HomeMy WebLinkAbout2.0 Staff Report PC 04.14.04REOUEST:
APPLICANT
OWNER:
LOCATION:
WATER
SEWER:
ACCESS:
SIZE:
EXISTING ZONING
PC 4ll4l04 JH
PROJECT INFORMATION AND STAFF COMMENTS
,/
Sketch Plan Review for the Heuer Subdivision /
Mitch Heter"
High County Associateslnc. /
At the intersection of State Highway
Road and CR 113
Well (Non-transient, Non Community)'z
ISDS /,
CR 113 and State Highway 82 Frontag e (2) /
ll.062 acres (6 commercial lots) /
Commercial Limited (Cl) z
I. DESCRIPTION OF THE PROPOSAL & SITE
The Applicant proposes to subdivide an ll.062 acre parcel into six (6) commercial lots that
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Frontage
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View: Looking West from CR 113 access point
y'a 7r?M
range in size from 1.2 to 2.9 acres in size, averaging 1.84 acres. The property is located
approximately 3 miles south of the City of Glenwood Springs and 3 miles north of the Town of
Carbondale on State Highway 82 Frontage Road and CR 113. The property proposes two (2)
main access points onto the property, one from either ROW. The property is gently sloping to
the south and contains extensive wetlands. The applicant has extensively filled in the Floodplain
via a Special Use Permit. The property also contains several commercial operations that are in
use at this time.
U. REFERRALS
Staff referred the application to the following review agencies and departments for general
and/or specific commentary and/or review. The comments received have been generally
incorporated into this Memo:
a. Town of Carbondale (no comment)
b. City of Glenwood Springs (no comment)
c. Carbondale Fire Protection District (See Attachment #1)
d. RE-l School District (no comment)
e. Holy Cross Electric (no comment)
f. Colorado Department of Transportation (Comment by Phone)
g. U.S. Army Corps of Engineers (See Attachment#2)
h. Garfietd County Road & Bridge Department (See Attachment #3)
i. Garfield County Attorney (no comment)
See Attachments from the following
a. Office of State Engineer, Colorado Division of Water Resources (See AttachmenttA)
b. HP Geotech Subsoil Study (See Attachment #5)
c. Water Allotment Contract (See Attachment #6)
III. STAFF COMMENTS
The following section presents an analysis of the proposed project regardin! compliance with
provisions in the Subdivision Regulations, Zoning Resolution, and Comprehensive Plan. These
comments are intended to provide regulatory direction regarding the development of the property
as Commission will review the application materials and this
and will provide comments to the Applicant accordingly.
The is located in Study Area II and is designated as "Commercial/Limited."
is located just out of the sphere of influence of the City of Glenwood
\
Springs and the Town of Carbondale. While the Applicant shall be required to
demonstrate that the proposal conforms to and is compatible with the Comprehensive
Plan, the Applicant should pay particular attention to the following sections of the
Plan.
Goals: Garfield County will encourage the retention and expansion of convenient, viable
and compatible commercial development capable of providing a wide variety of
goods and services to serye the citizens of the county.
Obiective 4.2: To ensure that commercial and industrial developments are compatible with
adiacent land uses and mitigate impacts identified during the plan review process.
Obiective 4.5: Ensure that commercial development is conducive to safe and efficient
trfficflow reduces vehicular movements and encourages alternate transportation
modes and the use of mass transit.
Policy 4.1: Commercial development will be encouraged in areas where existing
infrastructure (water and wastewater facilities) are currently available.
Policy 4.2: County zoning regulations regarding industrial and commercial development
will be compatible wtth land use policies of adjacent jurisdictions.
Policy 4.3: Landscaping and screening will be required to address specific visual impacts
of industrial and commercial development.
Policy 4.4: The project review process will include the identification and mitigation of
transportation impacts related to commercial and industrial development.
Goals: Ensure that development and overall land use policies occurring in the county that
will affect a municipality are compatible with the existing zoning andfuture land
use objectives of the appropriate municipality.
Objective 10.2: Retain rural character outside of community limits.
Obiective 10.5: Development that requires urban services will be encouraged to be located
in areas where these services are avatlable.
Obiective 70.6: Development in an (Jrban Area of InJluence will have street patterns that
are compatible with the affected municipality.
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Policy 10.1: Comprehensive Planning and Zoning Resolution revisions, Zone District
Amendments and individual projects within defined (Jrban Areas of Influence,
will be consistent with local municipal land use policies.
Policy 10.3: Development will be expected to design a street system that will meet the
affected municipality's street standardsfor construction and righrof-way width.
Zoning
property is located in the Commercial Limited (CIL) zone district which allows a
variety of commercial uses. The Applicant shall be made aware of the uses
contemplated in that zone district as further described in Section 3.0'7 of the Zorung
Resolution of 1978, as amended, as seen below.
3.07 C/L - COMMERCIAI./LIMITED
3.07.01 Uses, bJt right: Single-famt,two
customary accessory uses
lot
Qh4r_ch, community building, day nursery and school; auditorium, public
buildingJor administration, Jiaternal lodge, art gallery, museum, library;'
{gtgit"l,clinic, nursing or convalescents home; group homefor the elderly. (A.
e7-60)
office for c.qnQuc.t. of business or profession, studio for conduct of arts and
craJis, provided all abtivity is conduZted within a building;
Commercial establishments, as listed below, provided the followingrequirements are observed;
(l) - All fabrication, service and repair operations are conducted within abuildingi
(2) All storage of materials shall be within a building or obscured by afence;
(3) All loading and unloading of vehicles is conducted on private property;
(a) No dust, notse, glares or vibration is projected beyond the lot;
Wholesale and retail establishment including sale offood, beverages, dry goods,
furryilyrg, app\ianc.es, automotive and vehiiillar eq"uipme'nt, harfwaii, 6t3twis,mobile homes, building materials, feed, garden suppfy and plant materials;
Personal serttice establi-shment, including bank, barber or beauty shop;Laundromat laundry or dry-clea,ning plant"serving individuals only; ,itniattregolf course and
l:::::ZryJh:ilities, mortuary, phoro stydiq, shoe repair, tailor shop, restaurant,readtng room, private club, theater and indoor recrOation;
Ge-neral service establishmeltt, including repair and seryice of automotive andve h icula r eq uipn-tent, ve hi cul ar renta r, sZ*i[ " i"i ;";;i;';i ;;orir";;;: ;"i;; iL,blacksmith, cabinetry,, gloriryg, machining, mini_stordgg ryryits, prtit{ng,publishing, plumbing,'she"et metdl and contiaZior's yird.-ii1Eo-i'rj;"ae-fi61""'"
usgs, coltditiona!: f.ow..hoy;e;_home occupation; parking lot or garage asprincipal use of the lot. (A. S6-09)
us-e-s,r-special: Automotive service station or washing facility; camper park;
mo b t le home par k; co mmunication faci lity, coruec tion fait ttty. (,1. S Z _601
Any . ytsg, by rlght, in this zone district used principallv as a drive-inestablishment where the customer receives goods or'servites irnite oicuivtis- a,:.li:l:,,, :*!te1lmqg.undments, storage.,. co'i*ii"at p"ii;-"iiiiii ii"irl'iifrity
'f!,)'?{;;!;'r;;;{f,"i!:l7l;rii;;i*O";j':i";, (A 80-ts0; 8t-r45; 8r-263: ee-
[:*:9f9._d.imensional requirernents, it appears -the proposed development isconsrsrent wrth the parameters in the Resolution which are ^as follows:
3.07.04 Minlmum Lot,4rea:. Seven thousand five hymdred (7,500) square feet and asfurtherproiidecl-underSupplementary"R.egui"iii"r.
3.07.05 Mqxim?ry,,L?t,,9grer.!q9: Seventy-five.perc.ent (75%o), except for commercialuses which shall be e'ffi-five peicbnt (1Syr)i. \
The County Commissioners may require adequate screening of all parkins androadway d:reas in commercial-uses'fro* oai'iiiiii iir,iii7iit ;;;{;;,;;'";"Liilstreets. A maximu.m ?f te.n p.erceni (10%o)"of the"total paikinp-iii ;;o'd;;;;ye?s may ?e requtred to be devoted exclusively to landsZapingnf trees, shrubs,and ground cover to reduce visual impacts. (A. gl_99)
3.07.06 Minimum Setback:
(1) fron!yayd: (a) art^erial-streets: seventy-five (75) feetfrom street centerline
9f rtfY Qp feet frory front lot line, *tht"h6ub, it'sri,dteiirbj iiioi-itr"ets: fifn
QU) Jeet Jrom centerline or tw'enty-five (25) feet fr"om front'l6t ltne, ihtih;i1"i {tgreater;
(2) . ,Rear.yard: Twenty-five (25) feet from rear lot line for lot occuoted bvrestdential uses; sevei "and bnl-fray 1z i1 Jb;i Jb; toli"iiti""i-iii'i[i"tiitoccupancy;
r2,_s^!!:lll7',[:! (!,0) {eetfrom side tot rine or qrle-half (t/2) the hetght of theprtnctpat buttding, whichever is greater. (A. Z9_132)
3.07.07 Maximum Height of Buildings: Twenty_five (25) feet.
3'07.08 Llaxitlum Floo! A{eg Ratio: 0.50/1.0 and as further provided under
S upp I e m en t a ryRe guD ti o nx
3.07.02
3.07.03
3.07.09
ementary
All uses shall be s ubject to the provisions under
Staff C omment At present, the lots proposed in the subdivision are
approximately 2 acres in size which complies with the minimum lot size.
The property currently contains several buildings (with commercial
operations) associated with the present use on the property. There is no
indication these will remain in place, if they are to remain they would
most likely be found within the setback or within the ROW of the internal
Road
Also, based on a 2 acre lot (87 ,120 sq. ft.), the lot could be allowed 43,560
sq. ft. of floor area (which is equal to a single-story building with a 208 ft.
x 208 ft. footprint.
C. Subdivision
The Applicant should be aware of the requirements outlined in Sections 4:00,5:00,
and 9:00 of the Subdivision Regulations of 1984 regarding subdividing property in
Garfield County. Staff has outlined areas of concern for the Applicant to consider
during the preliminary plan and final plat portion of subdivision in Garfield County.
a. Potable Water
Staff Comment: The Applicant proposes that each lot will be served by a
well to be drilled (state well permit #60669) and is considered a
N on-transient Non water system. The applicant also has
obtained an Allotment Contract, #411 with the Basalt Water Conservancy
District for 1.8 acre feet of water per year for the domestic and
commercial purposes and has
Applicant will be required to
The
the future lot owners. Also, the are of the
requirements required at preliminary plan for shared water systerns as set
out in Section 4:91 of the Subdivision Regulations:
4:91 water plan,at the same scale as the Preliminary Plan, shall provide the
, in graphic and/or writtenform:
In all instances, evidence that a water supply, sfficient in terms of
quality, quantity and dependability, shall be available to ensure an
adequate supply of water for the proposed subdivision. Such eyidence
may include, but shall not be limited to:
l. Evidence of ownership or right of acquisition or sue of existing
and proposed water rights;
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply
water to the proposed subdivision, including the amount of water
A.
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a'kell sharing
available for use within the subdivision by such providers, the
feasibility of extending service to the aria, proof of the legal
dependability of the proposed water supply ani the- representation
that all necessary water rights have been obtainei or will be
obtained or adjudicated, prior to submission of thefinal plat; and5. Evidence concerning the potability of the piopotLa wdtur supply
for the subdivision.B' If a central supply and distribution system is to be provtded, a general
description of the system, as designed by a Colorado^registered eigtneer.In addition:
1- Nature of the legal entity which will own and operate the water
system; and
c,f ":,,:::,:;':! :";!'l:{!:::;':i,:!;;,::;:l!;l;m, a te,ter from anauthorized representative of said system staging that the proposed
development will be served, and evidence from iiti", the Colorado State
Engineer's Office or Water Court, Water Division No. 5, that the existing
water system presently possesses an adequate legal water supply to servi
the proposed development ;D' If individual water systems shall be provtded by lot owners, a report
indicating the avatlability of ample potable ground water at reasonable
depths throughout the subdiviston aid the expected quality and long-termyield of such wells, wtth the written report by a rig*tered professional
engineer licensed by the State of Colorado, qualified to pirform suchwork; and
E' If applicable, a Plan of Augmentation and a plan for subdivision water
supplies, as required by l1w, with the supporting engineertng work signedby a Colorado registered engineer, snifi be sibmttted by"the appliant,
even if the appricant is not the actuar supprier ofwater.
In addition, because_ the applicant proposes a central water system, the following designcriteria (Section 9:51) shall be addressed as part of preliminary plan:
9:51 An adequate potable and irrigation water supply shall be available to all lotswithin a subdivision, taking into considerafi;;'peak demands to service totaldevelopment population, irrigatton uses, oia adequate -fir" protectionrequirements in accordance with recognized and irtto*iry eigineering
standards.
9:52 Individual wells may be used as the water supply, provided the applicant hassybyitted the required documentation to the ippr:o)riate water coltrt, and thecolorado Division of water Resources will approve well drilling p"r*.ir, for alllots within the development.
Central water systems shall be designed by an engineer qualified to design watersystems and be a registered professional engineer liensed by the"state of
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9:53
4
Colorado. Central water and treatment and storage facilities shall be approved
by the Colorado Department of Health. All lines in a central water system should
be looped, wtth no dead ends included in the system. Where dead ends are
proposed for cul-de-sacs, tltere will either be a fire hydrant or blow-off valve at
the end of the line.
9:54 Water supply stems, on-lot or otherwise located in a/loodplain, shall be designed
to minimize or eliminate infiltration and avoid impairment during or subsequent
to Jlooding.
9:55 All water mains shall be a minimum diameter of four inches (4"), provided
storage facilities adequate for fire protection are available.
Staff Comment: U[ilq4lelv. the Applicant will need to prove th?t the
proposed water system is legal and physically adequate to serve the
propo sed subdivisio-nJn ad-fitionS tatr w
it.ffiResources in order to obtain an opinion from the
State Engineer as to whether there is material injury to decreed water
rights.
9:51 An adequate potable and irrigation water supply shall be available to all lots
within a subdivision, taking into consideration peak demands to service total
development population, irrigation uses, and adequate -fire protection
requirements in accordance with recognized and customary engineering
standards.
b. Waste Disposal
Staff Comment: The Applicant proposes that individual sewage disposal
systems (ISDS) for each lot will be adequate to serve the wastewater needs
of the six (6) lots within the subdivision. \
\Y
The Comprehensive Plan "Septic System Constraints" map shows this
area to be available to Solution Evaporate Minerals, and is partially
contained in an area that has high water table. The Applicant shall be
aware of the requirernents for preliminary plan regarding ISDS in Section
4:92 of the Subdivision Regulations:
4:92 A sanitary sewage disposal plan, at the same scale as the Preliminary Plan, shall
provide thefollowing tnformation in graphic and/or writtenform:
If no central sewage treatment worla is proposed and individual sewage
disposal systems will be utilized, a description of sewage, the disposal
means, as well as eyidence as the result of soil percolation tests and
produce excavations to determine maximum seasonal ground water level
8
D,
9:61
9:62
and depth to bedrock shall be provided. In addition;1. Indicated by locatton on the plat;2' Perform-e! and signel by- " registered professionar engineerlicensed by the State of Colorado;3. Adequate in number and rocation to meet requirements of theGarfield County Indivtdual Sewage Disposal Rejuirements oid ,h"colorado Department of pubric Heaith, watir euarity contror
Commission; andE. If individual sewage disposal systems are to be utilized, a proposedmanagement plan for the operation and maintenance of on-site sysiemi shall
be provided.
staff commcu]t: Regarding the capacity of ISDS, the Applicant shouldbe aware of the size and type of limitations of ISDS on lots of this size tominimize ground water contamination. specifically, the preliminary planshall address the following sections of the subdivision regulations , - '
Disposal by individual s-ewage disposal systems may be permitted, provided lotsizes are consistent with the Garfield iounty zoirng Resolution. Individualsystems must have representative soil absorption tests-performed by o quoitp"dengineer registered to pedorm such tests tn the state of bororado.
Central sewage treatment worlrs shall be designed by a registered professionalengineer licensed b1t the state of co,lorado. rhe system ihott bu 1eirgned, rnaccordance with the standards established by thl co,lorado Deprrimteni o7Health. site location approvar shail be obtirned -fro* the colorado waterQuality control commission for systems over two thousand (2,000) gaillons-perday' In no event may a llstem be'designedfor less capacity than the anticipatedmaximum daily sewageJlow or treatment requirements.
c.Road/Access
Staff comment: The property is accessed by State Highway g2 FrontageRoad on the western property line and county Road 1i3 on the northernproperty line. The Applicant proposes to access the property at two (2)separate points, one (r) State Highway g2 Frontage noad ani one (r) LncR ll3. The road within the subdivision shall Ie constructed to meetcounty requirernents. There is a third access point being physically usedbut is not shown on the plan. The Applicant has noi indicated if theinternal proposed road is to be dedicated to the county road system orkept as a private drive.
The Applicant shall be aware that Sectio n 9:34 requires that all streets areto be dedicated to the pabric and cannot be private unless approved assuch through a Planned Unit Development.
9
\e
Staffreferred the application to the county Road and Bridge Department
and the colorado Department of Transportation for comment, ieturning
the general comments as shown below:
o Countv Road & Bridge Comments
1) All culverts beneath access points should be of comrgated Steel pipe.2) All culverts should extend beyond the edge of the uJ..r, roadway sufficiently toprevent slough from congesting the inlet or outlet.3) All culverts should be 18 inches or larger.4) All culverts should have a minimum cover equal to half the diameter of the pipe.i.e. an 18 inch gglyert would require nine inches of cover to finish grade.5) All culverts should have a minimum of l% flow.6) All ditches entering_to and exiting from culverts should be chased to daylight inorder to facilitate flow.
7) Accesses should be constructed with a compacted sub-grade, then filled with acompacted six inch lift of three inch minus, then topped with at least a four inch
_layer of compacted % roadbase (class 6) material. '^
8) Compaction should test at 95o/o of modified proctor. Test results should beforwarded to this office.
9) Access' should be flared where they meet the county road and should be ofsufficient width to conform with sub-division standards.10)If the County Road is of asphalt or chip and seal, then the access shall be pavedwith a min. of 4 inches of asphalt for a minimum distance of l0 feet.11)All areas of county road which encroach into or pass through private propertyshould have right of way deeded to the county at gb foot from centerline.
12) All accesses should be graded to follow 2% slope from crown, to a point at orbeyond the location of the culvert. Where suier-elevation is used the accessgrade shall be_at 2o/o fromedge of road to a point at or beyond the culvert.l3)Accesses should provide a minimum of 200 feet visibility in either direction, from
a point 10 feet back from the edge of the county road.
l4)Accesses should meet the "orrrty road at u eo d"gree angle for a minimum
distance of 30 feet.
15) Accesses shall be inspected by Road and Bridge for compliance upon completion.16) Stop signs shall be placed in accordance with-the MUTCD at all entrances to thecounty road.
More Specifically, County Road & Bridge cite more specific comments asnoted below:
I) A 20% increase 1n da-ily traffic equates to approx. 162.4 additional trips. Sincethis is a chip and seal surface this is a significant increase and there are concerns
about how well this section of road will handle that increase.2) The Applicant has not indicated the type of traffic (i.e. heavy truck or passenger
car) to be seen on the proposed property subdivision
10
3) Driveway permits or exemptions will be req uired for each individual access;additional concerns be addressed at that time.
o revtew was returned however a brief phone conversationwith CDOT has clarified the State needs more information about the nature of theproject and
d.
9:71
9:72
9:73
9:74
this phase.
comments can be made at
access permtts.
the potential for obtaining
Section 9:70 of the Subdivision Regulations requires all subdivisions to
address the following fire protection provisions as part of the preliminary
an:
data regarding traffic assessments before
There was no in?icatfun aorn CDbT as to
Staff Comment: The property is located in the carbondale & Rural FireProtection District. The applicant has submitted a review dated June 19,2002 form CRFPD and their comments are seen below as suggestions toutilize Cattle Creek water for fire protection purposes.
fire protection plans shall be reviewed by the approprtate fireprotectionto ensure that all lots have primary and secondary accesspoints to fire entrapment.
CRFPD has indicated that access to the new lots via theproposednew road appears to be adequate for emergency fire apparatus.
Access to new within the proposed commercial subdivision
be constructed in with the Uniform Fire Code (UFC)
1997 edition, Section 902
Were a central wlter system has fire hydrants, all fire hydrants shall meet thespecifications for the appropriate fire protection agency, particularly with regardto thread stze on thefire hydrants.
Were there is no central water system available, a central located fire protectionstorage tank shall be designed to meet the fire protection needs o|ilre *bdiurrionand be approved by the appropriatefire dtstrict.
Water used for fire protection purposes does not have to be potable water andmay be from a source separate from the domestic supply.
Staff Comment:
Cattle Creek to
CRFPD has
ll
water
noted that the applicant proposes uri{g
fire protection. No details have been
e.
4:80
9:41
9:42
9:43
included in the submittal. A water supply should be provided that meetsthe requirements of the Uniform Fire Code III-A: Firefor Buildings. An e to protect newcommercialbuildingswith automatic fire sprinklers systems installed inaccordance with NFp A13 Standard for the Installation of SprinklerSystems
Drainase/Floodplain Issues
Staff Comment:The property is located partially within the I 00-yearfloodplainincludingthe flood fringe as well as floodway.
Use Permit to allow fill in the was
6 1 must demonstrate that the proposedadequatebuilding area out of and away from the Floodplain. TheApplicant shall submit a drainage plan pursuant to Section 4:80 and 9:41of the Subdivision Regulations which require the following
A drainage plan, at the same scale as lhe_pletiminary pran and prepared by anengineer registered, .in the state of cororado, iai depict the foilowingtnformation in graphic and/or written/orm:
Existing water courses and lakes;
!*iU of tributary areas, where practical;
Computations of expected tribunryflows; and
Destsry^of drainage focilities to piivent storm waters in excess of historicrun-off from entering, damagiig or being _carried by existing drainagefacilities, gryd to prevent major io*og" oi/tooding of residences in a onehundred (100) year storm, showing: "
1. Area subject to inundatton; and2' Location and size of proposed curverts, bridges, ditches andchannels.
Drainage easements, channels, culverts and required bridges shall be designed byan engineer registered in the State of Coloradi.
All drainage facilities shail be designed based on a twenty_five (25) yearfrequency storm.
Were new developm.ents create run-offin excess of historic site levels, the use ofdetentton ditches and ponds may be riqurred to reiain up to a one hundred (r00)year storm.
All culverts shall be designed such that the exposed ends are protected byencasement in concrete or extended a minimum of three feet 6) o"yori tn"driving surface on each side. culverts, drainage pipes and bridges shall be
A.
B.
C.
D.
9:44
t2
f.
designed and constructed in accordance with AASHT recommendations for an H-20 live load.
application. The
,No information was provided as part of the sketch planwill need to address to wildlife asrequiredin Section 4:w requres the Appli cant to provide a"description of wildlife habitation,including big game ranges based on themapping practices of the Colorado Division of Wildlife.
t'
),
As required in secti on. 4:570(c) of the Subdivision regurations, theApplicant shall be .required to piovide a map and description of plantassociations following practices of the Natuial Resource ConservationService and include a description of aaupt"J -ui";;il;; the rocation ofmajor tree masses. Further, the apphcant .rruri p.oria" a weedmanagement and revegetation plan in accordance with tihe county,s weedmanagement requirements.
06,
4:7o(A)Description and/or illustration b1t a registered professional engineerlicensed by the state of colorado of bedroc:kTinobsy ini tlr" Nratigraphy ofoverlaving unconsolidated materiars in sffici";; ;;;;i ; ";r;;;'
iry pot"nttotdeve lopment pro lleys resulting 7ro* groiii.oi"r,-' rrt, idence, ins tability in roadexcavations and ills, expansive soi7s, drainagi patterns, structural bearingstrength, or the like;
Staff comment: The subsoils on the propgsed property down to six (6)feet consist of soft to medium stiff clay and silt soiis stratified with siltysand-layer-s, organic layers and scattered gravel and occasional cobbles.Results of swell-condrlion
-
testing perforired on reratively undisturbedsamples of clayey sand and silt indicate moderate compressibility underloading and wetting.
Additionally, the u.l. Atny corps of Engineers (USACE) has concurredwith the wetland delineation ,,,ui" by the-Appli;;; ;;ineer and havestated such in a letter to the applicant dated August il, zoot Thisdelineation extends throughout the property and the confirmation from theUSACE is valid until Augu st 27, zooa. eiditionarrv tt "v iraicate that nomore fill occur in the Floodplain and that a fifty (50) foot vegetated buffer
Regarding geology, the preliminary plan applicationshall contain the following as required in S ection 4:70(A)
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should also be established along cattle creek for flood protection anderosion.
P:t:-issues may.present significant problems regarding the use ofindividual sewage disposal tyrG-, ISDS. As mentioned above and basedon the-permeability of the soils and the high water taute in the area, Staffstrongly suggests the Applicant considei using ; ;; sophisticatedwastewater treatment system or facility (ISTS) thit would serve the entiresubdivision. Another option would 6e to connect to the Roaring ForkWater and Sanitary District.
h. Assessment / Fees
staff comment: please b" uyr",_,he county requires the Applicant pracethe following plat notes be included on the nna ptut *a'ir-p-tectivecovenants:
I' "colorado is a "Right-to-Farm" state pursuant to c.R.s.35-3-101, et seq.Landowners, residents and visitors *rri b" prepared to accept the activities,
Staff Comment:The subdivision is for commercial use. As a result, thekaffic impact fees that would normally be applied to residentialsubdivisions do not apply to commercial subdi visions unless the lotscontainresidential dwellings that access to a county road. RegardingSchoolSite Acquisition fees, the property is lo cated in the Roaring ForkRE-1 School District. N -a fee of $200 is collected for each lotasubdivision;however,this fee cannot be collectedfor a commercial subdivision. Staff has determined that if residential unitsare constructed on any of these lots,this school site acquisition fee wouldbe required at the time of building permit. It appears the only fees (as theyrelate to the county) include land use application fees and building permitfees to be paid at the time building permits are obtained for the individuallots as they develop
Fees -Carbondale & Rural cited the
IS ect to fees adopted by the District for newcommercial lots. The Applicant will be required to enter into anagreement with the district for the payment of development impact feesThis payment is due prior to the recording of the final plat. F ees are basedupon the impact fees adopted by the District at the time the agreement isexecuted.
t4
sights, sounds and smells of Garfield Countyb agricultural operations ds anormal and necessary aspect of living in a Cointy irtl, o strong'rurol clharacter
?"q " healthy ranching sector. All iust be prepared to encouiter noises, odor,lights, mud, dust, smoke chemicars, *o"hir"ry on pubric roads, ltvestock onpublic roads, storage and disposal of manure, ind thi application by spraying orotherwise of chemical fertilizers, soii amendments, herbiiides, and iesri"id"r, onyone or more of which may naturally occur as a part of a legal ancl non-ntegligentagricultural operations.,'
2' "No open hearth .solid-fuel fireplaces wtll be allowed anywhere within thesubdivision. o:" (r) ny sorid-fuel burntng stove as defied ly c.R.s. 25-7-40],et' sew', and the.reg-ulations promulgated thereunder, will be allowed in anydwelltng unit' All dwelling inits will be allowed dn unrestricted number ofnatural gas burning stoves and appliances.,,
3' "All owners of land, whether ranch or residence, have obligations under State lawand -County regulations with regard to the maintenance of fences and irrigationditches, controlling weeds, keiping liv-estock anri pets under control, usingproperty in accordance with zoning, and other otp""i, of using and maintaintngproperty' Residents and landowne:s are encouriged to learn about these rightsand responsibilities and act as good neighbors ani citizens of the County. A goodintroductory source for such information is "A Guide to iural Living & SmallScale Agriculture" put out by the Colorado State (Jniversity Extension office inGarfield County."
4' "All exterior lighting will be the mintmum amount necessary and all exteriorlighting will be directed inward and downward towards the interior of thesubdivtsion, except that provisions may be made to allow for safety lighttng thatgoes beyond the property boundaries.,'
5' "one (l) dog will^be-allowed for each residential unit and the dog shall berequired to be confined within the owner's property boundaries.,,
Note to Applicant:be valid for a period not to exceed one (1)year from the dale_oflthe-Plannfug Co:nmssrq! reviqw (valid a metiminaryPlan for ttre proposed subdivision rs not presented to the Garfield County Planning Commissionbythe Applicant will have to submit an updated Sketch Plan application to therevlewcompanson
(
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APR, 8, 2004 I :55PM CA )ALE FI RE DISTRICT N0, 2
FIRE.EMSoRESCUE
April6,2004
Jim Hadcasfle
Garfield Building A Phndug Deparheut
108 Eth Sueet, Suit€ 201
Glenwood Springs, CO 81601
REr Heuer Subdivicion Sketch plan
DeuJim;
I have reviewed the sketch plan submittal for the proposed Heuer Subdivision and would offer
the following comments.
Access
The aocess to the new lots via_the proposed new road appears to be adequate for emergency fire
apParalw. Access to new buildings within the proposed commercial suLdivision sfoufa Ui
constructed in accordance with the Uniform Fire Code (UFC) 1997 edition, Section 902.
Watcr Suuplv
F upeli.p! Proposes using Cattle Creek to provide water for fire protection. No details have
been included in the submittal. A watu supply should be provided'Urut m..6 the requirementsof the Uniform Fire Code (UFC) Appendii I[-a: fire Flow Requiremenrs for Buildings. An
altemative would be !o protect new oommercial buildings wittr auiomatic fre sprinklers systems
installed in acoordance with NFPA 13, Standard for the I-nstallation of Sprinkleisystems.
Imoact Fees
The development is subject.to impact fees adopted by the Disfrict for the proposed newcommercial lots, The developer will be required to entEr into an agreement with the District forthe payment of development impact fees. 'ihis payuent ir aurlrio, to the recording of the finalplat' Fees are based upon the impact foes adoptedby the District at the time the agieement is
executed.
Please contact me if you have any questions.
Bill Gavette
Depury Chief
ROCATVED
^APn08Zooar"r,,mr::rrtrfl#,
Carbondale & Rural Fire protection District
900 Meadowood Drive . carbondate, co gl6zg . g70863-24g1 Fal( g6g.os69
:1
0
BEPLYTO
ATTENTION OF
Regulatory Branch (200175342)
Mr. Mitch Heuer
High Country Associates
Post Office Box 297I
Gl-enwood Springs, Colorado
DEPARTMENT OFTHE ARMY
U.S, ARMY ENGINEER DISTRICT, SACRAMENTO
CORPS OF ENGINEERS
1325 J STREET
SACRAMENTO, CALIFORNT A 9581 4.2922
August 2'7 , 2001
81502
Dear Mr. Heuer
We are responding t-c a writLen request. dated August 7 , 2OOl,
on your behalf by Wright Wat.er Engineers, for a wetland
delineat.ion on your property. The property is located adjacent
to Cattle Creek wit.hin Section 7, Township 7 South, Range 88
West, Garfield County, Colorado.
Based on the information provided in t.he wetLand delineation
report by wright Water Engineers, we have determined that your
wetland boundary delineat.ion is accurate. The plan referenced
below is an accurate depiction of t.he limits of Federaljurisdiction under Section 404 of t.he C1ean Water Act. The plans
are labeled:
Figure 3
2007 Wetland Delineation
Heuer Property
Dated August 200L
This verification is valid for a period of five years fromthe date of this letter and is based on information supplied byyour consultant.. If that information proves to be falie orincorrect, we will- adjust our determination accordingly.
It appears that activities in the past have significantlyaffected the 100 year floodplain of Cattle Creek on yourproperty. The Corps of Engineers recommends that no further filltake place in the 100 year floodplain and at a minimum no fill inthe floodway/floodfringe identified on the above referenced map.A 50-foot vegetated buffer shoul-d al-so be est.ablished alongCattle Creek for flood protection and erosion.
-2-
We have assigned number 200175342 toPlease contact Mr. Randy Snyder and referhave any questions regarding this matterrequirements at (970) 243-7799, extension
below.
this determinat.ion.to this number if you
and for permit
12 or the address
Since l-y,
Ke
Ch
40
S
1 orado/Gunnison Basintory Office
d Avenue, Room 1422
Grand .function, Colorado 8150l--2563
Copi-es Furnished:
Ms. Allison Cowie, Wright Water Engineers, post
Glenwood Springs, Colorado 81602Mr. Mark Bean, Garfield County, 109 Bth St.reet,
Glenwood Springs, Colorado B1GO1
Office Box 2L9,
Suit.e 3 03 ,
Garfield County
Road and Bridge, District I
7300 Hwy 82, Glenwood Springs, CO 81601
97 0-9 45-1223 ph, 945-1318 fax
Date: 04-05-04
To: Jim Hardcastle
Building and Planning
From: Bobby Branham
Road and Bridge Dist. IRe: Heuer Subdivision
project.
The following are a listing of comments and concerns regarding the above stated
l. All culverts beneath access points should be of comrgated steel pipe.
2. All culverts should extend beyond the edge ofthe access roadway sufficiently
to prevent slough from congesting the inlet or outlet.
3. All culverts should be 18 inches or larger.
4. All culverts should have a minimum cover equal to half the diameter ofthe
pipe. i.e. an l8 inch culvert would require nine inches of cover to finish grade.
5. All culverts should have a minimum of l% flow.
6. All ditches entering to and exiting from culverts should be chased to daylight
in order to facilitate flow.
7. Accesses should be constructed with a compacted sub-grade, then filled with a
compacted six inch lift of three inch minus, then topped with at least a four
inch layer ofcompactedt/nroadbase (class 6) material.8. Compaction should test at 95%o of modifred proctor. Test results should be
forwarded to this offrce.
9. Access' should be flared where they meet the county road and should be of
sufficient width to conform with sub-division standards.
10. If the county Road is of asphalt or chip and seal, then the access shall be
paved with a min. of 4 inches of asphalt for a minimum distance of 10 feet.
1 l. All areas of county road which encroach into or pass through private property
should have right of way deeded to the county at 30 foot from centerline.
12. All accesses should be graded to follow 2Yo slope from crown, to a point at or
beyond the location ofthe culvert. Where super-elevation is used the access
grade shall be at2%o from edge of road to a point at or beyond the culvert.
13. Accesses should provide a minimum of 200 feet visibility in either direction,
from a point 10 feet back from the edge of the county road.
14. Accesses should meet the county roalJ at a 90 degree angle for a minimum
distance of 30 feet.
15. Accesses shall be inspected by Road and Bridge for compliance upon
completion.
16. Stop signs shall be placed in accordance with the MUTCD at all entrances to
the county road.
With regards to this particular sub-division:
A20o/o increase in daily traffic equates to approx. 162.4 additional trips. Since
this is a chip and seal surface this is a significant increase and there are concerns
about howwell this section of road will handle that increase. In additiorL what
type of traffic will this consist of heavy truck or passenger car?
Driveway permits or exemptions will be required for each individual access;
additional concerns may be addressed at that time.
Bobby Branham
Dist. 1 Road and Bridge
Form No
GWS-25
APPLlCANT
OFFICE OF Th- oTATE ENGINEER
COLORADO DIVISION OF WATER RESOURGES818 Centennial Bldg., 1313 Sherman St., Denver, Colorado 80203
(303) 86G3581
HIGH COUNTRY ASSOCIATES INC
PO BOX 2971
GLENWOOD SPRINGS, CO 81602-
(970) e45-0893
TO CO CTA
APPROVED WELL LOCATION
GARFIELD COUNTYSE 114 SE 114 Section 7
Township 7 S Range 88 W Sixth P.M
DISTANCES FROM SECTION LINES
400 Ft. from South Section Line
825 Ft. from East Section Line
UTM COORDINATES
Northing: Easting:
WELL PERMTT NUMBER 60669 - t__-_
DIV. 5 WD 38 DES. BASIN MD
1)
2)
3)
ISSUANCE OF TH]S PERMIT DOES NOT CONFER A WATER RIGHT
CONDITIONS OF APPROVAL
This well shall be used in such a way as to cause no material injury to existing water rights. The issuance of this permit does not ensure that
no injury will occur to another vested water right or preclude another owner of a vested water right from seeking relief in a civil court action.
The construclion of this well shall be in compliance with the Water Well Construclion Rules 2 CCR 402-2, unless approval of a variance has
been granted by the State Board of Examiners of Water Well Construclion and Pump lnstallation Contractors in accordance with Rule 18.
Approved pursuant to CRS 37-9G137(2) for the construction of a well, appropriating ground water tributary to the Roaring Fork River, as an
altemate point of diversion to the Basalt Conduit, on the condition that the well shall be operated only when the Basalt Water Conservancy
Districl's substitute water supply plan, approved by the State Engineer, is in effecl and when a water allot nent contract between the well owner
and the Basalt Water Conservancy District for the release of replacement water from Ruedi Reservoir is in effect, or under an approved plan for
augmentation. BWCD contracl #41 1.
The use of ground water from this well is limited to ordinary household purposes inside four (4) single family dwellings, the inigation of not
more than 8,000 square feet (0.18 of an acre) of home gardens and lawns, the watering of 1 7 domestic animals, and up to S.S7 acre feet
annually for the following commercial uses:4000 sq. ft. office space (2.4 EOR), 20,000 sq. ft. warehouse (6 EQR), and 20,000 sq. ft. retail
space (6 EQR), totaling 14.4 EQRs. All use of this well will be curtailed unless the water allotment contracl or a plan for augmentation is in
effeci. This well is known as High Country Associates Well 1.
Theaverageannual amountof groundwatertobeappropriatedshall notexceed one(7.824)acre-feet (2,*9,U1 gallons).
The pumping rate of this well shall not exceed 15 GPM.
The owner shall mark the well in a conspicuous place with well permit number(s), name of the aquifer, and court case number(s) as
appropriate. The owner shall take necessary means and precautions to preserve these markings.
This well shall be construcied not more than 200 feet from the location specified on this permit and shall not be located within 600 bet of
any existing wells, with the exception of permit no.58132-F for which a waiver has been submitted.
A totalizlng flow meter must be installed on this well and maintained in good working order. Permanent records of all diversions must be
maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request.
NOTICE: This permit has been approved tor 14.4 EQRs of commercial space and a pumping rate of 15 gpm. You are hereby notilied that
you have the right to appeal the issuance of this permit, by filing a written request with this office within sixty (60) days of the date of issuance,
pulsuant to the State Administrative Procedures Act. (See Section 244-104 through 106, C.R.S.)
NOTE: ParcelldentificationNumber(PlN):2393-074-00-357
4)
5)
6)
n
8)
s)
NOTE: AssessorTax Schedule Number: R111932 zke r/re/oy
1.
Engineer
DATE ISSUED 01-16-2004
By
EXPIRATION
APPROVED
MBC
H Road 154
Glenwood
Phone: 970-945-'
Faxl.970-945-8454
hpgeo@hpgeotech.com
December 31,2007
Mitch Heuer
P.O. Box2716
Glenwood Springs, Colorado 81602
Job No. 10t 783
Subject: subsoil study for Foundation Design, proposed commercial
Development, parcels 2,3 and4, Funland commercial property,
Garfield County, Colorado
Dear Mr. Heuer:
As requested, Hepworth-Pawlak Geotechnical, Inc. performed a subsoil study fordesign of foundations at Parcels 2, 3 and,4 of the property. The study was conducted inaccordance with our proposal for geotechnicat enginelring services 19 Mitch Heuer
dated November 19,2001. The data obtained and our reCommendations based on theproposed development and subsurface conditions encountered are presented in thisreport.
Proposed Construction: Design plans for the development were conceptual at the timeof our field work. We understand the proposed deveiopment will .o*i.t of single-story
storage units with steel-reinforced monolithic concrete ilabs for building support.
Access is plannsd to be from Cattle Creek Road to the north at parcel +I liis desired toraise the grade of ttresite approximately 5 feet using fill currently stockpiled at the site.
Foundation loadings for this type of constructioo arE asru*"d to be relaiively tight andtypical of the proposed type of construction.
If building conditions or foundation loadings are significantly different from those
described above, we should be notified to re-evaluate the reCommendations presented in
this report.
Site Conditions: The subject parcels are bord.ered by Funland to the west and Cattle
Creek Road to the north. Cattle Creek flows to the west along the southern properry
boundary. The site was previously a sheep ranch and is curre-ntly occupied by a
blacksmith shop and overflow parkirg for Funland on Parcel 2. Distur-bance fromprevious site development was encountered during our exploration and large piles of
imported fill were observed along the southern edge of the proposed devel6pment and
deep fill has been placed for the access road ou Parcel 4. The iite is located on thevalley bottom at the edge of the north steep valley side. Ground surface in the proposed
development is relativgly flat with a gentle slope down to the south. Steep slopes
transition between the building area and Cattle Creek Road to the north. 'Eagti Valley
Evaporite is exposed on the steep hillside north of the site. Up to 2 inches oi roo*
covered the ground at the time of our field work.
E
Mitch Heuer
December 37,2007
Page 2
Subsurface Conditions: The subsurface conditions at the site were evaluated by
excavating six exploratory pits at the approximate locations shown on Fig. l. TLe logsof the pits are presented on Fig. 2. The subsoils encountered, below up io O feet of
variable quality fill, consist of soft to medium stiff clay and silt soils stratified with silty
sand layers, orgenis layers and scattered gravel and oCcasional cobbles. Results of
swell-consolidatioa teting performed on relatively undisturbed samples of clayey sand
and silt, presented on Figs. 4 and 5, indicate moderate compressibility under tbjOing
and wetting. Free water was observed in Pits 5 and 6 at depths of 6 and 5 feet,
respectively, at the time of excavation. The soils above the water level were moist tovery moist.
Foundation Recommendations: Considering the subsoil conditions encountered in the
exploratory pits and the nature of the proposed construction, the storage buildings can
be supported on monolithic concrete slabs placed on the undisturbed n-atural soil or
compacted structural fill designed for an allowable soil bearing pressure of 1,000 psf.
The soils tend to compress under loading and there could Ue s6me post-construction
foundation settlement. The total load of the new fill will be more than the new buildingload. In order to limit building distress due to settlement carried by new fill placement]
we recorlmend that the new fill be placed several months prior to thr strrt of UritOing
'
construction. Settlement platforms could be placed prior to new fill placement to
monitor movement and yeriff that primary settlement is complete prior to building
construction. Loose and disturbed soils and the existing fill ihould be completel/
removed beneath the building areas and the subgrade shbuld be compacted and pioof-
rolled prior to fill placement. Soft, unstable subgrade areas should be stabilizd (such
as with Tensar BX-l100 geogrid) prior to fill placement. Fill placed for foundation
support should exteod leyogd the edge of the foundation a distance at least equal to the
depth of fill below the foundation. Fill beneath the building areas should be placed in
thin lifts and compacted to at least 98Vo ofthe standard Proitor density .t.a,oirto.,
content near optimum. Required fill can consist of on-site more granular fill soils or
other suitable imported material devoid of vegetation, topsoil, de6ris or trash and
oversized rocks. Slab edges should be provided with adequate cover above their
bearing elevations for frost protection. Retaining structures, if any, should be designed
to resist a lateral earth pressure based on an equivalent fluid unit weight of at least 45pcf for the on-site more granular fill soil as backfill and be protected frsa \a/s6ing and
hydrostatic pressure buildup by an underdrain system.
Surface Drainage: The followrlg drainage precautions should be observed during
comtruction and maintained at all times after the buildings have been completed:1) Inundation ofthe foundation excavations and underslab areas should be
avoided during construction.2) Exterior backfill should be adjusted to near optimum moisture and
compacted to at least 95Vo of the maximum standard Proctor density in
pavement and slab areas and to at least 90% of the maximum standard
Proctor density in landscape areas.3) The ground surface surrounding the exterior of the building should be
sloped to drain away from the foundation in all directions. We
H-P GEoTEcH
Mitch Heuer
December 37,2007
Page 3
recommend a minimum slope of 6 inches in the fust 10 feet in unpaved
areas and a minimum slope of 3 inches in the flust 10 feet in pavement
and walkway areas.4) Roof do-wnspouts and dyins (if any) should discharge to well beyond thelimits of foundation backfill
Limitations: This study has been conducted in accordance with generally acceptedgeotechnical engineering principles and practices in this area at this time. We make nowarrarty either expressed or implied. The conclusions and recommendations submittedin this report are based upon the data obtained from the exploratory pits excavated at thelocations indicated on Fig. I and to the depths shown on Fig. Z, tne proposed type ofconstruction, and our experience in the area. Our findings tclude in:terpotation andextrapolation of the subsurface conditions identified at thi exploratory pits anO
variations in the subsurface conditions may not become evident until eicavation isperformed- If conditions encountered during construction appear different from those
described in this report, we should be notified at once so re-&aluation of the
recommendations may be made.
This report has been prepared for the exclusive use by our client for design purposes.
We are not responsible for technisal interpretations by others of our information. As
the project evolves, we should provide continued .oniultution and field services duringconsffuction to review and monitor the implementation of our recommendations, and toverify that the recommendations have been appropriately interpreted. Sitnincant designchenges may require additional analysis or modifications to tha,r.o*-"-odations
presented herein. We recommend on-site observation of excavations and foundation
bearing strata and testing of structural fill by a representative of the geotechnical
engineer.
If you have any questions or if we may be of further assistance, please let us know.
Sincerely,
HEPWORTH - PAWLAK GEOTECHNICAL, INC.Or,*7e@
Trevor L. KneII
Reviewed by
Daniel E. Hardin, P
TLIvdjg
attachments
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APPROXIMATE SCALE
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I UIILITY EASEMENT
101 783 HEPWORTH-PAWLAK
GEOTECHNICAL, INC.LOCATION OF EXPLORATORY PITS Fig. 1
*.eG
MEMORANDUM OF WATER ALLOTMENT CONTRA
The Basalt Water Conservancy District (the "Disrict") has granted Water Allohent
Contract No. 41 1, dated the 9th dayofJuly 2002,("Contract"), to extendio the owner(s) ofthereal
propertydescribed on Exhibit "A" attached hereto and incorporated herein by this reference, the right
to beneficially use water or water rights owned, leased, or hereafter acquired by the District for such
real property located in the county of Garfield, State of colorado.
The Contract is subject to various conditions which may include well permit requirements
of the Colorado Division of Water Resources and Water Cpurt approval of an augmentati,on plan or
substitute supplyplan. Assignment of the Contract requires the District's consent and Applicant,s
payment of an assignment fee.
Inquiries may be directed to: Basalt Water Conservancy District, c/o Lori J.M. Satterfield,
Balcomb & Green, P.C., P.O. Drawer 790, Glenwood Springs, Colorado 81602;Telephone: (g7O)
945-6546;Fax: (970) 945-8902.
This Memorandum is subject to the terms and provisions of the Contact which are
incorporated herein by this reference. Upon recording, this Memorandum shall constitute notice to
bona fide purchasers of the Contract affecting the above-described property.
BASAIT WATER CONSERVANCY DISTRICT
Date:Julv 9.2002
Bowles, President
STATE OF COLORADO
COUNTY OF GARFIELD
' The foregoing instument was acknowledged before me this *day of
2002, by Arthur Bowles, President of the Basalt Water Conservan"y Oirtri.t.
-
WITNESS my hand and official seal.
MyCommission expires: I- al - OG
NotaryPublic
)
)
)
ss.
Affcr rccording rcNrn to:
c/o Lori Saucrficld
Balcomb & Grecn, p.C.
P.O. Drawer 790
Glenwood Spriags, CO il602
ErwFbrljw lPcNlal Cry
^.EUe.t t.W
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