loam about 4 inches thick. The
subsoil is reddish brown clay loam aboul24 inches thick.
The substratum is pinkish white loam to a depth of 60
inches.
Permeability of the Potts soil is moderate, and availa-
ble water capacity is high. Effective rooting depth is 60
inches or more. Surface runoff is medium, and the ero-
sion hazard is severe.
The lldefonso soil is deep and well drained. Typically,
the surface layer is brown stony loam about 8 inches
thick. The underlying material is white, very strongly cal-
careous very stony loam to a depth of 60 inches.
Permeability of the lldefonso soil is moderately rapid,
and available water capacity is low. Effective rooting
depth is about 60 inches. Surface runoff is medium to
rapid, and the erosion hazard is severe.
lncluded with this soil in mapping are small areas of
Morval and Lazear soils. The Morval soils are at the
higher elevations. The Lazear soils are shallow and are
on ridge crests and steep mountainsides. These areas
make up 10 to 18 percent of the map unit.
These soils are used mainly for limited grazing and
wildlife habitat.
The native vegetation on the Potts soil is mainly
wheatgrass, needleandthread, and sagebrush. The
native vegetation on the lldefonso soil is mainly pinyon
and Utah juniper and an understory of lndian ricegrass,
wheatgrass, junegrass, serviceberry, bitterbrush, and sa-
gebrush.
When the understory vegetation deteriorates, grasses
almost disappear and forbs and shrubs increase. Proper'
ly managing grazing on the Potts soil maintains and
ihproves the range condition. Properly managing the
vegetation on the lldefonso soil maintains wood produc-
tion and ground cover. The value for grazing is low
because of steep slopes and the tree canopy' Firewood,
posts, and Chriitmas trees can be harvested from the
more gently sloPing areas.
The-lldeionso soil is suited to production of pinyon and
Utah juniper. lt can produce 9 cords of wood per acre
when trees more than 4.5 feet tall reach an average
diameter (at one foot) of 5 inches. The low available
water capacity atfects survival of tree seedlings' Steep
slopes anO tn6 severe erosion affect harvesting'
Mule deer, wild turkey, chukar, gray squirrel, cottontail
rabbit, and some pheasant find habitat on these soils'
Community development is limited by very steep
slopes.
This complex is in capability subclass Vlle, nonirrigat-
ed.
60-Rhone loam, 5 to 30 percent slopes. This deep,
well drained, gently sloping to steep soil is on mountain-
sides and ridges. Elevation ranges from 7,600 to 8,600
feet. This so'rl formed in residuum from sandstone and
marlstone. The average annual precipitation is about 20
inches, the average annual air temperature is about 40
degrees F, and the average frost-free period is less than
75 days.
Typically, the upper part of the surface layer is brown
toam about 8 inches thick, and the lower part is brown
sandy clay loam about 20 inches thick. The underlying
mateiial i6 brown extremely channery sandy clay loam
aboul 24 inches thick. Sandstone is at a depth of 52
inches.
lncluded with this soil in mapping are small areas of
Parachute and Northwater soils. The moderately deep
Parachute soils are on smooth ridge crests and west-
and south-facing side slopes' The Northwater soils are
on north-facing siOe slopes. These areas make up about
10 to 15 percent of the maP unit.
eermeibitity is moderate, and available water capacity
is moderate. Etfective rooting depth is 40 to 60 inches.
Surface runotf is slow, and the erosion hazard is slight'
This soil is used mainly for wildlife habitat and limited
grazing.- The- native vegetation is mainly brome, needlegrass,
and sagebrush. There are small areas of dwarfed aspen,
but they are of little or no commercial value.
When range condition deteriorates, forbs, shrubs, and
Kentucky bluegrass increase. Properly manqging grazing
maintains and- improves range condition. Seeding and
removing brush improve range on less sloping areas if it
is in po-or condition. lntermediate wheatgrass, slender
wheatgrass, and mountain or smooth brome are suitable
for se6ding. Preparing the seedbed and drilling the seed
are good practices.
Elk, mule deer, coyote, grouse, and rabbit find habitat
on this soil.
Use of this soil for community development or as a
source of construction material is limited by steep
slopes.
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Tamara P
From: Jake Mall
Sent: Tuesday, March 25,200310:30 AM
To: Tamara Pregl
Subject: Coulter Pocket Exemption
Tamara: This is a follow up to my comments on Coulter Pocket. The drainage from the access to this property
has caused problems several times with mud flowing from this access across the 4-lanes ofBattlement
Parkway. This problem has resulted in having to send equipment to clean up the mud, even having to call -
personnel out on off hours at overtime rate. After the mud dries we have to send personnel back to sweep the
dried mud from the pavement, spending more dollars. This problem has created lraffichazards every time it
happens. This drainage problem needs to be corrected before more activity takes place using this access.
Let me know if this is what you needed for more comments.
Thanks, Jake
IT
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312512003
t e
Tamara Pregl
From: Jeff Nelson
Sent: Friday, March 21,200310:14 AM
To: Tamara Pregl
Gc: GARCO Attorney
Subject: coulters pocket
Tamara,
A couple of issues have been brought to my attention by adjacent landowners. The legal notice posted on site
is missing as of today. They went to get the public meeting date from the posting and it was not there. Adjacent
landowners have no[ received a notice from the applicant. They want to attend the public meeting for
comments etc..
Could you let me know the status of the meeting and project?
Sincerely,
Jeff T Nelson
Assistant County Engineer
jnelson@garfield-cou nty. com
Garfield County Engineering Dept.
144 E Third St.
Rifle, Co.81650
tel:970-625-6172
fax: 970-625-0908
312y2003
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January 17,2003
Garfield County Planning Dept
109 8ft Street Suite 303
Glenwood Springs, CO 81601
Re: Coulter's Pocket L.L.C. - Subdivision Exemption Application
Dear Kit
Enclosed is a SubdMsion Exemption Application for Coulter's Pocket. This is a7O acretract
requesting a division into four tracts of approximately 17.5 acres each, sketch map and USGS are
attached . The water supply for 4 single family dwellings will be provided from two wells. The well
permit applications are enclosed. Proposed sewage is septic tank/leach field meeting county
requirements. Access is via the historical road referred to as C.R. 354 for which easements have been
obtained from Tonder and Wasserman. Copies of Easement Agreements are attached. Title documents
from 1958 to current are also attached. Utility easements are also in place and it is anticipated that Holy
Cross will provide electric, Public Service will provide gas, and Qwest will provide telephone services.
Soil classifications are enclosed from the Soil Conservancy District. A letter regarding a fire protection
plan from 2000 is attached and an update has been requested. Finally, a check in the amount of $300.00
is enclosed for the application fee.
Should you have any questions or comments, or require additional information please contact me
at the numbers shown above.
Kindest Regards,
Billie Burchfield
cc: Coulter's Pocket
!o
DIVISION OF WILDLIFE
STATE OF COLORADO
Bill Owens, Governor
DEPARTMENT OF NATURAL RESOURCES
AN EQUAL OPPORTUNITY EMPLOYER
Russell George, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297 -1 1 92
ForWildlife-
For People
Garfield County Building & Planning Department
ATTN: Tamara Pregl
109 8th Street, Suite 301
Glenwood Springs, CO 81601
April09, 2003
Dear Tamara,
The Colorado Division of Wildlife has reviewed the petition for exemption presented by Coulter's
Pockett, LLC. Please consider the following comments.
The soils map and soil descriptions provided in the application are incorrect. The map and descriptions
provided are of the area surounding Mount Calahan, northwest of Parachute. The correct soil numbers
and descriptions for area delineated as Coulter's Pockett LLC are: 56 Potts loam, 6 to 12 percent slopes
and 58- Potts Ildefonso complex, 12 to 25 percent slopes. Correcting this error will facilitate analysis of
the exemption petition because the condition of the soil resource directly effects witdlife habitat.
Soil is the building block for the vegetation that makes up wildlife habitat. A review of the tables for the
Soil Survey of Rifle Area, Colorado (USDA, Soil conservation Service) indicates a moderate and severe
erosion hazard, for soils numbered 56 and 58, respectively. The erosive soil condition should be
addressed to prevent degradation of the plant community to a weedy, less productive, and fire prone
condition. All of which could decrease the wildtife habitat available in the area.
The juniper forest and mountain shrub and sage communities present in the area proposed for exemption
are excellent wildlife habitat, especially for big game animals. The area provides some of the only
remaining big game habitat on Battlement Mesa. The ability to mitigate impacts to wildlife caused by
developing the area for single family homes would be better served by not exempting the division of this
land from the Subdivision Regulations.
DEPARTMENT OF NATURAL RESOURCES, Greg E. Walcher, Executirre Director
WILDLIFE COMMISSION, Rick Enstrom, Chair o Philip James, Vice-Chair. Olive Valdez, Secretary
Members. Bemard Black . Tom Burke . Jefrev Cravvford . Brad Phelos . Robert Shoemaker. Ken Tones
I
The CDOW's Wildlife Resource Information System (WRIS) data classifies the primary wildlife value of
the application area as mule deer winter range. The area is a mule deer winter concentration area and
also serves as mule deer severe winter range. In addition, WRIS data classifies the area as elk winter
range, an elk winter concentration area, and elk severe winter range. The land described in the
exemption petition encompass 70 acres of a valuable patch of remnant habitat roughly 600 acres in size.
Winter concentrations of elk on this block of land can approach 500 animals. At least 100 deer use the
area annually. A poorly planned division of the land would force wintering animals onto less productive
habitat and decrease their chance for survival. Another inevitable consequence is that animals will move
onto the remaining agricultural lands, causing damage to private landowners' crops and fences.
The Subdivision Regulations foster planned division of the land, which helps avoid impacts to wildlife.
Those impacts that cannot be avoided can, at least, be minimized. Planning can incorporate mitigation
that is beneficial to wildlife. A division of this land that is guided by Garfield County's Subdivision
Regulations would be less detrimental to the deer, elk and other wildlife that utilize the area.
Thank you for considering these comments. If I can be of any further assistance to you or the applicant
please let me know.
o
Sincerply, a , ij:'-/'^
'-John Broderick
District Wildlife Manager, Parachute
cc will
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