HomeMy WebLinkAbout3.0 Staff Report BOCC 05.20.02BOCC 05120102
PROJECT INFORMATION AIYD STAFF COMMENTS
REOUEST: A request for review of a Preliminary Plan for a two
Q) lot subdivision on 4.4 acres.
APPLICANT: Kenneth and Carol Call
ENGINEER: Boundaries Unlimited Inc.
LOCATION: 0288 Van Dorn Road
WATER: One shared existing well
SEWER: lndividual sewage disposal systems (ISDS)
ACCESS: Van Dom Road
EXISTING ZONING: A/R/RD
ADJACENT ZONING: A/RIRD
I. RELATIONSHIP TO THE COMPREHENSTVE PLAN
According to the Garflreld County Comprehensive Plan of 2000, this site lies in a Medium
Density Residential Area. This district recommends six (6) to less than ten (10) acres per
dwelling unit.
II. PROJECT INFORMATION
A. Site Description: The site lies within an old development within Garfield County known
as Chelyn Acres. An existing single-family residence, ISDS, and driveway currently
occupy the proposed Lot 2. The slope on the site is approximately 20o/o facing downward
towards the east of the existing residence. The vegetation on the site consists of grass,
weeds, sagebrush, and scrub oak.
B. Development Proposal: The applicant is proposing to divide a4.4 acre parcel into two
lots just over two (2) acres apiece. Each lot will share an existing well with separate
ISDS systems. The existing house already has a permitted access point and driveway off
of Van Dorn Road. The newly created parcel will have to obtain a new driveway permit
from Garfield County Road and Bridge.
C.
u.
Adiacent Land Uses: Residential land uses surround the site.
REFERRAL AGENCIES:
Mt. Sopris Soil Conservation District: No comment received
Holv Cross Enerey: No comment received.
Kinder Morgan Energy: No comment received.
Colorado Geological Survey: Celia Greenman, Geologist, responded to the
application with comments regarding slope, drainage, soils, and ISDS. Overall,
there were no objections to the proposed development. See attached letter,
Exhibit A.
Garfreld CountyRoad & Bridge: Doug Thoe, District Foreman, responded to this
application and stated that driveway option #1 is preferable to the Road and
Bridge Deparfinent. See attached letter, Exhibit B.
Glenwood Springs Rural Fire Protection Dishict: Ron Biggers, Fire Protection
Analyst, responded to this application requesting that the applicant submit a
wildland fire hazard fuels mitigation plan and vegetation management plan due to
the fact that this area has wildland/ urban interface fire potential. See attached
letter, Exhibit C.
Colorado Div. of Wildlife: Justin Martens, District Wildlife Manager, responded
to the application with recommendations to minimize impact on wildlife. See
attached letter, Exhibit D.
Garfield County Vggetation Management: Steve Anthony, Vegetation
Management Director, responded to the application with noxious weed concerns.
Steve is requesting that the applicant provide a map and inventory any Garfield
County Noxious Weeds found on the property. Additionally, it is requested that
the applicant provide a weed management plan for any noxious weeds found on
the p,roperty. See attached merno, Exhibit E.
The applicant has responded to the referral comments of the Colorado Geological
Survey, the Glenwood Rural Fire Protection District, and Garfield County Weed
Management. Please see attached letters Exhibit F and G. The responses to Weed
Management and Fire Protection have beenforwarded to the review agencies for
continuedfeedback Steve Anthony, Garfield County Vegetation Director, has approved
the weed management plan submitted by the applicant and has verbslized this to Stafr,
Staffhas also received approval of the resubmitted Wildland Fire Hazard Mitigation
Plan directed to Ron Biggers of the Glenwood Rural Fire Protection District-See Exhibit
H.
STAFF COMMENTS
Comprehensive Plan: The proposed density is one dwelling unit per 2.2 acres,which
exceeds the Comp Plan's suggested density of one (1) dwelling rmit per 6 to 10 acres.
A.
B.
C.
D.
F.
G.
H.
IV.
)
C.
This application is therefore not in compliance with the Garfield County Comprehensive
Plan.
Zoning: A single-family dwelling is a use by right in the A/R/RD zone distict. The
applicant should be aware that, pursuant to Section 5.03.21, neither of the proposed lots
will qualiff for accessory dwelling units in the future as both lots are below the minimum
required acreage.
Subdivision: The applicant should be aware of the following subdivision requirements:
9.15 One (l) dog shall be allowedfor each residential unit within a subdivision; and
the dog shall be required to be confined within the owner's property
boundaries. The requirement shall be included in the protective covenants for
the subdivision, with enforcement provisions allowingfor the removal of a dog
from the subdivision as afinal reme@ inuorst cases. (99-096)
9.17 Each subdivision shall hmte covenants requiringthat all exterior lighting shall be
directed inward, towards the interior of the subdivision. (99-096)
Both of these regulations require the applicant to enforce these issues through the forum
of covenants. The applicant, therefore, must submit subdivision covenants by the time of
Final Plat.
Soils/Topography: HP Geotech performed a subsoil and an infiltration septic disposal
system design on this property on this site on June 29, 2001. HP Geotech for.rnd that
expansive clays and the possibility of moderately strong earthquake related gpound
shaking exist on the property. As a result, several foundation design and construction
recommendations were suggested by HP Geotech and should be followed throughout the
development of the property. The need for engineered foundations will be a condition of
approval and should be included as a plat note on the Final Plat. HP Geotech did not find
any evidence of radiation hazards on the site.
Road/Access: The newly created lot will have access directly offof Van Dorn Road as
listed as Driveway Option #1 on the Plat provided per Road and Bridge
recommendations. The existing house currently has a permitted driveway on the western
portion of Van Dorn Road.
Fire Protection: Ron Biggers, Fire Protection Analyst, responded to this application
requesting that the applicants submit a wildland firehazand fuels mitigation plan and also
a vegetation management plan due to the fact that the project area has been determined to
have wildland/urban interface fue potential. The applicant has submitted a fire plan for
Ron's review. The fire plan was approved on May 6,2002; See Exhibit H.
Domestic Water / Irrigation Water: The household water supply for the two lots is to be
D.
F.
G.
B.
provided by a shared well. The well is an existing structure serving the existing residence
on the original parcel. Well permit#56096-F was issued as the only well on the original
tract of land and is limited to a pumping rate of 15 gpm. The use of the well water is
limited to ordinary household pu{poses inside 2 single-family dwellings and the irrigation
of not more than.14 acres of home gardens and lawns. The applicant had a pump test
done on the well on April 17, 2001 showing a pump rate of 12 GPM. Staff feels this rate
should be more than adequate to accommodate the additional unit. The applicant also
had the water tested for bacteria and suspended solids by Grand Junction Laboratories on
April 18, 2001. The test results show that the water is suitable for domestic use. The
applicant has provided a well sharing agreement that will be included as a deed restiction
upon the sale of Lot 1. The applicant should be aware that Section 4:91(B) of the
Garfield County Subdivision Regulations applies to this application.
4:91 Awater supply plan, at the same scale as the Preliminary Plan, shall
provide thefollowing information in graphic or writtenform:
B. If a central supply and distribution system is to be provided, a general
description of the system, as designed by a Colorado registered
engineer. In addition:
1. Nature of the legal entity which will own and operate the woter
system; and
2. Proposed method offinancing the water system.
As the applicant is proposing to share tlrf the two lots, this is
technically considered. a ion. As such, the
applicant must create be the legal entity to
distribute the water.in the coverumts.
H. Wastgwater: An individual ) is proposed fot the new lot to
be created. Based on the preliminary tests done by HP Geotech in June 2001, the lot has
been deemed suitable for a conventional infiltration septic disposal system. The applicant
will need to obtain an appropriate septic permit as part of the building permit process.
Section 4:92E (of the Garfield County Subdivision Regulations) requires that a proposed
management plan for the operation and maintenance of on-site systems be provided. The
applicant has provided a management plan for the proposed ISDS and shall include the
management provisions within the subdivision covenants.
Drainaee: A drainage study was done on this property on January 21,2002, by Bruce
Lewis of Boundaries Unlimited, Inc. The findings of this study determined that
additional stomr run-offgenerated from the development will be insignificant due to the
large lot areas and small impervious areas in relation to the lot size. It has been
determined by Boundaries Unlimited that the remaining undeveloped lot area will be
substantial enough to mitigate drainage impacts.
Owners Association (HO
tenns of the HOA shall also be i
J.Wildlife: Using the Garfield County GIS database, the applicant has shown that this site
is home to black bear, wild turkey, elk, and mule deer. The Division of Wildlife has
responded to this application with suggestions to mitigate impacts to wildlife in the area-
Some of these suggestions include: moving the building envelope as far south as possible
to maintain the native mountain shrub communities existing on the site; fencing should
be held to a minimum with a matrimum height of 4T'for wire fencing with no more than
4 strands and a 12" kickspace between the top two strands; rail fencing shall have a
maximum height of 42" with at least 18" between the two rails; mesh fencing is strongly
discouraged; the applicant shall use bear-proof tash cans; all pets shotrld be fed indoors;
Round door knobs should be used on the outside doors to prevent bears from entering the
home; and bird seed feeders should be strung at least 10 feet from the ground with a seed
catchment to discourage other wildlife foraging. These suggestions will be included as
conditions of approval and shall be included within the subdivision covenants. Please see
This subdivision is located in Traffic Study Area 8d, which requires
ined ADT by the time of Final Plat. School impact fees, as to be
also need to be paid at the time of Final PIat.
Other: The following plat notes shall be included on the Final Plat:
l. 'T.tro firther subdivision of these lots shall be allowed."
2. "Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et seq.
Landowners, residents and visitors must be prepared to accept the activities, sights,
sor.mds and smells of GarFreld County's agricultural operations as a normal and
necessary aspect of living in a County with a strong rural character and a healthy
ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust,
smoke chemicals, machinery on public roads, livestock on public roads, storage and
disposal of manure, and the application by sprayng or otherwise of chemical
fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may
naturally occur as a part of a legal and non-negligent agricultural operations."
3. "All owners of land, whether ranch or residence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation ditches,
controlling weeds, keeping livestock and pets under control, using properly in
accordance with zoning, and other aspects of using and maintaining properlry.
Residents and landowncrs are encouraged to leam about these rights and
responsibilities and act as good neighbors and citizens of the County. A good
introductory source for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado State University Extension Office in Garfield
County."
4. "All new strucflres shall have engineered foturdations per HP Geotech
recommendations."
L.
$264.00 per
determined,
v-RECOMMENDED FINDINGS
That proper posting and public notice was provided, as required, for the hearing
before the Board of County Commissioners;
That the meeting 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;
That for the above stated and other reasons, the proposed subdivision is in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County;
That the application is in conformance with the 1978 Garfield Cowrty Zoning
Resolution, as amended;
That the application is in conformance with the Garfield County Subdivision
Regulations of 1984.
STAFF RECOMMENDANON
That all representations made by the applicant in the application, and at the public hearing
before the Board of County Commissioners , shall be conditions of approval, unless
specifically altered by the Board.
The Division of Wildlife recommendations shall be followed including:
a. Moving the building envelope on Lot I as far south as possible to maintain the
native mountain shrub communities existing on the site
Fencing should be held to a minimum with a morimum height of 42" for wire
fencing with no more than 4 strands and a 12" kickspace between the top two
strands
Rait fencing shall have a maximum height of 42" with at least 18" between the
two rails
Mesh fencing is stongly discouraged
The applicant shall use bear-proof trash cans
All pets shall be fed indoors
Birdseed feeders should be strung at least 10 feet from the ground with a seed
catchment to discourage other wildlife foraging.
l.
2.
J.
4.
5.
The Planning Commission recommends APPROVAL of the LJ Subdivision Preliminary PIan to the
Board of County Commissioners, with the following conditions:
b a^d,; +1 o^€
I.
2.
b.
d.
e.
f.
g.
6
u.
3.
4.
The appropriate Traffrc Study area fees in the amotrnt of $264.00 per determined ADT
minus the appropriate discounts will be paid at the time of Final Plat. School fees, as to
be determined will also be paid at the time of Final Plat.
The applicant shall submit covenants for the subdivision which shall include:
Enforcement provisions regarding dogs and exterior lighting pursuant to Section
9.15 and 9.17 of the Subdivision Regulations
Weed Management Plan approved by Steve Anthony, Weed Management
Director
The Division ofVildlife recommendations as listed in Condition No. 2 above
ISDS Management Plan
Approved Wildland Fire Hazard Fuels Mitigation Plan
Provisions of the Home Owners Association which will own and operate the
water system along with the proposed method of financing the system
The newly created lot, Lot 1, will have access from Van Dorn Road on Driveway Option
#l listed on the submitted Preliminary Plan Plat per Road and Bridge recommendations.
The following Plat notes shall be included on the Final Plat:
'No firther subdivision of these lots shall be allowed."
"Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et seq.
Landowners, residents and visitors must be prepared to accept the activities, siglrts,
sounds and smells of Garfield County's agricultural operations as a normal and
necessary aspect of living in a County with a strong rural character and a healthy
ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust,
smoke chemicals, machinery on public roads, livestock on public roads, storage and
disposal of manure, and the application by spraying or otherwise of chemical
fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may
r:rlJlxally occur as a part of a legal and non-negligent agricultural operations."
"All owners of land, whether ranch or residence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation ditches,
controlling weeds, keeping livestock and pets under control, using property in
accordance with zoning, and other aspects of using and maintaining propeay.
Residents and landowners are encouraged to learn about these rights and
responsibilities and act as good neighbors and citizens of the County. A good
introductory soruce for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado State University Extension Office in Garfield
County."
"All structures shall have engineered for.rndations per HP Geotech recommendations."
b.
c.
d.
e.
f.
5.
6.
a.
b.
d.
Dxh;bi+
STATE OF COLOTUDO
COTORADO GEOTOCICAT SURVEY
Division of Minerals and Geology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver, Colorado 80203
Phone: (303) 866-26"11
FAX: (303) 866-2461
Ms Kim Schlagel
Garfield County Planning
109 8d'St Suite 303
Glenwood Springs, CO 81601
April8,2002
E-=lt4r
DEPARTMENT OF
NAIURAT
RESOTJRCES
Re:LJ Subdivision
CGS Review No. GA-02-0007
Dear Ms Schlagel:
In response to your request and in accordance with Senate Bill 35 (1972) I visited this
property to review the plat. A Subsoil Study for Foundation Design and Percolation Test
prepared by HP Geotech (June 2001) was included in the referral. A Drainage Plan
prepared by Boundaries Unlimited, Inc (January 2002) was sent under separate cover.
The site consists of 4+ acres on Van Dorn Road to be divided into 2lots. There is an
existing home on lot 2.
,
,,,,',.,j.
Slope. The terrain is somewhat uneven downslbpe'cif the existing house, which may be
the result of creep or fill placement from construction associated with the residence. The
slope at the site is about 20 percent. The new home on lot 2 should be designed to resist
hillside pressures, and might include features such as reinforced walls and reduced
window and door space on the ground floor.
Drainage. There is about an 8-ft drop from Van Dorn Road to the west part of the site.
It does not appear that the site receives much runoff from the road, but there is a 15-in
culvert that discharges runoff from a gulch to the property. The drainage report did not
detail flow through the culvert, although it appears it would be less than flows from the
drainage basin as whole. This point should be clarified, and the basins should be labeled
on Figure 3. Debris flows are a possibility, as mentioned in the drainage report.
However, their impact would be dampened by vegetation and the railroad grade a few
hundred ft above the site. We agree with the general conclusion that siting of the home
and leach fields should be far enough to the south to avoid direct impact of potential
flows. Grading should ensure positive drainage around the new home.
All subgrade construction and retaining walls should include perimeter drains that
daylight to prevent the buildup of hydrostatic pressures around foundation areas.
{n;ffi,-
SW34 T65 R89W Birtowens
Covernor
Greg E. Walcher
Executive Director
Michael B. Long
Division Director
Vicki Cowart
State Geologist
and Director
,I ME,yED APR 1 2 w
Soils. The site is covered with colluvial deposits consisting of sandy clay. Three samples
were tested for swell-consolidation: one indicated a moderate swell; two, a low swell.
HP Geotech discusses footing foundations on native soil with dead loads designed to
resist upward movement. Alternatively, the building footprint could be overexcavated
and footings could be placed on a structural fill. Possible floor types are discussed in the
HP report.
ISDS. The percolation rates on leach field soils indicated rates that were slow, but within
state and county guidelines. Rates will slow over time with the introduction of organic
material in the soil, and possibly as soil swelling causes pore spaces to close up.
Consideration should be given to oversizing the leach field, or otherwise engineering it to
improve performance. We agree with the suggestion for septic tank maintenance. Also,
a backup leach field site should be identified.
If the recommendations stated in the HP Geotech report and the comments listed above
are considered in development, CGS has no objection to the proposed subdivision.
Please call me if there are any questions.
Celia Gree
Geologist
truly
pTttib* b RECENT$AP'R2
+20t2
Garlield County
Road and Bridge, District 1
l0l5 School $t, Ghnwood $pringr, CO t1601
97lt-94t140fl8 ph. & r.{X
4-24-tr)
GARCO buildine ffi Plnnning
Arttn: Kim Scblagel
97ff-3$+3470 frx
Kint
I have reviewed the pht and the site for thc LJ $ubdivision Neither driveway
access is id€alr but the lowpr driveway, opion #1, hEs sligltty better sigh distffic and
ruf,ypmovEeasiertocoffirucL Optbu#2islocatedalapointnfurethepropertydrops
offsrcepty fiom thc coutry road, ard will require up b 1000 cubic lads of imported fill
to plovide the required 30 ftGt of driveuray perpeodicular ts the county road. The
ounrr's otiginal ooncqpt st this location was to us a *Y' imersectirn with ttttr county
roa4 re+ririsg little fill, hrt such dcsigrr are no hryer f,llowed by Road e Bridge.
While either location would be aoceptablc to R&8, I recornmcud thc lower loethq
Option #I, as I atrisipetc a much higher likelihood of it teing hilt to cotrect qpecs.
#Y-ar
Vxtni t"i+ C
GLENWOOD SPRINGS FIRE DEPARTMENT
8O6 Gooper Ave.i Glenwood Springs, 8i 6O{
April 5r 2OO2
Gomments onl LJ Subdivision preliminary plan
Garfield Gountgr Building & Planning
Kim Schlagel
{ 09 8th street
Glenwood Springs, GO 8{ 60{
Dear Kim,
The foltowing are my comments on the LJ subdivision project. I
realize this proiect is in an existing old subdivision (Ghelyn
Acres). The location of this proiect is in an area that has
wildland/urban interface fire potentiatr my comments address
these issues around a new structure or structures to be built in
LJ subdivision. Applicant needs to include an approved wildland
fire hazard fuels mitigation plan and vegetation management
plan.
VEGITATION GROWTH MANAGEMENT: Homes uuilt in LJ
subdivision to comply with the UFG {gg4 or {992 Div ll, special
l{azards, Appendix ll-A, section {s- ctearance of brush or
vegetative growth from electrical transmission lines; Section { 6-
Glearance of Brush or vegetative Growth From structures,
section 17- Glearance of brush or vegetative growth from roads.
The Golorado State Forest Service r'Guidelines for Defaceable
space" is another good source of information to develop this plan
from.
Sincerely,
Ron Biggers, Fire Protection Analyst
Extrib*D
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNIW EMPLOYER
Russell George, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1 192
March 15,2002
Garfield CountY Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: LJ SuM.ivisionPreliminary Plan
ForWldlife-
For Pcoph
2.
J.
Dear Kim:
I have reviewed the information and visited the site for the LJ Subdivision Preliminary Plan. This parcel
lies within elk winter range and critical mule deer habitat including severe winter range and winter
concentration areas. The most critical habitat areas lie to the west in the adjacent hillsides that overlook
the LJ SuMivision. During my sight visit, the existing utility easement is an easy path for wildlife to
utilize and it was apparent that mule deer are traveling through this corridor to get down to the riparian
areas along Fourmile Creek. During the warmer months, bears can be expected to filter down from the
hillsides and use the area as a travel corridor as well. Due to the fact that there are existing houses in the
subdivision, the impacts on wildlife should be minimal as long as certain recommendations are followed:
1. Moving the building envelope a$ fff south as possible on the parcel would maintain the native
mountain shrub commrmities on the northern part of the lot providing the highest value to existing
wildlife.
Due to the fact that wildlife does travel through the are4 fencing should held to a minimum as stated
in the plan If necessary, wildlife friendly fencing should be used. For wire fencing, a muimum
height of 42" with no more than 4 strands and a 12" kickspace between the top two strands is
sufficient. Rail fencing should be held to a maximum height of 42" with at least 18" between two of
the rails. Mesh fencing is strongly discouraged, as it significantly impairs wildlife movement.
Bear/hlnan conflicts can be held to a minimumprovided that the homeowner uses an approved bear-
proof container for storing all traslr/garbage. Bird feeders can be used but do not mount humming
bird feeders on windows or the siding of the house. Seed feeders should be strung up at least 10'
fromthe ground with a seed catchment to discourage other wildlife foraging. Pets should be fed
indoors, and pet food or food containers should not be left outside. BBQs should also be securely
housed in the garage or other indoor structure when not in use, due to the fact that food remnants and
grease af,e an overwhelming bear attractant. Round door knobs on the outside of doors rather than
lever-type can limit bear access into houses as well as installing a cooling systemrather than leaving
windows open, as this is the main way bears access homes in the summer. Eliminating plantings of
any berry, fruit, or nut producing plants or shrubs will also discourage bears and other wildlife from
feeding on expensive landscaping.
The one dog restriction is a great idea and the fact there is a modified kennel restriction will certainly
DEPARTMENT OF NATUML RESOURCES, Greg E.Walcher, E)€orlive Director
WILDLIFE COMMISSION, Ri:k Ensfrom, Chai. Robert Shoemaker, Vlc+Chair. Marianna Raftopoulos, Secrctary
Members''",.'#oHt;Ifl li,:5"#t*ills;,ll*1il.1H'oriveVardez
4.
ffi
J
benefit wildlife. Homeowners should be advised that dogs chasing wildlife is illegal and can lead to
legal action. Therefore, the enforcement of these regulations within the community is paramount in
order to allow for the greatest benefit to wildlife using the area. In addition, construction workers
should avoid b.i"ging dogs to the site to further minimize dog/wildlife conflicts.
Thank you for the opportunity to comment. If you have any questions, please feel free to give me a call.
:WF
District Wildlife Manager
Carbondale
970-947-2933
MEMORANDT'M
Kim Schlagel
Steve Anthony
Comments on the LJ Subdivsion Freliminary Plan
Thanks for the opportunity to comment on the LI subdivision Preliminary Plan' My comments are as
follows:
1. Noxious Weeds
Inventory and mapping-The applicant has provided a vegetation rePort without a
noxious weed map-and inventory. The applicant needs to provide a map and inventory
of any Garfield c-ounty Noxious weeds found on the property. weeds &ey may be
found in this area are: oxeye daisy, plumeless thistle, and Canada thistle. (attached is
the Garfield County Noxious Weed List).
weed Management-The applicant should provide a weed management plan for any
noxious weeds found on the property. (attached is a "fill-in-the-blanlc' weed
management form).
A.
nit?if 7
Kim Schlagel
Senior Planner
Garfield County Planning Department
zL
April{€, 2002
Re: Response To Glenwood Springs Fire Dept - Letter April 5, ZOO2
Comments On: UJ Subdivision Preliminary plan - Ron Biggers
The fire department requests compliance of Section 15. 16, & 17 of the 1gg7 Uniform
Fire Code.
Section 15 -- Clearance Of Brush And Vegetative Growth From Electrical
Transmission Lines.
Response:Not applicable. There is an electrical transmission line over the
northern portion of the site, however there are no supporting
towers on the property. Electrical power to the site will be
provided by Glenwood Electric and likely be transmitted
underground.
Section 16 -- Clearance Of Brush Or Vegetative Growth From Structures
Response:This is addressed below in the Wildland Fire Hazard Fuels
Mitigation Plan.
Section 17 -'Clearance Of Brush And Vegetative Growth From Roadways
Response:The property is bordered on three sides by a county road. This
is maintained by Garfield county. The driveway to the residence
will be approximately 100'in length and vegetation will be
maintained.
Wlldland Fire Hazard Fuels Mltigation plan
The Wildland Fire Hazard Plan will be modeled from the Colorado State Forest
Pamphlet titled Firewise Construction.
Using information from the Colorado State Forest Service Pamphlet to evaluate the
vacant parcel as a fire hazard, the h.vard rating would likely be somewhere between
the low and medium risk rating. (See enclosure) The site is surrounded on three sides
by a county road. This provides a fire barrier helpful in containing a witdfire that either
originates on the site or the threat of a wildfire spreading from adjoining properties.
The location of this parcel on the lower level of the Chelyn Acres-Subdivision provides
a faster response time from the fire department than the majority of homes located in
the subdiMsion.
The new construction will clear all vegetation from within 30'of the residence. New
landscaping will include 2000 sq ft of lawn with a sprinkler system. The driveway will
also provide a partialfire barrier.
The design of the new residence has yet to be determined. Every consideration will begiven to using fire retardant building materials. One example wilibe the use of
concrete synthetic stone trim.
When comparing the Wildland Fire Hazard risk between the vacant parcel vs when a
residence is built on the vacant parcel, the Wildland Fire Hazard risk for the improvedparcel would be in the low hazard rating. (Rated from the Colo State Forest Service
Pamphlet)
Mr. Rq1 Biggers letter requests "Applicant needs to include an approved wildland fire
hazard-fuels mitigatiof n_!an and vegetation management plan". i am forwarding a
copy of this letter to Mr. Biggers requesting consideration for approval of the UJ
Subdivision request as it relates to Wildland Fire Hazard prlorio the hearing date of
May 8, 2@2.
$incerely,
/L C*z
Ken Call
P.O. Box 1011
Glenwood Springs, Colo 81602
cc: Ron Biggers
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firewise Construc lntroduction
Evaluating your fire hazards
A good way to determine the
specific hazard rating at your site is to
look at a fire hazard map or study
located at your county building or land
use department You can also contact
the Colorado State Forest Service or
your local fire protection district. lf
this information is not immediately
available, you can use this short
evaluation to determine your sitel
hazard level.
Note: We refer to this hazard
rating throughout this publication with
respect to design and material
elements in a building design.
This short evaluation is based on
the Wildlond Home Fire Risk lVeter
developed by the NationalWildfire
Coordinating Group.
Slope
Level:
0'- l0'
l0'- 20'
20' - 30"
':'*
Vegetation
water, bare rock, irrigated lawn
grass, shrub, less than 2' tall, no trees
grass, shrub, less than 4' widely dispersed trees
dense young shrubs, no dead wood or trees
many trees, touching, some grass and brush
dense shrubs with some trees
thick tall grass
dense evergreen trees with grass & shrubs
dense mature shrub with dead branches
Add the slope and vegetation scores:
Scores
0
t-2
3-4
5-6
7 -8
Hazard Rating
0
low
medium
high
very high
Score
0
I
2
3
4
0
I
2
2
3
3
3
4
4
' ,i).''i
,'..,,,,IDivision ll
SPECIAL HAZARDS
APPENDIX II-A
SUPPRESSTON AND CONTROL OF HAZARDOUS FIRE AREAS
(See UFC Sec.ilon 1101)
Al o ?rED
sEcTtoN 1 - SCOPE
The- unrestricted use of grass_, grain-, brush- or forest_coveredland in hazil'dsg. fire ar9ry ii"a p"tlrrtirf 'rJr..
to life andproperty from fire and resutring e;{i;: Si;d;s to prevent theoccurrence of fires and to n,-oviOe adeqiate rujpiot."ti*facilities ro conrrol the spreadtflfir; *hi;;ght be caused bvrecreational, residential, commercial, industyial ililffiilriHconduced in hazardous fir" ;;;;lh;tt uJ'i, "u"*o*ce
withAppendix II-A.
SECTION 2 - DEFININONS
52 Signs..Approved signs prohiliting entry by unaurhorizrpersons and referrins to Appendix ll_Alhall 6" if"".a on-.r?closed area.
53 ,Ihspassing. lntering and remaining within areas closeand posted is prohibited.
EXCEFTION: Owncrs and occupiers of privare or public propety within closcd- and posted areas, their guest o, iourt.rr, and loc:state and fcderal public officers and theii authorized
"g.ot ""-,in"g-'the course of duty.
SECTION 6-SMOKING
*llh'purpose of Appendix rr-d certain terms are denned as for- .?slffilff#'"::,TnT'ffT:ttsfiii:"#r,:filirffi:::,lows:
TRACER is anv bullet 9r projectile incorporating a featurewhich marks o. h""es trc nifit tiJ,t;;iffi, projectite byflame, smoke or other means ihich resutts in-n-re or heat.
EXCEpTION: placcs of habitation or wirhin rhc boundaries of e:tablished smoking arcas os campsitcs as designateJ by rhe chiet.
SECTION 7 - SPARK ARRESTERS
SECTION 8 _ TRACER BULLETS, TRACERCHARGES, ROCKETS AND MOD-Er- iriNCNErr
Tracer bullets and tracer charges shall not be possessed, fired orcaused to be fired into or across hazardous firi areas.
Rockets, m.odel planes, gliders and balloons powered with anengrne'_propellant or other feature liable to start or cause fire shallnot be fired or projected into or across frazarAoui fire areas.
SECTION 9_ EXPLOSIVES AND BLASNNG
Explosives shall not be possessed, kept, stored, sold, offered forsalg,. glven away, used, discharged, transported or disposed ofwithin hazardous fire areas exceft Uy permit irom the chief.
SECTION 1O - FIREWORKS
Fireworks shall not be used or possessed in hazardous fire areas.
The chief is authorized to seize, take, remove or cause to be re-moved fireworks in violation of Section 10.
SECTTON 11-APIARIES
TRACER CHARGE is any.bullet or projectile incorporating a chimneys usgd in conjunction with fireplaces, barbecues, incinerfeature designed to create a iisiute or iu.i'iui"-"##ffi:1t: 1o5 9r !e.1ti"s;pild;;;t which solid or riquid tuer is useciwhich result in fire or heat and tt "iLir"iua. *y-ii".oaiury uutrri, yp^on u^uilaingsI ;Iilci,;;;;r premises located within 200 feeand prqiectiles. E ., uqrvrr
lrio eoo ilft h;;;;-fir. .r"r, shall be provided with rspark arrester constructed with heavy t"ir. ,.rn Jioth", non.o,
sEcTloN g - pERMlrs bustible material with openings not io "*"*al7z irlii'trz.z.*r
The-chief is authorized to stiFulate conditions for permits. permits
shall not be issued wtren pu6tic i"f;tt;;il;; lt rirk, as deter-mined by the chief.
SECTION 4- RESTRTCTED ENTRY
The chief shall determine and publicly announce when hazardousfire areas shall be closed to eniry and when such areas shall againb_e^^o_pened to ellry. Entry on and occupation of hazardous fireareas, except public roadways, inhabited ireas or established traiisand.camp sites which have noi been closeJ aurinjsuctr time whenthe hazardous fire area is closed to.ni.y, i, profiiUrca.
EXCEPIIONS: 1. Residents and owners of private properry with_in hazardous fire areas and their invireei anJ SrJ.ts g"ilrgi"
"i u.irgupon their lands.
. 2. Eatty, in the course of duty, by peace or police ofEcers, and otherduly,authorizcd public otricers, ,.rU"o ol "-ii. department andmembers of the United States Forest Service.
:83l,3ffi- TRESPASSTNG oN PosrED
5'1. Generat. When the chief determines that . .- Lishted and smoldering material shall not be used in connectionwittrin a trazara;;;;.;;" presenrs an exceptionl'sPecttrc
area wiih-smoking ue"s in o7ffi hazardous n
" "r*, "x"ept by per-
i}:,. +"Si{fi:!li"i,r,;9*sity ornatur.arr,iiil'lrilill;Xili, mit rrom th;ihi"r.
Ii:iT[] fifi'#'y.::r"ffiiHl?:lT"Hllll.JJ:;Hl;H:.: sEcroN 12 - opEN.FraME DEVT.ES'rlton ot closure' Such areas shalt be Posted as trereinatter pio- werding torches, tar pots, decorative torches and other devices,vtded'
machines or processes liable to start or cause fire shall not be oper-
1_273
APPENDIX IhA
ated or uJed in or upon hazardous fire areas, except by permit fromthe chief.
EXCEpTION: Use within babited premises or desisnated camn-sites which are a minimum of 30 feet tdrg r_iir"*&;ir:l;;;brush- or forest-covered areas.
--Flur:-:fploying devices, such as lanterns or kerosene roadrrfues, snall not be oDerated or used as a signal or marker in or uponhazardous fire areas'.
EXCEpTION: .The proper use of fusees at the scenes of emergen-cies or as required by standird raitroaO operaiing procedures.
SECTTON 13 - OUTDOOR FTRES
Outdoor fues shall not be built, ignited or maintained in or uponhazardous fire areas, except by p;rmit from the chief.
EXCEpTION:_ Outdoor fires within habited premises or desig_nated_ car psites where such fires are built in a permanent barbecue,portable barbecue, outdoor fireplace, incineratoi dr grilt anO are a minilmum of 30 feet (91,14 mm) from a grass-, grain-, brush- or forest-cov-creo area-
_ ""*jt: shall incorporate such terms and conditions which willreasonably sateguard public safety and property. Outdoor firesshall not be builg ignited or maintained ir'oi'rlon hazardous fireareas under the following conditions:
L. When high winds are blowing,
2,. .Whqn a person a}e 17 or over is not present at all times towatch and tend such fire, or
3;..Ift:n public announcement is made that open burning isprohibited.
Permanent barbecues, porta.ble barbecues, outdoor fireplaces orgrills shall not be used foithe disposaf of ruULisfr, trash or combus-tible waste material.
SECTTON 14- INCINERATORS AND FIREPLACES
Incinerators, outdoor fireplaces, permanent barbecues and grillsshall not be built, installed or maintained in trazarOous fire areaswithout prior approval of the chief.
Incinerators, outdoor fueplaces, permanent barbecues andgrills shall be maintained in gbod repair and in a sare condition atall times. Openings in such ippliances shall Ue frovlded with anapproved spark arrester, screen or door.
EXCEpTION: When-approved, unprotected openings in barbe-cues and grills necessary for proper functioning.
SECTION 15 - CLEARANCE OF BRUSH ANDVEGETATIVE GROWTH FROM CUCiNibAr.
TRANSMTSSION LINES
15.1 General. Clearance of bnrlh and vegetative growth fromelectrical transmission lines shall Ue in aZcorOance with Sec-tiou L5.
EXCEpTION: S::1i9" ,t does not authorize persons not havitrgleqal right of entry to enrer upon or damage the proplrty of others wirh-out @nsent of the owner.
15.2 Support Clearance. persons
9w1ing, controlling, operat_
l$ g ry*,:ining.etectrical transmission iir", upon hazardousrlre areas shail, at all times, maintain around and adljacent to polessupporting a switch, fuse, transformer, lightning arrester, Iinejunction, dead end, corner pole, towers, d, offiiip,ir* or towers atwhich power-co9pqy employees "r, tit.ty tJ *ork most fre-quently an effective firebreak consisting of i "f"urirl oinoi f"J.
1997 UNTFORM FIRE COOq
than 10 feet (304g mm) in each direction from the outer circurnfs,.ence of such pole or tower.
EXCEpTION: Lines used exclusively as
messenser carr, ararm transmission ,,
",hr; fi";J:lXlJJl .ilritjili.cation circuits by a public utility.
15.3 High Tension I ine Clearance. persons owning, control-ling, operating or maintaining electricai iirr.*i..ion lines ,,.^-hazardous fire areas shalr mai-ntain tre creararrce'il;i#;Hltion 15.3 in all directions berween vegetati;;;;d;orJi"i* .;;.rying electrical current:
. J. lgtlil.r operating atZ,4OO volts and less than 6g,000 volts.4 feet (1219 mm).
]. lo1 lings operating at 6g,000 volrs and less than 110,000volts, 6 feet (1829 mm).
3. For lines operating at 110,000 volts and over, 10 feet (304gmm).
Such distance shall be. sufficiently great to furnish the requiredclearance from the particular wire'o?
"onOu"io,
to positions,ofsuch wire or conductor at temperatures of 120.F (4g.,6"tt;;[;Folked, dead, old, decadent una ,ott"niiees; trees weakenea u,catfaces, decay or disease; and trees le*;gi;;;rd iiJiirJ,which could conract the tine from rhe sioe oiift on tn. rG sii.iibe felled, cut or trimmed to remove tn. nouia.
15.4 Self*up-porting Aerial Cable. Line clearance is not re-
ll,l::^r:_1::ff-supporting aerial cabte, except that forked hees,rearung trees and other growth which could iall across the cableand break it shall be removed.
SECTION 16 - CLEARANCE OF BRUSH ORVEGETATIVE GROWTH FROM STCULiUNCS
16.1 General. persons owning, leasing, controlling, operating
::"T.l"j:1Tq-buildings or stnictures in]'upon or aoioining rrail
:1:::r_r.,:: 1ll-11.l9.po.ons owning, leasing or conirollin-g tandaoJacent to such buildings or structures, shall at all times:
1. Maintain an effective firebreak by removing and clearingaway flammable vegetation and combustiute growttr from areaswithin 30 feet (e144'mm)
"f ;;h 6;iil;g"rlr".,-*r"r,
EXCEpTION: Single specimens of trees, ornamental shrubberyor similar plants used asground covers, proriaeJihat they do not forma means of rapidly transmitting fire from'the native growt[ to any struc-ture.
2. Maintain additional fire protection or firebreak by removing
P_T:olj"l*able vegelation and ;;a;$ibl" growth locatedrrom JU teet to 100 feet(9144 mm to 30 4g0 mm) iom such build-
fngs o_r structures, when required by the chief 6ecause of extra_hazardous conditions causing a f#break ;ionfy SO feet (9144mm) to be insufficient to proiide ,...oruli" n r.*"ty;
EXCEpTION: Grass and other vegetation located Eore than 30feet (9144 mm) from buildings or.t-itrr.. *Ji".s th- 18 inches(r+) / mm) ,n height above the ground treed not be removed where nec_essary to stabilize the soil and prevent ercsion.
3. Remove portions of.trees which extend within 10 feet (304gmm) of the outlet of a chimney;
4. Maintain trees adiacent to or overhanging a building free ofdeadwood; and
5. Maintain the roof of a qtructure free of leaves, needles or oth_er dead vegetative gowth.
L6.2 Corrective Actions. The executive body is authorized to
I::1u*":1", :ll:f- r_" qiy".
"
gtiee lo th.e ;*il ;iih; property uponwnlcn.condrtrons regulated by Section 16.1 exist to coneit suchconortlons. rf the owner fails to correct such conditions, the execu-
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1997 UNIFORM FIRE CODE
tive body is authorized to cause the same to be done and make the
expense of such correction a lien upon the property where suchcondition exists.
SECTION 17 - CLEARANCE OF BRUSH OR
VEGETATIVE GROWTH FROM ROADWAYS
The chief is authorized to cause areas within 10 feet (304g mm) on
each side of portions of highways and private streets which .r, i,,-proved, de{gned or ordinarily used for vehicular traffic to becleared of flammable vegetation and other combustible growth.
The chief is authorized to enter upon private property to io so.
EXCEPTION: Single specimens of trees, ornamental shrubbery
or cultivated ground cover such as green grass, ivy, succulents or sim!lar plants used as ground covers, proviEea itai itrey do not form a
means of readily gansmitting fire.
!
SECTION 18 - UNUSUAL CIRCUMSTANCES
If the chief determines that difficult terrain, danger of erosion orother unusual circumstances make strict compliance with theclearance of vegetation provisions of Sections 15, 16 or 17 ofAppendix II-A undesirable or impractical, enforcement thereof
may te suspended and reasonable alternative measures shall beprovided.
SECTION 19- DUMPING
Garbage,- cans, bottles, papers, ashes, refuse, trash, rubbish orcombustible waste material shall not be placed, depositeJ oi
dumped in or upon hazardous fire areas or in, upon'or aiong trails,
roadways or highways in hazardous fire areas.
EXCEPTION: Approved public and private dumping areas.
SECTION 20 - DTSPOSAL OF ASHES
Ashes and coals shall not be placed, deposited or dumped in orupon hazardous fire areas.
EXCEPTIONS: l. In the hearrh of an established fire pit, camp
stove or fireplace.
2. In a noncombustible container with a tightfitting lid, which is
kept or maintained in a safe location not less tf,an fO tiet liOl8 m.jfrom combustible vegetatiotr or structures.
APPENDlX II.A
3. Where such ashes or coals are buried and covered with 1 foot(304.8 mm) of mineral earth. not tess than ZS teet (ZOZO miiil.;;:bustible vegetatioh or structures.
SECTTON 21 - USE OF FIRE ROADS AND
FIREBREAKS
Motorcycles, motor scooters and motor vehicres shall not be driv-:l gr pTkr-d upon, and trespassrng is prohibited upon, fire roads or
li:o::*:j.t::j ll.f"i", wheie trav-er is resticted by a cabre.gare or srgn, without the permission of-the property owners. Ve_hicles shan not be. parked in a manner wtrich bbsiructs the entranceto a fire road or firebreak.
EXCEpTION: public officers acting within their scope of dury.
Radio and television ae1_als, guy wires thereto, and other ob_structions shall not be installed or maintained on fire roads or tire-breaks unless located 16 feet (4977 mm) or more-above ;r.h ii;.road or firebreak.
SECTION 22 - USE OF MOTORCYCLES, MOTORSCOOTERS AND MOTOR VEHICLES
Motorcycles, motor scooters and motor vehicres shalr not be oper-ated within hazardous fi19. geqs, without a permit by rh. "tli;i.except upon clearly established public or private roads. permis_
sron trom the property owner shall be presented when requesting apermit.
SECTION 23 - TAMPERING WITH FIRE
DEPARTMENT LOCKS, BARRICADES AND SIGNS
lncks, barricades, seals, cables, signs and markers installed with-
in hazardous fire areas, by or under the control of the chief, shall
not be tampered with, mutilated, destroyed or removed.
-Gates, doors, barriers and locks installed by or under the control
of the chief shall not be unlocked.,
SECTION 24- LIABTLITY FOR DAMAGE
The expenses of fighting fires which result from a violation ot
Appendix II-A shall be a charge against the person whose viola-
tion of Appendix II-A causedlhe hre. Damiges caused by such
fires shall constitute a debt of such percon and are collectablc by
the chief in the same manner as in the case of an obligation under a
contract, expressed or implied.
1-275
WEED MANAGEMENT PLAN
Name: Carol & Kenneth Call
Physical Address of Property: 0288 Van Dorn Road, Glenwood Springs, Co.
1. Targeted weed
Unknown at this time.
2. Current amount of infested land (acres)
lf there are any noxious weeds on the property they are in the county road
right of way that exists on three sides of the property.
3. Amount of lnfested land to be managed
There may be some noxious weeds but not to the extent that you would classify
the plant life as infested. After the residence is built I would estimate that the total
land area of natural vegetation would be approximately 1l?to 3/4 acres.
4. Descrlbe the areas you propose to treat
None at present.
5. What methods of treatment wlll you use?
a. Herbicides. List product name and rate of tlmlng of application.
See 6 below.
b. Gra zing. Descrlbe grazing plan and tlmlng.
Not Applicable
c. Mechanlcal. Describe method. (Mowing, cuttlng, pulling)
The only area that would be mowed would be 2000 sq ft of new lawn.
I have on occasion removed noxious weeds from the right of way
by digging out and removing as much of the roots as possible with
a spade.
d. Alternatlve methods. What, when, and where.
Not applicable
e. Revegetation. What you plan to seed and when.
Willsod 2000 sq ft of lawn. Eventually some trees will be planted.
6. I plan to use the services of a professlonal weed control company.
I would use the services of the CSU Cooperative Extension Service if needed.
7. Additional lnformation
I have resided on this property for over thirty years. During this period there has
never been a noxious weed problem serious enough to treat.
To simpitify the hearing process I am requesting that Mr. Anthony consider the
information provided above, or physically inspect the property, to see if his request
"The applicant needs to provide a map and inventory of any Garfield County
Noxious Weeds found on the property", is still appticable.
Submitted bv./A Arz
Ken Cail , P.O.
tl"4ou
Box 1011, Glenwood Springs, Colo 81602
Ms Kim Schlage!
Garfield County Planning
109 8th St Suite 303
Glenwood Springs, Co 81601
Fle: Agency Responses To UJ Subdivision
April22,2@2
Colo Geological Survey - Glenwood Rural Fire - Garfield Cty Vegetation Mgmt
Dear Kim:
Thank you for forwarding me the above agency responses to the UJ Subdivision.
Colorado Geological Survey:
The last paragraph of the letter from the colo Geological survey speaks
for itself. We will adhere to their recommendations which closely follow the HP
Geotech Soil Survey Report.
Glenwood Rurat Flre & steve Anthony Garfleld vegetailon Mgmt
To hopefully simplfy the hearing process, we are requesting that both agencies review
our response. lf the response adequately addresses their concerns, then they could
specify as did the Colorado Geological Survey letter+ that they have no objection to
the UJ Subdivision provided that the conditions outlined in our response are complied
with.
Thanks again for your handling of our application.
/4 4"e-
Ken Call
P.O. Box 1011
Glenwood Springs, Colo 81602
?xttin+ H
Kim Schlagel
Frcm:
Sent:
To:
Cc:
Subiect:
Ron Biggers [rbiggers@ci.glenwood-springs.co.us]
Monday, May 06, 2002 6:56 PM
Kim Schlagel
Mike Piper
UJ Subdivision Wildland Fire Mitigation Plan
Kim,
I have a eopy of the letter Ken CaIl drafted on April 22,2OOZ and sent to you. In it
outlined his wildland fuels mitigation p1an. As long as he folLows the plan and puts
t.he lawn and sprinkler system he mentioned in his letter, this wil} meet the fuels
mitigation and vegetation management requirements, I requested in my comments on this
project on 4/5/02.
Sincerely,
Ron Biggers,
Eire Protectlon Analyst
G1enwood Springs Fire Department
he
in