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HomeMy WebLinkAbout2.0 Staff Report & Supplemental Info. 10.19.2012Thompson Subdivision Exemption File MIEA-7198 Directors Determination 10/19/12 GH PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW Minor Subdivision Exemption Administrative Review — Director's Determination APPLICANTS (OWNERS) Lewis R. and Jacquelyn Thompson LOCATION Section 3, T8S, R88W, Garfield County, located adjacent to the Town of Carbondale, on the west side of Highway 133 approximately 2 miles south of Highway 82. Also known by Assessor's Parcel No. 2463-032-00-035. PARCEL SIZE 2.359 acres WATER/SEWER ACCESS Existing and proposed water service from the Town of Carbondale. Existing ISDS and Existing and proposed sewer service by the Town of Carbondale. Existing Private driveways off of State Highway 133 and North Bridge Drive in River Valley Ranch. EXISTING ZONING Residential Urban (R/U) I. DESCRIPTION OF PROPOSAL & BACKGROUND The request is for subdivision of a 2.39 acre tract into 2 lots approximately 1.359 acres and 1.0 acres in size. The parcel proposed for subdivision was created in 2008 as Lot 2 of the TLCCO Inc. Subdivision Exemption. Subsequent to those approvals Lot 1 of the TLCCO Subdivision Exemption was acquired by developers (Thompson Park LLC) who have annexed the approximately 7 acre tract into the Town of Carbondale and achieved preliminary approvals for a residential development including open space dedications for the historic Thompson family homestead (see attached Exhibit A). A variety of agreements associated with the property were established between the Thompsons and the developer including temporary access easements and utility extension plans. An existing single family home and an accessory building — barn are located on proposed Lot B of the Thompson Exemption. Lot A is currently in agricultural use as an irrigated pasture. An historic cabin and accessory structure currently located on Lot 1 of the original TLCCO Inc. Subdivision Exemption are proposed to be relocated onto Lot A. That relocation is slated to occur at such time as the Thompson Park LLC development occurs. The existing home on Lot B is served by the Town of Carbondale for domestic water and has an existing individual septic disposal system (ISDS). The Applicant represents that a sewer tap for connection to the Town's central sewer system has been requested. The proposed lot size will maintain compliance with the lot size requirements for an individual sewage disposal system since potable water is provided from the Town's central system. Lot A is proposed to be served by the Town of Carbondale water and sewer service. The cabin to be relocated to Lot A is currently served by the Town for water and sewer and the Applicant anticipates transferring said taps to the newly created lot. Utility services from the Town are anticipated to be updated, relocated, and in some cases extended at such time as the Thompson Park LLC Development north of the site is implemented. The cabin proposed for relocation will not be moved until such time as the Thompson Park LLC development is approved and initiated. Vicinity Map ;1 II j II I'I Carbondii.ie II Thompson Park LLC Development Thompson Exemption Property Access to the site is along historically used existing driveways off of State Highway 133 and a secondary access off of public streets within River Valley Ranch development. The driveways are approximately 12 ft. in width, gravel, with one paved section, and generally level in grade. The driveway easements were created as part of the 2008 TLCCO Inc. Subdivision Exemption and are documented in a Temporary Access Easement Agreement included in the Application submittals. 2 Other utilities exist to the site as shown on the Applicant's draft plat and site plan documents. Some of the utilities are planned to be relocated at such time as the Thompson Park LLC development is implemented north and west of the site. Significant Features of the site are primarily man made including the existing residence and agricultural barn building located on proposed Lot B. Circulation improvements, driveways, parking areas, and an irrigation ditch are all noted on the site plan. The site is generally level, sloping slightly down to the south and improved with lawns, gardens, landscaping, and pasture/agricultural areas. II. AUTHORITY — APPLICABLE REGULATIONS The Minor Subdivision Exemption Application is being processed in accordance with Section 5-202, 5-402, 5-406 and 4-104 of the Unified Land Use Resolution of 2008 as amended (ULUR) as in place at the time of submittal of the Application. The Applicant has provided documentation including deeds for the property supporting the finding that only one lot has previously been created out of the parcel as it existed on January 1, 1973 and that the property qualifies for the creation of one new lot and the remainder parcel in accordance with Section 5-202 (B) of the ULUR. The Application has been determined to be complete and public notice for the Director's Decision has been completed in accordance with Section 4-104. III. STAFF ANALYSIS 1. Referral Comments Staff referred the application to the following agencies/County Departments for their review and comment. Comments received are summarized here and attached as exhibits and incorporated into the memorandum where applicable. a. County Vegetation Manager: Requested that the Applicant survey the property for noxious weeds and if weeds are noted provide a weed management plan. b. County Environmental Health Manager: No comments received. c. Colorado Geologic Survey: The Applicant requested a waiver from this referral requirement providing extensive geo-technical information/reports for Staff review. A waiver was authorized by the Director of the Building and Planning Department based on the Applicant's geo-technical reports (see attached documentation). d. Holy Cross Electric: No comments received. e. Town of Carbondale: The Town provided comments noting that there has not been a formal request for an out of town sewer tap and there is a current moratorium on out of Town taps. They indicated that if taps were approved by the Town, out of Town rates would be applicable for water and sewer taps. f. Carbondale Fire Protection District: Provided comments indicating that they have no issues with the proposal. Payment of impact fees were requested. 3 Aerial Photo and Town Boundary Mapping Thompson Exemption Site Properties in Town shaded yellow g. Consulting Engineer: Chris Hale with Mountain Cross Engineering noted the following topics: • Provision for future connection to the Town Sewer system and abandonment of the individual septic systems at that time. • Need for evidence of the Town's willingness/ability to serve the site. • Assessment of the temporary access easements, existing access driveway, and applicability of County roadway standards. • Geotechnical information, drainage issues, and potential conditions of approval. h. Source Gas: No comments received. i. Colorado Department of Transportation: Indicated that they had no comments. They described the future access plan as consistent with the Carbondale Access Control Plan for Hwy 133. 2. Relationship to the Comprehensive Plan The site is located within the Carbondale Urban Growth Area as shown on the Garfield County Comprehensive Plan 2030. The Town of Carbondale Comprehensive Plan 3 Mile Plan Map does not show a designation for the parcel. The parcel is an enclave entirely surrounded by the Town limits as shown on the zoning and Town Boundary map. 4 Excerpts from Chapter 3, Section 1, Urban Growth Areas and Intergovernmental Cooperation are provided below: Issues: A municipality's Urban Growth Area is actually under county jurisdiction but development here can greatly impact city plans. County land use decisions, particularly those immediately adjacent to municipal boundaries, have been viewed by local communities, in some cases, as not being compatible and making orderly expansion difficult. To form strong relationships between the county and its municipalities, it is paramount to respect, adhere and use existing adopted local plans. Goals: 1. Increase coordination and communication between the municipalities and the county. Policies: 1. Within defined Urban Growth Areas, the County Comprehensive Plan, Zoning Resolution revisions, and individual projects, will be consistent with local municipal land use plans and policies. 3. Domestic Water Lot B has existing domestic potable water service from the Town of Carbondale. Lot A is proposed to be served by Town Water. An existing water service line crosses Lot A as shown on the Site Plan mapping. Future changes to the service line configuration may occur in conjunction with development on adjoining properties. A will serve letter or authorization to transfer an existing tap from Lot 1 of the TLCCO Inc. Subdivision Exemption (for the relocated cabin) to Lot ix should be provided from the Town of Carbondale. A 4. Wastewater Lot B has an existing individual sewage disposal system. This system may be abandoned in the future if sewer service is provided by the Town. Lot A is proposed to be served by the Town's central sewer service. A will serve letter or authorization to transfer an existing tap from Lot 1 of the TLCCO Inc. Subdivision Exemption (for the relocated cabin) to Lot%,A should be provided from the Town. If said service does not become available in a timely manner or is not economically feasible the lot size is adequate for an ISDS provided that water service is provided from a central system as is proposed. 5. Zoning The proposed subdivision will not create any nonconforming zoning conditions including setbacks for the proposed lots and existing improvements subject to one minor adjustment to the front yard lot line for Lot A. Future building permits including for the proposed relocation of the historic cabin shall be required to comply with all building code and 5 zoning requirements. The Applicant has provided calculations of the floor area and impervious area estimates all of which indicate compliance with the Code standards. Site Plan and Existing Improvements and Easements Map 6. Access =MITOSES ONTNi TMOS @crwr+ns MOO- 3TTrOTZ CAM, E7PAL*_ ACFOSSD SEKM SE-N TAGP FATOI 1460 UTtJN EASEMENT TO st .4111•000,11C-0 10.1C011.11,E11... qs nF INOWASON WAS • xAIESU E T•x�zsis4VE.SAN A 5 '34'4XE 224.06 1 m -.g NM, codO mem T T� —vocomoralle CO cTRTtwLUTT. LOT B 43.561.00 5q. Ft. -1- ta 1.000 ACRES +i - ME▪ T" gT0•1s▪ .: a LOT A 59,236,73 Sq. FL II - 1,359 L1.359 ACRES +1 - Om woo TOW TZPOSIIP PAM IN irE t Minor Adjustment to front yard lot line needed ILINSO AI E .NY.1'4 ].GIIYm a. Access exists to the property within temporary access easements for two driveways as approved by the County in association with the TLCCO Inc. Subdivision Exemption in 2008. The exemption was approved by Resolution 2008-30 and included several conditions of approval. Evidence of CDOT Access Permits and recording of a shared access driveway agreement were required. The Access 6 agreement was executed and recorded with the County at Reception No. 747673 and includes access off of Hwy 133 and North Bridge Drive in River Valley Ranch. Based on said agreement and the two points of access which can serve either of the two lots, Staff is comfortable that compliance with roadway/driveway standards has been demonstrated by the Applicant. b. Agreements between the Applicant and the developer of the adjoining Thompson Park LLC project provide for the temporary easement to be replaced by newly constructed roadways and related easements/right-of-way at the time the Thompson Park LLC project is implemented. c. As the timing and surety of said develop44443 occurring is not guaranteed, a condition of approval for the Thompson Exemption should require compliance with the terms of the Temporary Access Easement Agreement, the easement should be shown on the exemption plat along with a plat note identifying the easement, its recording information, and the future plans for replacement of said easement associated with the adjoining Thompson Park LLC development. d. An access easement across Lot A to serve Lot B is proposed on the plat and a draft "Declaration of Easement" provided with the Application. 7. Other Utilities Applicant has provided site plan showing existing utilities including gas and electric serving, crossing, or adjacent to the proposed Tots. Any service modifications, changes or extensions of said utilities shall be at the expense of the individual lot owners. 8. Hazards The Application submittals contain a geotechnical analysis associated with the previous exemption approvals and adjoining properties that indicates no significant hazards or soils constraints associated with the site. A plat note/condition of approval should be required indicating that site specific soils analysis and engineered foundations may be required at the time of building permit review for new construction. County GIS mapping of hazards did not identify soils, slopes or ground water hazards associated with the site. 9. Waivers The site is generally level and staff supports a waiver of topographic mapping requirements. The waiver of the CGS referral is also.sofipoi4s based on the geotechnical analyses provided and the inclusion of a plat note and condition requiring site specific soils/geotechnical analysis at the time of building permit review. 10. Subdivision Exemption Plat a. The subdivision exemption plat shall be subject to final review and approval by the County Surveyor and County Attorney's Office. The Plat shall establish all easements 7 existing on the site and as needed to implement future access and utility plans. A plat note describing the purpose of said easements and procedures for vacating easements as appropriate shall be set forth. Easement vacations may require future plat amendments. b. Plat notes as currently applicable shall be carried forward from previous subdivision exemption plat. Proposed Exemption Plat A_P Lafw1 ^ oI 1 —LOCO Pmperly S8B'34'43" 0 224.06 FUJNO RFD PIASTI_/ CAP L.S. 20133 Set M1Fa11rhna MI .a.n1961 IIs, 7 IGIVeyVaa ,ari.av c.n<ca!e! a.•, P TO !1�•dFiLm,�. eep VA TLCCO Property FOUND ALUMINUM DP LS, 20133 5.03' WITNE55 CORNER Iu 2 a A I 3t 421 Fume Lot A 59,230.7354 FI. •h 1.356 ACRES *. uaCNaFr61 r�Al< L_ Mal!. Cep, YLII A!aTW PEARLS. 2fN �IMi Lot El 43,561.00 54 Fl, 11. 1.000 ACRES •h Dill !kene e21 m4Ml 1 &1,.IG11nnn:a. r—r oA,ar,I;.,.ne r� 7.7 NFTaar317E _. L ALRWklal.,e ¢ild [11 21.60 6eu6IW "lobi FOUND RID PLASTIC /—CAPL.S, 20133 P.O.B. Triangle Park GRAPHIC SCALE IN FEET 1.1401 • Lin =1, FOUND RED PLASTC CAP L.S. 20133 300'25'17'W 534.30' arm ltlpsvjMiy AAA -11 p.b.l.ifa.m•L4i! Triangle Park 8 IV. SUGGESTED FINDINGS AND RECOMMENDATION Staff supports a finding that the proposed Exemption complies with applicable provisions of the Garfield County Unified Land Use Resolution of 2008 as amended including but not limited to Section 5-406, General County Exemption Criteria, subject to compliance with the following conditions of approval. 1. That all representations contained in the Application submittals shall be considered conditions of approval unless otherwise amended or changed by the Director. 2. The Applicant shall include on the Exemption Plat the following plat notes (a — f) from the existing TLCCO Inc. Subdivision Exemption Plat and new plat notes (g — i). a. Control of noxious weeds is the responsibility of the property owner. b. No open hearth solid -fuel fireplaces will be allowed anywhere within an exemption. One (1) new solid -fuel burning stove as defined by C.R.S. 25-7-401, et. seq., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances. c. All exterior lighting shall be the minimum amount necessary and that all exterior lighting be directed inward and downward, towards the interior of the subdivision exemption, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries. d. 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, 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. Those with an urban sensitivity may perceive such activities, sights, sounds and smells only as inconvenience, eyesore, noise and odor. However, State law and County policy provide that ranching, farming or other agricultural activities and operations within Garfield County shall not be considered to be nuisances so long as operated in conformance with the law and in a non - negligent manner. Therefore, 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 naturally occur as a part of a legal and non -negligent agricultural operations. e. 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 property. Residents and landowners are encouraged to learn about these rights and 9 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. f. Addresses are to be posted where the driveway intersects the County road. If a shared driveway is used, the address for each home should be posted to clearly identify each address. Letters are to be a minimum of 4 inches in height, % inch in width and contrast with background color. g. Driveways should be constructed to accommodate the weights and turning radius of emergency apparatus in adverse weather conditions. h. Combustible materials should be thinned from around structures so as to provide a defensible space in the event of a wild land fire. i. "The mineral rights associated with this property may not have been transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s). " 3. A site specific soils or geotechnical analysis shall be completed prior to issuance of building permits for new construction within the Subdivision Exemption. Engineered foundations and septic systems (if utilized in lieu of connection with the Town Central sewage system) may be required pursuant to the findings and recommendation of the soils analysis. A plat note containing this requirement shall be added to the Exemption Plat. Site specific drainage plans for any new construction shall also be provided at the time of building permit submittal. 4. At such time as the Applicant connects the existing home on Lot B to the Town's central sewage system, the existing ISDS shall be properly abandoned in accordance with County regulations. 5. A minor adjustment to the exemption plat, to increase the width of Lot B along its front yard setback shall be required to clearly establish a 25 ft. front yard setback for the existing home. 6. Prior to the issuance of a building permit for any new construction the Applicant shall provide information on noxious weeds on the property and/or a weed management plan as appropriate. In lieu of said plans, the Applicant may coordinate a weed management strategy directly with and subject to approval by the County Vegetation Manager. 7. Prior to the Board of County Commissioners signing the Exemption Plat the Applicant shall provide the following letters/authorizations and include the following plat note: a. A will serve letter from the Town of Carbondale for Lot B for sewer service. b. A will serve letter from the Town of Carbondale for Lot A water and sewer service 10 or in lieu of said approval/authorization from the Town of Carbondale for the transfer of water and sewer taps from Lot 1 of the TLCCO Inc. Subdivision Exemption to Lot A. c. A Plat note shall be included on the Exemption Plat requiring that all applicable tap fees if any are to be paid to the Town of Carbondale prior to the issuance of a building permit. A 8. The Applicant's site plan submittals demonstrate that uti ity services exist on or adjacent to both lots, however, modifications to said services are proposed at the time of building permit for the relocation of the cabin onto Lot Wand development of the adjoining property to the north and west. Plat notes shall be added referencing any utility extension agreements with the adjoining property owner, easements as required or existing, providing a general description of the changes anticipated, and clarifying that all expenses associated with utility modifications, relocations, or extensions are the responsibility of the individual lot owners. 9. Compliance with the terms of the Temporary Access Easement Agreement recorded as Reception No. 747673 shall be required, the easement shall be shown on the exemption plat along with a plat note identifying the easement, its recording information, and the future plans for replacement of said easement associated with upgraded access and roadways through the adjoining Thompson Park LLC development. 10. The Declaration of Easement for the access easement across Lot A to serve Lot B shall be reviewed and accepted by the County Attorney, prior to execution and recording concurrently with the exemption plat. 11.The Applicant shall execute with the Carbondale Fire Protection District an agreement for payment of Fire Impact Fees for the creation of one new lot unless the District grants relief from the impact fees based on restrictions on proposed Lot A, limiting the use to only the relocation of the historic cabin from the adjoining lot. Said fees shall be paid prior to the execution and recording of the Exemption Plat. 12.The Applicant shall pay all applicable impact fees to the RE -1 School District in accordance with the provisions of the ULUR for the creation of one new lot, unless the restrictions on proposed Lot A, limiting the use to only the relocation of the historic cabin from the adjoining lot are deemed to not result in any new school enrollment or impacts. 13. The Applicant's representations as documented in the submittals shall be formalized in a plat note and/or a deed restriction on the property, providing that Lot A shall be restricted in use to only the relocation of the existing cabin from Lot 1 of the TLCCO Inc. Subdivision Exemption. The plat note and/or deed restriction noted above shall be subject to review by the County Attorney's office and shall be implemented concurrently with the execution and recording of the exemption plat. 11 14. Prior to the Board of County Commissioners signing and recording of the exemption plat, the Applicants shall convey adequate irrigation water rights to each lot to provide for outside irrigation commensurate with each lot's size and irrigation demands. 15.Approval of the proposed Exemption Plat shall be subject to final review and approval by the County Attorney's Office and the County Surveyor. The following items shall be addressed as part of said final review. a. The Plat shall establish all easements existing on the site and as needed to implement future access and utility plans. b. All irrigation easements shall be shown on the plat. c. A plat note describing the purpose of said easements and potential vacation as appropriate shall be added to the plat. d. Vacation of easements replaced by other utility easements and extensions may be permitted as an administrative plat amendment. e. The Applicant shall submit a blueline of the proposed plat based on the above review with all corrections required by the County Staff. Upon final approval by Staff the mylar shall be printed and all necessary signatures obtained prior to presenting the plat to the Board of County Commissioners for their signature. PHOTOGRAPHS OF THE SITE AND ACCESS DRIVEWAYS Access to Hwy 133 12 Access to River Valley Ranch 13 Existing Driveway and House on Lot B 1 New Site for Cabin is generally in the fore ground of the photo Existing Cabin and Accessory Building to be Relocated to Lot A 14 View toward Lot A Lot B Looking South 15 EXHIBIT A INFORMATION ON THE THOMPSON PARK DEVELOPMENT e 30, Thompson Exemption Site 16 EXHIBIT A — THOMPSON PARK UTILITY EXTENSIONS Thompson Exemption Site 17 Garfield County Glenn Hartmann Garfield County Building & Planning Department RE: Thompson Subdivision Exemption MIEA-7198 Dear Glenn, VeMetation Manae;entent October 17, 2012 Staff requests that the applicant survey the property for State and County noxious weeds. Of particular concern is the State List B species: Absinth wormwood. This weed is fairly common in the River Valley Ranch subdivision and may be on this parcel. If located on site, please provide a weed management plan. Staff can assist in weed identification if necessary and the county does offer a weed -cost share program that offers a partial financial reimbursement for the treatment of noxious weeds. Attached is a fact sheet on wormwood. Steve Anthony Garfield County Vegetation Manager 0298 County Road 333A Rifle, CO 81650 Phone: 970-625-8601 Fax: 970-625-8627 Colorado Dept. of Agriculture, Conservation Services Division 700 Kipling Street Suite 4000 Lakewood, CO 80215 303-239-4100 Key ID Points 1. Absinth is well branched and gets 3 feet tall and 2 feet across. 2. Silver-grey leaves and small yellow flowers. 0 Updated on: 08/08 List B Species Rangeland, pasture, and riparian site recommendations Absinth wormwood Identification and Management Identification and Impacts Absinth wormwood (Artemisia absinthium) is native to Eurasia, the Middle East and North Africa. It was introduced to North America in the early 19th century to be cultivated for medicinal use. It was first reported outside cultivated gardens in 1841, along roadsides and waste grounds. Absinth wormwood is a long- lived perennial that possesses a strong sage odor and bitter taste. Plants grow 2 to 4 feet in height and are prolific seed producers. It has a taproot that can reach 2 inches in diameter and shallow lateral fibrous root branches that can extend up to 6 feet long in all given directions. Plants are woody at the base and regrow from the soil level each spring. The stems are numerous and are covered with fine, gray hairs while the leaves area blue -olive green, alternate and highly divided. Flowers are small, yellowish and arranged in large, spike-like panicles. The seed viability is estimated to be 3 to 4 years and are easily scattered by wind, water, animals, and in hay. The seeds are less than 1/6 inch long, smooth, flattened and light gray. Habitats for Absinth wormwood include disturbed sites, moist soils, and is also shade tolerant. It can occur in 5,000 to 7,000 feet elevation and is considered a weed in pastureland, cropland, and rangeland. Absinth wormwood is listed as poor palatability in horses, but good for sheep. The key to effective control of Absinth wormwood is a combination of control methods. Compared to most perennials, it is fairly easy to control with chemicals in combination with mechanical control. Details on the back of this sheet can help to create a management plan compatible with your site ecology. Absinth wormwood is designated as a"List B" species in the Colorado Noxious Weed Act. It is required to be either eradicated, contained, or suppressed depending on the local infestations. For more information visit www.colorado. gov/ag/csd and click on the Noxious Weed Management Program. Or call the State Weed Coordinator at the Colorado Department of Agriculture, Conservation Services Division, 303-239-4100. Absivh wormwood Photo s © Kelly Uhing, Colorado Department of Agriculture; and map above by Crystal Andrews, Colorado Department of Agriculture. 1 Artemisiz absinthium L. 2 Integrated Weed Management recommendations tt • ://www.colorado.gov ag cs List B Species CULTURAL Cultural controls are possible in theory, but are very time consuming and expensive. Complete removal of any seedlings or newly established plants by continual hand pulling is also possible. BIOLOGICAL here is no biological control available for Absinth wormwood. Since biological control agents take years to research, develop and release, no releases are expected in the foreseeable future. For more information, contact the Palisade Insectary of the Colorado Department of Agriculture at 970-464-7916. MECHANICAL Hand pull or dig when soil is moist. Make certain to pull all the roots, including short horizontal roots. Bag specimens carefully so as to not scatter seeds if removed during or after flowering. Multiple mowings prior to seed generation can cause stress and may provide a control option. Integrated Weed Management: Absinth Wormwood Is easily. controlled using a combination ofmerhods such as chemical and nnechanical. Compared ro most perennials, it is fairly easy ro control HERBICIDES NOTE: The following are recommendations for herbicides that can be applied to range and pasturelands. Rates are approximate and based on equipment with an output of 30 gal/acre. Please read label for exact rates. Always read, understand, and follow the label directions. The herbicide label is the LAW! HERBICIDE RATE APPLICATION TIMING Picloram (Tordon 22K- restricted use) 1 pint product/acre Apply when plant is 12 inches tall through flowering growth stage. Do not use near trees, desirable shrubs or water. (Summer to Early Fall) Aminopyralid (Milestone - general use) 7 fl oz product/acre Apply when plant is 12 inches tall though flowering growth stage. (Summer to Early Fall) Clopyralid +2,4-D (Curtail - general use) 2 quarts product/acre Apply when plant is 12 inches tall through flowering growth stage. (Summer to Early Fall) Dicamba (Banvel, Vanquish, Clarity - general use) 1 quart product/acre Apply when plant is 12 inches tall through flowering growth stage. Do not use near trees, desirable shrubs or water. (Summer to Early Fall) Top to bottom photos, © Chris Evans, River to River CWMA, Bugwood.org; Mary Ellen (Mel) Harte, , Bugwood.org; and Richard Old, XID Services, Inc. Bugwood.org. 0 0 0 w -49a .5., COL ADO DCPART>tCPIT OF AGRICULTURE Glenn Hartmann From: John Leybourne [jleybourne@carbondaleco.net] Sent: Tuesday, October 16, 2012 1:38 PM To: Glenn Hartmann Subject: Thompson Subdivison Exemption Glenn, Thank you for forwarding the Thompson Subdivision Exemption for our review and the opportunity to comment on the applicaiotn Staff presented the above application to the Planning and Zoning Commission for comment at the October 11th meeting. The Commission made comments as to the request for an Out of Town sewer tap. They noted that there has not been a formal request to the Town for the Tap referenced in the application. (the only request received was during the Annexation application that was withdrawn.) The Commission also noted that there currently is a moratorium on Out of Town Taps. To date Cerise Park LLC. has not presented a Master Plat, the deadline to record the Plat is 3/9/2013 With Phase one to be submitted by 3/9/2017. If any Taps were to be approved by the BOT, the applicant would need to pay Out of Town rates for those taps. John M Leybourne Town of Carbondale 511 Colorado Ave. Carbondale, CO 81623 970-510-1212 jleybourne@carbondaleco.net 1 FIRE • EMS • RESCUE October 13, 2012 Glenn Hartmann Garfield County Building & Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: Thompson Subdivision Exemption Dear Glen: I have reviewed the application for the proposed Thompson subdivision exemption. I have no issues with the proposal. The newly created lot is subject to development impact fees adopted by the District. The developer will be required to enter into an agreement with the District for the payment of development impact fees. Execution of the agreement and payment of the fees are due prior to the recording of the final plat. Fees are based upon the impact fees adopted by the District at the time the agreement is executed. The current fee for residential development is $730.00 per unit. Please contact me if you have any questions or if I can be of any assistance. B ill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569 October 16, 2012 Mr. Glenn Hartmann Garfield County Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 MOUNTIAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design RE: Review of Thompson Subdivision Exemption: MIEA-7198 Dear Glenn: This office has performed a review of the documents provided for the Thompson Minor Subdivision Exemption Application. The submittal was found to be thorough and well organized. The following comments were generated: 1. The application materials propose connection to the sanitary sewer system of the Town of Carbondale. The Applicant should provide evidence that the Town is willing to provide services to the proposed lots. 2. At the time of the proposed connection to the Town sewer, the exiting septic system will need to be abandoned. 3. The application materials propose connection to the potable water system of the Town of Carbondale. The Applicant should provide evidence that the Town is willing to provide water services. 4. It is our understanding that the existing access is temporary in nature and is a 12' gravel surface in a 25' easement. At the time that the adjacent parcel undergoes development, the two proposed lots will have access to a dedicated right-of-way. The permanent access is to happen at an unspecified time in the future and so it is necessary to evaluate the current access. The Applicant should provide additional information on how the access compares to the roadway standards of Garfield County. 5. The Applicant provides geotechnical information for properties near the proposed exemption but not the subject property. At a minimum there should be a condition of approval that requires site specific geotechnical studies be performed for construction activities. 6. The Applicant should provide some information concerning stormwater runoff and drainage. Feel free to call if you have any questions or comments. Sincerely, Mount. in Cross Engine mg, Inc. is Hale, PE 826'/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Glenn Hartmann From: Roussin, Daniel [daniel.roussin@state.co.us] Sent: Friday, October 12, 2012 8:12 AM To: Glenn Hartmann Subject: Thompson Subdivision Exemption I have no comments on this. It appears the subdivision will have access through an easement until it becomes public right of way. This is consistent with the Cabondale Access Control Plan for State Highway 133. If you have any questions, please let me know. thanks Dan Roussin Region 3 Permit Unit Manager State of Colorado, Colorado Department of Transportation 222 South 6th Street, Room 100, Grand Junction, CO 81501 office: 970.683.6284 I fax: 970.683.6290 email: daniel.roussin@state.co.us *Please Note: As of Oct. 8, 2012, my email changed to daniel.roussin(a�state.co.us. Please update your address book accordingly. Thank you! i