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HomeMy WebLinkAbout1.0 ApplicationBGDGRDIF/Pdi 0C oty lj FEB 52007 is/Ty yyA Telephone: gL1S co 613 Otct° GARFIELD COUNTY Building & Planning Department 108 8th Street, Suite 401 Glenwood Springs, Colorado 81601 Telephone: 970.945.8212 Facsimile: 970.384.3470 www.garfield-county.com Subdivision Application Form ➢ Subdivision Name: GENERAL INFORMATION (To be completed by the ap is nt.) ➢ Type of Subdivision (check one of the following types): Sketch Plan Preliminary Plan Final Plat ➢ Name of Property Owner (Applicant): bstv"c---L ➢ Address: C1 Sc' ➢ City: C�I��.... Z " "cc State: Zip Code: SIS( FAX: ➢ Name of Owner's Representative, if any (Attorney, Planner, etc): 04 ➢ Address: Telephone: q45 - .5()B Zip Code: 8/4-.1FAX: LIS- S-68 ➢ City: i��c�-.��Z S�' ; State: C ➢ Name of Engineer: ➢ Address: Telephone: ➢ City: r—ack-- State: Com- Zip Code: FAX: ➢ Name of Surveyor: ➢ Address: 5 L Ce/ ➢ City: (� '^ ��� State: Zip Code: FAX: Telephone: ➢ Name of Planner: ➢ Address: � Telephone: 9 Z--7 ➢ City: State C' Zip Code: o((.Z t FAX: c;Z?- '4?b� GENERAL ➢ Location of Property: Section 0,Practical Location / Address INFORMATION continued... 1--S `" Township 5 _" Range !O t-4-1- ' / of Property: (--00-1-7 1V/ c, -Z- Z`( - Current Size of Property Number of Tracts / Lots Created Property Current Land Use 1. Property's Current 2. Comprehensive Plan Proposed Utility Service: - Proposed Water Source:-^��� (See "Attachment C" to be Proposed Method of Sewage ➢ Proposed Public Access ➢ Easements: Utility: Ditch: ➢ Total Development Area to be Subdivided (in within the Proposed Designation: Zone District: acres): 15. S Subdivision: A R A' b 11 Map Designation: •• c- fit✓ 1 Z completed with Preliminary Plan Ap lication) Disposal:J-`^�'J' eJc-les: ,,, VIA: Cs -'y ..,Dc.e___ 1 -5 C)cc.� - 7.?e4c -, b• k-<--^ (fill in the appropriate boxes below): �I- . (1) Residential Units / Lots Size (Acres) Parking Provided Single -Family 1\ 1 , .5 4o 10.-L_ Z 1,.t.- �� Duplex Multi -Family Mobile Home Total \ 1 j - 5 4- l'.1-- Z.Z -\-.a-cI lot- Floor Area (sq. it.) Size (Acres) Parking Provided (2) Commercial (3) Industrial (4) Public / Quasi -Public (5) Open Space / Common Area Total Base Fee: Sketch Plan - $325.00; Prelim Plan - $675.00; Final Plat - $200 2 • • and the County Surveyor has signed the Final Plat in Mylar form, it will be scheduled at the next BOCC meeting to be placed on the consent agenda with a request to authorize the Chairman of the BOCC to sign the plat. Once the Final Plat is signed, it is then recorded by the County Clerk in the Clerk and Recorder's Office for a fee of $11 for the first sheet and $10 for each additional sheet thereafter. This fee shall be paid by the applicant. This act of recording the signed Final Plat represents the completion of the Garfield County Subdivision Process. Please refer to the specific language in the Final Plat portion (Section 5:00) of the Subdivision Regulations for specific timelines and additional responsibilities required of the applicant to complete the Final Plat process. Please Note: This information presented above is to be used as a general guide for an applicant considering a subdivision in Garfield County. It is highly recommended that an applicant either purchase the Garfield County Zoning Resolution and Subdivision Regulations or access them on-line at: http://www.garfield-countv.com/building and planninq/index.htm in order to ascertain all the necessary requirements for each of the three steps including Sketch Plan Review, Preliminary Plan Review, and Final Plat Review. I have read the statements above and have provided the required attached information which ' co rect and accurate to the best of my knowledge. 2 (Signature of applicant/owner) Last Revised: 02/2006 8 Date • • I. THE SUBDIVISION PROCESS In order to subdivide land in Garfield County, an Applicant is required to complete the following land use processes in the following order: 1) Sketch Plan Review Process, 2) Preliminary Plan Review Process, and 3) Final Plat Review Process. This section will briefly describe the nature of each process and provide general direction including subdivision regulation citations to a potential applicant requesting subdivision approval in Garfield County. All of the Garfield County Zoning and Subdivision Regulations are located for purchase at the Planning Department and can also be found on the World Wide Web at the following address: http://www.garfield-county.com/building and planning/index.htm A) The Sketch Plan Review (Section 3:00 of the Subdivision Regulations) 1. Purpose The purpose of the Sketch Plan process is to allow an individual an opportunity to propose a subdivision in a "sketch" format to the Planning Department and the Garfield County Planning Commission in order to obtain a cursory review for compliance with the County's land use review documents, regulations, and policies to identify any issues that would need to be addressed if the proposed subdivision were to be pursued. 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Sketch Plan review process as the first step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision (Section 2:20.48) as the division of a lot, tract or parcel of land into two (2) or more Tots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Sketch Plan Review an Applicant is responsible for reviewing Section 3:00 of the Subdivision Regulations and providing enough information to the Planning Department in the application to conduct a thorough review and provide the resulting comments to the Planning Commission for their review and comments. Specifically, Section 3:30, 3:32, and 3:40 of the Subdivision Regulations contain the specific information required to be submitted to the Planning Department in order to satisfy the application requirements in addition to the information requested on this application form. 4. Process / Public Meeting The Sketch Plan review process is considered a 1 -step process because the application is reviewed only by the Planning Commission at a public meeting. In order to appear before the Planning Commission, an applicant will have submitted all required application submittal requirements mentioned above to the Planning Department Staff. Once submitted, Staff will have 15 working days to review the application to determine if all the required submittal information has been submitted as required. If Staff determines that all the required information has been submitted, a letter will be sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been 3 • • scheduled to be reviewed before the Planning Commission and will request the applicant supply additional copies to provide the Commission for their review. If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. If the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. In addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application. As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant. At the date and time set for the public meeting before the Planning Commission, Staff will present the findings in the Memorandum and the applicant will be required to present the proposed subdivision and respond to comments and questions provided by the Planning Commission. The comments provided to the Applicant by the Planning Department and the Planning Commission as a result of the Sketch Plan Process will be kept on file in the Planning Department for 1 -year from the meeting date before the Planning Commission. If an Applicant does not submit a Preliminary Plan application to the Planning Department within the 1 -year timeframe, the Sketch Plan file will be closed and the Applicant will need to reapply for a Sketch Plan review prior to a Preliminary Plan review. B) Preliminary Plan Review (Section 4:00 of the Subdivision Regulations) 1. Purpose The purpose of the Preliminary Plan review process is to conduct a thorough review of the many aspects that are associated with dividing land in Garfield County for the purposes of residential, commercial, and industrial development. This is the most intensive review step where the Building and Planning Staff, the Planning Commission, and the Board of County Commissioners (BOCC) will conduct a thorough review of all the issues associated with the proposed subdivision against the County's regulatory requirements. Ultimately, the purpose of this process is to identify all the major issues in the proposed subdivision by using the County's Zoning Resolution, Subdivision Regulations, Comprehensive Plan of 2000, as well as other state and local referral agencies that will provide comments on any issues raised in their review. This is the process that will either approve or deny the application request. 4 • • 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Preliminary Plan review process as the second and most intensive step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Preliminary Plan Review, an Applicant must have already completed the Sketch Plan review process addressed in Section 3:00 of the Subdivision Regulations. An applicant requesting Preliminary Plan review will be required to submit this application form, all the required submittal information contained in Sections 4:40 to 4:94 of the Subdivision Regulations as well as address all of the applicable Design and Improvement Standards in Section 9:00 of the Subdivision Regulations. In addition to the substantive submittal information related to the proposed subdivision project itself, an applicant is required to complete all the public notice requirements so that legal public hearings can be held before the Planning Commission and the BOCC which is addressed in Sections 4:20 — 4:31 of the Subdivision Regulations. 4. Process / Public Hearings The Preliminary Plan review process is considered a 2 -step process because the application is ultimately reviewed by two County decision-making entities during public hearings: the Planning Commission who makes a recommendation to the BOCC. In order to obtain dates for the public hearings before the Planning Commission and the BOCC, an applicant will have submitted all required application submittal requirements mentioned above to the Planning Department Staff. Once submitted, Staff will have 30 working days to review the application to determine if all the required submittal information has been submitted as required. If Staff determines that all the required information has been submitted, a letter will be sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been scheduled to be reviewed before the Planning Commission / BOCC. Additionally, Staff will provide the applicant with the notice forms to be mailed, published, and posted. If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the 5 • • applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. If the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission / BOCC will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. In addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application. As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission / BOCC containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant prior to the public hearings. As mentioned above, Staff makes a recommendation to the Planning Commission and the BOCC regarding the issues raised in the analysis of the proposed subdivision. The Applicant will first propose the subdivision to the Planning Commission who is responsible for making a recommendation of approval, approval with conditions, or denial to the BOCC. Next, the application will be reviewed by the BOCC during a regular public hearing. The BOCC will consider the recommendations from the Planning Staff and the Planning Commission, the information presented by the applicant, and the public. As a result, the BOCC is the final decision-making entity regarding the proposed subdivision and will either approve, approve with conditions, or deny the application. If the BOCC approves the subdivision application at the public hearing, the approval shall be valid for a period not to exceed one (1) year from the date of Board approval, or conditional approval, unless an extension of not more than one (1) year is granted by the Board prior to the expiration of the period of approval. (See the specific information provided in Section 4:34 of the Subdivision Regulations.) Following the hearing, Staff will provide a resolution signed by the BOCC which memorializes the action taken by the Board with any / all conditions which will be recorded in the Clerk and Recorder's Office. Once an applicant has Preliminary Plan approval, they are required to complete the third and final step in the County's Subdivision Process: Final Plat Review. C) Final Plat Review (Section 5:00 of the Subdivision Regulations) 1. Purpose The purpose of the Final Plat review process is to provide the applicant with a mechanism to prove to the County that all the conditions of approval required during the Preliminary Plan review process have been met / addressed to the satisfaction of the Planning Staff and the BOCC. This being the case, the chairman of the BOCC will 6 • • sign the Final Plat and have it recorded memorializing the subdivision approval granted by the BOCC. This is the last step in the County's subdivision process. 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Final Plat review process as the third and last step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Final Plat review, an Applicant must have already completed the Preliminary Plan review process addressed in Section 4:00 of the Subdivision Regulations. An applicant requesting Final Plat review will be required to submit this application form, all the required submittal information contained in Section 5:00 of the Subdivision Regulations and responses to all the conditions of approval required as part of the Preliminary Plan review process. 4. Process The Final Plat review process is considered a 1 -step process because the application is ultimately reviewed by the Building and Planning Staff and presented to the BOCC for their signature if the application satisfies all the required submittal information to the satisfaction of the Building and Planning Department. If Staff determines that all the required information has been submitted, a letter will be sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been scheduled to be presented to the BOCC for signature. (This is not a public hearing or meeting and therefore does not require public notice.) If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the applicant knows what additional information needs to be submitted. Once the application has been deemed technically complete and a date has been established as to when the BOCC will review the Final Plat, Staff will review the application / Final Plat in terms of adequacy to determine if all the submittal information satisfies the Final plat requirements as well as the responses to the conditions of approval. During this review, Staff will forward the Final Plat the County Surveyor for review and a signature. In the event there are additional questions or clarification issues to be addressed, the County Surveyor will generally contact the applicant to have the plat adjusted as necessary. Once, Staff has completed the review and all required information has been submitted to the satisfaction of the Planning Department 7 Page 11 ATTACHMENT C FORM NO. GWS -76 02/2005 WATER SUPPLY INFORMATION SUMMARY STATE OF COLORADO, OFFICE OF THE STATE ENGINEER 1313 Sherman St., Room 818, Denver, CO 80203 Phone — Info (303) 866-3587 Main (303) 866-3581 Fax (303) 866-3589 Section 30-28-133,(d), C.R.S. requires that the applicant submit to the County, "Adequate sufficient in terms of quantity, quality, and dependability will be available to ensure an adequate http://www.water.state.co.us evidence that a water supply that is supply of water." 1. NAME OF DEVELOPMENT AS PROPOSED: 2. LAND USE ACTION: 3. NAME OF EXISTING PARCEL AS RECORDED: SUBDIVISION: , FILING (UNIT) , BLOCK , LOT 4. TOTAL ACREAGE: 5. NUMBER OF LOTS PROPOSED PLAT MAP ENCLOSED? ■ YES or ■ NO 6. PARCEL HISTORY — Please attach copies of deeds, pats, or other evidence or documentation. A. Was parcel recorded with county B. Has the parcel ever been part If yes, describe the previous prior to June 1, 1972? • YES or ■ NO of a division of land action since June action: 1, 1972? ■ YES or ■ NO 7. LOCATION OF PARCEL — Include a map delineating theproject area and tie to a section corner. 1/4 of the 1/4, Section , Township • N or ■ S, Range • E or ■ W Easting: Principal Meridian: Optional GPS must be meters, Format must be UTM, Units ■ Zone 12 or ■ Zone 13 ■ Sixth ■ New Mexico ■ Lite ■ Costilla Location: GPS Unit must use the following settings: Datum must be NAD83, Unit must be set to true N, Northing: 8. PLAT — Location Surveyor's Plat: of all wells on property must be plotted and permit If not, scaled hand drawn sketch: numbers provided. ■ YES or ■ NO ■ YES or D NO 9. ESTIMATED WATER REQUIREMENTS 10. WATER SUPPLY SOURCE USE WATER REQUIREMENTS ■ NEW WELLS - ■ EXISTING ■ DEVELOPED HOUSEHOLD USE COMMERCIAL USE IRRIGATION # # of units Gallons per Day Acre -Feet per Year WELL SPRING WELL PERMIT NUMBERS PROPOSED AQUIFERS - (CHECK ONE) 0 ALLUVIAL 0 UPPERARAPAHOE ❑ UPPER DAWSON 0 LOWER ARAPAHOE ❑ LOWER DAWSON 0 LARAMIE FOX HILLS ❑ DENVER 0 DAKOTA ❑ OTHER: # of S. F of acres STOCK WATERING OTHER: # of head ❑ MUNICPAL WATER COURT DECREE CASE NUMBERS: • ASSOCIATION ■ COMPANY TOTAL ■ DISTRICT NAME LETTER OF COMMITMENT FOR SERVICE • YES or ■ NO 11. WAS AN ENGINEER'S WATER SUPPLY REPORTDEVELOPED? (This may be required before our review is completed.) ■ YES or ■ NO IF YES, PLEASE FORWARD WITH THIS FORM. 12. TYPE OF SEWAGE DISPOSAL SYSTEM ❑ SEPTIC TANK/LEACH FIELD ❑ LAGOON ❑ ENGINEERED SYSTEM (Attach a copy of engineering design.) ❑ CENTRAL SYSTEM DISTRICT NAME: O VAULT . LOCATION SEWAGE HAULED TO: O OTHER: • • GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT AGREEMENT FOR PAYMENT FORM (Shall be submitted with application) GARFIELD COUNTY (hereinafter COUNTY) and (hereinafter APPLICANT) agree as follows: 1. APPLICANT has submitted to COUNTY an application for (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that Garfield County Resolution No. 98-09, as amended, establishes a fee schedule for each type of subdivision or land use review applications, and the guidelines for the administration of the fee structure. 3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT agrees to make payment of the Base Fee, established for the PROJECT, and to thereafter permit additional costs to be billed to APPLICANT. APPLICANT agrees to make additional payments upon notification by the COUNTY when they are necessary as costs are incurred. 4. The Base Fee shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board of County Commissioners for the consideration of an application or additional COUNTY staff time or expense not covered by the Base Fee. If actual recorded costs exceed the initial Base Fee, APPLICANT shall pay additional billings to COUNTY to reimburse the COUNTY for the processing of the PROJECT mentioned above. APPLICANT acknowledges that all billing shall be paid prior to the final consideration by the COUNTY of any land use permit, zoning amendment, or subdivision plan. APPLICANT Date: /74's-77E- Print 7,'s7-7E Print Name Mailing Address: 6ree`t . 4y. R (s/,en c00c^c( 5p2,�7 7 S S' /0 0/ Pace 4 FEB 0 5 2007 BUIL.o1NG FLA 1111 It WEIN 11ff ins on u■ — = MI — — —11111 9//Ji/( 1Ji%I it,�l;�/ /l /1// /J)// /' // 111(1(( 1�I)/)i, /11�//� Ii � I 0.11% � (1) / (( ) )1,1,1 //4//i/ 1 %,�,i1.111� ///5//1/?h//'/ a/4. // /jai/%s4//l/1/ // 'l !;� , /-1 ill,(I yi/ a4lb / ,e,0V / l /b / ,' 0,�a,1J / / To: Planning and Zoning Commission From: Carol Turtle (970) 945-7008 Re: Orchard Creek Proposed Development Date: May 9, 2007 I think we are lucky to have developers who want to save the apple orchard. The clearing of the dead wood that has already been done looks great. While I would prefer that the entire parcel be turned into a Conservation Easement or community park, I did not purchase this property, so I realize I have very little to say about that. As a long time resident of this neighborhood, I appreciate the opportunity to have some input about this proposed development. I do not have a problem with 10 houses more densely grouped here than anywhere else on Canyon Creek in exchange for saving the orchard and pasture, provided the orchard and pasture are somehow permanently "locked up" and will forever remain unavailable for development in the future. I do not have a problem with the water and sewer issues because I trust the county has stiff requirements that must be met to protect the creek. I worry if the water table will be able to support 10 more houses? I DO, however, have a HUGE problem with the access road to the development being located on Canyon Creek Road. As someone who walks on Canyon Creek Road frequently, I personally know the proposed subdivision entrance to be in a very dangerous place because it is on a blind hill and curve. I have observed COUNTLESS "near misses" at and around this site. Very dangerous!! The use of Canyon Creek Road is changing and becoming busier almost daily. My understanding is that 10 houses would generate up to 100 additional vehicle trips per day!! Along with the increased use for recreational purposes (walkers, bicyclers and horseback riders), this road simply can't handle additional traffic. Canyon Creek Road, with its narrowness, blind curves, blind hills, hidden driveways, and already increased traffic (both vehicular and recreational), is a hazardous road as it exists now! I believe it would be EXTREMELY IRRESPONSIBLE to approve the entrance to Orchard Creek from any place on Canyon Creek Road. Thank you. Page 1 of 1 Craig Richardson From: Jim Rada Sent: Friday, May 04, 2007 10:29 AM To: Craig Richardson Subject: Orchard Creek Ranch Subdivision Sketch Plan Attachments: Jim Rada.vcf Craig, Comments on the referenced plan: 1. I realize that this is only a concept at this point. 2. Although the Cluster plan indicates lots of greater than an acre, some lots appear to have much less than an acre in the building envelopes. No information is given as to the types of buildings, building foot prints, other allowable structures, etc, so it is difficult to say whether adequate area will be available for ISDS. 3. The predominant soils in the area appear to have the potential to have substantial amounts of fine particle fraction so leach field sizes could be substantial depending on the size of the buildings (number of bedrooms). Also, if the County desires to require or request reserve areas be set aside for potential leach field replacement, this will affect the available building area. 4. On a positive note, the use of a community water system will reduce ISDS setback issues although I did not see a location of the referenced wells on any of the maps. Larger homes greater than 4 bedrooms will increase the mandatory well to leach field setbacks. Hopefully a good water quality analysis will accompany the next referral. 5. Large surface disturbance in close proximity to the creek will require extraordinary planning to design a stormwater management plan that protects the water quality in the creek. A stormwater permit will likely be required, but if not, the county should do whatever is within its authority to require the developer to manage stormwater to the greatest extent possible. 6. No information was provided on the plans indicating the location of current irrigation ditches. For the next step it will be important to understand where ditches are, how abandonment will take place, where relocations will be etc. so that we can look at this information relative to potential building and ISDS placement. Looking forward to the next step. Jim Rada, REHS Environmental Health Manager Garfield County Public Health 195 W 14th Street Rifle, CO 81650 Phone 970-625-5200 x8113 Cell 970-319-1579 Fax 970-625-8304 Email jrada@garfield-county.com Web www.garfield-county.com 5/9/2007 DEPART April 30, 2007 To: Craig Richardson, Garfield County Planner From: Ron Biggers, Deputy Fire Marshal, Glenwood Springs F.D. Comments on Subdivision Sketch Plan for Orchard Creek Ranch, location County Road 137 It may be a little early in the process for some of my comments but by giving them now the developer will be able to include them in their future submittals: • All residences in this subdivision shall have an automatic fire suppression system installed in them. The systems shall be designed to meet 2007 NFPA 13R standards. • All collector roads shall be a minimum of 20 feet wide (2-10 foot wide travel lanes), they shall have an all-weather surface. Roads to be posted with No - Parking signs, if parking is to be permitted, the roads shall be wide enough to have 20 feet of an unobstructed travel lane. If the Cluster Subdivision design is approved the Common Driveways dimensions and design will need to be reviewed/approved by the Glenwood Springs Fire Department. Diameter of the Cul-de-sacs shall be 90 feet. All road designs shall meet the requirements of Section 503 of the International Fire Code, 2003 edition that apply. • Besides the automatic fire suppression systems in the homes an external water supply to provide additional fire flow water may be required by the Glenwood Springs Fire Department. The attached Legal and Physical Water Supply report does not address this supply. • Some of the building sites may need to be accessed to evaluate if they contain wildfire hazard fuels that may need some mitigation prior to building on the site. More comments will follow as more detailed information is submitted as this project moves forward. 101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506 ORCHARD CREEK RANCH Garfield County, Colorado A/R/RD Subdivision Sketch Plan Application January 24, 2007 Prepared For: Orchard Creek Ranch, LLC 950 Greenway Drive Glenwood Springs, CO 81601 Prepared By: The Land Studio, Inc. 1002 Lauren Lane P.O. Box 107 Basalt, CO 81621 Phone: (970) 927-3690 Fax: (970) 927-4261 landstudio2@comcast.net ED FEB 0 5 2007 GARR CO! BUILDiNG a ;Awi G 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Orchard Creek Ranch Garfield County Sketch Plan Application Table of Contents January 24, 2007 1. Introduction 2. Property Ownership and Legal Description 3. Consent letters from Orchard Creek Ranch LLC 4. A/R/RD Subdivision Yield Plan 5. A/R/RD Cluster Subdivision Sketch Plan 6. Compliance with Garfield County Comprehensive Plan 7. Existing Conditions Map 8. Adjacent Land Owners 9. Description of natural or man-made features requiring buffering 10. Vicinity map 11. Source and amount of water supply 12. Proposed type of sewage disposal 13. Geology Report and U.S.D.A. Soil Designations 14. Statement assessing impact on lakes, streams and topography 15. Statement assessing potential radiation hazards 16. Statement that all subdivision lots will have access to public right -of -way 17. Anticipated Source of Services Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 1. Introduction Orchard Creek Ranch is an approximately 25.67 acre parcel located west of the Canyon Creek Estates along Highway 6 & 24 west of Glenwood Springs in Garfield County, Colorado. The site is situated on the west side of the valley floor with Canyon Creek to the east. Vegetation on the valley floor consists of an existing apple orchard, irrigated pasture grasses, cottonwoods and riparian vegetation along Canyon Creek and along irrigation ditches adjacent to County Road 137. The parcel has access from County Road 137 to the west and the existing zoning for Orchard Creek Ranch is Agricultural/Residential/Rural Density (A/RIRD). The Subdivision Sketch Plan application demonstrates the ability to subdivide the property into (11) 2+ acre lots. This Yield Plan is included in the Subdivision Sketch Plan application. While the Yield Plan demonstrates the ability to subdivide the property into 2+ acre lots, the applicant desires to proceed with a Cluster Subdivision Plan in order to conserve the existing apple orchard and pasture on the south end of the property. The Cluster Subdivision Plan included in this application demonstrates the ability to subdivide the property into (10) 1+ - acre lots and a remainder parcel of 10.26 acres containing the orchard and pasture. The remainder parcel or Lot 11 will continue to be irrigated with the existing surface water rights and the proposed uses for Lot 11 will be agricultural, or recreational in nature. This open space parcel will be conserved to prevent future development and the applicant is currently preparing a conservation easement for Lot 11 that will be held by Aspen Valley Land Trust. The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 2. Property Ownership and Legal Description The Land Studio, Inc. Ul/ Zzt zuu r rho. Recaptlo ecg t10 s; 71:20 uM 8:1684 P.0355 Jean Piberic4 1 of 2 Rac Fee:$11.00 Doc Fee:155.5o GPRFIEt_P COUNTY WARRANT GEED TlrtS DEED, made this 13th day c,f January, 2007, between Finley Romes, Jnc, of the said County of Pitkin and State of Colorado, Grantor, and Orchard Creek Ranch, LLC whose legal address is: 950 Greeuway Drive, Glenwood Springs CO 81601 of the said County of Garfield and State of Colorado, grantee: WITNESS, that the grantor, for and in consideration of the sum of ( $10.00) Ten dollars and Zero cents, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these pre�t in, sell, cora cy s nts does gr. bargain, and confirm, unto the grantees, their heirs and assigns forever, not in tenancy in ean#non but in joint tenancy, all the teal property, together with improvements, if any, situate, lying and behtg in the County of Garfield and State of Colorado described as follows: 111 CO Ric Fee $11.00 Doc Pee $155.50 See "Exhibit A" attached hereto CONFORMED COPY e0A7coknai----- ja-ti3t1:471-- cSrg k also known by street and number as: TBD Cty Rd 137, Glenwood Springs, CO 81601 TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and alt the estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances. TO HAVE AND TO BOLI) the said premises above bargained and described, with the appurtenances, unto the grantee, his heirs and assigns forever. And the grantor, for himself, his heirs, and personal riepresentatives, docs covenantt,,f these bargain, and agree to and with the grantee, his heirs and asstgna, that at the time fc ofhe en .e lend and delivery of t e se presents, he is well seized of the premises above conveyed, has good, sure, bargain,esell and Canvey of inheritance. in law, in fee airrcphe, and has good right, full power and lawful authority to grant, the same in manner and form as aforesaid, and that the same are free arid Clear from all former and other grants, bargains, 5atca, i1en5, taxes, assessments, cneurnbrancc3 and rcatrictio'trs of whatever kind or nature roaverr except 'general taxes for the year 2007 and subsequent years,; and those speeifc exceptions described by reference to recorded documents as reflected in the Title Documents accepted by Grantee(s) In accordance with Section 8(i(*itle hevieln) of the Contract ta Buy and Sell Real Estote relating to the above described property; distribution 'inlay easements (Including cable Th), thole spectfrcauy described tights ofthird parties not shown by the public reom'ds of which Grantee has actual ktrowledge and which were accepted by in accordance with Section 8b (Matters not shown by the Public Records) and Section Sc (Survey Review) of the Contract Grantee(s) and) inclaarton o theproperty wuhin any special faX district; to Buy Sell Real Estate relating to the above described real property, f and, the .benefit and burdens of any declaration and parry wall agreements orany." the The grantor Shall and will WARRANT AND FOREVER DEFEND the above-bargainedpersons 'awfullysinclaiming quiet and peaceable possession of the granted, his heirs and assigns, against all and every pctsotl or whole or any part thereof. The singular number shall include the plural, the plural ttae singular, and the use of any gender shall be applicable to all genders. IN WITNESS WI FREOF, the grantor has executed this deed on the date act forth above. >�y )gra Presid STATE 01? Colorado ) 1313 - COUNTY OF Pitkin ) The foregoing instrument was acknowledged before me this 15th day of January, 207, by Kathy F 'Finley l3omca, Inc. My commission expires:51 1,1 0qz. ss my Band and racial 5 Servlet Tide of Coiorndo..filrnwood Sprlogx Division lane Ne r. 2006(Yl44 No. 921 A - Wattauty Deed . To ]tint Tenets Paget of t *-0Rfv-tbi APT__ 2'I upo �f a Comae ,Ca - EXHIBIT A LEGAL DESCRIPTION Order No,: 20060944 A PARCEL OF LAND STRIATED IN THE WI6SW1/4 OF SECTION 25 AND' WhNW% OF SECTION 36, TOWNSHIP 5 SOUTH, RANGE 90 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARF}ELD, STATE OF COLORADO, SAID PARCEL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: (ATL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N 8796'04" E BETWEEN THE NORTHWEST CORNER AND THE NORTH ONE QUARTER CORNER OF SECTION 25 OF SAID TOWNSHIP AND RANGE) COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 36; RIGHT-OF-WAY OE 1-70, A REBAR AND CAP L.S. #} 9598 IIs THENCE S 31°.10'54" E 1700.30 FEET TO A POINT ON THE NORTHERLY RI PLACE, THE TRUE POINT OF BEGINNING; ` THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY OF 1-70 S 89°48'43" V 296.09 FEET; THENCE CONTINUING ALONG SAID NORTHERLY RIGHT-OF-WAY ALONG THE ARC Ok A CURVE TO THE LEFT HAVING RADIUS OF 1081.70 FEET AND A CENTRAL ANGLE OF 03°30'40", A DISTANCE OF 56.29 FEET, (CHOR13 BEARS 5 88°03'23"W 66.28 FEET) TO AN EXISTING FENCE ANGLE POINT BEING ON THE EASTERLY RIGHT-OF-WAY OF GARFIELD COUNTY ROAD N137; THENCE ALONG SAID EXISTING FENCE LINE AND EASTERLYRIGHT-OF;-WAY OF SAID COUNTY ROAD N 0094'54^ E 163.90 FEET; THENCB CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGHT`;- OF -WAY N 07°55'15" W 78.84 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGHT, -OP -WAY N 10°56'27" W 123.79 FEET; FENCE LINE AND EASTERLY RIGITP-OF-WAY N 11°58'05" W 82.42 FEET; ENCE ONTINUING ALONG ONTINUING ALONG SAID THENCE CPENCE LINE AND EASTERLY RIGHt-OF-WAY N 13°0510" W 59.89 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIG}DTj-OF-WAY N 10°2819" W 6$.84 FEET; TRENCH CONTINUING ALONG SAID PENCE LINE AND EASTERLY RIGH' -OF -WAY N 09°23'19" E 59.88 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGHT] -OF -WAY N 12°5911" E 166-56 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGH" -OF -WAY N 22-35'20' E 153-62 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGHII-OF-WAY N 24°01'31" E 143.68 FEET; THENCE CONTINUING ALONG SAID FENCE LINE AND EASTERLY RIGHT; -OF -WAY N 2643'07" E 22.66 FEET; THENCE LEAVING SAID EXISTING FENCE LINE AND CONTINUING ALOIN SAID EASTERLY RIGHT-OF-WAY ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 677.05 FEET AND A CENTRAL ANGLE OF 22°25'39", A DISTANCE OF 265.02 FEET. (CHORD BEARS N 07°26'12" E 263.33 FEET); THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY N 03°408" W 246.76 FEET; THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 488.36 FEET, A CENTRAL ANGLE OF 20°54'00", A DISTANCE OF 178.14 FEET (CHORD BEARS N 06°40'22" E 177.16 FEET; THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY N 17°07'22" E 187.15 FEET; THENCE CONTINUING ALONG SAIF EASTERLY RIGHT-OF-WAY ALONG THE ARC OF A CURVE TO THE LEFT RAVING A RADIUS OF 638.08 FEET, A CENTRAL ANGLE OF 039014", 14", A DISTANCE OF 35-31 ,EET .(CHORD BEARS N 1Y32'15" E 35.31 FEET); THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY N 13°57'08" F. 76.07 FEET; THENCE CONTINUING ALONG SAID EASTERLY RIGHT -OF WAY ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 431.02 FEET, A CENTRAL ANGLE OF 18°07'44", A DISTANCE dF 136.38 FEE 1 (CHORD BEARS N 23°01'00" E 135.81 FEET); THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY N 32°04''52" E 10I.80 FEET; THENCE CONTINUING ALONG SAID EASTERLY RIGHT-OF-WAY ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 329.70 FEET, A CENTRAL ANGLE OF 06°28'00", DISTANCE OF 37-21 FEET (CHORD BEARS N 28°50'52" E 37.19 FEET) TO A POINT ON AN EXISTING FENCE LINE; THENCE LEAVING SAID RIGHT-OF-WAY AND ALONG SAID EXISTING ENCE AND FENCE LINE EXTENDED 5 7913'10" E 322.17 FEET TO THE CENTERLINE OF CANYON CREEK; THENCE ALONG SAID CENTERLINE 5 0998'05" 5 1.95 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 04°08'06" W 424.03 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 23°38'46" W 80.20 FET; THENCE CoNTINUTNG ALONG SAID CENTERLINE 5 2318'42" W 100.44 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 18°27'32" W 82.82 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 00°58'43" W 50.08 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 25°58'48" E 96.95 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 35°39'26" E 82.11 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 20°49'30" E 92.5I FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 01°22'52" W 162.17 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 14°0911" W 279.69 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S 08°00'17" E 233.05 FEET; THENCE CONTINUING ALONG SAID CENTERLINE 5 13°19'13" W 123.5 FEET; THENCE LEAVING CENTERLINE OF CANYON CREEK N 90'00'00" W 140.88 FEET TO A REDAR AND CAP, 1,5. 19598, IN P!L,ACF-; THENCE 5 09°09'54" W 180.59 FEET TO AN EXISTING FENCE POST; THENCE 5 09°33'23" E 72.35 PEET TO AN EXISTING FENCE POST THENCE S 08°00'57" W 117.59 FEET TO AN EXISTING PENCE POST; THENCE S 21°37'26' W 134.92 FEET TO TILE NORTHERLY RIGHT -OF -WAX OF 1-70, THE TRUE POINT OF BEGINNING. THE ABOVE PARCEL ALSO KNOWN AS: PARCEL A, ACCORDING TO THE BROWN EXEMPTION PLAT, RECORDED DECEMBER 10, 1,991 AS RECEPTION NO. 429761 COUNTY OF GARFIELD STATE OF COLORADO Stewut Title of Colorado Glenwood Sprues Division Flle Number, 20060941 No. 921A - Warranty Deed - To Joint Tenants Paget of 2 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 3. Consent letters from Orchard Creek Ranch LLC The Land Studio, Inc. 12/1W1bib 11:UZ yld40Dbtsti December 14, 2006 Mr. Fred Jarman Garfield Building & Planning Department 108 8th Street, Suite 201 Glenwood Springs, Colorado 81601. RE: The Orchard Creek Ranch Authorization Letter Dear Fred, d' This letter is to certify that7-40 , as purchasers of The Orchard Creek Ranch property, authorizes Douglas an • or Julie Pratte of the Land Studio, Inc. to represent therm for the AIR/RD Subdivision Sketch Plaa Application. The contact address is: Douglas and Julie Pratte The Land Studio, Inc. 1002 Lauren Lane P.O. Bozo 107 Basalt, CO 81621 (970) 927-3690 phone (970) 927-4261 fax landstudio2Pc tzxcast.net Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 4. A/R/RD Subdivision Yield Plan The Land Studio, Inc. NMI — r--- MI MI i M M all I r ME I M I MN OMMISSIM SOM. MC OO��. et SD ¢. gpco CSOn4, WN yoCD f+ QO r MO QD QD tO QD QD QD VO QD QD 00 r, 10�OONCbO00NNQO 1.+00r 4OO60t0Onis00CA O GO 03 Ch 10 CTQO- PCn Co Cn • W 00 t.O Cn N CA Co 4. Cn N Ch O Ch O .1 N N N N N N N N N N N N N N CA Cn co Co 0 -4 kO 0 00 -1 /—• CO ON pe re elf A re 41. �0 q 2 Cn - () �CcnCo O--�P �O00Coo--AA Ch W (n W F--rCbi--r�--Cb�D W -0 '4 m A 03 Co 4, Cr) On J O tO On N .A O N CO W On Co QD 00 Q0 Oh N o a tri 0.6 N O O O N W W 41, H+ ND 4. cn4,O ND4.-4 V 3 M rareffisw..wawnee..TSMaS.ASEPAPmIwam.MBE MID OMIALC,I,. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 5. A/R/RD Cluster Subdivision Sketch Plan The Land Studio, Inc. — all r— M M= i M N I I r N1 N— — I n0 0 0 00 ) .-F M � K rt � �+ M r•F e -F 1-,100o --1 (n .A W O 133 CD -•a • 1 1 r /41.1/4/ i � HIGHWAY 6&24 F- N i0;a W 4 w QUI 6� N -A W N al UI fn 0� vD c.) O 0) in "co i= J O N 1--, O CO O -A Crl J �A 00 -A00 F- F- F- F- F- N F- w F- F- OWOiv a,Niro (IOW N ACYN OO W W00F-•NJ Cr WNW WNNW.ANN NOO--A n�0Cn0 W 100, o in kr) N W 0n Co o: l pp cncn4,al0-.1 . -1-F. 00 CO -A 1-, W -4 -4 0 0 0 0 0 0 0 0 0 - -A�— 0*coC c �000 O O4 F- g 0 � p co to F.....,.WI..,51...MOND. .,..,.lI,ORDER TOSE VAUDIMitaDISTRIXTIOR� Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 6. Compliance with Garfield County Comprehensive Plan 1.0 Public Participation Public Participation will be available through the public hearing process within Garfield County Community Development. 2.0 Housing The proposed homesite sizes and density of The Orchard Creek Ranch are within the development guidelines identified in the Proposed Land Use Districts Map as Outlying Residential, 2 Acres per Dwelling Unit. 3.0 Transportation The Orchard Creek Ranch is located directly adjacent to I-70 allowing for the potential to access RFTA for mass transit options. 4.0 Commercial and Industrial Uses No Commercial or Industrial Uses are proposed with this project. 5.0 Recreation and Open Space The Orchard Creek Ranch is not within any major recreation corridors but does propose the open space preservation of the existing historic apple orchard. 6.0 Agriculture This proposed cluster option site plan allows for the preservation of the existing historic apple orchard through a conservation easement. 7.0 Water and Sewer Services Specific soils tests will be done for each homesite and individual I.S.D.S. will be engineered to assure no negative effects of the water quality of the area. 8.0 Natural Environment All building envelopes are located outside the 100 -year flood plain with a river setback of 50-100 feet. All building envelopes are also located away The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 1 from slopes greater than 40%. This proposed cluster option site plan allows for the preservation of the existing historic apple orchard. 1 9.0 Natural Resource Extraction No mineral extraction is proposed on The Orchard Creek Ranch. ' 10.0 Urban Area of Influence 1 The Orchard Creek Ranch parcel is identified on the Proposed Land Use Districts Map as Outlying Residential, 2 Acres per Dwelling Unit. The cluster option application is for 10 homesites on 25.67 acres, meeting this objective of the Comprehensive Plan. 1 1 1 1 1 1 1 1 1 1 1 The Land Studio, Inc. 1 1 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado I January 24, 2007 1 7. Existing Conditions Map 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 The Land Studio, Inc. 1 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 8. Adjacent Land Owners Wright, Frank 45673 Hwy 6 Glenwood Springs CO 81601-9724 Sills, Jimmy M and Letha Sue 539 JB Ct Glenwood Springs CO 81601-8733 Lazier Sills Colorado General Partner Sills, Jimmy M and Lazier, Robert T 386 Hanson Ranch Rd Vail, CO 81657-3609 Sills, Jimmy M and Lazier, Robert T PO Box 981 Glenwood Springs, CO 81602-0981 Schwanebeck, Joseph T and Kathleen G 227 JB Ct Glenwood Springs, CO 81601 Crandell, Cynthia 421 JB Ct Glenwood Springs, CO 81601 Roaring Fork School District 1405 Grand Ave Glenwood Springs, CO 81602 Arbaney, Rue Balcomb 0401 County Road 137 Glenwood Springs, CO 81601 Temple, David 0 and Jo Ann 269 County Road 137 Glenwood Springs, CO 81701-9706 Goodsell, Violet Attn: Mooney Violet 152 County Road 137 Glenwood Springs, CO 81601-9705 Jensen, John E and Mila Rae 568 County Road 137 Glenwood Springs, CO 81601-9703 Sills, Jimmy M and Letha S 539 JB Ct Glenwood Springs, CO 81601-8733 The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 9. Description of natural or man-made features requiring buffering The 100 -year floodplain has been mapped in the Flood Plain Management Study, Colorado River Tributaries, July 1986. The floodplain lines are shown on the included on the Existing Conditions map A/R/RD Subdivision Yield Plan and the Cluster Subdivision Sketch Plan. No development has been proposed within the 100 -year floodplain. A buffer has been designed between the proposed building envelopes and the 100 -year floodplain. The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 10. Vicinity map The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 11. Source and amount of water supply The Land Studio, Inc. II.A.....RESOURCE .I.... ■...■ E N G I N E E R I N G I N C. Mr. Patrick Hyland 750 Greenway Drive Glenwood Springs, CO 81601 RE: Legal and Physical Water Supply, Orchard Creek Subdivision Dear Patrick: December 19, 2006 An adequate legal and physical water supply for the Orchard Creek Subdivision can be developed using two existing wells and a West Divide Water Conservancy District Contract. There are two wells in place that will provide an adequate physical supply and can be incorporated into a community water system. The legal water supply will be provided via your pending revision to the existing West Divide Water Conservancy District (West Divide) contract. Pursuant to the contract the Colorado Division of Water Resources will issue well permits. Physical Water Supply There are two wells on the property that can be incorporated into a community water system. These are the Boland Well No. 2 and the Finley Well No. 4. Another well on the property, the Boland Well No. 4 is owned and used by adjacent property owners. The reliable yield of the two wells is more than 55 gallons per minute (gpm). A 20 gallon per minute (gpm), 24 hour pump test performed on the Boland Ranch Well No. 2 in the Fall of 2000 showed little drawdown indicating initial capacity of at least 20 gpm but there was concern that the long term yield would be less. The conclusion at the time was that the well, by itself, was insufficient for the development planned by your predecessor, Finley Homes. The Finley Well No. 4 was drilled in the spring of 2001 to increase the reliable water supply. A 55 gpm, 24 hour pump test performed on the Finley Well No. 4 in February 2001 concluded that the well has a reliable yield of at least 55 gpm. The actual reliable yield may be significantly more but the test was limited by the capacity of the test pump. The reliable well yield will easily supply the peak day demand of the proposed Orchard Creek Subdivision. The preliminary estimated peak day water demand for the development is 21 gpm, assuming 12 homes, each with 2,500 square feet of landscaping and one horse. Source water supplies are typically designed to reliably supply the peak day demand while peak hour and fire demand are usually met from storage. In this case, peak hour demands can very possibly be met with the existing supply although some storage is recommended. The need for storage should be evaluated further prior to preliminary plan submittal. The existing wells should provide a very good, reliable water supply for the proposed level of development. Consulting Engineers and Hydrologists Mr. Patrick Hyland December 19, 2006 Page No. 2 of 2 Legal Water Supply New well permits for the Boland Ranch Well No. 2 and the Finley Well No. 4 will be required with permit conditions that reflect the proposed development plan. These permits can be obtained pursuant to your pending West Divide water allotment contract. The pending contract is a revision of the contract held by your predecessor to include the Finley Well No. 4 and to reduce the total volume of contracted water. Issuance of the permits is possible as the property is in West Divide's "Area A", and West Divide has an approved Substitute Water Supply Plan, a recognized basis for issuing permits. Because the property is located in the West Divide Area A you do not have to adjudicate your own plan for augmentation. When the pending contract revision is finalized the permits can be obtained. In conclusion, an adequate legal and physical water supply for the proposed Orchard Creek Subdivision can be developed. Sincerely, RESOURCE ENGINEERING, INC. John M. Currier, P.E. Water Resources Engineer JMC/jmc file: 843-1.0 RESOURCE Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 12. Proposed type of sewage disposal 1. Individual Design. Each lot in the development shall be individually designed so that an individual sewage disposal system may be constructed on it that complies with Garfield County Individual Sewage Disposal System Regulations. The applicant shall identify a primary site and an alternative site for on-site sewage disposal. 2. Required Tests. The applicant shall furnish a report summarizing the percolation, groundwater and soil characteristics tests performed. The tests shall be performed in a sufficient number in separate test holes spaced uniformly over the proposed absorption field sites, such that the results of said tests indicate that site conditions are adequate to permit the installation of the proposed type of soil absorption system without creating sanitation or pollution problems. 3. Qualifications. A registered professional engineer licensed in the State of Colorado or a qualified geologist shall perform the tests. The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 13. Geology Report and U.S.D.A. Soil Designations The Land Studio, Inc. September 6, 2000 Kathy Finley c/o The Land Studio P.O. Box 107 Basalt, CO 81621 Attention: Mr. Doug Pratte Subject: Geologic Hazards Evaluation Orchard at Canyon Creek Garfield County, Colorado Job No. GS -3146 Gentlemen: As requested, we have performed a geologic hazards evaluation for the Orchard at Canyon Creek in Garfield County, Colorado. We met with Mr. Doug Pratte of the Land Studio at the site and discussed the project to determine the scope of our evaluation. We were told that a radiation screening and compilation of USDA Soils Conservation Survey (SCS) data for the subject site was needed. This letter provides a general site description and presents the results of our geologic hazards evaluation. SCS data is included as Appendix A. This evaluation is based on a review of published geologic mapping, an analysis of aerial photography, a field reconnaissance of the site and our experience. The following paragraphs discuss existing site conditions, site geology, potential geologic hazards and our opinion concerning their possible influence on the proposed development. Our evaluation did not identify any geologic conditions or potential geologic hazards that would prevent development of the site for the intended residential usage. The Orchard at Canyon Creek is an approximately 26 acre parcel located at the mouth of Canyon Creek. Highway 6 and 24 borders the property to the south. Canyon Creek is along the east property boundary and Canyon Creek Road is along the west property boundary. An historic school building is on property adjacent to the north. The property is currently being used as an orchard and irrigated pasture. The site can be visualized as a gently rolling surface with the long dimension in a north - south direction generally parallel to Canyon Creek. Ground surfaces over most of the CTL/THOMPSON, INC. CONSULTING ENGINEERS 234 CENTER DRIVE • GLENWOOD SPRINGS, COLORADO 81601 ■ (970) 945-2809 site slope down to the southeast at gentle grades measured from topographic mapping and visually estimated at 5 to 15 percent. At the lower parts of the site, ground surfaces drop abruptly 20 to 40 vertical feet down to Canyon Creek at grades measured at up to 50 percent. Several irrigation ditches approximately 2 to 3 feet deep and 4 to 6 feet wide cross the site. The Vulcan and Spion-Kopp ditches are above the site to the west. Plans are to develop the property with approximately 42 single family residential Tots and three, 3 unit multi -family buildings. Water and sewer systems will be centralized. Roadways and utility infrastructure will be constructed to provide access and services to the Tots. Much of the site will remain as open space. SITE GEOLOGY The site is located on the southwest flanks of Storm King Mountain in the Rocky Mountain Geologic Province. Published geologic mapping (Geologic Map of the Leadville 1° x 2° Quadrangle, Northwest Colorado by Tweto, Moench and Reed, dated 1978) indicates the site is underlain by bedrock of the Pennsylvanian to Permian aged Weber Sandstone and Maroon Formation. Our field observations support the mapping. At the subject site the bedrock has been covered with more recent alluvial deposits. The alluvium is primarily associated with Canyon Creek with secondary deposits associated with slope wash from the valley sides to the west and a tributary drainage to the northwest. We anticipate the alluvial deposits are interlayered and interfingered resulting in a mainly silty to sandy gravel with cobbles and boulders. Localized areas likely vary from more clayey areas to areas with numerous large boulders. We observed alluvial boulders up to approximately 6 feet in diameter at the ground surface and along the banks of Canyon Creek. It appears that the boulders are more numerous to the north and adjacent to Canyon Creek. GEOLOGIC HAZARDS We did not observe any geologic hazards at the subject site that would preclude development of the site for the proposed residential use. A comparatively small area of the slopes steeper than 30 percent occur along the east side of the site adjacent to Canyon Creek. We observed no evidence of slope instability at the site. The banks of Canyon Creek steeper than 30 percent should be considered potentially unstable. Excavations into slopes steeper than 30 percent should be evaluated by a qualified geotechnical engineer on a site specific, case by case basis. The east part of the site is in the physiographic flood plain of Canyon Creek. Development should be above the 100 year flood plain elevation or mitigation for flooding will be needed. Mitigation of flood plain hazards generally involve raising the elevations of the ground surface and construction of diversion structures such as berms, retaining walls, rip rap or other stabilization methods. KATHY FINLEY ORCHARD AT CANYON CREEK CTLJT JOB NO. GS -3146 2 Regional Seismicity The Orchard at Canyon Creek is located in the Western Mountain Seismotectonic Province. Historic earthquakes centered in the area have exhibited Modified Mercalli Intensity of up to VI. In our opinion, ground acceleration associated with an earthquake intensity of VI can be expected at this site. An intensity VI earthquake would be felt by all and may result in cracking of weak masonry structures but would cause negligible damage to structures of good design and construction. The region is in the Uniform Building Code Seismic Risk Zone 1, however, the Colorado Geologic Survey recommends considering all of Colorado except the northeast corner of the state to be in a Seismic Risk Zone 2. The potential for an earthquake of sufficient intensity to cause significant damage to structures during a design serviceability of approximately 100 years at the Orchard at Canyon Creek is low. Structures in the development should be designed to withstand moderately strong ground shaking with little or no damage. We recommend anticipating horizontal grounds accelerations on the order of 0.035G to 0.07G in the design of structures to be built at the Orchard at Canyon Creek. Radiation We performed a radiation screening of the site. Our screening consisted of walking two lines in a north -south direction the length of the site and observing radiation readings by continuously glancing back and forth from the instrument to the line of travel. Measurements were taken with a Ludlum Instruments, Inc. Model No. 19 Micro -R -Meter. Measurements were taken on the various soils occurring at the site. Our measurements ranged from 0 to 3 microroentgens per hour. Our experience indicates these measurements are consistent with normal background radiation in the region and are not cause for concern. DEVELOPMENT CONCERNS Geologic conditions discussed above will influence various aspects of development. Construction activities and other human activities dependent on geologic conditions will influence development plans. The evolution of the present landscape at the site has developed in the context of geologic time. Post glacial erosion and development of the present surface topography has occurred over the past several thousand years. Erosion was greater in the past several thousand years when climatic conditions were more humid and annual precipitation rates were higher than the present. In the context of 100 years events commonly used for engineering design and development considerations this site exhibits a low degree of geologic instability. KATHY FINLEY ORCHARD AT CANYON CREEK CTL/T JOB NO. GS -3146 3 EQ1 Ground Water We observed flood irrigation at the ground surface and several areas of hydrophilic vegetation that may indicate shallow ground water conditions. We believe ground water at this site is related to flood irrigation and irrigation ditches on and above the site. We do not anticipate that natural ground water conditions will adversely effect basement construction. Ground water conditions cannot be determined without performing a geotechnical investigation which is not part of the scope of this evaluation. Mitigation of ground water can likely be accomplished by eliminating flood irrigation and lining of waterways with a synthetic liner and construction of subsurface foundation drainage systems. Disturbed Areas Disturbed areas with artificial fill are associated with the irrigation ditches. Existing fill will need to be removed and the ditches obliterated from below areas to be built on. Surface grading will need to ensure that any abandoned or truncated ditches will not direct surface run-off towards buildings or cause infiltration of water above the buildings. Site Excavation We believe excavation to install utilities and foundations can be accomplished with heavy equipment and construction practices considered to be normal for this area at this time. Large boulders will likely be encountered that may require some blasting to excavate. Detailed, site specific geotechnical investigations will be needed to develop design level recommendations and construction criteria. Foundation Considerations We anticipate near surface granular soils. The granular soils would generally provide excellent bearing soils for shallow foundations and roads. Some compressible clay or silt lenses requiring removal below structures may be found in localized areas. The alluvial fan deposits will likely contain areas of low density, low moisture content soils that tend to be collapsible. In some areas these soils may need to be improved below buildings and roads. A common practice to improve the soils performance is to remove 3 to 5 vertical feet of the native soils below foundations and reusing the soils as structural fill. We recommend site specific soils and foundation investigations be performed for structures to be built at the Orchard at Canyon Creek. Footing foundations should be appropriate for the majority of buildings and other structures at the site. Slab -on -grade floors are likely appropriate on the gravels on structural fills built with native soils on the alluvial fan deposits. KATHY FINLEY ORCHARD AT CANYON CREEK CTL/' JOB NO. GS -3146 4 Road Construction Natural gravels would provide subgrade for the majority of road construction at this site. The gravels are excellent subgrade soils. It appears minimum pavement sections will be required. LIMITATIONS The discussion of geologic conditions presented herein is generalized and preliminary. More detailed studies will need to be performed to better define geologic conditions, develop mitigation recommendations and develop geotechnical criteria for the actual construction. We need to be informed as plans are conceptualized and developed to allow geologic and geotechnical input. We recommend that detailed, site specific geotechnical investigations be performed for buildings and roadways built at the Orchard at Canyon Creek. This investigation was conducted in a manner consistent with the level of care and skill ordinarily exercised by geotechnical engineers and engineering geologists currently practicing under similar conditions in the locality of this project. No other warranty, express or implied, is made. We appreciate the opportunity to work with you on this project. If we can be of further service or if you have questions regarding this report, please call. CTL/THO SON, INC. • _t__ Wilson L. "Liv" Bow Engineerin• Geologi Rev PAoI �ss,u9i! Mechli ch Man LB:JM:cd (5 copies sent) KATHY FINLEY ORCHARD AT CANYON CREEK CTL/T JOB NO. GS -3146 5 APPENDIX A SOIL CONSERVATION SERVICE DATA KATHY FINLEY ORCHARD AT CANYON CREEK CTLJT JOB NO. GS -3146 571 SOILS CONSERVATION SERVICE MAP 1 1 Job No. GS -3146 Fig. A-1 �.E AREA, COLORADO ,dercent. The Morval soils are in higher lying areas id have slopes of 3 to 12 percent. These areas make p10 to 15 percent of the map unit. ermeability is moderately rapid, and available water apacity is moderate. Effective rooting depth is 60 es or more. Surface runoff is slow, and the erosion IIand is moderate. his soil is used mainly for wildlife habitat, limited razing, and some irrigated hay and pasture. he native vegetation on this soil is mainly wheat- s, needleandthread, and sagebrush. When range condition deteriorates, forbs and shrubs i ease. When the range is in poor condition, undesira- weeds and annual plants are numerous. Properly 1 aging grazing maintains and improves range condi- on. Deducing brush improves the range. Seeding im- es range in poor condition. Crested wheatgrass, tern wheatgrass, and Russian wildrye are suitable for eeding. Preparing a seedbed and drilling the seed are d practices. ule deer, cottontail rabbit, squirrel, and wild turkey habitat on this soil. Community development is limited by the Targe stones. ''his soil is in capability subclass IVe, nonirrigated. 14—Chilton channery loam, 6 to 12 percent slopes. i' 'c )p, well drained, rolling soil is on alluvial fans and s or valleys. Elevation ranges from 5,000 to 6,500 . This soil formed in alluvium derived from red -bed hale and sandstone. The average annual precipitation is tut 14 inches, the average annual air temperature is ut 46 degrees F, and the average frost -free period is bout 120 days. ypically, the surface layer is reddish brown channery about 13 inches thick. The substratum is reddish i wn, light brown, and pink very channery sandy loam ind very cobbly sandy loam to a depth of 60 inches. cluded with this soil in mapping are small areas of fo ay and Morval soils. The Begay soils have slopes of 12 percent. The Morval soils are in higher lying trees and have slopes of 3 to 12 percent. These areas ke up 10 to 15 percent of the map unit. ermeability is moderately rapid, and available water :apacity is moderate. Effective rooting depth is 60 lhes or more. Surface runoff is slow, and the erosion and is moderate. his soil is used mainly for wildlife habitat and grazing. The native vegetation on this soil is mainly wheat - ss, needleandthread, and sagebrush. hen range condition deteriorates, forbs and shrubs ncrease. When the range is in poor condition, undesira- weeds and annual plants are numerous. Properly naaing grazing maintains and improves range condi- ii. ducing brush improves the range. Seeding im- Jrove., range in poor condition. Crested wheatgrass, .stern wheatgrass, and Russian wildrye are suitable for • Job No. GS -3146 15 • seeding. Preparing a seedbed and drilling the seed are good practices. Mule deer, cottontail rabbit, squirrel, and wild turkey find habitat on this soil. Community development is limited by slope and Targe stones. This soil is in capability subclass Vle, nonirrigated. 15—Chilton channery loam, 12 to 25 percent slopes. This deep, well drained, moderately steep to hilly soil is on alluvial fans and sides of valleys. Elevation ranges from 5,000 to 6,500 feet. This soil formed in alluvium derived from red -bed shale and sandstone. The average annual precipitation is about 14 inches, the average annual air temperature is about 46 degrees F, and the average frost -free period is about 120 days. Typically, the surface layer is reddish brown channery loam about 13 inches thick. The substratum is reddish brown, light brown, and pink very channery sandy loam and very cobbly sandy loam to a depth of 60 inches. Included with this soil in mapping are small areas of Begay and Morval soils that have slopes of less than 12 percent. These areas make up 10 to 15 percent of the map unit. Permeability is moderately rapid, and available water capacity is moderate. Effective rooting ,depth is 60 inches or more. Surface runoff is medium, and the ero- sion hazard is severe. This soil is used mainly for wildlife habitat and grazing. The native vegetation on this soil is mainly wheat - grass, needleandthread, and sagebrush. When range condition deteriorates, forbs and shrubs increase. When the range is in poor condition, undesira- ble weeds and annual plants are numerous. Properly managing grazing maintains and improves range condi- tion. Reducing brush improves the range. Seeding im- proves range in poor condition in the less sloping areas. Crested wheatgrass, western wheatgrass, and Russian wildrye are suitable for seeding. Preparing a seedbed and drilling the seed are good practices. Mule deer, cottontail rabbit, squirrel, and wild turkey find habitat on this soil. Community development is limited by steep slopes and large stones. Cut slopes should be revegetated im- mediately to reduce erosion and prevent gullying. This soil is in capability subclass Vle, nonirrigated. 16—Clmarron loam, 2 to 12 percent slopes. This deep, well drained, nearly level to undulating soil is in narrow mountain valleys and drainageways. Elevation _ ranges from 7,500 to 9,000 feet. This soil formed in alluvium derived from basalt. The average annual precipi- tation is about 16 inches, the average annual air tem- perature is 39 degrees F, and the frost -free period is less than 75 days. Typically, the surface layer is dark grayish brown loam about 4 inches thick. The subsoil is grayish brown silty Fig. A-2 '36 SOIL SURVEY .e, Organic matter content is high. Surface runoff is ,r, and the erosion hazard is slight. This soil is occa- sionally flooded for brief periods between April and Sep - "[ember. This soil is used mainly for grazing, wildlife habitat, and limited irrigated hay. Good management of water and fertilizer maintains or improves the production of native I hay. The native vegetation on this soil is mainly wildrye, wheatgrass, needlegrass, and small amounts of forbs 'and shrubs. When range condition deteriorates, dandelion, yarrow, rabbitbrush, big sagebrush, and Kentucky bluegrass in- crease. Properly managing grazing maintains and im- ' proves range condition. Basin wildrye, slender wheat - ▪ grass, and western wheatgrass are suitable for seeding. Preparing a seedbed and drilling the seed are good Iapractices. Fencing protects this more productive soil. his soil is lower than surrounding soils and usually con - ins the water supply for livestock. Reducing brush im- proves the range. IMule deer, snowshoe hare, elk, coyote, and blue grouse find habitat on this soil. Community development is limited by flooding. This soil is a good source of topsoil. 1 This soil is in capability subclass Vle, nonirrigated. g4—Tanna silty clay loam, 25 to 45 percent slopes. • moderately deep, well drained soil is on mountain- iues. Elevation ranges from 6,500 to 7,600 feet. This oil formed in material weathered from shale. The aver- age annual precipitation is about 17 inches, the average Innual air temperature is about 43 degrees F, and the verage frost -free period is about 100 days. Typically, the surface layer is grayish brown silty clay loam about 9 inches thick. The subsoil is light brownish tray day and light gray silty clay about 15 inches thick. he substratum is Tight gray channery clay loam about 6 inches thick. Weathered shale is at a depth of 30 inches. itiIncluded with this soil in mapping are small areas of ollard clay and shale outcrop on steep and very steep ountainsides. These areas make up 10 to 15 percent of the map unit. IPermeability is slow, and available water capacity is ow. Effective rooting depth is 20 to 40 inches. Surface runoff is rapid, and the erosion hazard is severe. This soil is used mainly for wildlife habitat and limited razing. The native vegetation on this soil is mainly Gambel oak, serviceberry, snowberry, and elk sedge. �n When range condition deteriorates, forbs and shrubs crease. When the range is in poor condition, Kentucky luegrass, weeds, and annual plants are numerous. Properly managing grazing maintains and improves I ange condition. 'le deer, wild turkey, and cottontail rabbit find habitat 0. ,Is soil. 1 Job No. GS -3146 1 Use of this soil for community development, for sani- tary facilities, and as a source of construction material is limited by steep slopes, high clay content, low strength, depth to bedrock and shrink -swell potential. Road con- struction and building foundations can be designed to reduce the effects of shrinking and swelling. A good drainage system reduces soil slumping. This soil is in capability subclass Vile, nonirrigated. 65—Torrlfluvents, nearly level. This broadly defined unit consists of deep, well drained to somewhat poorly drained, nearly level soils on flood plains adjacent to the Colorado and Roaring Fork Rivers and their major tribu- taries. Slope is 0 to 6 percent. The soils formed in alluvium. These soils are stratified and vary widely in texture and depth. The surface layer ranges from loamy sand and fine sandy loam to silty loam and clay loam. The underlying layers are generally sandy loam or loam strati- fied with sand, gravel, and cobbles. In some areas gravel and cobbles are on or near the surface. The water table fluctuates between depths of 2 and 4 feet and in some years is near the surface during spring runoff from snowmelt. These soils are subject to brief, occasional flooding late in spring and early in summer. Included in mapping are small isolated areas of Wann soils that have slopes of 1 to 3 percent. Small areas of soils that are moderately to severely affected by alkali are identified by an alkali spot symbol. Small, isolated areas where water stands at or near the surface all year are identified by wet spot and marsh spot symbols. These areas make up 15 percent of the map unit. These soils are used for wildlife habitat, recreation, and some grazing. The native vegetation is mainly cottonwood, willow, tamarisk and water -tolerant grasses, sedges, and rushes. In many areas these soils are suited to production of Fremont cottonwood. The soils are capable of producing 230 board feet of timber per acre from a fully stocked, even -aged stand of 40 -year-old trees. Where these soils are accessible, they provide shelter and forage for livestock. Mule deer, cottontail rabbit, coyote, bobcat, ducks, geese, and other native birds find food and shelter on these soils. Where feasible, planting food plots, trees and shrubs, and nesting cover enhances the habitat for upland wildlife. Where the water table is high, open water for waterfowl and fish can be developed by blast- ing or by excavating, These soils have potential for recreation. Wildlife is abundant, and the nearby rivers can be used for rafting and canoeing. Community development is very limited by flooding, the seasonal high water table, and variable texture. Onsite investigation is necessary. These soils are in capability subclass Vllw, nonirrigat- ed. Fig. A-3 RIFLE AREA, COLORADO 66—Torriorthents-Camborthids-Rock outcrop com- plex, steep. This broadly defined unit consists of ex- posed sandstone and shale bedrock, loose stones, and soils that are shallow to deep over sandstone and shale bedrock and stony basaltic alluvium. This complex occurs throughout the survey area. The soils and out- crops are moderately steep to very steep. Slope ranges from 15 to 70 percent. Torriorthents make up about 45 percent of the com- plex, Camborthids make up 20 percent, and Rock out- crop makes up 15 percent. The Torriorthents are on foothills and mountainsides below Rock outcrop. The moderately steep Camborthids are on lower toe slopes and concave open areas on foothills and Mountainsides. Torriorthents are shallow to moderately deep. They are generally clayey to loamy and contain variable amounts of gravel, cobbles, and stones. The surface is normally covered with stones weathered from the higher - lying Rock outcrop. South of the Colorado River, basaltic stones and cobbles are on the surface. Camborthids are shallow to deep. They are generally clayey to loamy and have slightly more clay in the sub- soil than in the surface layer. The surface layer is Tight colored. The profile is normally free of stones, but scat- tered basalt stones, cobbles, and sandstone fragments are on the surface. The Rock outcrop is mainly Mesa Verde sandstone ;nd Wasatch shale. Some areas are covered with basal- tic boulders and stones. Small areas of limestone out- crops and exposed gypsum are in the eastern part of the survey area. Included in mapping are small, isolated areas of Ilde- fonso, Lazear, Ansari, Begay, Heldt, and Dollard soils. These intermittent areas make up 10 to 20 percent of this map unit. This complex is used for grazing, wildlife habitat, and recreation. The stones on the surface and the steep slopes make this complex unsuitable for crops. Some areas can be reseeded to pasture by broadcast seeding. Other plant- ing methods are made difficult by the stones and slopes. The native vegetation includes wheatgrasses, blue - grasses, Indian ricegrass, needlegrasses, bitterbrush, mountainmahogany, sagebrush, and an overstory of pinyon and juniper. The value of grazing is fair. The vegetation should be managed to maintain wood production and limited graz- ing. Selectively thinning the pinyon and juniper improves grazing and provides firewood and posts. Steep slopes, moderate to severe erosion hazard, and slow regrowth of trees affect harvesting and management. Most of this complex is a prime wintering area for deer. Rabbits, coyote, and a few elk also find food and cover on this complex. Building is limited by steep slopes and stoniness. l"hese limitations can be overcome by appropriate design and construction. 37 This complex is in capability subclass Vile, nonirrigat- ed. 67—Torriorthents-Rock outcrop complex, steep. This broadly defined unit consists of exposed sandstone and shale bedrock and stony soils that are shallow to moderately deep over sandstone and shale and stony basaltic alluvium. Areas of this complex occur throughout the survey area. The soils and outcrops are moderately steep to very steep. Slope ranges from 15 to 70 percent. Torriorthents make up about 60 percent of this com- plex, and Rock outcrop makes up 25 percent. The Tor- riorthents are on foothills and mountainsides below the Rock outcrop. Torriorthents are generally clayey to loamy and con- tain variable amounts of gravel, cobbles, and stones. The surface is normally covered with stones weathered from the higher -lying Rock outcrop. South of the Colora- do River, stones and cobbles of basalt are on the sur- face. The Rock outcrop is mainly Mesa Verde sandstone and Wasatch shale. Some areas are covered with basal- tic boulders and stones. Small areas of limestone out- crops and exposed gypsum are in the eastern part of the survey area. Included in mapping are small isolated areas of Ilde- fonso, Lazear, Ansari, Gaynor, Tridell, and Nihill soils. These intermittent areas make up 10 to 15 percent of this map unit. This complex is used for limited grazing, wildlife habi- tat, and recreation. Because of the stones on the surface, the Rock out- crop, and the steep slope, this complex is unsuited to crops. The native vegetation includes wheatgrass, bluegrass, Indian ricegrass, needlegrass, bitterbrush, sagebrush, mountainmahogany and an overstory of pinyon and juni- per. The vegetation should be managed to maintain wood production and limited grazing. Selectively thinning the pinyon and juniper improves grazing and provides fire- wood and posts. Steep slopes, moderate to severe ero- sion hazard, and slow regrowth of trees affect harvesting and management. Most of this complex is a prime wintering area for deer. Rabbits, coyote, and a few elk also find food and cover on this complex. Community development is limited by the Rock out- crop, steep slopes, and stoniness. These limitations can be overcome by appropriate design and construction. This complex is in capability subclass Vile, nonirrigat- ed. 68—Vale silt loam, 3 to 6 percent slopes. This deep, well drained, gently sloping soil is on mesas, terraces, and alluvial fans. Elevation ranges from 5,000 to 7,200 feet. This soil formed in calcareous eolian material. The Job No. GS -3146 Fig. A-4 II RIFLE AREA, COLORADO II 1 Classification 1Frag- I Percentage passing 1 Soil name and ;Depth; USDA texture 1 Iments ; sieve number-- ;Liquid I Plas- Unified i AASHTO i > 3 ; i i ; ; limit i ticity map symbol I 1 1 ;inches; 4 { 10 40 1 200 1 { index II{ ; 1 1 1 i Pet { In Pct { { I 1 I 1 I 1 , I I 8*: 1 40-65 125-40 1 ; NP Azeltine i 0-181Gravelly sandy ;SM IA -2, A-41 0-5 70-85 50 -75 1 1 1 loam. i I 1 i 1 { 1 18-601sand, gravel, iGP, SP IA -1 {35-60 i25-70 20-65 110-30 I 0-5 I NP I and cobbles. 1 I 1 I I I , I 1 1 1 1 I I 1 1 I 1 1 9*. I 1 Badland 1 ' 1 1 1 --- 10, 11 0-14;Sandy loam ISM IA -2, A-41 0 195-100195-100165-80 30-50 i { NP 14-24lFine sandy loam,;SM, ML A-4 1 0-5 95-100195-100170-95 40-65 1 15-25 { NP -5 Begay 1 1 1 very fine sandy' 1 I I j loam. 1 1 24-60 Stony sandy ` ISM A-2, A-4120-35 80-95 185-90 55-80 125-50 i 1 NP I; loam, stony 1 1 1 1 1 1 1 1 fine sandy 1 1 1 { loam. 1 1 1 ' 1 1 I 1 I { 1 12*: 1 1 1 1 Bucklon 0-5 ILoam 1CL IA -6 1 0 195-100195-100180-100160-80 1 25-35 10-15 5-151Clay loam, loam 1CL 'A-6, A-7 0 180-100175-95 165_95 150_85125_50 10-25 15 ;Weathered i i --- -- ; 1 bedrock. 11 1 1 1 I 1 ' ' i I Inchau { 0-3 ;Loam 1CL-ML, MLIA-4 1 0 ;75-100175-100170-90 150-70 1 25-35 5-10 3-361Gravelly loam, IGM-GC, 1A-4, A-61 0-10 155-85 ;50-85 145-80 :35-60 1 25-35 5-15 1 gravelly clay I GM, GC, 1 1 11 1 1 loam, clay I CL i 1 1 1 1 1 1 1 1 1 - 1 1 loam. 1 36 ;Weathered I --- --- ""- I I I I I 1 bedrock. 1 1 1 0-45 15-25 I NP -5 13, 14, 15 i 0-131Channery loam ---ISM IA -2,A-4 0-5 70-80 60-70 145-55 13 --- NP -10 Chilton ;13-601Uery gravelly ;GM 1A-2 5-30 40-60 30-60 125-40 115-35 I loam, very 1 1 1 I cobbly sandy 1 I 1 1 loam, very i I 1 I channery sandy 1 1 1 Iloam. ; 1 1 1 I 1 1 16 IML 1A-4 1 0 190-100190-100185-95 160-75 1 20-30 ; NP -5 Cimarron .1 4-601Clay, silty clay1CH, CL 1A-7 1 0-10 ;95-100195-100190-100175-90 1 45-70 { 30-45 1 loam, silty I 1 1 I 1 1 I 1 1 I clay. 1 1 1 1 1 1 17 { 0-211Loam ;NIL 1A-4 ; 0-5 185-100 80-95 70-90 150-80 20-30 NP -5 Cochetopa ;21-60;Clay, stony ICL, CH 1A-7 1 5-30 170-90 60-90 55-85 150-80 40-60 20-40 1 1 clay, stony 1 1 1 ; 1 1 clay loam. 11 1 I 1 1 I 1 { 1 1 1 1 1 18*, 19*: 10-5 185-100180-95 170-90 150-80 120-30 NP -5 Coehetopa 1 0-6OIClam IML IA -7 40-60 20-40 121-60'Clay, stony ICL, CH ;A-7 1 5-30 170-90 160-90 155-85 150-80 i 1 1 1 clay, stony 1 1 1 1 1 1 I 1 1 clay loam. 1 1 I 1 I 1 Jerry 1 0-3 'Stony loam 1CL, CL-MLIA-4, A -6i 5-15 175-100175-100170-90 155-70 1 20-35 1 3-601Stony clay, 1CL, CH IA -7 20-30 170-90 170-80 160-70 50-60 1 40-60 25-45 1 1 cobbly clay 1 1 1 1 1 1 I 1 loam, cobbly 1 1 1 1 1 ' I clay. 1 1 1 1 1 1 1 1 I 1 1 1 1 20*. 1 i 1 1 1 Cryaquolls 1 1 1 1 TABLE 13•--ENGINEERING.INDEX PROPERTIES --Continued 135 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 5-15 See footnote at end of table. IJob No. GS -3146 Fig. A-5 140 SOIL SURVEY TABLE 13. --ENGINEERING INDEX PROPERTIES --Continued Classification 1Frag- I Percentage passing Soil name and ;Depth; USDA texture 1 ; Iments ; sieve number-- ILiquid Plas- map symbol I 1 1 Unified I AASHTO 1> 3 i 1 limit ticity I { !inches l 4 10 40 200 i index In 65*. Torrifluvents { I 66*: Torriorthents. 1 { Camborthids. Rock outcrop. 67*: Torriorthents. Rock outcrop. 68, 69, 70 Vale 71*: Ville Grove Zoltay I72 Wann 0-111Silt loam 11-261Silty clay loam, 1 clay loam, silt 1 loam. 26-60lLoam, silty I loam, silt 1 loam. CL, CL-MLIA-4, A-6 CL IA -4, 1 A-6, 1 A-7 CL-MLIA-4, A-6 clay1CL, 1 0-4 ;Loam ICL 4-151Clay loam, sandylCL, SC I clay loam. 15-60{Sandy loam, loamlSM-SC, 1 I CL -ML 0-191Loam ICL 19-601Gravelly clay, ICL, GC I cobbly clay, I SC 1 cobbly clay 1 loam. I 1 0-17 Sandy loam ISM, 17-60 Sandy loam, finelSM, sandy loam, I I coarse sandy 1 1 loam. I I A-6 A-6 A-2, A-4 IA -6 IA -6, 1 i 1 SM-SCIA-2, SM-SC1A-2, { Pct i Pct 0 100 0 100 0 100 0 0 I 0-5 A-71 5-30 1 A-41 0 A-41 0 1 100 100 100 I I 1 I 90-100170-90 1 25-40 1 5-15 90-100170-95 1 30-45 1 10-25 { I I 85-100160-95 1 25-40 I 5-15 1 I I I 1 1 I I I I 1 1 1 100 95-100170-90 150-60 1 25-35 10-15 100 95-100170-95 145-70 1 30-40 15-25 1 1 100 95-100160-70 1 3-55 1 20-30 5-10 I 1 I% 1 1 I 80-95 80-95 165-75 1 I 50-65 1 25-35 10-15 65-85 160-80 150-75 145-70 1 30-50 15-30 1 I I { { 1 I I { i 1 95-100195-100170-85 130-45 1 <25 NP -5 95-100195-100170-80 130-45 1 0-26 NP -5 I 1 1 { I I 1 1 1 { 1 I 1 * See description of the map unit for composition and behavior characteristics of the map unit. Fig. A-6 Job No. GS -3146 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 14. Statement assessing impact on lakes, streams and topography Canyon Creek consists of the primary drainage features within Orchard Creek Ranch. The 100 -year floodplain has been mapped in the Flood Plain Management Study, Colorado River Tributaries, July 1986. The floodplain lines are shown on the existing conditions plan. The following table is a summary from page 14 of the above referenced report: Location Dr. Area [mi.21 Discharge [cfs] 10 Year 50 Year 100 Year 500 Year Canyon Creek 55.3 1,300 2,200 2,700 4,600 Any construction within the 100 -year floodplain of Canyon Creek will require adherence to the Garfield County Floodplain Regulations. Preservation of the quality of surface water, groundwater, and wetland resources adjacent and on the project will be a primary goal of the Drainage Plan along with the prevention of localized flooding along the roadways and in residential areas. In addition to conventional drainage conveyance mechanisms (inlets, swales, ditches and storm drains), appropriate Best Management Practices ("BMP's"), both structural and non-structural, will be utilized to treat the water prior to discharge to Canyon Creek. Typical examples of BMP's that will likely be used include vegetated filter strips, on-site ponds (to allow suspended solids to settle out), infiltration basins, public education, and erosion control practices during construction. The following is a list consisting of some of the BMP's that could be used: Non -Structural Measures • Contractor, Staff, and Resident education • Abatement/control of fertilizers in common areas by the HOA • Construction scheduling/practices • Enforcement of prevention programs • Stream and waterway buffers • Minimization of disturbed areas • Prompt revegetation of all disturbed areas • Terracing landscaping and proper design of slopes • Street sweeping • Replicating natural treatment mechanisms to filter potential contaminates Structural Measures • Silt Fencing • Sediment basins (lakes/ponds) • Sediment traps The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 • Check Dams • Piping • Outlet protection • Bank Stabilization of Canyon Creek • Slope stabilization • Creation of Wetlands The peak discharges generated by the subdivision will be relatively insignificant to those normally conveyed by Canyon Creek. Consequently, stormwater detention for the sake of limiting post development flood peaks to historic levels is not required for the residential areas directly outletting to Canyon Creek. The existing topography provides for a general drainage pattern from the northwest of the site to the southeast, into Canyon Creek. On- site irrigation ditches will be utilized where appropriate to deliver flow to the proposed pond and water features within the Orchard Creek Ranch. The Land Studio, Inc. Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 15. Statement assessing potential radiation hazards The following statement is taken from the Geology Report by CTL Thompson included as item 13 in this application: A radiation screening of the site was performed. The screening consisted of walking twolines in a north -south direction the length of the site and observing radiation readings by continuously glancing back and forth from the instrument to the line of travel. Measurements were taken with a Ludlum Instruments, Inc. Model No. 19 Micro -R -Meter. Measurements were taken on the various soils occurring at the site. Our measurements ranged from 0 to 3 microroentgens per hour. Experience indicates these measurements are consistent with normal background radiation in the region and are not cause for concern. The Land Studio, Inc. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 16. Statement that all subdivision lots will have access to public right- of-way The road system in The Orchard Creek Ranch Sketch Plan Application consists of a main road that has an entrance to Garfield County Road 137 and ends in a cul- de-sac. The cul-de-sac will also serve as a turn around for residents and for fire and emergency vehicles. 1 The Land Studio, Inc. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Orchard Creek Ranch Subdivision Sketch Plan Application Garfield County, Colorado January 24, 2007 17. Anticipated Source of Services Telephone A letter from Qwest is included for service to Orchard Creek Ranch. Natural Gas and Electric Distribution A letter from Public Service Company of Colorado is included for service to Orchard Creek Ranch. The Land Studio, Inc. �ug,30-00 12;12 From -045T f111,11 kNu ud l 1 1 1 1 1 1 1 1 1 1 1 8-30.00 THE LAND STUDIO A'CI'N; JULIE PRATI'E PO BOX 107 10112 LAUREN LANE BASALT,CO, 81621 OFC 970.927-3690 FAX 970-927.4261 RE. THE ORCHARDS AT CANYON CREEK QwestH2. US WEST COMMUNICATIONS WILL PROVIDE TELEPHONE SERVICE, TO THE ABOVE MENT1ONE1D PROJECT, AS REQu1RED BY TAaL FS, FILED THROUGH THE COLORADO PUBLIC UTILITY COMMISSION. IF YOU HAVE ANY QUESTIONS PLEASE CALL 1470-384-0259 SINCERELY, 1 1 1 1 1 1 1 GARY OTBSON MANAGER news 'WMM, 1 1 PUBLIC SERVILE COMPANY OF COLORADO"I We,tsrn Division 1995 Howard Avenue Rlfly, Colorado 81654 1995 Howard Ave Rifle, Co. 81650 tMr. Doug Pratt The LAND Studio P.O. Box 107 1 Basalt, Co 81621 1 Mr. Pratt Public Service Co wishes to advise you that the proposed PUD for the Finley property is within the service I territory of Public Service Co. Natural gas and electric distribution will be provided to the proposed project in accordance with the tarrif and extension policy currently in effect at time of application for service. 1 Public Service looks forward to providing all of your energy needs. Please contact me If you need additional information. Corrlly; 1 ' Don Currie Planner Garfield Operations Center 1995 Howard Ave Rifle, Co 81650 1-970-625.6001 1 1