HomeMy WebLinkAbout3.0 BOCC Staff Report 09.12.2005Exhibits for Public Hearing held on September 12, 2005
Exhibit Letter
(A to Z)
Exhibit
A
Mail Receipts
B
Proof of Publication
C
Intentionally Left Blank
D
Garfield County Zoning Regulations of 1978, as amended
E
Garfield County Comprehensive Plan of 2000, as amended
F
Application
G
Staff Memorandum
H
Memorandum from the County Vegetation manager dated 6/17/05
I
Letter from DOW dated 6/13/05
J
Letter from the CGS dated 6/9/05
K
Letter from Resource Engineering dated 6/13/05
L
Letter from DWR dated 6/7/05
M
Email from the County Road and Bridge Department dated 6/13/05
N
Letter from the Colorado State Forest Service dated 6/21/05
0
Survey of the "Thumb" portion of the lot by Sexton Survey
P
Memorandum from the County Vegetation manager dated 07/27/05
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST
APPLICANT & OWNER
LOCATION
WATER
SEWER
ACCESS
SIZE
EXISTING ZONING
BOCC 09/12/05
FJ
Preliminary Plan for Booms Place
Subdivision
Robin Fritzlan
1582 County Road 233
City of Rifle Water
ISDS
CR 233
63.799 (4 lots proposed)
A/R/RD
I. DESCRIPTION OF THE PROPOSAL & SI'1'h
The Applicant proposes to subdivide 63.799 acres into 4 single-family lots (3.874, 3.882, 10.315
and 45.728 acres). The property is located on Graham Mesa less than 2 miles northeast of the
City of Rifle and Interstate 70 on CR 233 with views of the Colorado River Basin and the
Bookcliffs. The property proposes one (1) main access point onto the property from CR 233. The
property could be characterized as having a lower and an upper bench separated by a steep slope
that slopes in a NE to SW direction. There is an existing access easement for the maintenance of
a 1.3 million gallon water tank that is on the northeast of the property and owned and maintained
by the City of Rifle. There are a variety of soils ranging in quality of composition, stability, and
percolation upon the moderate to gently sloping topography. The property is presently improved
with a single-family dwelling, shed and riding arena on proposed Lot 3 for which the majority of
the property has been used for agricultural purposes.
II. REFERRALS
Staff referred the application to the following review agencies and departments for general
and/or specific commentary. The comments received have been generally incorporated into this
memo where appropriate.
a.
b.
c.
City of Rifle: No comments received however, comments are provided in the application
Garfield County Road & Bridge Department: No concerns (Exhibit M)
Rifle Fire Protection District: No comments received however, comments are provided in
the application
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d. RE -2 School District: No comments received.
e. Colorado State Forest Service: Exhibit N
f. Colorado Division of Wildlife: Exhibit I and additional comments are provided in the
application
g. Colorado Division of Water Resources: No material injury (Exhibit L)
h. Colorado Geologic Survey: Exhibit J
i. Garfield County Vegetation Manager: Exhibits H & P
j. Resource Engineering: Exhibit K
III. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The property is located within Study Area 3 which designates the property as "Outlying
Residential" on the proposed land use designation map. This designation indicates residential
development is appropriate for this property at a density of 1 unit per 2 acres which is also
consistent with the underlying zoning of ARRD. As a result, the residential use, density, and
subdivision design are all consistent with and conform to the Comprehensive Plan. Note that the
property also falls within the area of influence for the City of Rifle.
IV. APPLICABLE ZONING REGULATIONS IN ARRD ZONE DISTRICT
The following is an analysis of the proposed development with the required zoning regulations of
the ARRD zone district.
A. Proposed Uses
The Applicant proposes single-family residential development on all of the 4 lots which is
contemplated as a "use by right" in the A/R/RD zone district and is therefore consistent with
the underlying zone district. For other uses, the Applicant should consult Section 3.02 of the
Zoning Resolution.
B. Common Dimensional Requirements
➢ Lot Size / Slope: The Applicant proposes the 63.799 -acre property be subdivided into
4 developable lots that range from 3.8 to 45.7 acres in size. This complies with the 2 -
acre minimum lot size.
➢ Maximum Lot Coverage: Fifteen percent (15%)
➢ Minimum Setback:
o Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or
fifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty
(50) feet from street centerline or twenty-five (25) feet from front lot line,
whichever is greater;
o Rear yard: Twenty-five (25) feet from rear lot line;
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o Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the
principal building, whichever is greater.
➢ Maximum Height of Buildings: Twenty-five (25) feet
V. SUBDIVISION REGULATIONS
The Applicant shall be aware of the requirements outlined in Sections 4:00, 5:00, and 9:00 of the
Subdivision Regulations of 1984 regarding subdividing property in Garfield County. Staff has
outlined areas of concern for the Applicant to consider during the preliminary plan and final plat
portion of subdivision in Garfield County. The Board shall consider the following;
A. Water
Presently, the Applicant has an agreement with the City of Rifle where the City of Rifle will
provide up to 4 domestic water taps to the property as part of an agreement that allowed for
the location of the City's water storage tank on the property. Presently, one tap has been used
for the existing single-family dwelling leaving three additional taps for consumption. The
application contains a "Special Warranty Easement Deed and Agreement" recorded on
February 27, 2003 (Tab 8) that describes the contractual arrangement between the City and
the Applicant for water taps in exchange for locating the tank and associated easements on
the subject property. The Applicant intends to install the taps to each lot pursuant to the
City's requirements as one of the subdivision improvements. The water tank easement,
access easement, waterline and utility, and drainage easement have been shown and legally
described on the preliminary plan. Further, the application contains a "can and will serve"
letter from the City of Rifle explaining that the system is approved by CDPHE as an adequate
legal and physical water supply. Lastly, the Division of Water Resources provided a letter
(Exhibit L) stating that the proposed water supply will not cause material injury to decreed
water rights. These water taps also allow for irrigation of up to 5,000 sq. ft. per lot.
B. Waste Disposal
The Applicant proposes individual sewage disposal systems (ISDS) for each lot to serve the
wastewater needs of the four (4) lots within the subdivision. The application states the
existing residence is using an ISDS presently that has performed well since its construction
and a percolation test was performed during the geologic investigation and the results are
reported by Geotechnical Engineering Group, Inc. under Tab 3. The results were used to
generate a Sewer Analysis and Plan attached under Tab 9. It appears that based on the soil
types in the area, initial percolation tests, and size of the lots, the utilization of ISDS is
feasible. The application also contains an ISDS Management Plan that Staff suggests be
incorporated into the protective covenants.
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C. Access / Internal Roads
Access to the property from a public right-of-way is provided from CR 233 at the northwest
corner of the property. The Applicant intends to improve the existing driveway to be the
main access in and out of the subdivision pursuant to the plan and profile submitted with the
application (Tab 12).
Specifically, the Applicant proposes a single 500' road to serve as access from the lots to CR
233 which is intended to be dedicated to the County having a name of Booms Place. The
road design is characterized as a "dead end street" with a length less than the 600' maximum.
Per the regulations of Section 9:33.B, a "hammer -head" or "T" turnaround is proposed that
accommodates the turning radius of emergency apparatus. Note that the Rifle Fire Protection
District has agreed that this design is acceptable instead of a cul-de-sac with a circular turn-
around. The proposed dead end street allows for continuation in the future, see the attached
plan and profile under Tab 12.
As Staff points out earlier, the road is also used by the City of Rifle to access their water
storage tank on the property. The Agreement for the use of the road allows for the Grantor
(Applicant) to use but not encumber the City's use of the right-of-way. Maintenance would
be governed by both the HOA and the City of Rifle.
The original design of the internal road was designed with the Primitive Residential standard
with a ROW of 30 feet. This is due to the only available width of the property as it connects
to CR 233. This is problematic in two ways:
1) The number of ADT generated from the subdivision (38.28 trips) requires a 40 ROW.
The Applicant is seeking a variance from this standard which can only be granted
through a PUD by the BOCC. So, the Board does not have the authority, under the
subdivision regulations, to vary this standard. It appears the Applicant may need to
seek additional ROW from a neighboring property to make the minimum of a 40 foot
ROW or apply for a PUD to vary the 40 -foot requirement. The Applicant could also
eliminate two lots reducing the ADT to less than 20 so that the existing 30' ROW
would accommodate the subdivision; and
2) The Applicant requests the ability to further resubdivide Lot 4 containing
approximately 48 acres. Staff has determined that if the Board allows this potential,
the internal access ROW should be design at the present time to accommodate a full
build -out of these lots so that generated traffic can be adequately accommodated.
Staff beli- the ROW required would be that of a Secondary Access design
requirin
As you can see, this was a significant issue for access to the lot and any future lots created
from Lot 4. The County Road and Bridge Department provided comments indicating that
they had no issues with the proposal. This issue was discussed during the hearing before the
Planning Commission and resulted in a condition requiring the Applicant to either find
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additional ROW to accommodate the requested design width of 50 -feet or redesign the road
to fit within the existing space provided in the "thumb" or pan -handle portion of the property
that is only 30 -feet wide.
To this end, the Applicant discussed the issue with the Road and Bridge Department which
resulted in an agreement where the Applicant would simply deed the "thumb" or pan -handle
portion of the property that is only 30 -feet wide to the County because a portion of it falls
across CR 233. This was agreeable to the Road and Bridge Department and will be suggested
as a condition of approval. As a result, the proposed ROW for the subdivision road will be
40 -feet wide (semi -private design) to properly accommodate the generated trips.
D. Traffic Generation
The Application states that the anticipated ADT for a single lot is 9.57. The design capacity
for the four lots ( 3 proposed, 1 existing ) is approximately 40 ADT putting it within the
semi -private category of the County with the following design parameters: 40' Right-of-way,
8' lane width (implied but not stated as 2 lanes for a total of 16' total lane width), 2'
shoulder width, 4' ditch width, 3% gravel lane cross slope, 5% shoulder slope, 50' minimum
radii, 10% maximum grade, gravel surface, with an engineered pavement section, and
engineered drainage. See the attached cross section, plan and profile under Tab 12 to verify
that the roadway design complies with all of these standards except for that of the 40' Right-
of-way.
E. Fire Protection
The property is located in the Rifle Fire Protection District. The Application contains a letter
from the District indicating that the District will serve the area and that fire hydrants are
along the County Road and the proposal does meet the District's minimum requirements of
having an approved water supply within two miles for all proposed lots. The District would
recommend the following:
1) Posting of addresses: Addresses are to be posted where the driveway intersects with
the County Road. If a shared driveway arrangement is used, the address for each
home should be posted at the County Road and on the individual residences to clearly
identify each address. Letters are to be a minimum of 4 inches in height, l inch in
width and contrast with background colors.
2) Access roadways: Driveways should be constructed to accommodate the weights and
turning radius of emergency apparatus in adverse weather conditions.
3) Defensible space: combustible materials should be thinned from around structures so
as to provide a defensible space in the event of a wild land fire.
The Colorado State Forest Service reviewed the proposal and finds the wildfire hazard has
been reduced due to the fact that there is an existing 1.3 million gallon water tank and
proposed hydrants on the property, as well as much of the surrounding property are irrigated
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lands. To further mitigate wildfire risk, the Applicant should consider requiring enhanced
defensible space around dwellings to remove fuel and to thin existing vegetative density.
(See Exhibit N).
F. Drainage/Floodplain Issues
The property is not located within any designated or regulated floodplains as administered by
I-EMA. The application contains a drainage analysis that ultimately indicates that due to the
large lot sizes, drainage created from the development of three new single-family dwellings
will be negligible and best mitigated on an individual lot basis by the lot owner depending on
where the improvements are made.
The City of Rifle has installed a detention facility at the bottom of the access road that leads
up to the water tank. This facility is already constructed and is located in its own easement
depicted on the plat and recorded. It appears the drainage plan adequacy addresses the
minimal drainage resultant from the lot development.
The Colorado Geologic Survey reviewed the proposal and provided the following comments:
"Lots 1, 2 and 4 contain small intermittent drainages. Building envelopes should be placed to
avoid these drainages. These drainages may be prone to erosion of the silty soils found on the
property. Erosion control measures should be considered during construction to minimize
soil loss."
Resource Engineering provided the following comments: "There are several poorly defined
drainages located within the subdivision that convey off-site and on-site drainage. The
Mountain Cross Engineering Drainage Report dated March 2005 adequately analyzes the 25
year and 100 year storm events. Drainage improvements are designed to convey the 100 year
event. The drainage report recommends individual lot detention ponds constructed by the
individual lot owners. Consistent with the County's position on previous subdivisions, the
drainage improvements should be constructed by the Applicant. A single detention pond
(adequately sized and located near the southerly boundary of the subdivision) would be
adequate for the project."
G. Wildlife / Vegetation
The DOW provided comments that are included in the application binder under Tab 6 and in
a letter included as Exhibit I which states that the property is located within deer and elk
ranges and some critical winter range meaning that this area could be critically important to
mule deer in 1 — 2 winters every ten years. The DOW stated that overall; this subdivision will
not have considerable impacts to wildlife due to the location in which the property is being
divided.
Regarding vegetation, Staff suggests the Applicant shall provide the following items for
approval as part of the final plat submittal application to the Building and Planning
Department:
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a. A map and inventory of noxious weeds for the property using the Garfield County
noxious weeds list.
b. A weed management plan for the inventoried noxious weeds.
H. Geology /Soils
The application contains a geotechnical feasibility investigation prepared by Geotechnical
Engineering Group, Inc. This analysis did not reveal any significant geologic hazards on the
property but did make the following conclusions:
1) Due to the steep slope which bisects the property, it would be prudent to site proposed
development as far as practical away from slopes greater than 37% (approximately 20
degrees). We recommend a setback of 100 feet from the toe of slopes greater than 37
%.
2) Based on the varied percolation rates, Staff suggests that all Individual Sewage
Disposal Systems shall be engineered by a Professional Registered Engineer within
the State of Colorado.
Colorado Geologic Survey commented that "there are areas on lots 3 and 4 with slopes
greater than 30%. I presume that no further building will occur on lot 3 due to the current
residence on the property. The building envelope on lot 4 has a 100 -foot setback from the toe
of 30% slopes in the north and central parts of the lot. However the building envelope also
includes the steep slopes in the south portion of lot 4. There is an area suitable for building
on top of the slope in the southeast portion of lot 4. To reach the area on top of the slope, the
driveway access must follow the existing gravel road that cuts across the steep slope. If a
house is to be located on top of the slope, then the existing road should be examined by a
qualified engineer to determine if the road is stable and if the road cuts undermine the
stability of the slope."
In addition, "the building envelope for lot 4 should be broken up into two parts where one
part at the bottom and one at the top of the slope. The building envelope should exclude the
slope where it exceeds 30% and should have an adequate setback from the top and toe of the
slope. The Geotechnical Engineering Group, Inc. recommends a 100 -foot setback."
I. Assessment / Fees
The subdivision is located in Traffic Study Area 5 which does not require the payment of any
road / traffic impact. Regarding School Site Acquisition fees, the property is located in the
Garfield RE -2 School District which results in a fee of $200 collected for each lot created in
a residential subdivision. This fee shall be paid at the time of final plat.
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I. SUGGESTED FINDINGS
The Planning Commission recommends approval to the Board of County Commissioners for the
Preliminary Plan for the Booms Place Subdivision with the following findings:
1. That proper publication, public notice, and posting was provided as required by law for
the hearings before the Planning Commission and the Board of County Commissioners.
2. That the hearings before the Planning Commission and the Board of County
Commissioners were extensive and complete; all pertinent facts, matters and issues were
submitted; and that all interested parties were heard at the hearings.
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 proposed preliminary plan is in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County.
II. PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends the Board of County Commissioners approve the
Preliminary Plan for the Booms Place Subdivision 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 final plat shall contain the following plat notes:
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. sew., and the regulations promulgated thereunder, will be
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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."
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."
f. "Foundations and Individual Sewage Disposal Systems shall be
engineered by a Professional Registered Engineer within the State of
Colorado."
g. "Addresses are to be posted where the driveway intersects with the County
Road. If a shared driveway arrangement is used, the address for each home
should be posted at the County Road and on the individual residences to
clearly identify each address. Letters are to be a minimum of 4 inches in
height, l inch in width and contrast with background colors."
h. "Driveways should be constructed to accommodate the weights and
turning radius of emergency apparatus in adverse weather conditions."
i. "Combustible materials should be thinned from around structures so as to
provide a defensible space in the event of a wild land fire."
3. The Applicant shall provide the following items for approval as part of the final
plat submittal application to the Building and Planning Department:
a. A map and inventory of noxious weeds for the property using the Garfield
County noxious weeds list.
b. A weed management plan for the inventoried noxious weeds.
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4. The Applicant shall incorporate the ISDS Operation and Maintenance Plan in the
covenants which shall be submitted with the final plat documents.
5. Due to the fact that wildlife does travel through the area, all fencing should be
constructed to be consistent with wildlife friendly fencing standards used by the
Division of Wildlife which includes, but is not limited to, the following which
shall be incorporated into the protective covenants:
a. For wire fencing, a maximum height of 48" with no more than 4 strands
and a 12" kickspace between the top two strands is sufficient.
b. Rail fencing should be held to a maximum height of 42" with at least 18"
between two of the rails.
c. Mesh fencing is strongly discouraged, as it significantly impairs wildlife
movement.
d. Dogs should not be allowed to roam and homeowners should also be
advised that dogs chasing wildlife is illegal and can lead to legal action.
The Colorado Division of Wildlife will issue fines for dogs harassing or
chasing wildlife. If a dog is observed chasing or harassing wildlife it may
be shot.
6. The Applicant shall pay the appropriate School Land Dedication Fee to be
calculated at and paid at the time of final plat and shall be incorporated in the
SIA.
7. The Applicant shall provide electronic versions of the final plat and construction
set to the Planning Department once the final plat has been approved and prior to
recordation.
8. The Applicant shall adjust the building envelopes on Lots 3 and 4 due to the steep
slope which bisects the property such that all future development shall be setback
100 feet from the toe of slopes greater than 37 %.
9. The Applicant shall revise the drainage plan prior to final plat so that a single
detention pond (adequately sized and located near the southerly boundary of the
subdivision) would be adequate for the project.
10. The Applicant shall separate the building envelope on Lot 4 into two parts such
that each bench has its own building envelop above and below the steep slope.
The building envelope shall exclude the slope where it exceeds 30% and shall
have an adequate setback from the top and toe of the slope. These adjusted
building envelopes shall be shown on the final plat.
11. The Applicant shall relocate the riding arena on the property prior to the submittal
of the final plat such that is located entirely on its own lot.
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12. The Applicant shall include a plat note on the final plat stating the following:
"The mineral rights associated with this property (also known as Lots 1, 2, 3, and
4 of the Booms Place Subdivision) have been partially severed and are not fully
intact or transferred with the surface estate therefore allowing the potential for
natural resource extraction on the property by the mineral estate owner(s) or
lessee(s)."
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MEMORANDUM
To: Fred Jarman
From: Steve Anthony
Re: Comments on the Booms Place Subdivision
Date: June 17, 2005
Thanks for the opportunity to comment on the Booms Place Preliminary Plan. I am not familiar with the
property specifically but am aware of some weed problems in the general area. It is possible that the
applicant may have several Garfield County listed noxious weeds, including Russian -olive, tamarisk,
Russian knapweed, Canada thistle, and hoary cress (whitetop).
My comments are as follows:
1. Noxious Weeds
A. Inventory and mapping -The applicant needs to map and inventory the property.
B. Weed Management -The applicant shall provided a weed management plan for the
inventoried noxious weeds.
C. If Russian -olive and/or tamarisk are found on the property it is the recommendation of
staff that these weedy trees be treated before final plat.
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STATE OF COLORADO
Bill Owens, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Bruce McCloskey, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
June 13, 2005
Fred Jarman
Garfield County Planning Department
108 8th Street, Suite 201
Glenwood Springs, CO 81601
RE: Booms Place Subdivision / Preliminary Plan
Dear Mr. Jarman:
.RECUR
JUN 1 5 2005
GARFIE; iJ .
BUILDING x ;
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For Wildlife -
For People
District Wildlife Manager Brian Gray has had the opportunity to review the preliminary plan referral for this
subdivision proposal. Mr. Gray is also familiar with this parcel of land.
The March 31, 2005 comments provided by District Wildlife Manager Perry Will, are still applicable for this area and
this subdivision proposal. The impacts to wildlife as a result of this subdivision should be minimal if dogs are kept
under control in the area.
Thank you for the opportunity to provide comments on this land use issue in Garfield County. If you have any
questions, please contact Brian Gray.
Sincerely,
Dean Riggs
Area Wildlife Manager
cc: John Bredehoft
Ron Velarde
Brian Gray
Perry Will
John Toolen
DEPARTMENT OF NATURAL RESOURCES, Russell George, Executive Director
WILDLIFE COMMISSION, Jeffrey Crawford, Chair • Tom Burke, Vice Chair • Ken Torres, Secretary
Members, Robert Bray • Rick Enstrom • Philip James • Claire O'Neal • Richard Ray • Robert Shoemaker
Ex Officio Members, Russell George and Don Ament
EXHIBIT 1
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STATE OF COL
COLORADO GEOLOGICAL SURVEY
Division of Minerals & Geology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver, Colorado 80203
Phone (303) 866-2611
FAX (303) 866-2461
June 9, 2005
Fred Jarman
Garfield County Planning Dept
108 8th St. Suite 201
Glenwood Springs, CO 81601
Re: Booms Place Subdivision
CGS Review No. GA -05-0007
Dear Mr. Jarman;
Legal: ES3, T6S, R93W
RECEIVED
JUN 1 5 2005
GARGAIRF TELL) COUNTY
BUILDING & PLANNING
DEPARTMENT OF
NATURAL
RESOURCES
Bill Owens
Governor
Russell George
Executive Director
Ronald W. Cattany
Division Director
Vincent Matthews
State Geologist
In response to your request and in accordance with Senate Bill 35 (1972), I visited the site and reviewed the site
plan on June 5, 2005. The site consists of approximately 63.8 acres and the proposed subdivision would split the
existing property into 4 residential lots with an existing home on one of the lots. The city of Rifle will provide water
and sanitation services will be by individual on -lot septic systems.
Included in the review package were a preliminary plat by The Sexton Survey Company (4-29-05), a Sewer
Analysis plan by Mountain Cross Engineering Inc. (Nov. 2004), a Sanitary Sewage Disposal Plan by Mountain
Cross Engineering Inc. (3-30-05), a Geotechnical Feasibility Investigation by Geotechnical Engineering Group,
Inc. (2-14-05), a Soil Survey of Rifle Area, Colorado by the USDA SCS, and a Drainage Report and Plan by
Mountain Cross Engineering Inc. (March 2005). The following are concerns I have with the development.
1. Steep slopes.
There are areas on lots 3 and 4 with slopes greater than 30%. I presume that no further building will occur on lot 3
due to the current residence on the property. The building envelope on lot 4 has a 100 -foot setback from the toe
of 30% slopes in the north and central parts of the lot. However the building envelope also includes the steep
slopes in the south portion of lot 4. There is an area suitable for building on top of the slope in the southeast
portion of lot 4. To reach the area on top of the slope, the driveway access must follow the existing gravel road
that cuts across the steep slope. If a house is to be located on top of the slope, then the existing road should be
examined by a qualified engineer to determine if the road is stable and if the road cuts undermine the stability of
the slope.
The building envelope for lot 4 should be broken up into two parts; one part at the bottom and one at the top of
the slope. The building envelope should exclude the slope where it exceeds 30% and should have an adequate
setback from the top and toe of the slope. The Geotechnical Engineering Group, Inc. recommends a 100 -foot
setback.
2. Drainage/Erosion.
Lots 1, 2 and 4 contain small intermittent drainages. Building envelopes should be placed to avoid these
drainages. These drainages may be prone to erosion of the silty soils found on the property. Erosion control
measures should be considered during construction to minimize soil loss.
If the recommendations in the submitted reports and the recommendations included in this letter are complied
with, then this office has no further concerns regarding this development. If you have any further questions or
concerns, please contact me at (303) 866-3350, or andy.gleasonstate.co.us
Sincere!,
Andy Gleason
Geologist
■■■■■RES URC E
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MIIMENGINEERING I N C.
Mr. Fred Jarman
Garfield County Building and Planning Department
108 Eighth Street, Suite 201
Glenwood Springs CO 81601
RECEIVED
EXHIBIT
K
JUN 1 4 2005 June 13, 2005
GARFIELD COUNTY
BUILDING & PLANNING
RE: Review of the Preliminary Plan Submittal for the Booms Place Subdivision
Dear Fred:
At the request of Garfield County, Resource Engineering, Inc. (RESOURCE) has reviewed the
preliminary plan submittal for the proposed Booms Place Subdivision located at 1582 CR 233,
Rifle. The submittal includes a three ring package dated April, 2005. We reviewed the technical
issues related to water rights and water supply, wastewater, drainage, geology/soils, wetlands
and traffic. Our comments are presented below.
WATER RIGHTS AND WATER SUPPLY
The project is proposed to be served by taps from the City of Rifle municipal water system. The
City provided a letter dated April 4, 2005 which states that it can and will serve 4 single family
taps in accordance with the August 1, 2002 Agreement between Robin J. Fritzlan and the City of
Rifle. The City states that it has adequate legal and physical water supply in accordance with the
requirements of the Colorado Department of Public Health and Environment and the Division of
Water Resources.
The property is located within the Rifle Fire Protection District. The District has provided a letter
dated October 27, 2004 which states that it will serve the property and no additional water system
infrastructure is required. We suggest that the applicant consider installing a hydrant within the
subdivision to enhance fire protection for the property.
WASTEWATER
ISDS systems are proposed for the subdivision. The existing house on Lot 3 utilizes a
conventional septic tank leachfield system. The Geotechnical Engineering Group, Inc. analysis
indicates that the soils are appropriate for a conventional infiltration disposal system based on
test pits and percolation tests on Lot 1. Site specific percolation tests will be required for
appropriate design of each ISDS system at building permit. An ISDS operation and maintenance
plan has been included in the submittal. The ISDS operation and maintenance plan should
include more information consistent with other subdivision submittals and should be incorporated
into the covenants.
DRAINAGE
There are several poorly defined drainages located within the subdivision that convey off-site and
on-site drainage. The Mountain Cross Engineering Drainage Report dated March 2005
adequately analyzes the 25 year and 100 year storm events. Drainage improvements are
designed to convey the 100 year event. The drainage report recommends individual lot detention
ponds constructed by the individual lot owners. Consistent with the County's position on previous
subdivisions, the drainage improvements should be constructed by the applicant. A single
detention pond, adequately sized and located near the southerly boundary of the subdivision,
would be adequate for the project.
Consulting Engineers and Hydrologists
909 Colorado Avenue • Glenwood Springs, CO 81 601 ■ (970) 945-6777 • Fax (970) 945-1137
• •
Mr. Fred Jarman June 13, 2005
Page 2
The drainage report indicates that construction and permanent best management practices will
be used to protect water quality. The drainage plan should show where these practices are
located and typical details for these practices in the Final Plat submittal.
SOILS/GEOLOGY
The GEG report indicates that the proposed subdivision is not subject to geologic hazards. Steep
slopes are located on the easterly portion of the property and a 100 foot setback is proposed.
This appears to be adequate mitigation.
Plat Note No. 17 states that all lots shall have engineered foundations. This note should be
revised at Final Plat to read consistent with the standard county plat note requiring a site specific
geotechnical investigation to be submitted with the building permit application.
WETLANDS
There does not appear to be any Section 404 permitting issues for this project.
TRAFFIC/ROADS
The Mountain Cross Engineering Traffic Analysis dated October 2004 indicates that no
improvements are required to County Road 233 as a result of traffic impacts from the proposed
subdivision. The internal subdivision road should be designed based on 79 ADT. This requires a
semi primitive road which has a 40 foot right-of-way, two 8 foot lanes and 2 foot shoulders. The
applicant has requested a variance for a 30 foot right-of-way. The applicant has also requested
that Lot 4 be allowed to be subdivided in the future. If the BOCC allows Lot 4 to apply for further
subdivision in the future, the road right-of-way should be 40 feet. In addition the applicant should
consider changing the access flag pole for Lot 4 from 25 feet wide, to 40 feet wide to meet
County standards for future subdivision.
Please call if you have any questions or need additional information.
Sincerely,
RESOURCE E,NGINJERING, INC.
Michael J.ErforS, P.E.
Water Resource Engineer
MJE/mmm
885-29.0
E:\Client\885\fj booms place 885.doc
RESOURCE
■...■ E N G I N E E R I N G INC
OFFICE OF THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 866-3581
FAX (303) 866-3589
www.waterstate.co.us
•
STATE OF COL
304 1 3 2005
June 7, 2005
Fred Jarman
Garfield County Building and Planning Department
108 8th Street, Suite 201
Glenwood Springs, CO 81601
Re: Booms Place Subdivision Preliminary Plan
Sections 2 & 3, T6S, R93W, 6th PM
W. Division 5, W. District 39
Dear Fred:
Bill Owens
Governor
Russell George
Executive Director
Hal D. Simpson, P.E.
State Engineer
We have reviewed the above -referenced proposal to subdivide a 63.8 -acre parcel into four
lots. There is an existing residence on the property, as well as a riding arena. The applicant
proposes to supply water through the City of Rifle (City); the existing residence currently has a
water tap from the City. Sewage disposal is to be through individual septic systems.
In a letter dated April 4, 2005, Bill Sappington from the City affirms the availability of taps
for the development based on and subject to the "Special Warranty Easement Deed and
Agreement" (Agreement) dated August 1, 2002. Jason Naess from the City, in a letter dated
April 5, 2005, states that each of the available taps allows for the development of one residential
unit of up to four bedrooms and irrigation of up to 5000 square feet of landscaping associated with
that residence. The Agreement also specifies that the applicant must request and use all four
taps within 15 years from the date of water tap availability, after which all unclaimed taps will
expire. This date, to be determined by the City, was not provided in the submittal. Additionally,
the letter specifies that the taps shall not be used to support agricultural activities, including
activities taking place within the existing arena.
Therefore, pursuant to Section 30-28-136(1)(h)(II), C.R.S., it is our opinion that the
proposed water supply will not cause injury to existing water rights. If you or the applicant has
any questions concerning this matter, please contact Cynthia Love at this office for assistance.
Sincerely,
Craig M. Lis, P.E.
Water Resource Engineer
CMUCJL: Booms Place.doc
cc: Alan Martellaro, Division Engineer
James Lemon, Water Commissioner, District 39
• •
Fred Jarman
From: Wendy Mead
Sent: Monday, June 13, 2005 9:01 AM
To: Fred Jarman
Cc: Kraig Kuberry
Subject: Booms Place Subdivision
Good Morning Fred,
For the Booms Place Subdivision, Kraig stated that everything looks very good.
If you have any further questions, please contact Kraig Directly.
Thanks!
Wendy Mead
1
EXHIBIT
June 21, 2005
RECEIVED
JUN 2 3 Z005
GARFIELD COUNTY
BUILDING & PLANNING
Fred Jarman
Garfield County Building and Planning Department
108 8' Street, Suiie 201
Glenwood Springs, Colorado 81601
RE: Booms Place Subdivision
State Services Building
222 S. 6th Street, Room 416
Grand Junction, Colorado 81501
Telephone: (970) 248-7325
Mr. Jarman:
I have the Preliminary Plan submitted for the Fritzlan property, and I visited the site on June 20th,
2005. Robin Fritzlan was present during my site review of the property. I have the following
comments regarding wildfire hazard on this proposal.
The property has been listed as "moderate hazard" on Garfield County's Wildfire Hazard Maps.
The property is covered by sagebrush with planted cottonwoods and other deciduous trees.
There are 4 proposed lots. Lot 4 is the only lot with substantial slope, averaging 35 percent
below the proposed building envelope. Lots 1, 2, and 3 have nominal slope, but defensible space
should be considered and utilized when building on lots 1 and 2 and when preparing the
structures on lot 3 for sale. The defensible space concept of no flammable material 3 feet out
and 3 feet up from any structural wall is recommended for lots 1-3. On lot 4, due to the slope,
defensible space must be implemented and the zone on the downhill side of the envelope should
be extended accordingly. I gave Ms. Fritzlan handouts on defensible space mitigation and
firewise construction material. Firewise construction should be considered when building al;
new structures in the subdivision. Currently, I would rate the wildfire hazard low to moderate
for this property.
The property is in the Rifle Fire Protection District, who has approved of the subdivision and
made similar suggestions. Two fire hydrants will be located in the subdivision as well as a 1.3
million gallon water tank located near the property. The lands surrounding the proposed
subdivision are irrigated and have a low wildfire hazard. All these factors reduce the wildfire
hazard
• •
My specific recommendations to further mitigate wildfire hazard on this property would be to
enhance the defensible space zone around existing dwellings by trimming, pruning, and
removing vegetation in order to remove fuel currently against structures and reduce density.
Additional structures built on the property should incorporate defensible space clearing and
thinning as outlined in Colorado State Forest Service publication 6.302, "Creating Wildfire
Defensible Zones" and use firewise construction when feasible. Copies of these publications
were left with the applicant.
Thank you for the opportunity to review this proposal. Please call me with any questions at 970-
248-7325.
Sincerely,
Kamie Fuller -Long
Forester
Cc: Robin Fritzlan
2
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PROPERTY DESCRIPTION
BOOMS SUBDIVISION
THE SEXTON SURVEY CO
128 WEST 3RD STREET
RIFLE CO. 81650
970-625-3711 970-945-4700
BOOMS PLACE
SUB. BOUNDARY
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BOOMS DR.
15'± GRAVEL
50.00'
DATE
BRIAN A. STEINWINDER P.L.S. 31944
7/13/05
JOB NO 03229 (BOOMCTYROW. DWG)
Fred Jarman
From: Steve Anthony
Sent: Wednesday, July 27, 2005 10:18 AM
To: Fred Jarman
Subject: RE: weed info for Booms
Fred
After doing a site visit yesterday on Boone's Place, I do not feel the revegetation condition sited below is
necessary because the road is pre-exisiting and will only require minimal additional disturbance, so I recommend
that we delete that condition from the requirements.
Steve
The Applicant shall provide a calculation of the amount of disturbed area (in acres) as a
result of the installation of infrastructure with the final plat application so that an adequate
revegetation security can be established in a form acceptable to the County Attorney's Office
to ensure the revegetation of the disturbed area. This shall be incorporated in the Subdivision
Improvements Agreement (SIA).
Original Message
From: Fred Jarman
Sent: Wednesday, July 27, 2005 8:47 AM
To: Steve Anthony
Subject: weed info for Booms
The Applicant shall provide a calculation of the amount of disturbed area (in acres) as
a result of the installation of infrastructure with the final plat application so that an
adequate revegetation security can be established in a form acceptable to the County
Attorney's Office to ensure the revegetation of the disturbed area. This shall be
incorporated in the Subdivision Improvements Agreement (SIA).
Fred A. Jarman, AICP
Assistant Planning Director
Garfield County Building and Planning Department
108 8th Street, Suite 201
Glenwood Springs, Colorado 81601
970.945.8212
www.garfield-county.com
7/27/2005