HomeMy WebLinkAbout3.0 Staff Report BOCC 11.16.95REOUEST:
APPLICANT:
ENGINEER:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PROJECT INFORMATION AND STAFF COMMENTS
BOCC 1/16/95
Preliminary Plan
Wayne Rudd
High Country Engineering
A parcel of land located in a portion of Section 1,
T.7S. R89W; more practically described as a
parcel located just west of the Highway 82 and
C.R. 154/C.R. 114 interseclion (CMC tumofQ
5.02 acres.
CentralWell
t.s.D.s.
Private road off of C.R. 154
CommerciaUlimited - Cfl-
North - C/l-
South - C/L
East - C/G
West - C/L
il.
RELATIONSHIP TO THE COMPREHENSIVE P1AN
The tract of land is located in District C - RuralAreas, Minor Environmental Constraints and District
D - RuralAreas, Moderate Environmental Constraints.
DESCRIPTION OF THE PROPOSAL
Site Description: The subject property is a relatively flat parcel with natural grasses on it
presently. The proposed doubl+wide modular to be used as a four-plex and one of the
proposed mmmercial buildings are on the site. The H-Lazy-F Mobile home park is
adjacent to the project on the northwest and west sides, and the D&RG railroad is on the
east side. An automobile repair shop is located to the north.
Description of the Proposal: lt is proposed to split the 5.02 acre tract into four parcels,
1 .04, 1 .24, 1.34 and 1.40 acres in size (see Preliminary Plan map). Each parcel would
have a single building for commercial uses, and lot 3 would also have a double wide
A.
B.
Gl-
modular unit to be used for an office and four (4) efficiency dwelling units. Subsequent to
the Planning Commission meeting, the applicant requested that the request for the four
separate lots be postponed and the request for the fourplex be continued. The applicant
was advised that it was not possible to postpone a portion of the application, but that a
poilion of the application could be withdrawn at the hearing. ln the original application,
each lot is proposed lo have an individual sewage disposal system, but the whole
development would be served by a single well. Access to the commercial center is ofi of
a private road coming off of County Road 154.
il.MA"IOR ISSUES AND CONCERNS
A. Agency Comments
1. Division of Water Resources: The Division has noted that the proposed well was not put
to beneficial use prior to the expiration date of the permil As a result, the applicant will
need to reapply for a new wellpermit. (See tetter pg.l|-l
2. Colorado Geological Survey : The State recommends that priorto designing a building
a soils investigation be preformed and that engineered ISD systems be installed. Other
@ncems were expressed about a perched watertable End possible debris flows if the
raitroad grade is ever modified. (See letter pgs.!l{!/
3. Cigtof Glenwood Springs : The City expressed concerns about the use of ISDS, the
proposed road standards, fire prolection, CR 154 and Hwy. 82 intersection road impacts
and the need for mid-valley planned commercial/industrial area with the appropriate
infrastructure. (See letter pgs.9 tlO
4. Carbondale Fire District.' The District has noted that there is no centralwater supply
available for fire protection in the area. The developel has agreed to pay specified in
the Districts Resolution No. 9&7. (See pg.tl). l?)
Colorado Department of Health : The Department recommends that the applicant
connect into the HLazy F Mobile Home Park sewage treatment facility. lt is also noted
that ISDS is only for domeslic biodegradable wastes and has limitations for use in
commercial facilities.(Se e pg.l!fr
B. Staff Comments
1. Subdivision RegUlations : Thisapplication hastwo actionsrequested that require action
by the Board. The request to subdivide the tract into fou(4) lots and a fourplex creates
a total of eight (8) separate interests. By definition a subdivision is * any parce! of land
in the state which is used for condominiums, apartments, or any multiple-family dwelling
units, unless such land when previously subdivided was accompanied by a filing
which complied with this part 1...". The proposed fourplex willonly be used for rental
purposes and as such it willnot be necessary to develop a plat that legally describes
the four separate interests. The four lots will need to be legally descilbed, since they
are to be conveyed separately. lf, the applicant decides to withdraw the proposed split
of the property into four lots, it will be necessary to have plat drawn that legally
describes the foot print of the fourplex. lf the subdivision into four parcels is approved,
any final plat will legally describe the parcels and the foot print of the fourplex.
1?A-
I
2. Water: There are no calculations of the well capacity that demonstrates an adequate
source of water for the projected uses, in addition to the question of a legal source due to
the need for a well permit. Al a minimum, the applicant's engineer should be required to
provide some basic calculations of maximum water use within the development, prior to
Preliminary Plan approval.
Roads :The application states that "allroadways within the project, except the existing
County road, will be private access drives, and as such are not subject to County
standards.. This statement is not conect, in that Section g:3S states :
Allstreets are dedicated to the public, but allstreets will be constructed to standards
consistentwiththese regulations, and repairand maintenanceshallbethe responsibility
of the incorporated Homeowners Association of the subdivision.
Calling the "roadways" ,"access easemenls" is a matter of semantics. The appticant
recognizes the need for a homeowners owners association to maintain the common
facilities, including the "roads".
The application proposes a 40 fl. wide easement, with a24fl.wide driving surface. The
driving surface will consist of two 10 ft. driving lanes, with two fmt wide shoutders and
consist of 8'of class 6 aggregate base course, compacted to g5% proctor. A semi-
private road is required to have a 40 ft. right-of-way, with 8 fl. driving lanes and is
designedloaccommodateavehiclesperdaycountof2l-100v.p.d.. Thisstandardis
based on vehicles not landem axle or larger trucks. A semi-private road is designed to
handle 1-5 tandem axle or larger trucks per day.
There is no analysis of the proposed uses or potentiat traffic associated with this
project. without some analysis to the contrary, it appears that the proposed the
proposed road is inadequate in right-of-way width, driving surface lane width and
surfacing. Staff would suggest that the roadway needs to be designed to a rural access
standard at a mlnimum, which requires a 50 ft. right-of-way, 11 ft. driving lanes and a
chip & seal surfacing.
Fire Prolection : The application does not propose any form of fire protection for the
buildings in this subdivision. Any approval of the preliminary plan needs to have the
Carbondale Fire Protection District recommendations for fire protection included a
condition of approval.
Sewage Disoosal : The individual sewage disposal system regulations require a
minimum of 100 ft. of separalion between any well and leach field, with an additional I
fl. for each 100 gpd over 1000 gpd of design capacity Since there are no projections
of maximum use, it has to be assumed that each system in the subdivision willbe
designed to the maximum capacity of 2000 gpd. This requires 180 fl. of separation
between the welland the nearest leach field Based on the proposed design in the
application, the leach field for lot 4 will not mmply with this requirement. This same
leach field is also on another lot , which will require a perFnananent easement for the
maintenance and repair of the line and field. This assumes that it is possible to find a
location on a lot 180 ft. from the well and meets the setback requirements from other
buildings , property lines, and leach fields. Based on the present lot and building layout,
this may be dfficult. Prior to any preliminary plan approval, the applicant's engineer
needs to provide a lot design demonslrating mmpliance with the ISDS regulations.
It should be noted that the ISDS regulations do not allow for multiple systems on a
4.
?3-
single lot that exceed 2000 gpd design capacity and have acoess to a central sewage
disposal system. lf the full subdivision is not completed , the maximum number of
buildings will be limited if ISDS is used.
C.R.S. 3G2&136 (1Xg), stales that " no plan shall receive the approval of the board of
county commissioners unless the department of health to which the plan is refened has
made a favorable recommendation regarding the proposed method of sewage
disposal.' The Department's recommendation is not in support of the use of ISDS for
this project. This would include any modification of the application to only include the
fourplex.
Off-street Parking : There is no demonstration of parking needs because the applicant
is stating that they cannot project the potential tenants. Staff would suggest that the
applicant identify the maximum number of parking places on each lot and then use that
as a basis for establishing the type of tenants can occupy the buildings. Each building
is proposed to have 12,000 sq. ft. of floot atea,that would require 60 off-street spaces
if the uses in the building required it. lt witl be necessary to show two spaces for each
dwelling, in addition to the commercial buildings parking requirements.
VI. SUGGESTED FINDINGS
A. That the proper pubtication, public notice and posting were provided as required by law for
the hearing before the Board of County Commissioners; and
B. That the hearing before the Board of County Commissioners was extensive and complete,
that all pertinent facts, matters and issues were submitted and that all interested parties
were heard at that hearing; and
C. That the proposed subdivision of land is in general compliance with the recommendations
set forth in the Comprehensive Plan for the unincorporated area of the County; and
D. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution;
and
E. That all data, surveys, analyses, sludies, plans and designs as are required by the State
of Colorado, and Garfield Counly, have been submitted and, in addition, have been found
to meet all requirements of the Garfield County Subdivision Regulations.
VII. RECOMMENDATION
On December 14,1994 the Planning Commission recommended APPROVAL, subject to the
following conditions:
1. All representations of the applicant, either within the application or stated at the public
hearings before the Planning Commission sha!! be considered conditions of approval
unless othenrise state by the Planning Commission.
2. The applicant shallestablish a Homeowne/s Association. The Homeownefs Association
shallbe incorporated in accordance with the Colorado Revised Statutes. The prctective
covenants, articles of incorporation and other Homeowne/s Association documents
including by-laws wil! be submitted for review by the County Attomey prior to the apprcval
. +*
of the Fina! Plat.
3. Prior to the submittal of the Final Plat, the applicant shall provide adequate written
verificalion from the Division of Water Resources documenting approval of the commercial
water supply.
4. The applicant shall provide documentation from the Carbondale Rural Fire Protection
District approving the interior road design and fire protection plan priorto the Preliminary
Plan approval by the Board of County Commissioners.
5. All roads including the proposed cul-d+sac shall be designed and constructed in
accordance with minimum County standards for a rural access road, with on street parking
allowed on the portion of the R.o.w. not included in the driving surface.
6. The applicant shalldemonstrate that there is enough area to provide the required physical
separalion between any sewage disposal system leach field and the wellserving the
development, any nearby property wells, and any other separations required bythe ISDS
regulations priorto any Preliminary Plan approval bythe Board of County Comtnissioners.
7. That the applicant develop a parking plan for each lot, identifying at least 60 spaces on
each !ot, unless it can be demonslrated that there is not a need forthat many spaces based
on the zoning resolution parking requirements can be met based on the criteria for use in
the zoning resolution.
staff suggests an additional condition and modified condition of approva!:
The applicants shall provide an agreement with the owners of the H Lazy F Mobile Home
Park sewage treatment facilities to connect into the system prior to final plat approval.
Furthernimprovement plans submitted at the time of final plat shall include sewage tines**fyuyffiT^*'Tllt4 - Lo*Z/7 ry*
Any finat ptat shal include rhe following ,
-u- tVt S/r--)- TSDS-
a.Aresardescriprionoreachrorapproved.
'l t;l{ ffP
b. A legal description of the foot print of the fourprex. acll>aaJ((Hl "r
c. Legally described easements for any sewage disposa! system lines and /or sewage
absorption fields not contained on lhe same parcel.
d. off-street parking spaces for each lot, based on a maximum occupancy of each
building
e. A plat nole stating " the fourplex willonly be sold as a complex, untess a plat legally
describing condomininiums and complying with the State statutes and County
subdivision regulations regarding condominiumizalion of an apartment .'
8.
t-
crd
RUDD CONSTRUCTION, INC
0132 Park Ave.
Basalt, Colorado
303-927-9L19
(Fax) 303-927-4027
MEMORANDUM
TO: Mark Bean, Garfield County Planning Dept-
FROM: Roland Parker, Property Manager
SUBJECT: Evergreen Commercial Center, Water Supply
DATE: January 13, 1995
Please be advised that the Statement Of Beneficial Use for the well
serving the above referenced commercial development was filed on
December L4, L994. (copy attached) Additionally, a petition for
extension of the well permit date of expiration was fi1ed, along
with the required fee of $30.00.
At this time, !r/€ are awaiting word f rom the of f ice of the State
Engineer, as to the date he will perform a field inspection of the
property. This inspection should be within one month of today's
date.
L
STATE OF
OFFICE OF THEVE,C ENGINEER
8l-8_Cen!nnlal Bldg., t3l3 Shorman St, Dcrwer, Gotorado@) 86&Gr81
For ffice Ucc onty
FOR INSTBUCNONS, SEE RF/ERSE SIDE
STATEMENT OF BENEFICTAL USE
4LLs2.F-R
NAME(S) Wayne Rudd
Maiting io
City, St Tp
Phone t_19j g2?-e1le
1,100
WELL LOCATTON: @UW,",.
, cororado "'gI-G'o-
(Addra f (clty) ffisE t/+qftc sE rl+sec. lrurp. 7 n*.o,lFls.,n*g" 89 n=.orE]w. 6 p.rvr.
r"r tr ru. o. EI s. une, 750 rrom EIe o, E w. une.Thewellisbeingu#}r-r'efoltoringPurpose(s):Acommercia1deveroffiirrigarion o{ approximE.ieiy -'i'
Wder from the wefl ms first used Oenenciatty
:*g l:5r$.lTpg; ftn r'e-affi;' i&crioeo purposes(Do not rcport a ddc whidr b baiorc nre lc.u.d ddi J;;;rI4-
The pumping rde chimed b _15 . gailons per minute.
The arerage annual arnourt of rraer diverted is 5 . 5 _ acre feet
The land area lnigad 0uaered) by waerfrom this *"11,., .1I, ,,,=. , EO"ffi
(Number).", Metes and Bound.s (see attached)
Subdivision Lot(s)_ Btock
Pump instalt* Oyt
Lic. No: 1196MeterMfg.by xent ffi Dare tnstalted: 6 /lS/ 94
I (we) have read the statements r"o
T.J,ffi Hfli?,,#: $X.:#il i Gd; ;."."a;d! p",ii,,v
Name/TiUe er."..Vp. or pin{
Wayne Rudd KlTt L2 /L4/ 9 4
FOR OFFTSE USE ONLY
BY
--
Div. Co. wD Elaaia Date__U."
WELL PERMTT
WELL OWNEH
Wayne Rudd
Rud.d Construction
0132 Park Ave.'-Basa1t, CO 81621
303-927-9119
Fax(303) 927-4027
January 10, 1995
Mr. Ron Leach
Carbondale & Rural Fire protection
300 Pleadowood Drive
Carbondale, CO 81623
Di strict
Re: Evergreen Commercial Center
Dear Mr. Leach:
Impact Fee
Attached, please find a check in the amount of sl,ogo fordevelopment fee required by the attached, resolution g4-2,regards to the Evergreen commercial center on county Road 154.r have calculated your fees by 10t, as per your paragraph 2formu 1 a .
thein
Lot
Lot
Lot
Lot
Pleasethat I
County
1-
4
10,000 square foot building15,000 square foot building12,000 square foot building10,000 sguare foot building
Fax or mail a copy of a paidwill have documentation of
23s.00
335.00
275.00
235.00
. $ 1,080.00
receipt as soon as possible, so
Planning and Zoning meeting.
payment at next week,s Garfield
Please contact me if you have any questions regarding the above.
Property Manager
cc: Wayne Rudd
e ly,",AS
AVA6/95 14:16 CRRBENDFLE FIRE DISTRICT . 92?482?
CARBONDALE & RTIRAL ['IRE PROTDCTION DEITRICT
300 Meadowood Drive
Carbondale, CO t1623
(303) 963-2191 .
, sA.\( (303) 963-0569
Iunrary 3, 1995
Mark Bean
109 8th Sr.
Glenwood Springs, CO 8t60l
Dear Mark,
I have reviewed the plans for the EvergrEon Cornmeroial Center located otr County Road 154and would offer the following commenE to you regarding fue protcction for fre iroperty,
Acccss to the four proposed buitdings appears to be adequate. The access roadway and cul-
de-sac should be constructed according to Garfiold cour'ty road specifi.cations.
t#ater-supply for fue protEction is limitod to Ere water carried on thc fira trucks as there is oocentral source for wa&r in the area.
Rcsponse time to the property is approximately 6-8 minutes widr first rosponse fire protection
and emetgemcy uredical ssrvices coming out of the Distrigt's Westend Staiion located onCounty Road I54.
The.developet has agreed to pay impact fees to the District as specified in tre attachedresolution no. 93-7.
If you herre any questions feel ftee to contast me at 963_2491,
Sincorely,
L"U^-L
Ron Leach, Chief
Carbondalo & Rural Fire Protection District
cc Wq;ne Rudd
.TUN-82-1995 1,2.?2 H I GH COUNTRY ENG I NL:ER I I'IG
Pset-lt* brand fa:
P. A1
smittaimemo 76'71 ,+otpag"; ffi
June 2, 1995
Rudd Constructiou
Attn: Roland Parker
0132 Park Avenue
Basalt, CO 81621
Re: Evergreen Commercial Center
HCE- File Number 91056'01
Dear Roland:
This letter is to follow up rln our recent couvsrsations regardrng the water systefl at the
Evergreen cor"-o.irr cente. vou nure asked us to carc,late some co*parisons between the
existing system and a hypothetical td;;t"ning a length of four irtch "water luain"' and/or a
"looped" water main.
rf a rength of t-o,r inqh ,,w&ter maiil. were incruded in the water sys*m. the logical locatiou
would be tiom the well/pressuTe ta* area to the ceilter of the lut-a*tat' The enclosed
calcurauous show probahre ma:dmum demano in garons per minute (gpm) for the longest
sewices. .fhe pressure loss due to these maxirnum tiows wai calculated tbr the existing system
and for a system with a length or +,"i*rt* *a-" included. The res'lts indicate a diftbrence
in pressure or rcss tt rn G# po*Os *;o'"t inch-
.
Remember that this is for the prohable
rnaximum .tem*i,-ru*oge demand would have eveu less difference.
Regarding general system pressuf-6^, according to the American water works Association
(AWWA) puuricojti# it ,i 20pii r"s1o"ir pressur.e [in the shEet] hes beeu more or less
accepted by the ;* ioO.rsr, ,, tt'" minimum accePtrbie ltressure for firuishing domestic
service to a residential customer" . . :;;;-t*" of 3'psi is a rnore desirabte minimum ' ' '"'
The presn*e .*ilofJ* G pump lbr the Evergreen Y-ato system is set to start the pump at a
pressure ora,6 p.il ana to shui.n pr-piir-"i qf,p" Therefdre' aftu subtrauing pressure loss'
the minimum p*r*" s€en at tfre t"*in*fof eitherservice would b"r^13- Tt' This pressre s
considerably above the 20 or 30 p*iiot"i ebove' Eveu the worst case in the developmert'
which is at the en. of the loug ssrvlce to the fbur-plex' *''ra have a minimulu pressure of 28
psi-
Also, regarrliUg the minimum "4 inch water Elaill" ' it should be noted that section 9:55 of thg
Gartield county s"bdi"i-il rregulations courd be interpreted to read that if the water system ,s
not exp€cterl to provide fire protec,*" t*tirn tni, o"* Joes not), the 4" minimum main size
would not aPPlY.
923 Cooper Avenue ' Glenwood $pring?'9-q 81601
feleptrone: g0$9d5'8676' FAX: 303'945'2555
JUN-42-1995 t?t23
/ot6y Hneck, P.E.
cipal Engiuetr
TPB/soe
encl.
cc: Gerald Hartef,t, wi encl-
Mark E€efl, w/encl-
HIGH COUNTRY ENGINEERING P.A2
Rudd Constuction
June 2, 1995
Page 2
A_uother questiorr from the Garfieltr county staft involved whether the "water main" should be
,,looped,,- As Mark Bean pOinted out, the typical reasoJls for looping a water main include better
pfesflrre distribution, and-the ability to feed services tiom more thatt one direction- The bettet
presflue rlistntrution'i* O,r* tu *uitipl. paths for water to reach the same point' this reduces
pressure losses and equarizes uow since fre flow wilr foltow the path of least resistance and tend
to equalize pr*r*". 'itre atlitity to t-bed seryices ftom rrultiple directiolrs is valuahle when there
is a liue break or maintetrance needed. lf water is available hom multiple directions, the section
needing maintenance can be isolatetl artd the remainder of the system it:il able to supply water'
The typical tot a.,o hlock layout of tou,us and subdivisions lends itsetf well to the looping and
isolation scenarios. usually water mains are run dowu streets and four valves placed at
intersecuons, th6r a section tf water main between two irrtersections can be isolated-
In the ca.se at hand, there are only tbur los, all of which are clusteretl around a cul-de-sac' One
lot will be served OirecUy from ihe well, which leaves only three-l'T to service' Theretbre' it
is not appa.reft frow tU* J1,srcm coultl reasonably be looped-- In ad4ition, we do not helieve that
providing a "looped watet mair" of any rype or configuration would provide any sigUificant
henefit to this water sYstem.
If you have any questions or need additional information, please coutact us'
Sincetely,
HIGH COUNTRY ENGINEERING' INC.
JUN-42-1995 t?t?3
7cn
twrRt
P. E3
b.btJobNo. .7 t"i
ck'd by
-
date,
pase ----/-- ot
923 Cooper Avenue ' Gtenwood Springs' CO 81601
telephone; 303'945-8676' FAX: 303'945-2555
HIGH CDUNTRY ENGINEERING
iIUN-E2-1995 Lzt24 HIGH COUNTRY ENGINEERING
Job Irtle-- Job No'
by
-
date
-
-
cKd bY
-'
.'i,.':.i.^,?1z.'|isi./taa'i,.,.'l,/:.._-*/P.f,,/..::
i
9?3 Cooper Avenue ' Glenwood Sprlngs, GO 81601
Telephone: 303-945-8676' FAX; 303'94s-2555
P.A4
.luN-42-1995 12.24
'IGH
H I GH COUNTRY ENG I I'IEER I NG
923 Cooper Avenue ' Glenwood Springs, CO 81601
Telephone: 303-945-8676' FAX; 303'945-25s5
TOTI]L P. E5
tE.C.#j.tgg4 13:1?
,.. '
Novemhcr t, 1994
FRO4 RTJDD CII.ETRI.ETTTI{ 9E?9119.. TO 9!15,77f,5 P.si2
\
nrdd Cestructim
Aun: Prcg
0132 Pqrk Avenue
B.t L, CO !1621 '
RE:EveqgreenCommcrcialccotcr'CommgciatlsDs',o'cr.rcttsnofr
. HCB fi16'f ga00a38
Dear Greg:
ltisHuisorecomncrrd-aspticcysteor.fc6econmerdzlq*qlfritrcmfiliil
tne nvergreco-Commm6 C-L-ptoi=ty by yogr cmIIEny'' Th! (
and Sanitafrm pepartmeor *tuu;-prftihf;tr,ii tl" _rtc rad recommeoded r
per€olEdotr oc oiiz ninutcs ;-ifi. -tG-G.#d c"-ty IsDs pcrmlt , ,,sG-)
Basedotryourestimateofemaximumot:4pgT.,sinrbEbrflding,anderatcof20tallonsffi#ffi
could * i.r*a O, *O ln t ha-d'afeutsdon' oad ueing 18'75 rqt
units woild be needcd'
,;1,, , The cahulaflons lndicate that a 1000 gallm sepdc hnk would be ade$EE'
'"'Bl1t.' '., -- ----r -rri+iaral lnf,nmraHnn- olEase cgrtrct ru',i,If,,you have aay Ereet'rone or.ned addidoml ltrfonrudon, plcasa axtr
SineerelY,
EIGIr coUNrRY JENGINEmTNG, NC'4,w*
Tirfro$Y P. Eosf, P'F*
PfnciPat Engrneer
T?Vtmc
923 Cooper Avenue ' Glenwog{ Sp{1q:'-99 81601
' Telephon", gOg'9a+8670 ' FAX:301I045'2558
TOTfl- P.A2
JHN-2?-1995 A9I1l. FRDN RUDD CI]NSTRUCTIEN 92?97T9 TO 945??85 P. E1
MOEIILE IJOMT MANAGEMTI\IT CORPO F,-d(IION
Bsx 288
Aspon. ColaDado 81812 TLuePhone
gOA,^ggta993
Tblc6o!lifl
so6/9PS-?e.36Jon. DEtvid Ssigle
PE€ldent
Post-lt* brand fax transmittal memo 7671 #ofpsEe8 D //inws-#M_%Mru{frl,{ry
""Yntffi {'Efre
hr7 J- -+Eiltt] G7tual."Y1>'n""Ve7 4 /tfFat$qqi\*tu '^rqvz*qatu7
January2S,1995
Walme Rudd
132 Park Avanue
BflEElt, CO 81621
BE: H Larv E,Mpbilt Hom,F Park'Sewaee.Hncilitv
DcarlVayue:
Ttis letrff is to follow up my corresponderrce to you of July 29, 1994, regarding
availability of encess capacity at our sewet plant.
As we discussed,I was contacted by an official from the State of Colorado regarding the
cepacrty of our seurer plant and my firhrre plans. Although we do have etpess c4pacity at this ^ti*r, our bushess plan does call for ur errpansion of the mobile home park inthe necct four or five
ysars.
Therefore, there has beer no change in the availability of our er{cess capacity from that as
wrre Bet forth itr rrqy letter of JuIy 29, L994, to you.
Sincerely youts,
MOBILE HOME IvIAI'IAGEI!ffiNT COP-P.
JDS/KIs
FI llrjty .F'Motrile Horns Park
G35+7 Cotrnt'' R.d. 184
Cl(>r!srlocl SPrirrgs. CO 81ft()I
H tt1zy F !'*+lf Storrt*A
E.t*tE CountY F{cl. 164
L;lq*nwf)oct Str)llrtl+r. CO $lilot
The G+rr{l*}ld -\vFn ue -ilParrtnle rl' f+
eOO Gf,r'fietd #41
ci:U'bondrrle. co iilgE3
Frfjrt-?{3(i
TOTHL P.El
JV
January 9, 1995
Rudd Construction
Attn: Wayne
0132 Park Avenue
Basalt, CO 81621
RE: Evergreen commercial center, commercial ISDS, near cMC turnoff
HCE File # 91056.001
Dear Wayne:
This letter is in response to the County's request for additional information related !o the
expected waler and wastewater on the Evergreen Commercial Center site.
Wastewater Flows
We have estimated the wastewater flows based on the flow rates given in the current edition of
the Colorado Department of Health regulations for individual sewage disposal systems. Those
regulations use number of persons to estimate flows. Similar Uuitaingi in thi area have an
occupancy of approximately two persons per 1000 square feet of floor area. Thus, the 12,000
squirre foot buildings proposed would have 24 persons in the building. The CDOH regulationtul" o-f 20 gallons per person per day for "factory workers" would yield an average daily flowof480 gallons per day, and a design flow of 720 gallons per day.
Note that the regulations do not call for additional setback from a well until design flows exceed
1000 gallons per day. Therefore, we do not believe that the County staff comment regarding
additional setback will be applicable.
Water Usage
Typically, water uslge is approximately l40Vo of wastewater flows (Metcalf & Eddy,
W-astewater Engineering) excluding outside watering. Irrigation could add approximately anoth;;
50Vo. Therefore, average water usage, per lot, is expecied to be on tte orAer of l00b gallons
per day, and the total for the four lots would be 4000 gallons per day. Note that thii is an
average daily flow of less than three gallons per minute. The pump tesi rate of 50 gallons per
923 Cooper Avenue . Glenwood Springs, CO g1601
Tetephone: 309.945-8676 . FAX: 303-945-25Ss
R
J,'
Rudd
January 9, 1995
Page 2
minute would allow a peaking factor of 16, while a faclor of four is usually considered
sufficient. (See application package for pump test.)
If you have any questions or need additional information, please contact us.
Sincerely,
HIGH COUNTRY ENGINEERING, INC.
,I ,M
Ti{nothy P. Beck, P.E.
Principal Engineer
I
TPB/tmc
STA|E OF COLORADO
COLORADO DEPARTMENT OF HEALTH
Dedicated to protecting and improving the health and
environment of the people of Colorado
Crand .lunction Regional Office
222 S. 6th Street, Rm. 232
Crand Junction, CO 815O1-2768
FAX: (303) 248-7198
Decernber 14,1994
Dave Michaelsoq Planner
Garfield CormtyBuildhg and Plmning
109 8rh st., suite 303
Glenwood Springs, CO 81601
RE: Preliminary Plan, Evergreen Commercial Center, Garfield County.
Dear Darae:
We have rwiewed the subject development proposal and have the following cofirments:
Roy Romer
Covernor
Patricia A. NoIan, MD, MPH
Executive Director
1.
2.
This proposal strould be rcquired to tie into the adjacent wastewater treatment plant. We have
been unable to contact Mr. Seigte regarding the capacity issue. Mr. Seigle's resporue to a
requost for service needs firther clarification. To allow commercial properties on septic
systerns immediately adjaceirt to a central sewer system seems inappropriate.
The proposal does not place ary restrictions on the use of the properties in regards to the tlpes
oflhe conrnercialuses that would be allowed. Septic systems are for domestic biodegradable
wastes only. Any other usage would be a violation of the county and state regulations.
If you have any questions, please contact me at 248'7150.
West Slope Distict Technician
Water Quality Control Druision
DPW
CC: File
@ rrirrca n, necycled PaPer
STATE OF COLOTUDO
OTTICE OT THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 865-3581
FAX (303) 866-3s89
December 5,1994
Mr. Dave Michaelson, Planner
Garfield County Building and Planning
LCg 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Evergreen Commercial Center Preliminary Plan
SELA, Section 1, T7S, R89W, 6th P.M.
Water Division 5, Water District 38
Dear Dave
Thank you for the referral for the Evergreen Commercial Center Preliminary Plan located
between the railroad and the H-l;rzy-F Trailer Park near the Colorado Mountain College turnoff
along Highway 82. The applicant is requesting approval for one commercial building for each of
the fiur lo6 piur one modular residential building on one of the lots. The proposed water service
is from an existing well constructed under permit 41152-F-R.
A review of our records indicates this well was completed November l,l99l and the pump
installed June 15, 1994. Since evidence of beneficial use was not submitted prior to the expiration
date of the permit (October l, l9g4), the permit expired October l, 1994. The applicant must have
a valid weli permit in order to beneficially use water from the well. We recommend that the
applicant "ont .t either our Glenwood Springs or Denver office to discuss a way to permit the
ti^rJllrrB wgri.
Should you have any questions regarding the water supply for this project, please contact this
office.
cerely,
Oru*'falil s' Lochhead
txecutrve ufector
Hal D. Simpson
State Engineer
rxfut r
y Sap"/flngton
ter R$ources Enginerer
Orlyn Bell, Division Engineer
Joe Bergquist, Water Commissioner
cc:
I .OF COLORADO
coLoRADo cEolocrcAl sUnvrfrr
Division of Minerals and Ceology i I
Department of Natural Resources f .
1313 Sherman Street, Room 715 i:..,
Denver, Colorado 80203
Phone (303) 866-2611
FAX (303) 866-2461
November 8, L994 cA-95-0003
DEPARTMENT OF
NATURAL
RESOIJRCES
Roy Romer
Governor
lames S. Lochhead
Executive Director
Michael B. Lonq
Division Director
Vicki Cow,art
State Ceologist
and Director
Mr. Dave Michaelson
Garfield County Building and Planning Department
109 8th Street
Glenwood Springs, Colorado 81601
Re: Proposed Evergreen Commercial Center [Preliminary Plan] - Southwest of the
Southern Pacific Railroad Alignment in the Vicinity of the Intersection of S.H. 82 and
C.R. 154, Garfield County
Dear Mr. Michaelson:
At your request and in accordance with S.B. 35 (7972), we have reviewed the materials
submitted for and made a fietd inspection of the site of the proposed commercial
subdivision referenced above. The following comments summarize orr findings.
(1) We concur with the observations expressed in the letter reportby Nicholas Lampiris that
this entire parcel is immediately underlain by surficial deposits which consist of ancient
terrace gravels of the Roaring Fork River which, in turn, overlie the Eagle Valley Evaporite
formation. As he also indicates, the Eagle Valley is susceptible to collapse of rock-solution-
caused underground voids. This might result in sinkhole formation in the overlying gravels.
A soils and foundation engineer should investigate this possibility prior to designing buiding
foundations and any construction on the proposed lots.
(z)ltis likety that the gravels may exhibit rapid percolation rates and that engineered septic
systems wilt be necessary. In the long ternr, this subdivision and nearby commercial and
residential developments should be connected to a central sewer system as continued and
increasing surface water infiltration from septic systems and other sources (primarily from
concentration of surface drainage) might aggravate the potential for sinkhole formation and
unacceptably contaminate ground water with sewage effluent.
(3) It is likely that a shallow perched water table on parts of this parcel may present prob-
^-6Z;
Mr. Dave Michaelson
November 8,1994
Page 2
lems for structures using below grade space. If appropriate, this should also be considered
by the soils and foundation engineer.
(4) If, at some time in the future, the railroad tracks are removed and their grade rgelafe$
ieiulting in slopes into this parcel, it may again become susceptible to mud and debris
flowage origrnating from the cliffs and steep slopes above S.H. 82. If such regrading occurs,
then an evaluation of its hazard-causing potential should bve made.
If the recorlmendations made above and those in the submitted repofts are followed and
made conditions of approval of this proposal, then we have no geolory-related objection to
it.
Sincerelv./t O(4 .
ltames M. Soule
hngsneeing Geologist
December 8,1994
Mr. Mark Bean, Director
Garfield County Planning and Building Dept.
Garfield County Courthouse
109 8th Street
Glenwood Springs, CO 81601
RE: Evergreen Commercial Center
Dear Mark,
Thank you for providing the opportunity for the City of Glenwood Springs Planning
Commission to comment on development within the city's three mile perimeter.
At our meeting on Novemb er 29, 1994, the Community Development Department staff presented
the Evergreen Commercial Center to us as forwarded by your staff. The Commission had the
following comments on the proposal:
1. This type of subdivision encourages the proliferation of individual sewage disposal systems.
A resulting impact is potential groundwater contamination. With the wide variety of permitted
uses in this commercial zone district, contaminants may be introduced into the groundwater .
With drinking water wells located down gradient, preservation of water quality is especially
important. While restrictions on the introduction of contaminants into ISDS exist, enforcement of
these regulations is virtually non-existent. If approved, uses of the buildings should be restricted
to warehousing and/or storage uses to discourage water usage and potential contamination.
2. Roadways should be developed to City standards ie. hardsurfaced with a minimum width
driving surface of 24 feet. The gravel roadway will potentially inadequate to handle the loading
demands of the truck traffic.
3. Is the infrastructure adequate for fire protection?
4. The application does not appear to address off-site traffic impacts. The intersection of CR
154 andHighway 82 is currently dangerous due to the high volumes of traffic and the lack of
signalization. Additional commercial vehicular traffic will only exacerbate the potential for
conflict at this intersection.
806 COOPER AVENUE GLENWOOD SPRII\GS. COL()RADO 8 | 601 3O31945-2s75 F .\X: 945-2597
In summary, it appears that commercial/industrial development in this area, with its lack of
supporting infrastructure, may not be appropriate at this time. The Glenwood Springs Plaruring
andZorungwould encourage the County Planning andZoningCommission to consider a
planned commercial/industrial area in the mid-valley area. The planning process could address
the utility, infrastructure, natural resource constraints and land use issues. We would be eager to
assist in the development of such a plan.
Thanks for your consideration of our comments.
Sincerely,
//x//'h^ Gr^^-
Martha Cochran, Chairperson
Glenwood Springs Planning Commission
CARBONDALE & RURAL F'IRE PROTECTION DISTRICT
300 Meadowood Drive
Carbondale, CO 81623
(303) 96s-24e1
FAX (303) 963-0569
January 3,1995
Mark Bean
Garfield County Planner
109 8th st.
Glenwood Springs, CO 81601
Dear Mark,
I have reviewed the plans for the Evergreen Commercial Center located on County Road 154
and would offer the following comments to you regarding fire protection for the property.
Access to the four proposed buildings appears to be adequate. The access roadway and cul-
de-sac should be constructed according to Garfield County road specifications.
Water supply for fire protection is limited to the water carried on the fire trucks as there
central source for water in the area.
Response time to the property is approximately 6-8 minutes with first response fire protection
and emergency medical services coming out of the District's Westend Station located on
County Road 154.
The developer has agreed to pay impact fees to the District as specified
resolution no. 93-7.
If you have any questions feel free to contact me at 963-249I.
Sincerely,
tLd^-{-
Ron Leach, Chief
Carbondale & Rural Fire Protection District
cc Wayne Rudd
the attached
JAN 0 5 1995
GA^FIF}ELD COT,T{TY
GARFIELD COUNTY
BUILDING AND PLANNING
October 20,1994
Mr. Tim Beck, P.E.
HIGH COUNTRY ENGINEERING
923 Cooper Street
Glenwood Springs, CO 81601
RE: EVERGREEN COMMERCIAL CENTER PRELIMINARY PLAN
Dear Tim:
The Evergreen Commercial Center Preliminary Plan has been scheduled for a Public Hearing before
the Board of County Commissioners on January l6th, 1995 at 4:00 p.m. The hearing will be held in
Suite 301, Garfield County Courthouse, 109 8th Street, Glenwood Springs, Colorado 81601. It is
recommended that you be in attendance.
In order to fullillthe publicnotice requirements for thehearing before the PlanningCommission, copies
of the enclosed public notice form need to be mailed by certified return-receipt to all property owners
adjacent to or within 200 ft. of your property, at least 15, but not more than 30 days prior to the
hearing. In addition, the notice needs to be mailed certified return-receipt to owners of mineral rights,
or lessees of mineral owners of record of the land proposed for subdivision, no less than l5 days, but
not more than 30 days, prior to the hearing. The receipts from these mailings need to be presented at
the time of the hearing or submitted to the Planning Department prior to the hearing. The public
notice should be published one time in a newspaper of general circulation, at least l5 days, but no more
than 30 days prior to the hearing with the proof of publication to be submitted to the Planning
Departrnent. It is your responsibility to submit the publication of notice to a newspaper of general
circulation in compliance with noticing requirements.
The subdivision site must also be posted with the enclosed notice poster, in accordance with Section
4:2L, at least 15 days, but not more than 30 days prior to the hearing.
If you have further questions or concerns regarding the public hearing or public notice, please contact
this office.
Mark Bean, Director
Building & Planning Department
DHM/DHM
Enclosures
109 8TH STREET, SUITE 303 9 45 421 2t 625 -5 57 1 I 28 5 -7 97 2 GLENWOOD SPRINGS, COLORADO 81601
PROPERTY OESCRIPI IOI.J
PARCEL A
A PARCEL OF LAND STTUATED tN LOr TWENTY (20) Or SECTTON7 souTH, RANGE E9 wEST oF THE stxTH pRtNcrpAt urntDtAN.
WESTERLY OF THE WESTERLY RIGHT-OF-WAY LINE OF THE OENVER
GRANDE WESIERN RAILRoAD (ASPEN BRANCH) AND SoTJTHERLY oF
ROAD RIGHT-OF-WAY. SAID PARCEL OF LAND IS OESCRIBEO AS
BEGINNING AT A POINT ON THE WESTERLY RIGHT-OF-WAY LlNE
RAILROAD WHENCE AN IRON POST WIIH A BRASS CAP FOUND IN
PROPERLY MARKED FOR THE NORTHEAST CORNER OF SAIO LOT 20N 29'08'17" E tOo9.97 FEET
THENCE S I4'29'42'E I42.44 FEET;
THENCE S 59'4f ',54- Yy 124.63 FEET:
THENCE S 69.49 FEET;
THENCE W 265. I5 FEET:
THENCE N 26'OO'00" w 258.93 FEET:
THENCE N 2.TO.OO FEET TO A POINT 50 FEET SOUTHEASIERLY OF THE
SOt'THEASTERLY RIGHT{F-WAY LINE OF THE GLEI.IITOOD DITCH:
THENCE N 58'22'27'E 128.87 FEET ALONG SAID LINE:
THENCE N J5'42'J9' E 8I.8I FEET ALONG SAID LINE:
THENCE N I7'23'OO' E 1J.55 FEET ALONG SAID LINETO A POINT ON THE SOUTHERLY LINE OF SAID 20 FOOT ROAD RIGHT{F-VYAY;
THENCE N 78III'OO' E 156.05 FEET ALONG SAID LINE;IO A POINT ON THE.WESTERLY RIOHT-OF-WAY LINE OF SAID RAILROAD;
THENCE S I9'21'OO' E 385.18 FEET ALONG THE WESTERLY
RIGHT-OF-WAY LINE OF SAID RAILROAO TO THE POINT OF BEGINNING.
I , ToIIAISH IP
LYING
AND R IOA 20 FOOT
FOLLOIE:
OF SA ID
PLACE ANDI BEARS:
TOGETHER WITH A 50 FOOT CONTINUOUS
NORTI.{WESTERLY LINE OF PARCEL A TO
OF OLD SIATE HIGFIWAY r.JO. 82. SAIO
DESCRIBEO AS PARCELS B, C AND D AS
STRIP OF LANO FROVI THE
THE SOUTHERLY RIGHT.OF-WAY LINE
50 FOOT RIGHTI-OF-WAY BEING
FOLLOTVS r
PARCEL B
A PARCEL OT IANO SITUATED IN LOT 20 OF SECTION
RANGE 89 WEST OF THE SIXIH PRINCIPAL MERIDIAN.
OF THAT CERTAIN PARCEL OF LAND CONTAINING 5.04
AND SOUTHERLY OF THE SOUTHERLY LINE OF GLE},IIIOOO
OF LAND IS DESCRIBED AS FOLLO\ITS:
I, TOI,VNSHlP 7 SOUIH,
LYING NORTHWESTERLY
ACRES, lvlORE OR LESS
DITCH. SAID PARCEL
BEGINNING AI A POINT ON THE NORII{WESTERLY LINE OF SAID 5.04 ACRE
PARCEL WHENCE THE NORTHEAST CORNER OF SAIO LOT 20 BEARS:N 5J'tJ'58', E il65.49 FEET;
THENCE N 58.72 FEET TO A POINT ON THE SOUTHERLY LINE OFTHENCE N 58'22'27' E 89.26 FEET ALONG THE SOUTHERLY LINE
D I TCH;
THENCE N 55'42'J9" E 61,22 FEET ALONG THE SOUTHERLY LINE
D I TCH;
SAID DITCH;
OF SAID
OF SAID
THENCE N 78't I '00" E 57 .28
THENCE S l7'25'00" w t4.54
THENCE S J5'42',39" W 81.8t
THENCE S s8'22'.27'W 128.87
FEET;
FEET;
FEE T;
FEET TO THE POINT OF BEGINNING.
PARCEL C
A STRIP OF LAND BEING 50 FEET IN WIDIH SITUATED IN LOT 20, OF
SECTION I. IOWI.ISHIP 7 SOUTH. RANGE 89 WEST OF THE SIXIH PRINCIPAL
MERIOTAN LYING EASTERLY OF THE EASTERLY RIGHT-OF-WAY LINE OF THE
GLENYVOOO DIICH AND SOUTHERLY OF THE NORTHERI.Y LINE OF SAID LOT 20,
SAID PARCEL OF LAND IS DESCRIBED AS FOLLOIVS:
BECTNNTNG AT A POINT ON THE NORTHERLY LINE OF SAID LOT ?O IVHENCE AN
IRON POST WITH A BRASS CAP FOUNO IN PLACE AND PROPERLY MARKED FOR
THE NORTHEAST CORNER OF SAID LOT 20 BEING THE SAME AS IHE
SOUTHEAST CORNER OF LOT J6 IN SAID SECTION 20 BEARS:s 87'06'OO" E 84t.26 FEET;
THENCE S 02'32'00' E 70.t6
THENCE S I7'OO,OO- E 72.E8
THENCE S r8'58'00" E 60.rJ
THENCE S r8'5r'00'E 59.87
THENCE S 04'4r'OO'E 104.J0
THENCE S t5'r0'00'E 82.0r
THENCE S OO'17'OO'E 62.07
THENCE S 07'56 '00' rY 58 . J5
THENCE S 1 7'23'00' tY 15.27
THENCE S 78'l 1'00- W 57.28
THENCE N t7'23'00" E J9.08
THENCE N 07'56'OO' E 50.6J
THENCE N 00't7'00' tY 5t.95
THENCE N r5'rO'00' W 80.07
T|iENCE N 04'41'00" W 102.82
THENCE N t8'Jl'00'W 5J.75
THENCE N t8'38'00'
THENCE N I7'OO.OO.
THENCE N 02'J2,OO"
60. 79
79.94
8r.26
OF SAID LOT 2O;
THENCE S 87'06,OO, E
50.2J FEET. lvlORE. OR
PARCEL D
PARCEL E
A PARCEL OF LAND7 SOUTH. RANGE 89
COT'NTY. COLORADO.
BEGINNING AI THE
I,IONUMENf IN PLACE ;
THENCE S 55'IO'5I,
THENCE S 70'II,20.
THENCE S 78'II'OO-
THENCE N 70'rr'20'
THENCE N 7E'II,OO.
ALL PARCELS EEING
COUNTY OF GARFIELO
STATE OF COLORADO
FEET;
FEET:
FEET:
FEET;
FEEI ;
FEET:
FEET:
FEET;
FEET;
FEET;
FEET;
FEET;
FEET;
FEET;
'FEET;
FEET;
FEET;
FEET I
FEET TO A POINT ON THE NORTHERLY LINE
THE i'IORTHERLY L INE OF SAID LOI 20.
TO THE POINT OF BEGINNING.
FEET TO IHE
FEEI ;
FEET ;
FEET;
FEET TO THE
w
w
w
ALONG
LESS.
A STR|P OF LAND 50 FEET tN WLDTH STTUATED rN LOT J6, SECTTON l.
TOYVT\ISHIP 7 SOUTH. RANGE 89 WEST OF THE SIXTH PRINCIPAL MERIDIAN.
BEING 25 TEET ON EACH SIDE THE FOLLOYING DESCRIBED CENTERLINE:
BEGINNING AT A POINT WHENCE THE SOU]HEAST CORNER OF SAID LOT 36
BEARS: S 87'06'00' E 866.38 FEET:
THENCE ALONG SAID CENTERLINE N 0J'15'00'E 284'.00 FEET. i,lORE OR
LESS TO A POINI ON THE SOUTHERLY RIGHT-OF-WAY LINE OF OLD STATE
H I GIfWAY NO. 82 .
S I TUATED IN GOVERI.IMENT LOT 20. SECT ION I , TOI',I.ISH IP
' WEST OF THE SIXTH PRINCIPAL MERIDIAN, GARFIELD
}JORE PARTICULARLY OESCRIBEO AS FOLLOIIG:
NORTHEAST CORNER OF GOVER}WENT LOT 20. ^ BRASS CAP
TRUE POINI OF BEGINNING:
I
TRUE POINT OF BEGINNING.
w
vv
w
E
E
IN
925.6 r
6.3J
57.28
6.5J
57.28
THE