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Home My WebLink About3.0 Staff Report BOCC 6.33.98trk) U pul BOCC 6122t98 PROJECT INFORMATION AND STAFF COMMENTS REOUEST:Preliminary Plan review of the Clinetop Ranch Subdivision. APPLICANTS:Ralph, Connie, Gary & Doris Hubbell LOCATION:A tract of land located within Sections 35 and 36, T4S, R91W of the 6ft P.M.; located approximately six (6) miles northwest ofNew Castle, along County Road 243. SITE DATA:24.76 Acres */- WATER:Individual wells SEWER:Individual Sewage Disposal Systems (ISDS) ACCESS:County Road 243; easement EXISTING ZON-ING:A/R/RD ADJACENT ZONING:North/South: A/R/RD East/IVest: OiS L RELATIONSHIP TO TIIE COMPREIIENSIYE PLAN The subject tract is located in District C - Rural Areas/Jvlinor Environmental Constraints, as designated by the Garfield County Comprehensive Plan's Management Districts Map (1981; 1984 Plans). II. DESCRIPTION OF TITE PROPOSAL A.Site Description: The subject tract is24.76 acres in size, located approximately six (6) miles northwest of New Castle, on the east side of County Road 243. The westerly boundary of the tract is defined by the county road and the easterly boundary is defined by Main Elk Creek. The majorrty of vegetation consists of -1- annual and perennial grasses, with cottonwood trees along the creek. The surficial geology is an alluvial fan, which has been truncated by the Creek, with an average slope across the tract of approximately 7.5%o. Currently, there are no residential structures on the property. Adjacent Land Uses: Land uses adjacent to and in the vicinity of the tract are generally agricultural and residential. The United States Forest Service administers sizable tracts of land in the vicinity. See vicinity map, page Development Proposal: The subject tract was originally created as Lot 3 of the Rigoli subdivision exemption. The Planning Commission reviewed the sketch plan at the January regular session. At that time, the applicants proposed to subdividethe24.T6 acre tract into three (3) parcels of 4.60, 4.52 arrd 14.86 acres. Since then, the applicants have scaled-back their plans and now propose two (2) lots of approximately 14.5 and 10.2 acres each. Each lot would be developed with a single family residence and possibly an accessory dwelling unit sometime in the future. III. REVIEW AGENCY/PUBLIC COMMENTS A.Book Cliff Soil Conservation District: Has submitted a letter detailing concems for erosion, revegetating cut slopes using weed-free seed, animal control, inigation water rights, wetlands, drainage, and water quality. See letter, pages C Garfield School District. Re-2: States that due to the minimal impact this subdivision would have, the District has no comment. See letter, page /e. Colorado Geological Survey (Personal Communication): John White from the CGS reviewed the geologic information submitted with the application and agreed with the assessment, but of[ered another alternative for debris flow mitigation. See letter pus" /3 ry. MAJOR ISSUES AND CONCERNS A.Zontng: The subject tract is located within the AIR/RD zone district and all lots are in excess of the two (2.0) acre minimum lot size requirement. Water Supply: The water supply would be derived from individual wells that would serve the individual lots. Both wells have been drilled and pump-tested, with each B. C D E B. Division of Water Resources: Has reviewed the sketch plan and states that due to the lack of an approved augmentation plan, this subdivision would cause injury to decreed water rights and is inadequate. See letter, page // B a C well producing at least 25 grm. Resource engineering has reviewed the pump test information and has found that each well is sufficient for the proposed water demands. See water information, pages Water quality has been tested and analyzed. With the exception of hardness, all tested parameters are within State recommendations. See information, pages An augmentation plan has been completed and is expected to be approved in Water Court within the next 45 to 60 days. Upon completion and acceptance by the Court, a legal water supply will exist to serve the subdivision. Sewer/Soils: The method of wastewater treatment is proposed to be individual sewage disposal systems (ISDS) According to the Soil Conservation Service, there are two (2) classifications of soil, the Ascalon-Pena complex and Torrifluvents. When utilized for building site development and the location of ISD systems, the Ascalon-Pena soil is considered to have moderate to severe constraints due to slope and the presence of large stones. The Tonifluvent soils are not classified due to their location within the floodplain of Main Elk Creek. Preliminary percolation testing was conducted in January, 1998, in three (3) different areas, representative of the entire property. Averaged percolation rates ranged between 10 MPI and 43 MPI, which should allow conventional individual sewage disposal systems to be utilized within the subdivision. An ISDS management plan has been developed and is sufficient to meet County regulations. Natural Hazards: The property has two physical impediments to development: the floodplain of Main Elk Creek and an off-site drainage basin. The floodplain is not evaluated by the Federal Emergency Management Agency mapping; however, the applicants have consulted geologic engineers for an evaluation of the flood hazard. Based on the proposed building envelopes, there would be no danger to homes in the event ofa 100-year flood. An off-site drainage basin, west of the property, has also been evaluated for the expected 25-year and 100-year rainfall events. The associated alluvial fan, which comprises the site, is not considered to be extinct and would be expected to convey the occasional flood flow. The 100-year storm event has been calculated tobe 522 cfs and could be managed in at least three ways. Staff concurs with the recommendation that a decision be made conceming the most appropriate manner to handle the expected flow and include this proposed mitigation within a final plat application. The mitigation must strive to ensure that no adjacent properties would be damaged by the development of or within this drainage basin and depositional zone. The final plat should also address maintenance of the adopted mitigation plan and any physical structures. D. -3- E. The subject tract consists of approximately 1200 feet of river frontage, which, due to historic runoffconditions, has eroded the banks. The Army Corps of Engineers has evaluated the property and has authorized the applicants to stabilize the banks and streambed. Access: Both lots are proposed to be accessed from County Road 243, along an intemal cul-de-sac, approximately 700 feet in length, terminating at Parcel 2. The roadway would be required to be built to primitive-residential roadway standards including a 30 foot right-of-way, a single, 12 foottravel lane, with a maximum grade of l0o/o. The roadway is identified on the mapping as an access easement, which should be dedicated and conveyed to the subdivision's homeowners association at time of final plat. Staffrecommends that either a bulb, with a radius of at least 45 feet, or a T-tum, be built at the terminus of the access to enable emergency vehicles to turn-around. This subdivision would be subject to the road impact fee, as discussed within Section 4:94 of the Subdivision Regulations. Utilizing the established formula, the total impact fee would be $2080, or $1040, per lot. Fire Protection: The application suggests that fire protection could be assisted by utilizing the existing pond as a water source. Cul-de-sacs gteater than 600 feet in length may be approved so long as fue protection and emergency ingress and egtess are provided. Staff suggests a plat note with the standard language addressing wildfire mitigation. Wildlife Mitigation Plan: The application contains a wildlife mitigation plan that substantially addresses environmental and wildlife issues. This plan includes stabilizing the streambanks and streambed; improving the riparian habitat, dredging and stocking the existing pond with greenback cutthroat trout; livestock fencing and avoiding wetland areas. Comptehensive Plan: The application addresses comprehensive planning issues related to agriculture, housing, recreation and open space, water and sewer, transportation, environment and community services. Although staff generally concurs with these statements, the following items should be noted: Agriculture: Increased residential development affects agricultural activity due to reducing "critical mass" of actively cultivated areas; increased property taxes on the new residential parcels and additional traffic in the agricultural area. Recreation/Open Space: If the property is to be utilized for guided fishing trips, there would be a commensurate increase in traffic to the site. Transportation: T\e Garfield County Board of Commissioners has recently adopted a mechanism for assessing and collecting road impact fees. These fees would be applicable to this subdivision. F G H -4- V. SUGGESTED FII\IDINGS That proper publication and public notice and posting were provided as required by law for the hearing before the Board of County Commissioners. That the hearing 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 the hearings. That the proposed subdivision of land is in conformrty with the recommendations set forth in the Comprehensive Plan for the unincorporated area of the County. That the proposed subdivision of land conforms to the Garfield County Zonrng Resolution. That all data, surveys, analyses, studies, plans and designs as are required by the State of Colorado and Garfield County have been submitted. I 2 5 3 4 1 2 aJ 4 VI. RECOMMENDATION The Planning Commission recommended APPROVAL of the application, pursuant to the following conditions: That all representations of the applicant, either within the application or stated at the meeting before the Planning Commission, shall be considered conditions of approval. A Final Plat shall be submitted, indicating the legal description of the property, dimension and area of the proposed lots, access to a public right-of-way, and any proposed easements for setbacks, water supply, drainage, inigation ditches, access, utilities, etc. The applicant shall prepare and submit a Subdivision Improvements Agreement addressing all on-site improvements, which shall be included within the final plat submittal. That the applicant shall submit $200.00 in School Site Acquisition Fees for the creation of the new parcel, prior to or at the time of authorization of the final plat. 5. That the following plat notes shall be included on the final plat: "The minimum defensible space distance shall be 30 feet on level terrain, plus appropriate modification to recognize the increased rate of fire spread at sloped sites. The methodology described in "Determining Safety Zone Dimensions, Wildfire -5- 6 7 Safety Guidelines for Rural Homeowners," (Colorado State Forest Service) shall be used to determine defensible space requirements for the required defensible space within building envelopes in areas exceeding five (5) percent grade." "The individual lot owners shall be responsible for the control of noxious weeds." "Application for a building permit for each lot within the subdivision shall include a grading and drainage plan consistent with the engineer's report submitted at preliminary plan, showing the physical improvements necessary to mitigate the 100- year flood flow from the drainage basin located west of the county road." That the final plat submittal include a copy of a computer disk of the plat data, formatted for use on the Cotrnty Assessor's CAD system. That all proposed lots shall comply with the Garfield County Zonrng Resolution of 1978, as amended, and any building shall comply with the 1994 Uniform Building Code, as adopted. 8 That the following provisions be included in the protective covenants governing the subdivision: One (1) dog will be allowed for each residential unit within the subdivision and the dog shall be required to be confined within the owner's property boundaries, with enforcement provisions allowing for the removal of a dog from the area as a final remedy in worst cases. This provision will only apply to subsequent property owners, as the applicants will be allowed to have a maximum of three (3) dogs, confined to the owner's property boundaries. No open hearth solid-fuel fueplaces will be allowed anywhere within an exemption. One (1) new solid-fuel buming 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. All exterior lighting shall be the minimum amount necessary 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. The final plat documents shall include mitigation measures for the physical improvements and management of the 100-year flood flow from the westerly drainage basin, consistent with the Colorado Geologic Survey recoflrmendations made in a May 11, 1998 letter. 9 -6- 10 The subdivision's intemal access shall terminate in a manner that provides adequate room for emergency vehicles to tumaround. 1 1. The applicable road impact fees shall be paid in accordance with Section 4:94 of the Subdivision Regulations /-*-//.- tn s/a,/k/4-/z- *r^- -eL./er-rL/4)'-u, -7- \(. 1< .o3r_ ) 2 S: \\':- l\')/ //) I lr.n' i Jll rr!5 --/tilEf ( l.'J o .{- ) -L U t crl 1i \i,f ll t .NEW CASTLE)dt tt sE soALE 1.24000 o R.:n w 32'3A" tt2 c lxcv usr;-t.loo€o FEEr t19 t rm E .@ r@@ ICO rtrl J i'z- -1rt -_) .>: 4 I .""'.rr'i".I;.f lt.. I +\ tTt 3 5', rc@ , -', -#r'OUR INTERVAL 'O FEET i,rt-ox6tIl I rrr[, BOOK CLIFF SOIL CONSERVATION DISARICT P'.O. BOX 1302 GLENI{OOD SPRINGS, CO 81602 December 29, L997 -S,qitiELD Co{JNrY Mark BeanGarfield County Planning Departuent 1o9 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Sir, At the regular nontbly ueeting of the Book CLlff SoiI Conserrration District, the Board reviewed the application andplan for ttre C!.J.aotop lrach gubaivirLoa and have the following comments and concerns about ttre project. Any cuts for roads or constrrrction should be revegetated to prevent erosion. Weed free seed and uulch should be used for any reseeding of the area. t{onitoring of all seeding should be doneto see if ttre grass is establishing or if weeds are becouing aproblen. Reseeding or weed control practices should be impleuented if a problern is noticed. The board is always concerned about aniuaL control in an area trhere there is the potential for conflict betveen wildlife or domestic livestock lnd dogs frou tlre subdivision. Dogs nrnningin packs of two or uore can naiu or kiJ.J. domestic livestock andwiIdIife. The District recommendg anirnal control regulations be adopted in the covenants for the Errbdivision and that they be enforced. of prime concern to the Board, is the proper maintenance and protection of any irrigation ditch which is on the site. New landowners should be infomed that the dltch owners have right of uay easarnent to uaintain ttre lrrigation systera, that they will be cleaning and working on the ditch, and that this work may bein their yarde. The district vould lil<e to knov uhat the lupact will be on the I{etlands ln this area? A11 Wetlands should be protected and remaln ln as pristlne conditlon as poaelble. The Board recoEmends that any lrrigatlon water rlghts be used by the landosners so they are uaintained. In order to use tlrese rights, a raw water dellvery aysteu could be ueed for landscaPe,flre protection, open space, etc. If at all posslble, thls-system shouli be incorporitea into tlre Lnfa-stnrcture of tJre subdlvision plans as it would be nore coat efflclent at ttrls tlae. Thelr concern is always for soil and uater consenration and preseFratlon and plane should conglder theae concerns- Im5j sgr -9 a Dralnage has tbe potential to be a probleu in L" "t"a andengineering recoronendations for conlrol of drai.nage should beclosely followed by ttre builder andr/or houeowner. With increased concerns about Water Quallty, ttre Dlstrict is concerned about monitorLng cheuLcal application for fertilizer, weed control, and other pest uanageuent reasons. lfheir concern Lsthe cheuicals that siJ.l be used to fertLJ.ize grrasses and control weeds in the area. They feel that tlre cheuicals should, beclosely uonitored in this area due to the possibility ttrat the chenicals wiIl soak into tlre soils and nrn of f lnto the creeks. The District suggests drilling of sells to monitor ground waterpollution, and that this $(pense and future oq)enses should be bore by the developer. Sincerely, Cfauto PC/-,, + /^*&olb charreE Ryden, president *tt^a-4**7 Book Cliff SoiI Conserrration District -lQ - STATE OF COLOI\AD OFFICE OF THE STATE ENGINEER Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room 818 Denver, Colorado 80203 Phone (3O3) 866-3581 FAx (303) 865-3s89 T ffilt 0I leeo Gr.;:,f ,.c,i*g ,--fiL:; i-l Roy Romer Govemor lames 5. Lochhead Executive Director Hal D. Simpsn State Engineer Mark Bean Garfield Coung Building and Planning 109 8th St Ste 303 Glenwood Springs CO 81601 Re: Clinetop Ranch, Hubbel Family Subdivision Secs. 35 & 36, T4S, R91W,6TH PM W. Division 5, W. District 39 Dear Mr. Bean We have reviewed the above referenced proposal to subdivide a parcel of 24.76 acres into three lots, which will contain three residences and one guesthouse. Therefore, a total of four single-family dwellings are proposed. Also, a horse bam and equipment shed are proposed to be constructed. Water is to be provided through three individual on-lot wells, pursuant to an augmentation plan that was filed on December 10, 1997. Sewage is to be through individual septic and leach field systems. Due to the lack of a water court approved augmentation plan, the State Engineer finds pursuant to Section 30-28-136(1XhXl), C.R.S., that the proposed water supply will cause material injury to decreed water rights and is inadequate. lf you or the applicant has any questions conceming this matter, please contact Craig Lis of this office for assistance. Sincerely, Steve Lautenschlager Assistant State Engineer SPUCMUgarfield clinetop ranch sub.doc cc: Orlyn Bell, Division Engineer Jim Lemon, Water Commissioner, Districl39 January 2, 1998 lx{ 'll - APR2O d*,-".,1 %*// ch o Ebistrict : ool frnnard (Eckfrordt .'qle-2 $upcrinlendent frt rcntc $. $(cilrid.e {sociatc $upcrintcndcnt April 16, 1998 Garfield County Planning Department 109 8_th Street, Suite 303 Glenwood Springs, CO 81601 To Whom lt May Concern: The sketch plan of the Clinetop Ranch Subdivision has been reviewed. Due to the minimal impact this development will have on Garfield Re-2, we have no comment. Sincerely, Lennard Eckhardt Superintendent f_y _r 859 'Wfrirerlrer zgcnuc, ct(!Jtc. fo(orodo 81650-5500 r9701 625-7600 $ot 625-7623 a ty STA|E CF CCLO COTORADO CEOTOCICAT SURVEY Division of Minerals and CeologY Department of Natural Resources 1 31 3 Sherman Street, Room 71 5 Denver, Colorado 80203 Phone (303) 866'2611 FAX (303) 866-2461 May 11, 1998 Mr. Eric McCafferty Garfield County Planning Department 109 8'h Street, Suite 303 Glenwood Springs, CO 81601 RE: Clinetop Ranch Sudivision Geologic Hrzard Review Dear Mr. McCafferty: Jonathan L. White Engineering Geologist GA-98-0022 DEPARTMENT OF NATURAL RESOURCES Roy Romer Covernor James S. Lochhead Execullve Director Michael B. Long Division Director Vicki Cowarl State Ceologist and Director At your request and in accordance to S.B. 35 this office as reviewed the materials submitted by your office for this proposed development. Clinetop Subdivision is located on Main Elk Creek behind the Grand Hogback on the Forest Service access road to Clinetop Mesa in the White River National Forest. The site is on gentle to moderate slopes on the bank of the Creek. A large part of the property lies on an alluvial fan. The CGS has reviewed the brief geology and soils section of the Preliminary Plan application and generally concur with the assessment. Bear in mind that soils derived from the Eagle Valley Formation can be problematic, so a site specific geotechnical investigation and foundation designed by a licensed engineer with experience in potentially collapsible soils is recommended. Debris f'lows were correctly assessed in the drainage report of the application and three methods of mitigation were mentioned. Our only concern is that the debris flow hazard assessment is quantitatively correct. The hydrologic calculations, while likely conservative for peak discharge rates, do not include a bulking factor for debris and mud in the flow discharge. A forth mitigation option that we believe would provide the best mitigation is a diversion berm constructed near, and upslope of the home sites. The uphill diversion and positive drainage swales at the sides would cause debris and mud flows to flow around the home and not be able to back up into them. That would substantially reduce the linear feet of berm required compared to that proposed in the Drainage Report and would also ameliorate the tlow by requiring it to travel the distance from the properly line to the proposed residences. Our recommendation to the County is that they require debris flow mitigation as condition upon approval. Provided the recommendations above are compiled with this office t'inds no geologic hazards that would preclude development as intended. If you have any questions, please contact this office at (303) 894-2167. Sincerely, ^4 .. \ .,.:..r i,.nJ-{l,r '!, i' _ - IBrt.-; rdls,a-) --ttu'+iEr.c'; \A,l$6: Y 13 O TEEIiFIESc]UFICE lM!!E N G r N E E Fr t N o, r N c Mr. Ron Liston Land Design Partnership PO Box 517 Glenwood Springs CO 81602 March 23, 1998 RE: Hubbell Lot Split Dear Ron: Resource Engineering, lnc. has reviewed the welt pump test data for Hubbell Wells 1 and 2 which were recently completed on the Hubbell property along Middte Elk Creek. Copies of the pump test results from samuelson pump co. are attached. Both wells are shallow wells completed in the alluvial formation. Each was pump tested at rates exceeding the proposed maximum pumping rate of 1S gpm. welt No. 1 was pump tested for 4 hours with 4Yz" of drawdown and complete recovery in 2 minutes. Well No. 2 was pumped for t hour with zero measurable drawdown. Based upon the location of these wells in the Elk Creek alluvium and the resutts of the pump tests it is our opinion that each has more than sufficient yield to meet the proposed water demand. We have been informed that water quality samples were taken and the results of the laboratory analysis will be available soon. We will be happy to review the water quality results when available. Sincerely, RESOURCE ENGINEERING, INC. S. Bussone, P.E. Water Resources Engineer PSB/mmm 695-1.0 7tpsmpt..t.69t.wrd Attachment Consulcrng Engineeng snd Hydnologiacs -fi.- 9O9 Colorsdo Avenue I GlenwooctSpnings. CO Et1601 I (S7O) 94=-6772 I Fax (97O) 94E.-113? 3AfUELlSOlt PUUP GO, llt(C. P.O- EC,X zCt GtEilWOOD SPRTNGS caonAootr@ WA?EH IIYIITEIJIS s^rEs. sEBvtcE I lt$lTAu.ATloile.6.& T Itarch 9. 1998 nelph Hubbcll0l 23rd. st. Eutte I0Z Glenvood Sprtncs Co 81601 Attn, Ralph On February 19, 1998 a well tcst was condustcd on ner rell 12 on niddle Elk Creek Property. The tolloslnc lntortnatlonrar obtalned; rell Depth--- -621Caging Slze (topt -----7't (cteel) standing water level----------33'- att Total teat tlme__-- ---____1 hr. Max- drardowrr ! 27.5 gpm------33'-{"groduction ls greater than ---27.5 qpm Thls test rar conclucted riLh a I HP Goulda Subsrcnible modcl 13 GS. The well had no recovery Ll.ne. Thq dravdorn would lndicate a total production qreatser than 27.5 9Pm. ff you hrve any qu3stionc please call me Raun Sa'nuslton at 970-9{5-6309. Stncelely; ,(Q- Raun Saruuelson - Itz SAnUELtOX FUnP CO. tXC.I I I I n I I 'P.O. BOr 297 GLEI.IU,OOO SPHINGS coloH^mrr@ WATERSYSIEMS s^lgl sERYtcE I lNll?Au no0{g.$Cn III TIItIII llarch 9, 1998 Ralph Hubbel aO1 23rd. St. Sulte 102 Glcnrood Sprlnqs co 81601 Ittn; Ralph On Eebruary 19, 1996 a rell test raa condueted on nee uelltl ot1 !{1lddle Ell( Creek Proporty. The tollorinc Lnformationrar obtained; well Depth--- ------82rCrsing .tz. (top! --7" (rtGol) Standlng water level--- ----52'9 314"Total teCt tlaq_ ---__-_--__4 hr!. !{ax. drawdovn I 25 gpm----- 53'- Z" Produetlon ls qaeater than---------25 cpo Thts e.st ya!, conducted wLth a I hp Goulds Submeralble model 13GS. The rell recovered back t,o 5Z'- 9" in 2 mln. The draydown rrould lndlcate a total productLon qreater than 25 gpm. ft you have questions please call mq Raun Sanselson at 970-9{5-6309 Sincarelv:e{L Raun Sanuclson -16 - IIIIIIIIIIITIIIIITII l--lEEi Tf TJFIGE ENGINEEFIING INC I,' Mr. Ron Liston Land Design Partnership PO Box 517 Glenwood Springs CO 81602 ,APR r 7 tgr|, Qtrao Q..}fn{ -17- April 17, 1998 RE: Hubbell Lot Split, Wells Dear Ron: At your request Resource Engineering, lnc. reviewed the attached water quality analytical report by Grand Junction Laboratories. The water quality analysis was conducted on a sample taken at the Hubbell Well No. 1 by Samuelson Pump Co., lnc. The results indicate that the water is acceptable for domestic use. lt has a hardness of 213 mg/lwhich slightly exceeds the Colorado Department of Health's recommended limit of 2OO mg/|, however, this does not present a serious known health risk and can be readily treated by common household water softener equipment if desired- All other parameters are well within the recommended limits and zero total coliform bacteria was detected. lf you have any questions, please do not hesitate to call. Sincerely, RESOURCE ENGINEERING, INC. au I S. Bussone, P.E. Water Resources Engineer PSB/mmm 695-1.0 Attachment cc dwrlb.695.uO<l Mr. Mark Bean, Garfield County, w/attachment Mr. Bob Noon€, w/attachment Mr. Ralph Hubbell, w/attachment Consulcrr'rg Engrneens and HydnologlsEs 9O9 Ccrorado Avenue I Glenwood Spnngs, CCI 816O1 f (g7A)94=-6777 I Fax (3701 34='! ' --:- H{Ail0 Jtjililt0}{ LAB0flill0fllts JOHNc. IIPHATTICO. RECEIVED Anar fir" Lntan) Fau t-, l.ater5|4.3-- 4/ t6/9e Llrnrts lor Dr r nkr n9 Sr.tgqerted h.r l-al a llcnl lbr l l lr .'t Cl-, ^a I 1 t.r:r ,nq/l O. O1 rng/ I O.OE rno/l 4 tq/L Q.03 mg/r tt. QQ: mgll 10. O 6rq/ I (). Ol ''',g/ L tr. (r5 mcu i nc,nc ltulll 2O ngll none t?5 mgzl n onc 23O ^q/L23O 'n9/ I nonc non€ nono r.t llrllt a 9O(l nrq.z I IOO mqll t nonc l.O oq/l O-3 nqll (t. 03 rtg./ r nont nonc n0nc 3- C og.'Ir-r ==lonirr/ [rjr.t6t Lf!. D:-.: Elrran E. f<attcr lr*J tr:: errl6e lrlo.:'t=n3 orrt.dr.l - ?/Z 4/9A Lab nulaber A---t - th Arsenl c (Ae) Barir.rra(Ba) C-:3rar un ( Cd ) Chrorrr um (Cr ) Flrr6ri,de(F) Lrad (Fb) Flrrcury (Hg) Ni trrte (Nl Eel enr um ( 5r) Si I ver (Ag) Eolor (Co/Pt Llnrt, Uo"d.r.ttvl?9123 tlt. L Sodr urt (Ne ) Ctleir-rra(Ca) t'leqfrc5t um (l'19 ) Pst:egr uo (K ) Chlorrdc(CI ) Sul+.tr(:itJ'}, Phenol. At krl ini tv (ErCtrJ) Total Alkrl Inr !y (C:CtlS) 81 c,arbor,.tc (IICOI) C.rttonatE (gO3) 9r zzol.,.rd So I i dr H.rc,aoa. (Callflft Turbr<rl tv (NTU) B6ron ( 8) Coggar (Cu) I.oa (Fo) Fllng:nrqc (Flt't I trlol /Ect.num (t1O ! A.ttnronrr(N) ),f.rot9arlE,c ( F , l'tnc rZnr ioLrl Cgl r ior ,- B-€t-rr. L;CiE: Cnlr ll'rdiztj lrmrt 6898 tetfh Hubbet 4'na ?ruit, 3a:.rala a /TXALYilCAL I'TN'? Ermucl =on Purnp Co- , Far.rn Srrrorrcl rvt I 6l urrroorJ Spr r rrgr t CE L&rr!!af io.58e6 Dtr;Grc:= ranafaf, Jut{i;fagaa. !-Lc,rto(, lllel - O.OO4 ag/L' O. t17 ng/l O. (r)Or) .ng / I O.OQO nq/1 t] .OC} oglI' O- OO1 ,ttgl L, o-OOOOO mg/l' O. 33 rng.t lz .). OO2 fiq/ l. O.OOOO ag/L -9 ,.qu's3l utttuuL/ Ltt l.l tni/l - 56 mgll - 20 rlqt Y' u.5 flrgl I. 2 n,qtl - ZO rng./ I' 0 mqlr t €16 rngl I ' ?2a mq/t O rnq'/ 1 ?aA drll ?rf, oslt - Ct.77 O.O53 o9lLg.uQQ oqll c.t. vQ ag/ Lo.Oot rq/l Ct. (,ul i,g/ I v- uu ogz I ,'r.Ol llrrJlzl u.OlJ ng,'i (l qol .' I Or)lnl c:: sc=drC - tnn ,d-..4 -l0- IItL1itftII HAY-12-9A 69249 Pt4 COLO-GEO-SURV-3A3e942L74 P-Al STATE OF COLOT\ADO COTORADO CEOTOG ICAt SURVEY Divisiorr of Mincr;rls ;1pd C;t'ology Dep,lrtrlr(,nl of Nrrtttrll Rcsourcos IllS Shtrrnr,rn Slroel, Ro(rrr) Tlcr Dlnvct, Colr.rr;rClrt 1,|020-i Phonr'(.!01) 866 2(;l I f AX (.)0.J) 0tr0-l{(r I Post'it Fax Note 7671 May ll.1998 Mr. Hric McCill'fr:rty Carfi cltl Cr:urrly Planrring I )cplrlr 109 8.' Street, Suitc 103 Clr.'nwootl Springs. CO 81601 RF.: Clinctop llnnch Surlivision Ccologic Ihzartl Revicw Dcnr Mr. Mc(latlbrty: trroviclecl (lre recommeuclations above arc conrpilcd with this offie'c' firtcls no SDol woulrl ;rrcclu<te clevelopnrerrt as inlcnded, If you hRvc iuty qttL'sli(rns, plt:itsc contat:t lhis 894-2t6'.1. Since rcly, Jonirlhan L, Wltite Engi nccrittg Gcologist I.)LI'AITTMF.NT (]F NATUT{AL RESOU IT( ]ES Rot R1r.li{\r (;(.'\ ( r r\*r /.rrrrr,; \ Iotirlrt'.rrl [\(,( lrlr\ o l ril'ia llrr Mit.h,rcl IJ Lc,nl l)r\ ilrlL)1il\ li)r SlJl( Cir'{ihrlril ;nrl l-.lirlrli:r At yr.rur rc(luest and irr accordilncc' lr.r S.8, 35 tlris oficc as rcviuwcd the ntatcrials sLlbtllittcd byl,ourol'li(,c lbrlhis proposeddcvclopurcn(, Cllinetop Subdivisionis lucltt:d on Main f,lk Clrcs'k bclrirrd thc Crarrtl Ilt:gback rtn thc tiorcst Scrvic:c access road tr'r (llirtctop Mr,:sl in tlie White Rivcr Natitrttal l-orcsl. The site is on gr:ntlc: to rrro<lcrale slopes on thc bonk of tlrc (lrcch, A lorge patt of thc propcrty lics otl an alluvial thrt. 'l'he CIOS lras reviewcd tlrc hric:lgcology and soils sectiott of tlrc Prslirninary Plan aPlrlicatiort and gener0lly cgllcgl witlt tlrc ilssussmcnt. Bear in mintl tltat soils rlr:rivr:rl litrnr lht: F,trglr Valley Flrrntatit'rtt t'an he problcutalic, se a silc spccific gcutechnical invcstigatiort and frrundation tlesigtnetl h1' a lict:nst:d '.)ngirlccrwith expelience in potcrrtially collopsiblc' soils is ruconrmeticled' Dellris f'torv.s rvu.rc corrccrly asscssctl irr lhe tlraiuage reporl crf the applicatiotr artd lhrct'll)Lllllods of mitigation wct'r- tlcntioltcd. Our only col'loenr is that the dellris tlow hnznrtl 0sst'ssll)cnl is quarttilativtll' .orri.t. 't'lrr.: lrytlrologic r.'.olcr-rlrrri1rrr5, rvlrilc likcly c,onsorvrlivu fcrr peak discharge lates. do ttot irtcludr'r a hulkirrg facror ior dctrr-is untl nrurl in (hc l]ow ttischargr,', A forrh tllitiSotiotl oplion thtt wc believc rvould provid; llrc tlcst rnitigirtion is u divcrsion berm corrstlucted lleflr', alld trpslopr'of tlttl ltotttc sitcs, Thc uphill diversion ancl positiviclrainagc swalcs ul tltc sides woultl causc ctehris tntl mud Uows to flow aroulld lhr"' ltontt: ancl not ber oblc to back up into thrrul. 1'hat would substarrtiully reduce Lhe linear l'eet 0f bcrnt reqttilerl sumpilr$d to (hrrt proposucl in th$ Drainage Repotl and would ulso arttcliorittc llrc 0ow hy rcqrriring il ltt tr;tvcl the <iisrnlce fi.onr t[!. pl'oplrt1y lipc ro thr. proposcd rcsidonccs. Our recotrtnrendotion ttt tlte C]ottttly is thnt tltcy rcquirc dcbris llow tnitigution as ootiditittn upotr al)ploval, rrgic lrrrzurtls thlrl olficr.: at (301) Dcte 9fit ll.El,,t rto Fr; c, ltlr(r.^ (l'r,-,1,t'o do- uL,.le Co./DcFt.Co &S Pltorld f 1*'" o T.r3 ?.4 / -a N i "'n ?'zr, ,l ?i- 779s-l-:lx f .za'd luiol- STATE OT COLOTUDO OTTICE OF THE STATE ENGINEER Division of Water Resources Depanment of Natural Resources 1313 Sherman Sueet, Room 818 Oenver. Colorado 80203 Phone (303) 866-3581 rAx (303) 856-3589 Eric McCafferty Garfield County Building and Planning 109 Eth St Ste 303 Glenwood SPrings CO 81601 SPUKJWclinetoP ranch.doc cc: Orlyn Bell, Division Engineer Jim Lemon, Water Commissioner, District 39 May 12, 1998 Clinetop Ranch Subdivision Secs.35 & 36, T4S, R91W.6TH PM W. Division 5, W. District 39 Steve Lautenschlager Assistant State Engineer Roy Romcr Cr)vfJrlatr lirnes S. L(xhhexl Executive Director Hal D. $impvrn Sate Engineer Re: Dear Mr. McCaffe0: we have reviewed the above referenced proposalto subdivide a parcel of 24.76 acres into two lots, which will c,ontain one single family residence and a potbnti'a1 guesthouse on each lot. Therefore. a total of four single- family dwellings are proposed. Atso, a hor;; bam and Equipment shed are proposed to be constructed- Water is to be providea mrouln-tivo intiriarai on-iotwells, pursuant i9 1 qugmentation plan that was filed on December 10, 1997. Sewage is to Oe frrough individual septic and leach field systems' Due to the lack of a water cou( approved augmentation plan, the State Engineer finds pursuant to sectionlo-za-tsoti j(hi(l), c.R.s., that th; proposeJ water supply will cause material injury to decreed water rignts ano is inade{uatd. 'f you or the appliiani has any questions concerning this matter, please contact Kimberly Willson of this office for assistance. Sincerely, \Stle-@ z6/za'd 68SE 998 EAE Sf]UNOSfU d3IUM NICI ZS=8A 866T-ttr-AU]^l STA|E OF COLOIUDO OFFICE OF THE STATE ENGINEER Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room B1B Denver, Colorado 80203 Phone (303) 866-358.1 FAX (303) 866-3s89 Roy Romer Covernor lames S. Lochhead Executive Director Hal D. Simpson State Engineer Eric lVcCafferty Garfield County Building and Planning 109 8th St Ste 303 Glenwood Springs CO 81601 Re: ClinetoP Ranch Subdivision Secs. 35 & 36, T4S, R91W, 6TH PM W. Division 5, W. District 39 Dear [/lr. McCafferty: We have reviewed the above referenced proposal to subdivide a parcel of 24.76 acres into two lots, which will contain one single family residence and a potential guesthouse on each lot. Therefore, a total of four single- family dwellings are proposed. Also, a horse barn and equipment shed are proposed to be constructed. Water is to bg.provided'through two individual on-lot wells, pursuant to an augmentation plan that was filed on December 10,1997. Sewage is to be through individual septic and leach field systems. Due to the lack of a water court approved augmentation plan, the State Engineer finds pursuant to section 30-28-136(1Xh)(t), C.R.S., that the proposed water supply will cause material injury to decreed water rights and is inadequate. lf you or the applicant has any questions concerning this matter, please contact Kimberly Willson of this office for assistance. Sincerely, \St-* Lnffi**$$"?""- May 12, 1998 Steve Lautenschlager Assistant State Engineer SPUKJWclinetop ranch.doc cc: Orlyn Bell, Division Engineer Jim Lemon, Water Commissioner, District 39 Percolation testing has occurred in representative areas across the site. Percolation rates averaged between 10 and 43 minutes per inch, which would be sufficient for conventional ISD systems. The ISDS management plan submitted in the application is suflficient to meet county requirements. In terms of natural hazards, Main elk creek and the westerly drainage basin are the most significant impediments to development. This portion of main elk is not included in the various floodplain reports available to the county for review. However, building envelopes have been designated outside of the 100-year floodplain of main elk. The off-site drainage basin is probably the most significant development constraint affecting the property. The 25-year and 1OO-year drainage events have been considered and mitigation has been proposed. The state geological survey recommends the construction of berms that would deflect debris flows around the proposed homes. Whatever mitigation is used, including maintenance of any structures, and all information should be included within the final plat documents. AII development must ensure that no adjacent properties would be affected. The tract has approximately 1200 feet of creek frontage, which has eroded and degraded over time. The army corps of engineers has evaluated this erosion and has authorized bank and streambed stabilization. Both lots would be accessed from an internal cul-de-sac, approximately 700 feet in length and required to be built to primitive residential standards. The roadway should be dedicated to the subdivision homeowners association and must provide emergency vehicle access, as well as the ability to turnaround. Additionally, the county road impact fee would be applicable, resulting in a per lot fee of$1040 In terms of fire protection, cul-de-sacs in excess of 600 feet length may only be permitted if fire protection is ensured. An on-site pond is proposed to assist in fire protection needs and staff suggests that fire protection for the subdivision be coordinated with the appropriate fire protection district. The application addresses wildlife and environmental issues through a proposed mitigation plan. The plan includes creek stabilization, improvements to the riparian habitat, as well as other measures. The applicants have addressed comprehensive planning issues concerning agriculture, housing, open space, water and sewer, transportation and other issues. I generally concur with the analysis, with some dissent, specifically, that any development in agricultural areas will have negative impacts to the continuing agricultural uses and the possible provision of any guided fishing trips would necessarily increase vehicular trafiic. Based on this analysis, I recommend approval of the Clinetop ranch subdivision application, pursuant to the listed conditions. Additionally, I have had discussions with the applicants regarding the standard dog restrictions. I agree with the applicants that, in this case, the restriction should be rescinded, but the decision ultimately rests with the board of county commissioners. STATE OF CCLCI(AD COTORADO GEOLOGICAT SURVEY Division of Minerals and CeologY Department of Natural Resources 1 31 3 Sherman Street, Room 71 5 Denver, Colorado 80203 Phone (303) 866-2611 FAX (303) 866-2461 May 11, 1998 Mr. Eric McCafferty Garfi eld County Planning Department 109 8'h Street, Suite 303 Glenwood Springs, CO 81601 RE: Clinetop Ranch Sudivision Geologic Hazard Review Dear Mr. McCafferty: Jonathan L. White Engineering Geologist GA-98-0022 DEI'ARIMENT OF NATURAL RESOURCES Roy Romer Covernor lanres 5. Lochhead Executive Director Michael B. Long Division Director Vicki Cow.r( State CeoloBist and Director At your request and in accordance to S.B. 35 this office as reviewed the materials submitted by your office for this proposed development. Clinetop Subdivision is located on Main Elk Creek behind the Grand Hogback on the Forest Service access road to Clinetop Mesa in the White River National Forest. The site is on gentle to moderate slopes on the bank of the Creek. A large part of the property lies on an alluvial fan. The CGS has reviewedthe brief geology and soils section of the Preliminary Plan application and generally concur with the ass(:ssment. Bear in mind that soils derived from the Eagle Valley Formation can be problematic, so a site specific geotechnical investigation and foundation designed by a licensed engineer with experience in potentially collapsible soils is recommended. Debris flows were correctly assessed in the drainage report of the application and three methods of mitigation were mentioned. Our only concem is that the debris flow hazard assessment is quantitatively correct. The hydrologic calculations, while likely conservative for peak discharge rates, do not include a bulking factor for debris and mud in the flow discharge. A forth mitigation option that we believe would provide the best mitigation is a diversion berm constructed near, and upslope of the home sites. The uphill diversion and positive drainage swales at the sides would cause debris and mud flows to flow around the home and not be able to back up ;into them. That would substantially reduce the linear feet of berm required compared to that proposed in the Drainage Report and would also ameliorate the flow by requiring it to travel the distance from the property line to the proposed residences. Our recommendation to the County is that they require debris flow mitigation as condition upon approval. Provided the recomrnLendations above are compiled with this office finds no geologic hazards that would preclude development as intended. If you have any questions, please contact this office at (303) 894-2167. Sincerely, i:rrt{t{ Y - *{ii : Y iH irft'rtr&*t; t*"t# I I AFFIDAVIT OF SHAY ELLIOTT COMES NOW, Shay Etliott, Affiant herein, being first duly sworn, and deposes and states as follows: My name is Shay Elliott and my address is 1001 Grand Avenue, Suite 207, Glenwood Springs, Colorado 80601. 2. I am employed by the law firm of Robert M. Noone, P.C. J On April 28,1998,I prepared the Public Notice for the Public Hearing to be held on May 13, 1998, with regard to the Preliminary Hearing on application of Ralph and Connie Hubbell for the proposed Clinetop Ranch Subdivision, in the form attached hereto as Exhibit A, signed the Certificate of Mailing, and caused the Public Notice to be sent to the entities indicated on the Certificate of Mailing, Certified Mail, Return Receipt Requested I have received the return of only one (1) of the green cards indicating delivery, that being from Mrs. Lillian Reed (copy attached as Exhibit B). I have this morning contacted by phone the U.S. Post Office in Carbondale, Colorado and spoke with Rick, who informed me that the Public Notice addressed to Charles Bishop was picked up from the post office and signed for by Mr. Bishop on May 3, 1998. Additionally, I spoke with Bonnie at the U.S. Post Office in New Castle, who stated that Dennis Eicher picked up and signed for the Public Notice on April 30,1998, and that the Public Notice addressed to Julie Ann Inwood was still at the post office DATED: May 13, 1998 STATE OF COLORADO COUNTY OF GARFIELD l+',SUBSCRIBED AND SWORN TO before me the undersigned authority on this the t1 day 1 4 5 6 ) ) ) of May 1998 by the aforestated Affrant, WITNESS MY HAI\D AND SEAL. Elliott. Notary Public My Commission Expires My canmbslon &t#,,*Jrurnoo, PUBLIC NOTICE COPY Dennis & Margot Eicher P. O. Box 830 New Castle, Colorado 81647 Certified Mail: Pl64 027 826 Gharles Bishop 14{ Cottonwood Lane Carbondale, Golorado 81623 Gertlfied Mail: P{64 027 828 Julie Anne lnwood P.O. Box 52 New Gastle, GO. 81647 Gertified Mail: P164 027 827 Lillian Reed 4110 243 Road New Gastle, Golorado 81647 Certified Mail: P164 027 828 please take nofice that RALPH HUBBELL and GONNIE HUBBELL; have applied to the Planning and Zoning Commission of Garfield Gounty, State of Colorado, for Preliminary Plan review of the CLINETOP RANCH SUBDIVISION, in connectton w:ttr the following described property situated ln the Gounty of Garfield, State of Golorado, to wit: Legal Description: Lot 3 of the Rigoli Subdivision Exemption Practlcal Description:Located approximately nine (9) miles northwest of New Gastle, along the east side of C.R. 243 Said hearing is to review the preliminary Plan for the Clinetop Ranch Subdivision, a rbsidential subdivision proposing two (2) lots of approximately 14.5 and 10.2 acres each. All persona affected by the proposed subdivision are ilwited to appear and state their views, or obiecgons. lf you cannot appear personalty at such hearing, then you may state your opinion by lelter, pargcularly if you have obiec{ons to thl said application. The Planning Gommissibn will give tonsideration to the comments of surrounding propefi owners and others affected ln decidlng whether to grant or deny the request. This applicatton may be viewed at the office of the Planning Department located.at the Garfield County Courthouse, 109 8th Street, Suite 303, Glenwood Springs, Golorado, between the hours of 8:30. a.m. and 5:00 p.m., Monday through Friday. The public hearing on the application has been setforWednesday, Mly 13, 199f,at7:00 p.m. Garfleld County Gourthouse, 109 8th Street, Suite 303, Glenwood Springs, Colorado. CERTIIICATE OF MAILING I hereby certify that on this the 28th day ofApril, 1998, I forwarded a true and correct copy ofthe foregoing Public Notlce via via United States mail, postrge prepald, Certttied, Return Receipt Requested properly addressed to the person or persons as shown and to the addresses as indicated hereinabove, aud to the Gtenwood Sprlngs Planning and Zoning Commission ay Elliott' Robert M. Ralph and t Assistant to Legal Counsel for HubbellEXHIBIT A i :1r' I q".# r""#\{i * I T' ,r 5 trl ru 1, G ru cU' Tooq ao 3.o(D oo:o Eoo s 7n:o E83!roFt6 ';l O:- SoEq *o &o.'= E.e rT3 Fuo0Buelul rol PS Form PS Form 't995 PS Form 3800,1 995 o At= ; { -R. \.. \t (i- t % 1'a'no 3 G'@o -o (o(0(,r .lo 'tr tr.r C U,too q, CI'o 3.oo ToooE -toa o oc E5oo (fo to o zo =o E3oo -o ds.o.6o. oo =o 'popl old e6eteno3 ecueinsul oN llEtrl| peuluac rol ldlacau aqruas Flsod sn 5a9 Aao h9t d c U' il!g) U'o0-SEo EI ru{ trr ru ..o Eooo E o oo =(D CL =g- o A'o 3 \lg NE N$ \,6F N o 'oo o@oF aG oI9goc EgEE8a 3-g E.6-doA=g g? oc33 Fr :oP8xoo€' E4<o!!{d='a6 o '& a.ooaog ocT6o (Dtoo.N 0c.e'oaroo oo oailo 'oo o@o 0 ) t6 l" u I seeg 1 e6epo6 1y16g$1' ssepw s,00ss0rp9, |8'qql uqmqOqlotsdpoUtlttleu/tl peia^!|eo elBo 18 ruorl A olBunrqgldpceg urnpg ee3 Aaapg pepppeg eel tuoqpO ppeds eel Poul]oc e6e1soaY9$ , taaI €' 5d 35 F! rg 8a<o!E{o5e@ ilo*oaToo g oo-o T6 D6o o{ !o o@o F Fo 4D 0 o, kd*i6*E fr,eo'Z &'E- A= 3 ==o3 FoDo 0o oao !o 3,oo E.E C]' =a 6 :Do =.oao E oato U'Eoo. ELt,g o{aoo c)6 +. oe 'Ttoo o{ |. !o D@o F dto to D@o t0 ( N t ootoo Eoa,oGc a oaoEa =o,o !EoEt- a x Form 6. PS Fog a oa o o ostoEo o-c Eot at,xUIUIdol CI dd3 Htrl ao l! I and/or 2 lor addldonal rervlcea't;,*#"0; to r€yr't. ol lhlr bm !o that wB can tstum tti! cad to vou..ffiiddli"-b- m |ho lro|t ol lho tlllilpl€o', or on th' bad( r sptco do€. not oemil..ffi":ira,r. n rrrirt Feguoctad'on the inaildoce bobw.tto ltlkjo nuflter' ;iiltaffi *,oi-dial -ti,ou to-Yrdii ure idde war ttelivend and tho ddo toompldeilemt rcoflrCsto ilemr rPrlnt your nama dolivorcd. I also wish to receive lhe lollowing seMces (lor an extra tee): 1. El Addressees Address 2. El Restricted DeliverY Consult pctnaster for fee. tb f to: Lillian Reed 4110 243 Roed New Casfle, Colorado 8l6d7 , Docsmbor 1994 tr Registered E Express Mall E REtum R€ceiPt ancl lee E pafil) 10259+97-84179 Cerdfed lnsured tr coD b7. Date ol Dslivel EXHIBIT B LAN D TITL E GUiiRANTEE CCi\4PANY R e pre s e nting land Tille I nsurancc C o rpo ratio n, O ld R e p ub lic N atio nal Tille Insurance Company & Chicago Title Insumnce Company Robert M Noone, P.C Attn: Karl Hanlon t00l Grand Avenue, Suite 207 Glenwood Springs, Colorado 81602 Dear Karl, Upon review of the Garfield County records, Land Title Guarantee found no severed mineral interests. The property reviewed is lot 3 of the Rigoli Subdivision Exemption, owned by Ralph and Connie Hubbell. If you have any-firther questions please feel free to call any time. John 817 Colorado Avenue Suite 102 P.O. Box 2102 Glenwood Springs,CO 81602 (970) 945-26r0 FAX (970)945-4784