HomeMy WebLinkAbout2.0 BOCC Staff Report 05.08.2000d
't If I'
REOUEST:
APPLICANT:
ENGIMERS:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
ZONING:
ADJACENT ZONING:
PROJECT II\TFORMATION AND STAFF COMMDNTS
BOCC 05/08/00
Preliminary Plan review of the North 27
Subdivision. '1
Norttr 27,LLC
Water Resource Consultants
A parcel of land situated in NEI/4 of Section
gO, f. 5S., R. gZW., of the 66-PM., also
knorvn as I,ot 4, Simon Subdivision
Exemption; located on County road 261,
approximately 1.5 miles north of Silt' The
teed aescription included on the zubmitted
pfio it incorrect and will have to be corrected
ior any Final Plat aPProval.
27.52 acres.
Cenral water supply.Well Permit # 049153F'
I.S.D.S.
Public road off of County Road 250 for
oromsed lots A B, C, and D, and a driveway
hiri,rUy offCounty Road 261 for proposed lot
E.
Agricultural/Res i dential/RuralDensity
(A/RIRD).
East A/R/RD
West A/R/RD (Peach Valley Orchard Sub')
North: A/R/RD
South: AIR/RD
I
)
t
I
I.Area
not
of the Garfield CountY
within the Town of Silt
II.
Sffi;f:'tffi;'fiff*i:
Subdivision'
:'"3J:iffi F:I"|"#,HH*JI
A.
B
Itr.
A.
2
16), the Road and Bridge DePartnent
from center line of road along CR 261
from road. (To allow for wider road
before construction'
t
also pertain to proposed lot E because it is propfsed to be accessed off of county
ioua'zOt.
@
H,"j;*1'.$l'##H,1,'*'ii[;fr'J;,":l$fl tt!#'j;"'i::r#*f X'"'li
plat approval (see p. t7). In a s,.rbr"qurnt
-r"i,".
a{t"a M1y. 1, 2000 (see p' 18A)' the
Division of w,arife'ir"t t"Iaa-itilJ' t"*ii"tt *tiit1 will be added to the
somments of the January 4,zOOOf"o* "il-*[fi be conditions of any Final Plat
upPtorut.
Public Service ComPanY:
Public Service ComPanY responded '?ublic Service requestthat all
in addition to utilitY easements
side lot set backs and roads to be utilitY
stating,"Ok to delete set
shown on Plat." Since then Public Service has
shown on the plat will be a
B.
c.
The
back Portion." (i
27 Subdivision
oondition of anY
D.Garfield Countv Sheriff s Departnent:
ln a letter dated December 29, 1999, the s DeParfinent reiterates the
importance of emergencY vehicle access and need for road imProvements to
allow standa-rd gars ta mverse the road 1geep. l9).
Asa condition of Final Plat aPProval,the
access road offof CountY Road
See p. l8). Thus, utilitY
Final Plai aPProval of the
proposed
Section 9 :35 of the Garfield CountY
This will
road-
allow for standard Passenger cars
fu a response to a memorandum from the
Sheriffs DePartrnent responded after the
need a 45'radius to hrn'(See p. 20). As a
North 27 Subdivisioq the applicant will be
cul-de-sac at the end of the proposed access
Plan.
The above conditions should alleviate any
In addition to the above, the Sheriffs states,"Lots should be required
to Provide defensive sPace around all to protect against wildfires (refer to
fire Protection district).Addresses should be to be clearly marked at the
entrance to each proPerly to expedite
of ihe North 27
access rssues.
of anY Final Plat apProval
3
response." These will be conditions
I
E.
F Garfield School DistrictNo' Re-2:
ln a letter dated January 13, 2000' the GarfieqgTl:lstrict No' Re-2' stated'
..Due to the size of the project, there are no conqerns or comments'" (See p' 23)'
AT&T Cable Services:
In a letter dated January 11,2000, AT&T Cable Services stated' "AT&T will not be
providing cable ,"r8 , to this d"r"lopment "t lh* time." (See p- 2a).
Wright Water Engineers' Inc' :
G
H.
Plat.
h a letter dated April20,2000 (See pgs'27-21
The new submittal does not aPPear to satisJ'
;;Ai;i"; due to the tack of qwlyr court det
State Engineer regardingPVO/SSE central wc
behalf of the CotrntY, wrote a
expresses concern about the
central water sYstem proposed to
be an exPanslon of use of the
of Watcr Rcsourccs should
for the project " Further, Mr,
be designed bya Registered
in the area and proximrtY to the
regarding waste-vrrater,
ofapproval of any Final
Planning Commission meeting of
we reviewed storage issuesfor the
review of
'
storage issues with Paul
not have central storage forfire
It is apparentlY the resporuibiliA
pressure slorage tank(s). For the
docunenlqlion thqt the c.rileria
this ProJect.Specifical'ly, there is
B), Mr. Erion states:
I Section a:91 (A) and (C) of the
iri" o, a satisfactory letterfrom the
Iter system...
4
,)
and the existing well does not have
I
i
Ina letter dated January 10,2000, the Geological Survey made several
recommendations with regard to foundation and surface and ground
water considerations which will be conditions approval of anY Final Plat of the
North 27 Subdivision'(See pgs. 2l-22).
may
" rt
the capacity to meet peak demandsfor thewater
In a letter dated MaY 3,2000 (See p.29A), WWE in response to the letter
dated APril 28,2000 from the applicants.In thi Ietter WWE states in Part,"Wg
recommend the Plat and the covenants include that disclose the individual lot
requirements of the water system design by the CDPIIE." This will be a
condition ofaPProval of any Final Plat. WWE statcs,"We believe the water
system design comPonents of Section 9:51 have satisfied with the suPPlemental
submittals. However, a
subdivision at this time
added for emPhasis.
legal water. suPPlY not available to the ProPosed
and Section 9:51 is not fully satisfied." Bold
L Division of WaterResources:
In a letter date4 February 16,2000 (See P. 30 the Division of Water Resotuces
states, "We have reviewed the additional dated January 18,2000,
submitted by the aPPlicant regarding the referenced ProPosal to create 5
residential lots on 27.5 aqes...Therefore the in our previotrs letter of
January 14,2000 still aPPlY."
In a letter date4 APril 13,2000 (Sec P. 31), thc of Water Resources states,
"We have reviewedthe additi onal informati on April 5, 2000, submitted bY the
applicant regarding the above referenced to create 5 residentid lots on27-5
acres...Due to ttre lack of a water court plan for augmentation that is
applicable to this proPosed development, the ln our previous letters of
February I 6,2000 and January 14,2000 still aPPlY."
5
Division of Water Resources
well are limited to the historic
Use ofthe well for the ProPosed
requre a court approved Plan
rights...Based on the above, it is
that althoughthe proposed water
expansion of use,matcrial injutY
a
)
Iv
not
and
lots within the North 27
number 049I53F. The "Grant
and Restrictions for a
vision Exemptiot'' states, "The
onate E/251!t$ share af the
be subject to the restriction on
subject property is Iot 4 of the
The'?each Valley Orchard SuMivision and Subdivi sion Exemption, Proj ect
Summary, August 1999" states that the onlY process necessary for the
that of disi This is backed-up by detailedwater coming from the well is
laboratory results included as an
of thc water, for all Potable usc, ,
of approval of anY Final Plat-
sunmary. Thus, disinfection
will bc requircd as a condition
Ovorership and management ofthe well and system is with the Peach ValleY
Orchard/ Simon Subdivision Exemption Home Association (Pvo/ssE).
The applicants ProPose to construct a pip€from the existing well to all
proposed lots
depiaed in the
to supply potable and irrigation for all of the proposed lots as
submitted Utility Plan. This will have to be comPleted
to suPPlY water to all proposed lots as a of any Final Plat aPProval. In
addition, all of the additional (new) sYstem to be constructcd, including but not
limited to pipes,will have to be dedicated to the HOA for ownershiP and
maintenance as outlined in the submitted and Operations PIan,
Potable Water SuPPIY Peach ValleY Orchard Subdivision and SimonSystem,
1999"as a condition of apProvalSubdivision ExemPtion,Si[ Colorado,October
appendix to the
for atl proposed
Plan also includesof any Final Plat. This
6
)
acceptable Financial Plan. A
J.Brrrning Mountains Fire Protection District:
In a letter dated APril 20,2000 (See P. 32A), the
have any concems or issues with the laYout or presented to them.
K. Department of Public Health and Environment:
L.
No comments were received from the
Environment.
Idarch 7,2000 (See P. 32), the
which should be taken into
the subject property
IvIA"IOR ISST ES AND CONCERNS
l. Water SuPPIY:
SubdivisionlmprovementsAgreement.will
Platrecordingensuringtheseimprovements
are
to be entered into with anY Final
of Garfield CountY, 1984, as
to an existing water sYstem
ls to be made to an existing watcr
's Offtce or Water Court,
system presentlY Possesses an
Water Resources,Office of the State
and the fact that the
Section has notbeen
7
8
2. ZoninE:
The subject property is zoned Agricultural/Resi(entiallRural Density (A/R/RD)'
Uses by right Uses by right include single-family dwelling and customary accessory
uses. (A. 86-09).
Minimum Lot Area: 2.0 acres.
Maximum Lot Coverage:Fifteen percent (15%)-
Minimum Setback:
(l) Front vard: (a) arterial strests: seventy-five (75i
i;6i f;;iflom#ont tot line, whichevir is great
iro* ,t ""t centerline or twenty-five (25) feet
g:eater;
(2) Rear yard: Twenty-five (25) fea from rear l(
) fcct from strect ccntcrlinc or fiiY
er; O) local streets: fiffY (50) feet
ftom front lot line, whichever is
rt line;
or one half (ll2) the height of the(3) Side yard: Ten (10) feet from side lot line
principal building whichever is greater'
Maximum Heigfrt of Building: Twenty-five (25
Additional Requirements: AII uses shall be subject to thb provisions t[rder Section
S 1S"ppt"-entary Regulations).
rking: (l) Residential (orcept gouP quarters)
- one (l) space p"r @ f.tJ of 1o.o,, area or one (l) space per
d;;lli'il rili *iri.t r"", i, g*,.);
"actr
sepa"a(ly rentable room or group of rooms
shall bJconsidered a dwelling unit'
The applicants are proposing a minimum of thrlee (3) parking spaces per lot which
should be sufficient. However, the -t irg t"g,+*i"" -as
spted above, may require
more parkiog rpu"r, b;;Jon what is actualti Ponstructed on individual lots'
) feet.
9
The minimum lot size shall be foru (4)
slopes less than 40o/o atleast two (2)
The gross floor area for residential use
containing a building site which
in size.
(l)
(2)
ft.
shall notexceed 1500 sq.
(3)
(4)
(5)
3. Bpeds:
association and/or allowed bY
for an additional dwelling unit.
disposal sYstem regulations
central sewage treatment
be via a road offof CountY Road 250
an. Access to proposed lot Eistobe
(Lot Subdivision)4, Simon
10
proPerty
Road250 Covenants for the ProPertY
(6)
(7)
(1)
(2)
(3)
(4)
(6)
Q)
satisfied.
(5)All dwelling units within the
dw'elling units will have to
disposal sYstem regulations asa
This means that an adequate 5ingle
primarY dwelling unit and
adequate ISDSs maY be constnrcted,
for the accessory dwelling.However
water cannot exceed 2000
regardless if there is one or hilo
2000gPd on any lot, statc approval bc required.
ls allowed.
approPriate CotuttY building code
dwelling units, one (l) each on
approva[.
acres and contain a building site
(2)acres ln slze.
Plag the gross floor area for
1500 sq. ft"
allow for acoessorY dwellingunits.
water suPPlY and the letter
Resourcest proof of a legallY
dwelling unit has not been
units will be allowed as a condition
with the approPriate
of anY Final
CountY building
Plat.of
allow the use ofthe road to access any lots which are further subdivided within the
Simon Subdivision. The submitted Warranty also referenoes the covenants.
This has been found satisfactory to meet 4:60 (C), of the Subdivi slon
regul ations which states, "The following shall accomPany the
Preliminary PIan: C. Evidence that all lots and created will have access to a
public right-of-,way, as required bY Colorado law;",
4. Waste DisPosal:
state approval would be required.
The management plan submified by the annficangls sufficient, but must be included
in any covenants for the subject property. This wiU be a condition of approval of any
FinaiPlat.
ll
lr
,)
5. Soils/GeologY:
The Subdivision Regulati ons rcquirc that thc B review an application bascd on
compatibi lity with variotrs issues including the ve Plan. The following
comments will address the project's
The site is flat, and is currently in agricultural production with approximately 12
u"r", in inigaiior-*a the remainiig uct.ug" in.dryland pasture. The property
,"pp"n "
n,.irbu oiueri;rhural plarits includi4g irrigated species 9u$ as alfalfa,
and smooth brome gtuit ^ well as a number of dryland species including w-estem
and slender wheat i**- ifr" toift *itt in the property are Olney Loam (50)' and
potts Loam (55). Th; submitted information fiten-r tne applicanls regarding soils
states, "fiiese roifr *u *ify U"itauUt., but will lfiely require engineered individual
;"p,[ systems due to a higlr ground water table'l'
The HPGeotech Geological Evaluation subhitted by the applicants makes
*or.rrrdations r"g-airg foundation conditiqns. The report states:
Ifsettlementpronesoilsarepreselt,theirPoleTialimpactsare
typically mitiiatea by control of lanflscape.ldgetiot n:at P'
6,iifoi"g neffiieinrorcea foundation wptts3na low footing b"?t'"q
pror,rfr. In some cases,the comprett'ye-Pilt3be excavated and
ieplaced *ith ;;purt"d structural frll. Due to the shallow
gr'oundwater conditi'ons observed in the- pits, basement level
Ionstruction may need to be limitcd or 4voidcd'
In a letter dated January 10, 2000, from the Colorado.Geological Slrvey, the CGS
concurs with the r".o--*dations in the Hf Geol-qqrcfl report-' The-lette.r further
states, "...it is a CCi i""o--"rrdation that a gualified geoteghnical and/or soils
engineer ,"***d * .ppropriate buildinp foundation design based on a
gufiuiU*o4 iuvesriiation siil'.e ihe- sub-surfasimarerials at the site mav be prone
i" Lri.p* *d/otsJttlement u*ren loaded'"
The recommendations made by HP Geotechrficlljnd the colorado Geological
i*"y will be conditions of approval of any Fi[ral Plat'
Fire Protection: No additional fire protection will be required glven the comments
from the fire district.
Garfield county comprehensive- Plan: section 4:33 of the Garfield counu
Su6ivision n"grt@ Board of County Commissign:rs make a
a*irion r"g.;inj-th" fietiminary Plan based on the recommendation of the
ffun"ing C6mmis-sion and on the conformity or. compatibility of the proposed
,rUairir'ion with the Garfield County Comprellensive Plan.
6.
7
applicable portions of the Plan:
12
and non-compatibilitY with these
ThesubjectproperlyiswithinDisrictA.UrbanAfeaoflnfluence,asdesigrratedby
the Garfield Counti'8ffiffi*i'" pil"' 1984' as amended'
TheComprehensivePlan'Distritl.+-Urban'l't:":gf]lfiuence-Policystates'
"Irlew growth *a i*tr"p*9'ilr'iiLut t;;;tgtJto-lo9tt within the designated
IJrban Areas or rnlio.nle for each *fi]i#rfi; i" c-r'ad county"' under the
Density section "f;i#;r A rnrcomii;lrtii. Plan states"'The density within
r_rrban Areas "r rinr.r.L ,i,Ar a9g"IJ"'"J"d,;:.1;FT moves awav from the
municipalit)'. Td6ng' .ol.q" U'buftu;-or rn.*n1e (where this proposed
development is located) shall have 1ffita, r+rr,t9t.rn" dcfined minimum f-or
urban density to- ".it as a "*Jii""'r6*
U.t*""t urban and rural
areas...Deverop*"it ulilJ' oi" *9 ;;;,.t noo, the municipalitv (such as the
subject property) il;ll'il;" a"*"f '" ;*tf than three (3) dwelling units per
acle.
Given that the comprehensive Plan- promotes {evelopment within urban Areas of
Htrffi#x ::.;;;l'r*ffff*'[tr'!"]
of tt " ComPrehensive Plan' .
TheTechnicalservicessectionofDistrictA'?olicy'statesinparL*TheCounty
shall require all ;;;;;l;;;* fo'""#ig "a,lrt.; Urban Area of Influence to
connect to the municipal water:yJ;;to ["og-"J central water system either
existing or whose devilopment i, urr*Ji *ff-*Ui"tt is approved by the County
Commissioners'"
The prroposed developmcnt is pro-posing to connect t9.T existing we! whictl scrves
the existin, ,", fii"ii"';#'4T tii: ffi;;;bdvision Excmpion and Peach
valley orchard T;;iriri"o. Trys. io*tit ,et a central water lystem' thus the
pro po s ed a"r.r offJi ir""I ipriiur";;; iliJ t*u r. of the comprehensive Plan'
The Technical services section of District A- Policy firrther states"'The count5r
shall require all new developme* a"#]"*"i ui ui"6*t"rv sized and constructed
;;"ildt.p"sal sYstems' "
TheproposeddevelopmentisprroposinglsDSqforeachlotwhichwillhavetomeet
"ud.mira*#iHffi
;,{:fl{trilfl ffi ",[f g:;:i"iro"'m]:l*f;
the proposed development ts comp----
Plan.
Vegetation: No comments were received'
Comprehensive Plan as stated above'
the iomPrehensive Plan'
8.
l3
g. Drainage PIan:
any Final Plat.
Road Impact Fees, as to be determine4 will
Final Plat.
Inc., and submitted bY the
measures which will be
in a letter dated January 10,
the recommendations made by
measures, "...it is a CGS
should be installed around
soils to minimize the risk of
soils. AdditionallY, it is a CGS
be located at least l0 feet from
the wetting ofsubsurface
also be discouraged wjhin 10 feet
will be conditions ofapproval of
to be paid as a condition of anY
posting were provided bY law for
was extensive and
issues were submitted and that all
10.
It
l3
t2
wildlife: The six recomm€-nduti-oT, included irl t!" letter dated January 4' 2000'
from the Division oiwilair" and the additional information contained in the letter
ofllay 1,2000, *nirtrInoaifies the l"tte; of January ,z}Oc.,will be conditions of
apprwal of anY Final Plat.
Radiation:. Based on investigatiol-of the prop:tty and.tests of the well proposed for
supplying water t"'ifr" pirfrsed lots, therois rlo radiation concern on the subject
property.
School Fees: School fees in the amorurt of $200.Q0 for-9acJr lot created for a total of
51p00oo *ilIhaveiobe paid as a condition of any Final Plat.
nQed
V. SUGGESTED FINDINGS:
I
2.
3.
4.
Thatthe proper publication and p-ubic notice arfd
the hearing U"fote the Planning Commission
That the hearing before the Board of County
complete, that il pertinentfacts, matters and
irtttltt"a parties wire heard at the hearing'
That the proposed subdivision of land does np.t colfoP to the Garfield county
Subdivision Regulations, 1984, as amendd spe$itrcatty Sections, 4:91 (A)' (C)' and
9:51.
The proposed subdivision is not in the best i$terest of the health' safety' morals'
l4
ta
u.
convenience, order, prosperity and welfare of the citizens of GarFreld CountY.
planning Commission recommended DENIAL of the pro$osed subdivision at their hearing
of February 9,2000, based on the following:
I
discussed in this rePort.
VII. STAFF RECOMMENDATION:
Since the Planning Commission
Section 4:91 (A), of the Garfield county Subdivi$ion Regulations, requires,"In all
instances, evidence that a water supply, sufficienf in terms of quality, quantity and
J.p."a"6ility, shall be available io ensure 1n -1d-equate
suppJl of water for the
pi6por.a ,r6diririon." The applicant has failbd to meet this requirement as
aoolicants and has been reviewed
application has changed since the
reporl Given the changes:
Staffrecommends DEI\IAL of the proposed subdivisio4 based on the following:
l. section 4:91 (A), ofthe Garfield county Subdivibion Regulations,lequires, "In all
instances, evidence that a water supply, suffrcie4t in terms of quality, quantity and
-epenaabifity, tfr"rf Ue available F ;*]tt T..fd:q*E supP-lY of water for the
pi6por"a ,r6iinirioo" The applicant has failed to meet this requirement as
discussed in this rcPort
2. Section 4:91 (C), of the Garfield County Subdlivision Regulations, re9rlys, .'.'If
connection is to be niade to an existing water qysterr,.-.evidence from either the
Colorado State Engineer's Office or Witer Co,r|$ Water Division No. 5, that the
existing *uto tF;; presently possesses an aflequate legal supply to serve the
propotiO development- The ipplicant has failed to meet thip requirement es
iisCussed in this report
3
l5
has been submitted bY the
pertinent agencies.As such, thebyPlanning staff
Planning hearing as outlined in this staff
)
Olt L>l LOUU eJ' L'
Memo
R€canry I ,ws vi'ibd by ParJ c.,is PE **ff#"Hmrffi
ehog iH%i-'"rd cR
'50'
pir'lvne reoearchirp ttp n
6iidi":i';-ut"* 6r tris sttdMeim'
Marvinst€ptrem.Torr[ugcellandPalrlCunief]g\,buFdepdiminaryplm
r,.t rr.'rEc'IaJb ;g!td m the blbring issl^Es:
+ Eicated minimum go ndr of uay fiom cent€r rir' d rod arorp cR 260 fq
- f,ffi-&inProrernentr
oRelocalodltchegdonocR26r.a^gyh]'1rogd.(toallotfo]uiclgrroed
pl#mt)-
+ Obt in neoososy drivevrlay permits bstqe consfr'raion
!don,ttoowifyqrherrereoeiwdPaulcurrier,grpguestfuragr'6dM3bn},Bthx
t
"a"
uoid be our regJrcrnetG'
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GC: lrarfil Sloillsng' l(rrjg lGbrry
r CR2OI 27 i'lolttr $ffi'Hoo
GARFIELD COUNTY
ROAD & BRIDGE
e Ec1
*te
)
STATE OF COLORADO
Bill Otvehs, Governor
;;'PAiiiMENr oF NATURAL FEsouRcEs
^IVISION OF-WILDLIFE
. ]buuopPonruNlrY EMPLoYEB
John W. Mumma, Director
6060 BroadwaY
Denver, Colorado 80216
Telephone: (303) 297'1 1 92
JanuarY 4,2OOO
Don Crane
Pistrict Wildlife Manager
co: Stwe Yamashita ffi#ffiiru81601
RECEIVEDJAN062000
For Wildlife -
For People'
Mr. JeffLaurien
Senior Planner
Garfiekl County Building 6fl planning Deparrnent
1o9 86 Street, Suite 3O3
Glenwood SPrings' CO 8f60f
RE: North 27 Subdivision
Dear Ieff
I reoeived a reque$ for comments on theNorth 27 subdivision preliminoy!lr- Ivisited the
;;rj* rit" *a ,*it*"a the plan and I am q,ite fa4ti=.with the area andthe associated
wildlife ryeoies anil habitat. rnr following_are E Py:i*ofwildtife concerns and
;;;;dations for dwelopment of the North 27 Subdivision:
l. The diainege ditches with their o(ryer of cattails should be consiilered wetlands and be
maintained at crurelrt oonditions
2. Because ora year rormd population of mule deer that fieglent the areq dl perimaer fe'ncing
- of lots soua not exceed fortytu,o (42) inches in height.
3. hoperty o*o, should be reArired to kennel or fenoe in theh dogs at all times
4. Property owners should be reqponsible topr-otect-their haystackg gardeng and orname'lrtal
- --'*ia.tion
fiomwildlife di-"g", in-ctu$S damage by mule-deer.
5, Rubbislq log anil lumber orjunk plles should not be allowed on lotsto minirniz€ pmential
skunk infestation-
6. kt;;ers Sould be e,ncograged to plant trees mil wind breaks to provide o(ryer anil feed
for song birds and sxnall mamtt'als'
Ttank you for the opportrmiry to comment 6lr ttis proiect'
RespeotfutlY,
A- 0*''-
,l t-7
DEPABTMENToFNATURALRESoUBCES,GregWalcher,ExecutiveDirector
wILDLIFE COMMlssloN, Chuck Lewis, cnairman. Mark LeValley' vice chairman ' Bernard L' Black' Jr''Secretary
Members, Rick Enstrom . Marianna naftofoutos . Arnold Salazar. Robert Shoemaker ' Philip James
rA:,I L' I L'L' L'J: .?OP ,.,un urane
;;"'-^-F!G,|E6lE-rff cnrrtlrEluncB
rfviSlon oFIUILDLIFE
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lG SP srDc' Sft 3fil
Glsrrrcod sFiul co 8id'4
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ru/urbcf-luut P. r
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GARFIELD COUNTT SHENFF'S DEPT.
P.O. Box 249 . Glcnn'ood Springs, CO 81602
(970) 94s-04s3
Fet (970)945'7651
Hou^as P. DaLsssANPRr
St ',of Gnrficld Count1
DATE: December 29,1999
TO:Garfi eld County Planning
From:SheriffThomas
Re: North 27 Subdivision
In reviewing the North 27 Subdivision we would like to reiterate the importance of emergency
vehicle """"rr. Access along extended drives in particular should be such that a large fire or other
"-"rg"rrry vehicle can easily traverse the property. In additiorL we must have the ability to turn
vehiJes around at the end of the roadway. Roads should be improved such that standard
passenger cars can traverse the road surface without difficulty.
Lots should be required to provide defensive space around all structures to protect against
; wildfues (refer to fire protection district)'
Addresses should be required to be clearly marked at the entrance to each property to expedite
emergency resPonse.
Thank you for your consideration on this matter'
RECEIVEDDEC29rc99
Et7
TO:
FROM:
RE:
DATE:
SincerelY,
Jeffl-aurieru
Senior Planner
l// J,,**
Dear Tom,
Thank you for your comments regardingNorth 27 Subdivision, dated December 29,1999- As
your memo says, emergency vehicle access is very imporunt As such you state, "Access along
Lxtenaea drivis in particular should be zuch that a large fire or other emergency vehicle can
"rrif, t**rse the p.prrty. In additioru we must have the ability to turn vehicles around at the
end of tne roadway. Roads should be improved such that standard passenger cars can traverse
the road surface without difficulty'"
Could you please be more specific about road surface and length requirements that would be
;;;r-rrry to address yoru concerns. The Planning Department will be recommending the
r orooosed private ""d5 road be improved to semi-primitive standards as per Section 9:35 of the
'-d-rfteta iounty Subdivision Regulations. Ttris will include a minimum r.o.w. of 40 feet and
m, ,"iatm of g feet in each direction. The applicant is proposing a 50 foot radius at the end of
the culde sac. Will this be sufficient foryour needs?
MEMORANDIJM
SIffiRIFF TOM DALES SAI'IDRI
JeffLaurie4 Senior Planner, Building and Planning Deparfrnent
North 27 Subdivision
January 4,2000..
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STATE OFCOLOTUDO
iOTORADO GEOLOG ICAL SURVEY
iirition of Minerals and GeologY
Department of Natural Resources
Iiii sh.t-"n street, Room 715
Denver, Colorado 80203
Phone: (3O3) 866'2611
FAX: (303) 866'2461
JanuarY 10,2000
JeffLaurien
Garfield County Planning Deparhnent
109 86 Stree! Suite 303
Glenwood SPrings, Colorado 81601
DEPARTI\4ENT OF
NATLTRAL
RESOIJRCES
Bill Owens
Governor
Greg E. Walcher
Execullve Dircctor
Michael B. Long
Division Dire(tol
Vicki Covvarr
State Gcolotist
and Director
1Re: North 27 Subdivision.'Southwest of intersection of c',R' 250 and c'R- 261' Garfield
'CountY.
DearMr. Laurien:
GA-00-0007
GABFIEI.D COUNTY
FLANTJING DEPARTMENT
109 8TH ST.. SI.ETE 303
GLENI'UOOD SPRINGS, CO 81EOI
At your request and in accordance with Senate Bill 35 (1972) we have reviewed the materials
submitted for and made a field inspection on January 5,2OOO'of the proposed subdivision'
The following materials were reviiwed: The Preliminary Plan Submittal (12120199)' The
following comments summarize our findings'
Overview
The generalized surficial deposits at the approximately 2g-acre site consist of sandy silts *ittr
occasionar angurar and rounded graversizea materiar. The surficial soils consist of eolian
(wind_deposited) sandy-sitts anllebris fan materials. Field observation indicated the s,rface
materials would probably exhibit low to moderate expansive characteristics. The site is
currently covered with native grasses. The area dips io the south and has multiple unlined
il;;r# cu*r, that cross the-site. Two main ""n"lr
trend northeast-southwest and were
approximatety..par'Atet to each. Both of the canals (ditches) had water flow at the time of the
fierd visit. cattails and other water dependant r"g"tution indicated the two canals were small
wetland areas. The western most cani *u, uppto*im3tely 20 feetdeePlnd the eastern canal
was approxi-ut tf S feet deep. The area **'"ou.r"d with six inches of snow at the time of
, the field visit.
RECEIVIDJAI'| 182000
*a_l
.<L
The Geologic Report (HP Geote cb,llll6l99) approprytely recognizes that the soils at the
site have the potJntial for collapse *alot t"tit"-"'n Ttreieport rgco-1nme;nds that if
settlement pror," ,oir' are presenl, P;t;"1;;-1i1g-11by Control of landscape irrigation
near buildirgr. Th;;"p"riAso indcates that compressibll soils may have to be excavated
and replac"a *itu "o*p""t"d
structural fill. The riport also discourages basement level
constnrctioo O.r"io tU" ttigh gr- oundwater level' The CGS concurs with the
recornmenaationsJn trr"iF 6r"orogi, n"p"rt. However, it is a CGS recornrnendation that a
qualified g"ot""hrilal and/or toiltir6iJ"irecorrmend an appropriate building fo,ndation
desieur based "" ;;;;;h"iot irr.rtEutionsincelhe sub-surface materials at the site may
;;il;;ll"# and/or settlement when loaded'
Surface and Ground Water Considerations
The Drainage plan @esource Engineering Inc., 11/13199) apptopriately makes a
recommendation foi an intercepG ,*r"-uorojs the norttr end of Lots A, c and E to mitigate
1 against oFsite drainage imaacts.-edditionally, the report r@otnmends that constnrcting
. , drainage swales;.*?tuiiding f;ilti;* (i.e. m"irtai"i"g positive drainage) helps to
mitigate against fil;trg;ithe-residential struct,res' Additionally' it is a CGS
recommenaation oat su6-surface p"ri*"* drains shourd be installed around building
struct,res to r"ar* tr* wetting ofrrurrrr""" soils to minimize the risk of settlement and/or
expansion orrc suustrface *ilr. aJ[tionally, it is a cGS recommendation that roof
downspouts ana arains be located ; i;iio f# to' building foundations and flatwork
areas, which mirrimires the wetting oi.,rUr".f"ce soils. Vegetation and subsequent irrigation
should also be discouraged within 10 feet of building structures'
At this time if the recorrmendations made above and those stated in the Preliminary Plan
Submittal *" uadrlrred and made "onditio^
of approval for this subdivision, then we have
no geology-rrfuira Gections. pf*"e ao not hesiiate to contact this office if you have any
questions slogmments
tum.ld County Pl anning Departrnent
January 10,2000
Page2
Foundation Considerations
SincerelY,
Ben Arndt
Geological Engineer
a1\
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Qarfield $choof ([istrict qk: Rg:2
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JanuarY 13' 2000
incerelY,
Garfield Cgunty Ptannlng Departmenl
109 8th stieet, suite 303
Gienwood SPrings, Co 81601
To Whom lt MaY Concern:
I have reviewed the PreliminaiY P
t"tot" the Planning commlssion'
or comments.
!
ian proposai for North 27 subdivision which ls going
Due to-the size of the proJeot, lhere are no concerns'
f,ll*rl
lennard Eckhardt ]
Superintendeht
:?3
ES9 (Whlrcrivir ,z{vcnuc. rltfe. Qoforo4o 81650-3500 (970) 625-?600 $at 625-7623
*0
1605 Grand Avc. Glenwood Springs, CO
Januar/ 11,2000
109 8th SEeet, Suite 303
Garfield CountY Planning DePt
I am responding for AT&T Cable Services on the North 27 Subdivision- AT&T will not be
p-"ra;rig cable-service to this development at this time. Please contact me with any questions you
might have concerning this matter.
SincerelY'
r !':..r-i-
A,
.l
L+RECETVEDJAN 1320$0
'North27 Subdiffiiffi
f,iffij?,tffi:,I
VlYlVlV/
RECEIVEDJAN 1+2000
w,Water neers, tnc.
SlSColoradoA\€.
P.O. Bol( 219
bt"^*oo SPrings. Cobrado 8 1602
l97c,l9417755 TEL
t9701 94r92lo FN<
irosies:-rsoe DEN\GR DIREcI UNE
January 13,2000
Jeff I-aurien
Garfield CountY Planning Offlrce
109 Eighth Street, Suite 303
Glenwood SPrings, CO 81601-3303
RE: North 27 Subdivision Preliminary Plan
Dear Jeff:
At the request of Garrreld County, wright Water -Engineers,
Itrc. (wwE) has reviewed the
ilr"fi-in ry plan zubmitted for the North 27 Subdivision on Silt Mesa. Our comments on
technical iszues are presented below'
WATER
,1. From a technical perspective, the proposed project has an adequate suppty of potable water-
Ho*"n"r, it appJars the central water system proposed to serve this project and several
ott"irot 'io tf,.ar"a may be an expansion of use of the original decree and zubsequent well
""r-i . Trre Division of Water Resources should provide an opinion regarding the legal
^*.t"t suPPIY for the Project'
WASTEWATER
Z. The proposed ISDS systems should be designed by a Registered Professional Engineer due
to high groundwater in the area and proximity to the shallow public water supply well. In
"aoiiir"I
the ISDS design criteria and management plan preselted in the submittal should
i, ,p""iii.ally incorpor.ted into any approval of the project and ret'erenced on the Plat map.
DRAINAGE
3. The proposed drainage plan is adequate from a technical perspective. However,
irrpf"ii"r"tion of thetrainage plan proposes construction of retention basins on each lot
n.i .* be incorporated into trrJaetaited contouring and landscrylng of the lot. Since site
development on Lach lot is unknown, the location of retention basins is not shown on the
aiu*i"gr. We recommend that a plat note b9 added that identifies the requirement to
construct a retention basin. The note should include the dimensions of the basin and require
that a Registered professional Engineer certiff that the basin is constructed to at least the
;t"t-"* size, intercepts the runoff from improved areas, and is consistent with the
subdivision's master driinage plan. The covenants should indicate that each homeowner is
resporsible for maintaining a functional retention basin.
DENTVER l3o3l 48GI7OO DUR NGO 19701259-741| BOULDER - l3o3l 473-9500
EE 3-s
' J;if I-aurien
, Garfield CountSr Planning Office
) January l3,20oo
Page 2
REGEIVEDJAt'i 112000
GEOLOGY
4. Due to the potential for collapse or sefflement-prone soils, a site-specific geotechnical study
for each lot should be conddcted for proper foundation design and mitigation meazures (if
necessary). We recommend an appropriate note be added to the PIat map.
Please call if you have any questiorui or need additional information
Very tnrly yours,
WRIGHT WATER ENGINEERS, INC.
Michael P.E.
Water Engineer
MJE/dIf
v2t-M7.O80
cc: Paul Currier, North 27, L.L.C-
By
=I 26
)
RECENEDAPR2OzOM
Water neers, lnc.
q.l8 ColoradoAve'
)o. eo, zt s
ir.t**o SPrings. Coloado 8l 602
,970l,945-7755 TEL
i3l3iZl7:ZL3'#.* - Dr REC, uNE
At the request of Garfield County, Wright Water E]e11eers, Inc' (WWE) has reviewed the new
irri."r-",i"1, submitted for the North 27 s-ubdivision Preliminary Plan. The new submittal includes
an engineering report for a water rights plan for augmelltion prepared by Resogrce Engineering
and a copy of the *uto "o"tt applieition (Case No.bOCWO3Q to provide a legal water supply for
April20,2000
JeffLar:rien
Garfield CountY Planning Offic'e
109 Eighth Street, Suite 303
Glenwood SPrings, CO 81601-3303
RE: Norttr 27 Subdivision Preliminary Plan - water supply
Dear Jeff:
the project.
STIMMARY
The original submittal provided :vifence of an adequate physical water supply' Based on our
;il;;iew of the new submittal, we believe that the proposed augmentation plan can provide
a dependabte waterffiry wrren a hnal decree is adjudicated in water co,rt- we believe the
submittal satisfies se"tio,, a:91 (E) of the Garfield county Subdivisiorr Regulations. The new
submittal does not uno.* to satisfu-Section a:gl (A) and (c) of the regulations due to the lack of a
water court decree o^r'a satisfactory letter from the
-St t" E girreer regarding the Pvo/SSE central
water system. Recent subdivision submittalVapprovals, such as Rose Rancbo Aspen Equestrian
Estates, cerise Ranctr, Riverview Ranch, *d-uk"l" Acres, have provided/required a water
allotment contract or whter court decree for Preliminary PIan approval'
Due to concems raised by existing users on the PVO/SSE water system, we reviewed storage issues
Lil; pi"p"r"a Norrh iz sruairision. Based on our review of storage issues with Paul cunier,
the pVO/SSE cental water system does not have central storage for fire protection or to meet peak
demands for the houses. It is apparently the responsibility of individya! lot owners to provide in-
house press,re storage t"t k(t): ^For tht ptopot"g -NoP 27 Subdivision' there is inadequate
documentation that t[e uteria of section-g:it of the Regulations is satisfied for this project.
Specificalry, there is no proposed storage for the Norttr 27 subdivision and the existing well does
not have capacity to rneet p"uk d"rrr*ai for the water system. If individual pressr:re storage tanks
; ilp";;e, tlri, should be identified in the submittal with appropriate supporting engineering, in
the covenants, and in the prat notes with a minimum recorunended size determined by the
;;H;;;. il;vision for fue protection for the subdivision is not proposed for the project' A letter
L-7
)
DEt\,vER l303l 48G1700 DTJRA IGO l970l 259-741 t BOTJTDER - (3031 473-9500
I
t j "*'
Jeff I^aurien
. Garfield CountY Planning Office
) aprit 20,2OAO
Page 2
fiom the Buming Mountain Fire Protection Dishict (BMFPD) should be submitted indicating this
is satisfactory. We note that the proposed Ukele Acres Subdivision (9 lots near Silt) includes
20,000 gallons of storage, including 10,000 gallons for fire protection as required by the BMFPD.
Please call ifyou have any questions.
Very truly yours,
WRIGHT WATER INEERS,INC.
h
P
Project
cc:Jim Leuthauser, Esq., Garfield County
Paul Currier, Norttr 27,LLC
E:\Work\WWE\92 t'047.080\WatcrSupplyRcvicwdoc
7r
a Water neers, lnc.
8l I Cotorado A\€.
)
t
3#""';rrinss'.cobrado I I 602
..;iflitiiflll**-oRE.'uNE
';#;Hffi*o Pranning office
its ilr*h,h streeL suite 303
bi;;ilJsPrings' co 8 I 60l
RE: North 27 Subdivision Preliminary Plan -
May 3,2000
Supplemental Submittal - Water Supply Section 9:51
WRI GHT WATER ENGINEERS' NC'
By:,
Project
$m*mg*w"-&-,'ffi
}1ffrHxl:s"##:H*rrffi 'vJ1H
Section 9:51 r meet peak flows for the
rheNorth2Tsubdivision'p'ropos":Y:of
individuar-Trffiffi:*iffi'#t
ffir"-ffiffi'mt+lts"'f:ffin
we recommend the prat and the-c.ovl3ants include text that disclose the individual lot requiremen* of
the water system ""J*1"*ved
by the CDPHE'
The Burning Moruruin Fire protection Distict has indicated in an April 20' 2000 letter that they have no
issues or concems'#rt ,ri"-p'oposed plan'
- ^ Fa r-^-.
webelievethewatersvstemdesienT-P:':1:--"i,:TX?ffJ,"TX'"f'r;Sffi
u.H$"I;
fii,rffi* *fS:, t"ililf# ff,1ff'ffif3Jl
rs rrur Gr Y erev'- --
please call if youhave any questions' very tnrly yours,
1
l971l259'74t t
BOUTDER - (3031 473-9500
OFT .OT
THE STATE ENGTNEER
Divr- .{ of Water Resources
Department of Natural Resources
l313 Sherman Street, Room 818
Denver, Colorado 80203
Phone: (3O3) 866-3581
FAX: (303) 865-3s89
hnpy'Arater.stare.co.us/default.htm JanUary 14, 2OOO
MR JEFF LAURIEN
CNiNETO COUNTY PTANNING DEPARTMENT
16g a* srREET, suttE 303
cuerlwooD SPRINGS, co 81601
STATE OF
North 27 Subdivision
NE %, Section 36, T5S, R92W,6TH PM
Water Division 5, Water District 39
Bill Owenr
Gwernor
Creg E. Walcher
Executive Director
Hal O. Slmprcn, P.E.
State EnSineer
Re:
Dear Mr. Laurien:
we have reviewed the above referenced Foposatto create 5 residentiallots on27'5 acres' The 27'5
acre parcet is preseniiy aE""riu"aas.r-oia otthe'simon s;di.rfi;n Exemption. Each rot is assumed to have
one singre famiry a*"iiing *ith an in-house demand of 350 gailons per dweiling per day- A potabre warer
svstem to suppry in_r,'or"-" uses and rimiGd tawn and animal watering is to be provided by the shared use of
the simon wer. uoi+ "iihu siron suuoivision Exemption owns angrzs share of the simon wellthat is
reported to serve r'ioi"r'or 22brs(inctuding the s rots profoseo herein) in the Peach valley orchard and the
s. )r subdivision H-ome owne/s Associaiion. lnigatibn fuater is to be provided by the applicant's 11'9
shards of Farmers i,.lidlir" ;rt"i"nJ 35 acre-feet-ot sitt Froi."t water. lnigation water is to be conveyed to
"jiii.t ti Llropioseo lots on a pro-rated basis'
The simon wel was decreed absolutely for domestic and irrigation purposes in Division 5 water court
case no. w-1452f* o.i i a" (+g garr-ons pei-niinute). The decree d6es not indicate specific domestic.uses
arowed, nor does ii'i,iii"rt" "i',9"i"1oot
iimitation oh oir"irions from the well' lt is our opinion that diversions
from the we[ are rimiil-o to the historic domestic diversions as aecreeo in case no' w-1452' Use of the well
for the proposed ,ruairirion may be an expansion of use, which would require a court approved plan for
,rgr"^t"iion to prevent injury to other water rights'
. pursuant to the November 13, lggg tetter from paut c. cunier of water Resource consurtants' LLC,
the simon wett proiu#o gg gattons per minute in aT2nour pump_!".\. The appricant's B/25 share of the well
wourd be 10.56 gattons per minute, which wourd be approxirlt"y z gar!g:T. per minute for each of the five
proposed rots. At r-*nfinrous flow ori g"lrory per.irinute, the simon we[ can produce more than the
estimated requireme-n-t'oi SSO gattons p"iOay foi in-house use on eacS lot'
Based on the above, it is our opinion, pursuant.to section 30-28-136(1Xhxl)' that although the
proposed water.d;'rj; l-nysiqjfyai"qr.tl, due to the proposed expansion of use' material injury to
decreed water rignlJ;iii,;ccur. rf !o, oiin" appricant nai ahy questions concerning this matter, please
"""i""il"tf O"ifr"rage of this office for assistance
sincerely,
RECEIVED JAN 2 I 2000
Kenneth W. Knox
Assistant State Engineer
2_7KW[(JD/ruodh27.doc
cc: OrlYn Betl' Division Engineer
Jim Lemon. Water Commissioner' District 39 @,
iI;.gmffi*s,oo,
r 't''l' t
3Et3 866 3589 P -63/64
ffiR-t3-za?ig l?"s?DIU IIRTER RESOLJRCES
STATE OF COLORADOr !'tl' 't
OFTICE OF THE STATE ENGINEER
Oiv \ of Water Resourccs
Dep.. -Aent of Nrrural Resources
I I t ! Shermrn Strccu Room 6l I
Oenver. Coloredo 802O3
Phone: ll03) 066.15E1
Fax: r30!l 066-1569
httpy'y'-rrer.t:rrr.. g6,uyol3 fa utt,hrtr
KWKJD/xo.tl?7rl.doc
Orlvn Bell, Divislon Engineer
ir t-.rnon, Water Commissioner, Districl39
FebruaryJ6,2000
North 27 Subdivision
NE 7+ Section 36. T5S, R92W. 6T.H PM
Water Divisbn 5, Water Distid 39
tlll Osou'
Covcrnor .
Cft8 l. w.krr.t
€rccuttnt Oirac:o,
Hrl D. frnpron P,€.
Strtr EnllarrrMR JEFF TAURIEN
aeCr]CI-O COIJ NTY PI.ANN IN G DEPARTMENT
1og 8rH STREET: sulTE 303
GLENWOOD SPRINGS, CO E1601
Re APR l4 W
Dear Mr. Laurlen:
we have reviewed the additional information dated January 18,?-090. submitted by the applicant
regarding tne aoovJ;;;;;;a pi"po.rri"...t" 5 residential bG on27-5 acrcs- The additionalinformation
estimates that if urg*eiiwas used 16r approximaGy + acres of inigadon. that the consumptve use of water
fro- .he welt would be approximately 8.4 acre-fee Vyear, as.opposed to the e.sUmaGd consumptive use ftom
il t=";i#ffiii"rro-#te five "iaifron.J
LG pi6p*Ld hirlin) of approximatetv 2-7 acre-feetfear'
Unfortunatery. no inio-#tion *s provided to document the historic use of the well.
. lnformation avaitable to this ofiice fom a field lnspeciion by the water commissioner indicates the well
has had [ttre irse for the past 10 to 20 years. Therefore the comments in our previous retter of January 14,
2000 stir appry. rrvo, oiir," appricani t"J"nv quesuons concerning this matter. ptease contacl Jeff
olatr,eragl'oi tr,is otrte for assistance
. SincerelY.
2Hu-7/z <
Kenneth W- Knox
Assistant State Engineer
cc:
?C,
383 866 3589 P -A2/64
trR't3-z?}@ t'|ra?DIU I^JRTER RESOL'RCES
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tll3 Sherman StreeL Room 618
Denver. Colorado 002o3
Phonc: (303) E66-35E1
FAX: (303) 866-3589
hnp y'6rarcr snle'co'uy'de'aull'hun
Mr. Jeff Laurien
G;;;il countY Planning DePartment
tOS E-" Street' Suile 303
;i;;";a Sprinss, co 81601
STATE CF
April 13,2000
SinceretY
FFCE,TID
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9tatc Enjirror
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14 2a0North 27 Subdivislon
r.iE 1., i""uon 36, T5S, R92wr 91H PM
Watei DMsioq5, Water District 39
Dear Mr. Laurien:
we have reviewed the additional lnformation dated Ap4l?.2OOO' submitted by the applicant regarding
the above ,"t"r.niiproposarto-creaG- i'iiiia"ntirr rots.;rr-s'ao"". The addltional informatlon lndicates
rhat a ptan for ,rd;;;ti;was filed;fi il;-Di"iii"n 5 water court on March 30' 2ooo'
r Due to the rack of a water court approved pran jol ausmeltulll^tlr_t is app*cabre to this proposed
dev-.../pment, the Ji.r!"t, in our prurI5..!" r"tter! ot reurua? re.,-zooo and Jairirary 14,2000 stitl appty'
Copies of these pr"rfo* tetters ,r" "il''I];iilo* t*"tln&'' fti9' or the appllcant has any questions
concerning tfris mattei. pl",t" contact Jeff Deathirage of this office for assistance'
u*
lflVlVJD/Hortr27€'ooc
kx"nneth w. Knoxv -
Assistant State Engineer
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Bookclill Soil Conservalion District
P.O. Box 1302 - Glenwood Springs, CO 81602
,,ffio
Garfield County Planning Department
LO9 8th Street, Suite 303
Glenwood SPrings, cO 8L6O2
Dear Sir:
At the regular monthly meeting of the Bookcliff SoiI Conservation District, the
Aoara rewiewed the preliminary application and plan for the North 27
Subdlvision.
Any cuts for roads or construction should be revegetated to prevent erosion.'oi"ia free seed and mulch shoutd be used for reseeding, with monitoring done on
ti. gro*th of seeded vegetation. A plan should be developed and followed to
contiol erosion and sediments from the site'
Control of noxious weeds on all disturbed sites ln the Bookcllff Soil
iirr""r*r"tion District is a high priority in our annual and long-range plans.
The best way to control weeds and reduce soil erosion is to keep the areas of
"*por"a soil to a nrinimum at alJ- times and to seed thg- area to desirable
veletative species. SeedJ.ng reconunendations are awailable from Natural
Relources conservation Service or the County Extension staff. Pesticides
strouta be applied by properly licensed and bonded applicators to insure safe
and proper ur" of pesticides. All chemical- t-abel directions should be followed.
i,r/. ,". of silt fences should be required for the North 27 Subdivision to
."arr"" sediments entering receiwing waters. SLIt fences and other erosLon
""itr"f practices should be installed at this site to reduce erosion and
sediments that may reach any water areas. A conplete erosion control plan
"i""ia be developed to reduce wind and water erosion during the development of
this Project.
The Board reconsnends that any irrlgation water rlghts be used by the landowners
"i ttr.y are maintained. This is mentioned in the subdivision covenants in the
pi"firj".ry plan. With water guality and quantity a main concern for this-r"ff"y, the noard recomnends that a piped irrigation system be installed to
delivlr shares of water. Ttris raw water delivery system would allow the use of
untreated water to be used on yard and open spaces. This system could easily be
instilled during construction stages of development.
SincerelY,
&^!ilW
Charles nYden, President
Bookcliff Soi.I Conservation District
RECEIVEDHAROSflM
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COTISERVATTON . DEVELOPMENT - SELF.GOVERNMENT