HomeMy WebLinkAbout1.0 ApplicationGOOSE T'M CREEK
SUBDIVISION SKETCH PI,AN
Garfield CounEy, Colorado
Lol6/8e
TABLE OF CONTENTS
t
Page 1-2 ....Locatlon, Boundarles, Legal Descrlptlon, Iilater
Rlghts and Easements of the project.
Page 3 .Names, Addresses and Phone Numbers of the owners,
Applicants, Planners, Surveyors and Englneers.
Page 4-7 ....Proposed type of Sewage Di.sposal.
Page 8 .Source and Amount of Water Supply.
Page 9-15 ...U.S.D.A. So11 Conversarion Service So11 deslg-
nations with interpretation tables and aerlal
map attached.
Page 16 Statement assessing the impact of the proposed
subdlvision on lakes, streams and topography
of the site: and statement assessing potentlal
radlatlon hazards to the slte.
Page 17 Antlclpated sources of Electricity, Natural Gas,
Telephone and Cable T.V. servlce.
LOCATION, BOUNDARIES LEGAL DESCRIPTION WATER RIGHTS AND EASEMENTS
TXHIBIT A
' 0183 COUNTY ROAD lOO
A parcel of land eituated 1n Lots 3 and 4, Sectlon 35 and Lot B, Sectlon 34,
Townshlp 7 South, Range 88 l{est of the Slxth Prlnclpal Meridian. Saldl parcel of
land Ls descrlbed as followe:
Beginnlng at the !{itness Corner for the South Quarter corner of eald Sectlon 35;
thence N. 53"30143" t{. 4218.58 feet to the True Point of BeginnLng, said pointalso belng the Nw corner of that parcel conveyed to John H. Jacobsen by Doeunent
No. 271155 of the GarfLeld County records; thence N. OOo49,OO" E. 930.90 feet tothe Slf corner of that parcel conveyed to David Burnford, et al by Docrurent No.
276641; thence E. 1337.67 feet along the South llne of sald lnrcel to the SE
corner thereof; thence North 1247.14 feet along the East line ancl East lLne
extended of sald Burnford, et al parceli thence N. 99o23t39" E. 446.9? feet;
thence South 2182.67 feet to a potnt on the North llne extended East of thatparcel conveyed to Jacobsen; thence I{est 1797.88 feet along the North ]lne
extended and North llne of eaLd Jacobsen parcel to the True polnt of Beglnnl.ng.
Together with aII water and water rtgtrts, d.Ltches and dltch rlgrtrte appurtenantto or used ln connectlon with the subJect property, specLfLcally lncludlng,wlthout ll.ml.tatl-on :
(a) A .70/3.2 proportlonate lnterest ln and to aII of the lnterest ofparty of the flrst part Ln the Fllmn DLtch, Structure No. 192, prLorlty No.Appropriation Date 11/1/1888, Decree Date 4/4/1934, and the 3.2 cublc feet
water Per second of tlme adjutllcated thereto under said prlorlty, and the eame
ProPortlonate lnterest Ln the Flynn Ditch, Priorlty No. 314 for 4.8 cubLe feetof water Per second of tl.me relating back'to and dating frcnr the lst day of
November, A.D., 1890, under anct by virtue of the First Enlargement, for a totaladjudlcatlon of 8 cublc feet of water per second of time, and
sald
273,
of
(b) Together with a
Lnterest of said party of
Lateral, belng Dltch No.
adjudicated thereto under
(c) Together wLth a
the flrst part's Lnterest
3,/10 proportLonate Lnterest Ln andin and to the First Enlargement of
No. 193,'and the 42.68 cublc feet
to said lnrty of
the Slough Dltch
of water per second
1.10/4.3 proportlonate interest in and to aII of thethe first part ln the Slough Ditch and Bannlng
193, and the 4.3 cubLc feet of water per aecond of timePrLority No. 274i and,
and Bann1ng. Lateral, Dltch
of tlne adjudicated thereto under prLorlty No. 309.
And together wLth a pertrletual, non-excluslve easement andl rlght-of-way flfty(50') feet in width, for road and utLlLty purposesr conmenclng at the polnt ofintersectlon of the exLstlng access road along the westerly borurdary of thesubjec't Property wlth County Road 100, and thence along eaLd exlsting accessroad to the southerly boundary of the subJect property, sald strl_p of landcomprislng the llesterly 50 feet, of even width, of the tract of land lylngsoutherly of and adJacent to the subJect property and also comprLsLng a portlonof the 50 foot easement descrlbed ln deed recorded aa Docunent No. 2?6641 of therecorde of GarfLeld County, Colorado.
PAGE 1
'l parctt of land sltuated ln Lot 3, Sec. 35;-T7S' R88l{ of the 6th P.tl,r-sald
parcel of land ls descrlbed as follows:
Beglnnlng at the corner cormon to Sectlons 26, 27, 34, and 35, whince an lron plpe
wlth a brass cap property marked for the wltness corner of sal( Sectlons bears:ll 66.00 feeti thence from the corner cormon to sald Sec. S 89"35rlfx Er 552.52
feet rlong the Sectlon^llne between sald Sectlons 25 t 35 to the fnue Polnt of
Beglnnlngt thence S 89'15'l4u Er 446.96 feet along sald Sectlon llne3 thence S
15.07 feeti thence S 89"23139'llr-446.97 feet to a polnt (whence the Horthwest
fence corner of a parcel of land tescrlbed as Documbnt No. ln Bookzszrt Page 40? as flled ln the Clefk and Reborderrs OfflF6l-6arfleldT6Eil'Ey,
Colcrido;EEtiF s 09u23'39n tl, 1320.17 feet); thence North.23.oz feet to the'
True Polnt of Beglnqlng. fhe above,descrlbed parcel of. l.rnd conlrlns 0.20 lcttsr
nore or less.
LOCATION, BOI]NDARIES, LEGAL DESCRIPTION, hIATER RIGHTS AND EASEMENTS
EXHIBIT B
0.183 COUNTY ROAD lOO
PAGE 2
l
NA},IES ADDRESSES AND PHONE NI]I,IBERS
owNERS .KENT JONES p.O. BOX 132 CARBONDALE, CO. 8L623
TELEbHONE NITMBER (303)953.3220 HOME
(303)963-3220 woRK
PRTSCTLLA PRoHL p.0. BOX 132 CARBoNDAL.E, CO. 9L623
TETEPHoNE NUMBER (303) 963-3220 HOME
(303) 920-2135 woRK
vrNcE GULTNo p.0. Box 1084 CARBoNDALE, C0. 9L623
TELEPHONE NInTBER (303) 963-3220 HOME
(303) 963-3220 IIORK
APPLICANTS.......KENT JONES, PRISCILLA PROIIL, AND VINCE GULINO
PLANNERS ....KENT JONES
SUN DESIGNS
901 BLAKE AVENUE
GLENI^IooD SPRTNGS, CO. 81601
TELEPHoNE NTTMBER (303) 945-2201
SURVEYORS . . . SCARROI^I AND I^IALKER INC.
811 COLORADO AVENUE
GLENI^IOOD SPRINGS , CO. 8160I
TELEPHONE Ntrl,rBER (303) 945-8664
ENGINEERS ...HIGH COUNTRY ENGINEERING, INC.
SUITE 205, VILLAGE PLAZA
GLENWOoD SPRTNGS, CO. 41601
TELEPHONE NI]MBER (303) 945-8676
PAGE 3
DESIGN FOR AN INDIVIDUAT
PREPARED FOR KENT iIONES
PREPARED BY HIGH COUNTRY
JOB NUIIBER 9061.001
SEIIAGE DISPOSAT SYSTEM
ENGINEERING, INC.
I
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PAGE 4
118 w. 6th street . sulte 205 . Gtenwood sprtngs, co 91601
Telephone 303-945-8626
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2. II{.ASONRY SAIID
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SOURCE AND A},IOUNT OF WATER SUPPLY
Mr. Peter Ware, Director of Publlc tr{orks, and Mr. Mark Chaln,
Director of City Planning, for the Clty of Carbondale have stated
that the subdivision may tap lnto the Cityts main rtrater line.
The maln water line and pumping station are in close proxinlty
to the subdlvision. (as shor^m on the plat map)
A tap fee will be assessed by the city for each lot where a
residence is completed. Each resldence w111 then be b1l1ed monthly
according to usage.
Note: Well in place on property is eligible for an exemptlon
fron the Colorado Division of Water Resources to service up to three
(3) residences. (see plat rnap for well locatlon)
PAGE 8
U.S.D.A. SOIL CONSERVATION SERVICE SOIL DESIGNATIONS
MAP AREA X 11. C
13--Atencio-Azeltine complex,3 to 6 percent slopes. This map uniE is on
al1.uvial fans and rerraces. The native vegefation is mainl.y grasses and shrubs
EIevaEion is 5,900 to 6,500 feet. The average annual precipitation is 15 to 18
inches, Ehe average annual ajr temperature is 44 to 46 degrees F, and Ehe
average frost-free period is I05 to 120 days.
This unit is 60 percent Atencio sandy loan and 30 percent Azeltine gravelly
sandy loam. The components of this unir are so intricaEely inEermingiea that it
rvas not pracE.ical to map them seParaEely aE the scale used.
Included in this uni.t are sma11 areas of soils thaE are similar Eo the
Atencio and AzelEine but have finer texture. Also i.ncluded are small areas of
gravel bars. Included areas make up abouE l0 percent of the Eotal acreage.
The Atencio soil is deep and well drained. It formed j.n alluvium derived
dominantly from sandsEone and shale. Typically, Ehe surface layer is reddish
gray sandy loam 6 inches thick. The next layer i.s sandy loam 4 inches Ehick.
The subsoil is sandy clay loam 10 inches thick over gravelly sandy loam 4 inches
Ehick. The upper 6 inches of the substratum is gravelly sandy loam. The lower
parE Eo a depth of 60 jnches i.s very gravelly sand. The sojl is noncalcareous
to a depth of 20 inches and calcareous below thaE depEh. In some areas Ehe
surface layer is
Permeab i1 i ty
bel ow thi s
gravelly or cobbly.
of the Atencio soil is moderaEe Eo a deprh of 30 i.nches and
depth. Available water capaciry i.s 1ow. EffecEive rootingrap id
depth is 60 inches.or more. Runoff is slow, and Ehe hazard of waEer erosion is
sl ighE
PAGE 9
The Azeltine soil is deep and werl drained. rE formed in arlwlum
derived dominant!-y from sandsEone and shale. Tlpicarly, the srrrface layer
ls reddish gray graverry sardy loau 9 inctres rhick. The upper 7 inches of
the urderrying maceriar is graverry loam. rhe rower part Eo a depuh of 60
inctres is exEremely gravelly sand. rhe soil is calcareLris ttroughouc uhe
profile. In scrne areas the s,rface rayer is cobbly roam or gsrdy loam.
PermeabiriEy of uhe Azercine soil is rapid berors a depth of l6 inches.
Avairable waEer capaciuy ls lou.. Ef,fective rooEing depth is 60 lnches or
more.. Rmoff is srou, and the hazard of water erosion is srighc..
rhis trnic is r:sed mainry for lrrigaced hay and past,re. rt is arso
used for croprand, urban developnenc, wildlife habltaE, and rangeland.
If Ehis r:nic is used for hay and pasture, the main limicactons are row
availabre waEer capacicy and sruall stones. Grasses and regr-ues grow werl lf
adeqr:ate fertilizer is r.rsed. using managerDenc that maintains opEimrm vigor
and qtrality of forage plants is a good practice. Becan:se uhese soirs are
droughty, applicauions of irzigation water should be ligfrc and frequent.
rrrigation waEer can be applied by the corrugacion, sprinlcler, and flooding
meEhods' rf properly nanaged, thls urlt can produce.4 Eons of irrigaced
trass hay per acre..
rtris unic is noderacery werr sulced co irzigaced crops. rf fi:rrow or
corngation irrlgaclon systerDs are wed,
across the slope. If properly managed,
barley per acre.
rruns should be on the conEour or
this unic can produce 70 bushels of
PAGE 10
The potentiar plan. co'rmunity on this unic is nainly t estern
wheat,grass, rndian ricegrass, needreandthread, big sagebnreh, and Douglae
rabbitbrush. Nevaua bluegrass, prairie junegrass, and bottlebnrsh
squirreltail are arso presenE in the potential plant.co,,,-unity. The average
annual production of air-dry vegetation is about g00 pounde per .cre.
Management practices euitable for use on this unit are ,rt;;", grazing use
and a planned grazing sysEetr.
rf the range vegetation is seriously deteriorated, seeding ie needed.
The main linitatione for seeding are cobbres and stones. For succeasful
seeding, prepsre a seedbed and drill the geed. Brush Eanagenent inproves
deteriorated areas of range that are producing roore woody shnrbs than uere
preseut in the potential plant .orruniay.
rf this unit is used for honeeite developuent, the nain liuitation isenall stones' PopuleEion growth has resulted in increeeed constnrction of
homes on this unit' Topsoil can be stockpiled and used to rectairn areas
disturbed during constnrction. Removal 0f gravel and cobblee in dieturbed
areas ie needed for beet results when lindscaping, particurarly in arees
used for lawns. rf the densjty of housing is moderate to high, com.nity
sewage systetrs are needed to prevent contamination of water eupplies as aresult'of seepage fron oneite sewage disposal systems.
The nap unit ie in capability eubclass rve, irrigated, and vre,nonirrigated. It is in Rolling Loao range site.
PAGE 11
MAP AREA A W
42--Eluvaquen|", g to 10 perccnt slopes. Ihis broadly defined trnlc
consisEs of deep, scruex,ihat poorly drained, nearly level soils on flood
plains and alltnrial va1ley floors. Ttle soils fomed in allwirm.
Flwaquents are sEratified and vary widely lri Eo(turre.and depth to sand,
gravel and cobbles. Itre surface layer is loary sand to fine sandy loam and
silty loam to clay loam. Ttte underlying layers are generally sandy loam or
rou straLified with sand, graver, and cobbres. rn scme areas, gravel and
cobbles are on or near Ehe surfaie.
rhe waEer tabre fructr:ates betveen depths of 0.5 and 2 feec,during
floodingspring and srsrner. These soils are subject to brief, occasional
late in sprirg and early in sumner.
Included in mapping are small isolated areas of Redrob soils. Sna1l,
isolaEed areas where water scands at or near the surface al1 year are
identified by wet spot and marsh spot symbors. rtrese areas make up 15
percent, of the map r:nic.
These soils are used for wildlife habiuaE, recreation, and grazing.
Ihe native vegetaEion is mainly coEEon$ood, willo^r, 4d waEer tolerant
grasses, sedges, ad nrshes.
Mure deer, coELonEair rabbiE, coyoEe, bobcaE, ducks, g,eese, and other
native birds find fmd and shelter on these soils. Vlhere feeslble, plantlng
smaII graln, trees, and strnrbs entrances uhe habitaE for upland wildlife.
Ihis uap r-rric is poorly suited'to hcrnesite develoFnenc. The main
limirations are froodirg and the seasonar high water Eabre.
rhe map rrrit is ln capability subclass vrw, nonirzlgaEed. rhe range
siEe is RiverboEEcm. AE higher elevatlons it is a Mcurtain lleadow range
siEe.
PAGE 12
},IAPAREAX5C
92--Redrob loan, I to 6 percent sLopes.
drained soil ls on alllvial valley floors, low
If formed ln mixed alluviurl derived dominantly
Elevation is 5,800 to 7,200 feet. The average
Azeltine, Showalter, and Morval soils.
15 percent of the total acreage.
Thls deep, somewhat poorly
' terraces, and flood plalns.
from sandstone and shale.
Included areas make
annual precipitation ls 16
to 18 lnches, thg average annuaL alr temperalure ls 40 degrees F, and the
average frost-free period is 85 to 105 days.
Typically, the surface layer 1s dark graylsh brorrm loam 14 inches
thick. The next layer is stratified stony loam 6 inches thick. The
underlying materj-al to a depth of 60 lnches is stony and very cobbly loamy
sand and sand.
Included ln this unit are small areas of Fluvaquents,Antenclo,
up about
Permeability of the Redrob soll ls moderate in the surface and rapid
below. Available water capaclty ls low._ Effectl-ve rootlng depth ls 60
inches for water-tolerant plants, but is limited to depths between 20 and
40 inches for non-water-tolerant plants. Runoff is slow, and the nazatd,
of water.eroslon ls sllght to moderate on the steeper slopes. A hlgh
water table is at a depth of 18 ts 48 inches year-round. Thls solI ls subJect
to brief periods of rare flooding. Ice jams may also cause floodlng during
prolonged cold periods in rdlnter
This unit is used for irrigated hay and pasture and as a wildllfe
habitat
This unit ls well sulted to hay and pasture. The rnain llmitatlons are
the restricted rootlng depth for non-water-tolerant plants and a short
growlng season. Wetness llnlts the cholce of plants and the perlod of
cutting or grazing and lncreases the rlsk of wlnterklll. Irrigatlon water
can be applied by the furrow, border, corrugation, and sprLnkler methods.
PAGE 13
Thls unit provides food and cover for waterfowl and wetland wlLdllfe.
This unlt ls pooily suited to homeslte development. The main l-lmita-
tions are depth to the water table and the hazard of floodlng.
This map unit i.s ln capabllity subclass IVw, lrrigated and IVw, non-
irrigated. It is Riverbottom range slte.
PAGE 14
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SUBDIVISION I},IPACT AND POTENTIAL OF RADIATION HAZARD STATE}IEMS
The primary goal of the subdivision, frqr its inception, is Eo preserve and
proEecE the naEurat resources, environment and wildlife habitaC, urtrile carefully
selecting a few building sites that will atlow families to share this ecosysEesr
withouE harning it.
We have delineated special habitats , i.e . , ponds r streams and rreEtands , on t'he
plat map. These nature conservaEory areas will be lefE in their natural state'
properEy ordners will have joint easlmenEs with specific covenanEs Eo insure t'he
prolection and improvement of Ehese areas. We intend to increase the size and
quality of these irabirats l.rith the co-operaEion of all subdivision landowners,
Js per homeowners agreemenE or foruration of a Nature Conservatory'
The U.S. Army Corps of Engineers and Ehe U.S. Division of Wildlife will be
involved in the final delineaEion of Ehese special habitats.
I{e intend to create a model
oEher developmenEs. It will
environment can be achieved
subdivision that will seE a higher sEandard for
show that integration of families and the naEural
with a benef icial impacE.
lhe poEential of radiation hazard Eo this sire is none.
PAGE 16
ANTICIPATED SOURCES OF ELECTRICITY NATUML GAS TELEPHONE AND CABLE SERVICE
1. Electrical servlcE is from Holy Cross Electrlc Co. Both overhead
and underground service are currentl-y on proposed subdivislon
property. (see map for location)
2. Natural- gas source ls Rocky Mountaln Gas Co. The proxiulty of.their
main gas line to the proposed subdivibion i-s shown on the plat nap.
I"1r. Lee Hines, Manager, Rocky Mountaln Gas Co., Glenwood Sprlngs,
and the company engineer Mr. Roy. Elwell have lnspected the site and
for see no problem with natural gas dellvery to the proposed sub-
3.
4.
dlvlslon.
Telephone line source is
telephone multlple line
property. (see plat map
Cable T. V. source will
U. S. W""t. There are currently two (2)
connectlon pods on the proposed subdivlslon
for locatlon)
be the cholce of each lot owner.
PAGE 17
TO:
FROM:
RE:
DATE:
GARFIELD COUNTY
DEPARTMENT OF BUILDING SANITATION AND PLANNING
I[EMORANDUI,t
Sketch PIan Referral Agenciee
Garfield County Plannlng Department
Goose Um Creek Sketch PIan Review
october 10, 1989
Enclosed for your review and comment ie
SubdivLsion Sketch Plan submittal.
review ehould Lnclude only comments
recommendation of approval or denial
occur at the PrelLminary PIan Btage.
a copy of the Googe Um Creek
Pleaee note that your Sketch PIan
at thie tlme, with no formal
needed. Uore detaLled review wiII
This Sketch PIan request is echeduled for a meeting before the GarfLeld
County Planning CommLssion on November 8, 1989 at 7:3O P.M., in Suite 301,
Garfield County Courthouse. Comments should be eubmitted to the Planning
Department within 15 days of the receipt of thie notice or no later than
November 1et.
Should you have any gueEtions or require additional information, pleaae
contact the Garfield County Plannlng Department at 945-82L2 or 625-5571.
g5-8212 I 625-5571109 8TH STREET, SUITE 303 GLENWOOD SPRINGS, COLORADO 81601
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPOFTUNITY EMPLOYEB
Perry D. Olson, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1 192
October 18, 1989
Garfield Co. Planning Dept.
109 8th St., Suite 303
Glenwood Spgs., CO 81601
Dear Mark Bean:
Thank you for the opportunity to comment on the Goos Um CreekSubdivision Sketch P1an. It appears that the developers have aconcern for wildlife and their ecosystems. Preservation of
some of the natural areas will benefit wildlife and should
enhance the value of the property. Riparj-an areas along theRoaring Fork River and waterways are most critical.
The following would minimize impacts to wildlife
Preservation of all riparian zones: 100' buffer alongRoaring Fork River. No grazing within riparian areas.
A11 dogs be kenneled or chained.Revegetate disturbed areas with native vegetation.
Any fencing within lot 8 j-ncluding boundary fence betweenlot B and 9 be 42" or less in height 4 strand or less.This will aIlow deer movement along the river corridor.
In addition, the D.O.W. would like to make the following comments:
1. The Division of Wildlife is not liable for game damage by
biggame to ornamental trees or shrubs or any landscaping.
Recently county governments have been requestingto streams from developers. To accomplish thisthat you require:
2. A 25 | easement above high water line along
R.iver for fishermen access and a designatedpublic road to the river.
If you have any questions, please feel free to contact
Sincerply,
ffilu#{District Wildlife Manager-Carbondale
KW/ lmp
DEPARTMENT OF NATURAL RESOURCES, Hamlet J. Barry, Executive Director
WILDLIFE COMMISSION, George VanDenBerg, Chairman o Robert L. Freidenberger, Vice Chairman r William R. Hegberg, Secretary
Eldon W. Cooper, Member o Rebecca L. FranK Member o Dennis Luttrell, Member o Gene B. Peterson, Member . Larry M. Wright, Member
f ..f i'li'lt.
t
I
lt,
L .-i
ti
,t'.+\
: li
f 0cnr,-riiJ
1.
2.
3.
4.
public access
we would suggest
the Roaring Fork
easement from a
me. Thank you.
STATEOFCOLOTUDO
COTORADO DEPARTMENT OF HEATTH
222 So.6th St, Room 232
Grand Junction, Colorado 81 5Ol
October 17, 1989
Garfield County
t , ..r'
-... _j., r i
Department of Building Sanitation and planning
109 8th Street, Suite 308
Glenwood Springs, CO 81601
Attn: Mark Bean
Re: "Goose Un Creek" preliminary Subdivision Concept
Dear Mark:
I{e have the following comments concerning the subject proposal.
1. It appears that the proposed (as listed in the appricant'sdesign) and actuar 100 year flood plain wirl impact thissubdivision. Appropriate measures shourd be taken to protectbuildings and septic systems fron these events.
2. The report indicates that ground water is within z ft, ofthe surface. The engineered design to overcone this probremdoes not appear to be adequately sized nor does it protect theground water fron contamination.
3. The Town of carbondale utilizes this sane aquifer as adrinking water source. carbondare has certain rights that maylimit the use of this aquifer for wastewater disposal. The Townis cumentry dealing with possibre contamination of thisaquifer. cororado Revised statutes (c.R.s.) Bl-1s-z0z mayapply to this situation.
The use of an aquifer for wastewater disposar in crose proximityto an estabrished use as a drinking water source is not adesirabre situation. .I{e would recomnend that these uses arenot compatible.
4; I{e wourd highly recommend that this subdivision seriouslyconsider tying onto the carbondare sanitation District forcentral aewer service.
5. In addition, certain land use rinitations may be in order toprevent further contanination of the Town's drini<ing watersupply due to the high ground water level. Keeping ofrivestock, comnercial garages, and other activiiies utilizingchemicars or applying animal waste to the surface of the groundnay need to be tightly controlled.
Roy Romer
Governor
Thomas M. Vernon, M.D.
Executive Director
ilCI 1 -r
lLr6g
If you have any further questionst
calI.
please do not hesitate to
West- Siope District Technician
Water Quality Control Division
DPW/dpw
cc: Town of Carbondale
File
November 8, 1989
Garfi eld County Planning Cornmi ssionAttention: Chairperson LaVerne Starbuckt09 8th Street, Suite 303
Glenwood Sprihgs, Colorado Bl60l
Dear Chairperson Starbuck and GarCo plannlng Commissions
I am writing on behalf of the Town of carbondale regardlngthe Goose-Um creek subdivision appl ication. The proJect isproposed just easterly of the Town's Roaring Fork wel Ifield. This field ls the prirnary wel I water source for theTown and presently serves over 4,OOO users. The RoaringFork Wells also are proposed for expansion to meet thefuture water needs of the system. The Town recently tookactions to protect the wel ls frorn potential contamlnatlonfrom residential and agricultural uses by acquiringadditlonal easements and entering into agreements wlthadjoining lendowners.
The county has al lowed exemption spr its of perry Robbinsproperty and increased the number of potential dwel I ingunits around the Town wel I field. Goose-um creek representsadditional development pressure ln the same area. Eachadditional housing unit creates more potential forcontamination'of the Town's water supply. contaminationwl I I come from three sources: bacterial, vfral, andsynthetic organic nraterials (le: gasoline, oil, herblcides).
The Town has authorlty to prohiblt contaminatlon of ltswater supply. However, enforcement becomes vastly moredlff icult with each additional houslng unit al lowed toin the inrnediate aquifer. The county has an obl igationprotect the water supply of the Town.
exi stto
70 So. 2li
I urge the county to careful ly weigh the benefits of theseadditional lot divisions against the potentlal contamlnationof a weter supply thet serves 4,ooo users and wl I I serve
tartoliale, tolorado 8102I 30I.90I,27N3
,4.Sincerely,W
Davis Farrar
Town I'lanager
Town of Carbondale
DF:lk
Chalrperson Starbuck
and GarCo Plann i ng Conmi ss ion
November I, 1989
Page two
rnatny more in the future. The proposed lot sizes meet all
exlsting guidel ines; however, it wi I I be inappropriate to
approve additional divisions of Property in the vicinity of
these wel ls unless there is a sol id long term guarantee of
protection against any contamination of the groundwater.
I thank you in advance for considering these important
i ssues.
EUBANK
[Stsuop
CERTIFIED PUBLIC ACCOUNTANTS
731 EAST DURANT AVENUE, UNIT 7A
ASPEN, CO 81511
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NieSlanik Brothers
0560 County Road 165
Carbondale, Co 8L623
Mark Beari ,
Garfield County Planner
Glenwood . Springs; Co'81601
Dear Mark,
We would like to express our concerns about the proposed Goose
Um Creek Subdivision. This property is next to our ProPerty'
We utilize our land in this area to Put up hay, feed and livestock
in winter, and gtaze and calve out our cows in Spring. The eastern
side of our property is lined with very old Russian olives planted many
years age as a windbreak for livestock. lJe are concerned that any widening
of our access road would threaten these i-mportant trees.
The road is a narror,r farm road. To widen this road the windbreak
would be destroyed and a major ditch would have to be moved.
In Spring the road is very wet and hard to maintain because of
the high water table.
At this time there is no anlmal control in Garfield County. tr'Iith
even the sparse development around us, dogs are continually a problem'
harassing and killing calves. Iilith even one dog per household this
will become a major problem.
Construction of this size would severely threaten the continuing
flow of our irrigation water.
Yours tru1y,B*fu
l/'/ '
Bob Nieslanik
mq*T
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November 6, 1989
Garfield County Planning and ZoninEI Commission
Glenwood Springs, CO
BE: THE PBOPOSED "GOOSE UM CREEK" SUBDMSION
t-
Dear Sirs,
I learned yesterday of the planned "GOOSE UM CBEEK" subdivi-
sion that is proposed for the area near Carbondale off County
Road 1OO. Four areas of eoncern imnediately eame to mind.
1. This is a classic examPle of a "Funne} Subdivision",
a type of development that the upper mid-west has been
struElEling to deal with for at }east a quarter of a century.
Mr. Jones et aI is attempting to provide 36 dwelline; units
with aecess to the Roaring Fork Biver through a narrow
corridor at one end of his ProPerty. Similar attempts in
the lake regfions of the mid-west have surrounded lakes with
larBe subdivisions, with the concomitant Problens of
overuse, septic overload, water Pollution, and service
distribution.This is a general problem that Garfield County will be
faced with in the cominE! years. There will be repeated
attempts to "funnel" lots onto rivers and shorelines due to
the financial drivingl forees. We may be a few years behind
the mid-y7est, but we can learn from their difficulties. SIe
ean avoid the pollution and overuse of our assets by
denying approval of sueh "funnel subdivisions".
I would like to point out that Mr. Jones et al has
proposed no measures to control the access he intenfls to
provide to the BoarinEl Fork.There are no provisions to
proteet the adjoining properties of Mr. Ubanks, Mr. Foley,
and myself. I'm sure Mr. Jones et aI envision a park like
atmosphere, but I foresee trash, noise, trespassinEl and
unsupervised teenaEfe drinkers. Of course, Mr. Jones et aI
have as yet made no provision for fire or police protection,
and shown no coneern for school children at all.
2. This ayea is very }ow, an area where the subterranean
path of septie outfall and storm water Percolation is not
known. It would be very reasonable to assume that the local
hydroloefy would earry such underElround l iquids toward
several domestic drinkinEl water we1]s between the ProPosed
subdivision and the Boaring Fork River. One of these we113
s,erves my dwelting. I feel that should Garfield County
approve this subdivision, then Garfield County will be
endanElering my water supply as well as the water suPPly for
other neighbors and the Town of Carbondale.
3. Most of the property under consideration is near or
below the 1OO year flood plain. However, this flood plain
NOV 1gB9
,' .
''iu.-u
Uvi;rrt I"Yi ii-LU
t:
has been eontrolled for the last eentury or more by theactive efforts of ranchers in the upstream area. Now theEPA, in the Gerbatz case, has decided that such aetivecontrol of the Boaring Fork is illegal, and is tryingthrough the eourts to have previous measures reversed.Experts have lined up on both sides of the technicalquestions, but if one thing is elear, it,s that no one issure as to the effects of either reconstruetion or diseon-tinuanee of active control.
The new approaeh to control of Roarin{ Fork floodingwiIl eertainly affect the flood plain on all the propertie-downstream of the former Gerbatz property. My home, aswell as all the sites in the proposed "Goose um" subdivisionmay find themserves under the reestabrished 1oo year floodplain. It would be very dangerous for Garfield County toallow further development of an area where the exaetlocation of the flood plain is unknown.
4. The area surrounding the propose "Goose um" subdivisionis currentry an aetive agriculturar area, hs it is zoned.Ms. Robbins runs an active horse operation with considerabletraffic in trucks, horse trailers, Iarge hay shipments,el.,c,Mr. Carmichael, Mr. Ubanks, nlyself and others to the eastare also possible horse operators, and oecasionally runtrairers and trueks througIh the area. Mr. Niesranik has amajor cattre operation going, and needs to run feed tract-
9rs, haying equipment, sprayinEr equipment, and cattleloading trucks in the area.The only aecess road for these operation and to theproposed "Goose um" subdivision is a one rane, narrow,pothored road. sehool ehildren wirl be in danger in walkingup this road to the school bus. Fire equipmeni wirr find itdifficult to neErotiate the one laned "o*d. This road can notbe widened without endangering the permanent irrigationstream on one side and,/or Mr. Nieslaniks wind row on theother. The very ownership of the easements has been quest-ioned by lenders and mortEe.ge insurers.Mr. Jones et aI's proposed subdivision will severeryinhibit the eontinued agqriculturar use of the surround.inLarea.
As you ean tellsion. I feel thatand intend to use
from my comment, I am opposed
my household is threatened byall lega1 means to oppose it.
to this subdivi-this subdivision
44*/a
Leonard C. TruesdelI
189 Co. Bd. 100Carbondale, CO 8t623
JEHN H. JAEEETEIENO 1. E}= FITIAE} 1. OCF E EEX L=+
EAFIETf ]\I[}AI E r
303-925-1470
Cff - Et I- da=S
303-963-3429
l'lurrembtar 6;
Nov 6
I'lar- I,: Ete;r.n
Gar{ i el cl [.]or-.rrrtv F'1.:rnner'
fref : t,:.errll Jnn+:,E pr-o6rr:sn'd sr-rb divisiorr
Deeir l"lar [': r
I have tr.lr: nia-ior ccincerris, r.l j. th r€*ctard to the propmsecl
:;urhdivir;inn rl'i ttre pr-operty rre:rt- door- tn me. I utnderstand h-hat
i':.ent Jr:neg; j. s propusJ. ne to sr-rhrcli vi de hi E .t mt i ntn twel ve
i ndi vi clur.rl I ol-s r,{i ttr a mai n hclur':'rr+, cluret;t ht:utse ;rnd ermpl cryecr
hr:ur*,inc_:l rJrl e*arh LuL. -[trat ruurld re=utlt i.n possi.blv tt-ri.rty :-rix
farniIiet; added tm ot-rr- ar-ercl .
[-i r'tlt ma_irrr c(]rrce+rnI
{Jlrr .[arie corri.nq of{ Fim*rcJ 1(]t) is, a narrclh, one larre {arm ro.rcl"
It due:; not- hrlve an aclequt*tr* b"r::t* +or- teven 'Lher tra{{ic th;tt it
prer*entLy trear$ Ielt alone alI ttre tra{{ic t-hat r.JiLl be ctenerated
wittr tlier atldi.tional {arnilie-.*. frr-rr-tlrer the+ dlt:;'L tlrat- witl he
qGlneratead by sir..rch he+avv Lr=er lrriIL be.l deltrj.rnerntaL to the* live *tucl::
i n the f i el d:i rreilt tm the r-oad "
Secc:rrd ma.ic:r ct:nct*rrr:
The land in qLrEIEti.cln i=, Iocatecl in ther *.toocl plain and as
ELtch most- of it is swarnpy Iarrcl . I {t*r:l that ther EEiHaqe disposal
{clr :at: flrany farniliet;' iri snch s.warnpv lancl will ernd Lrp pm}Iuttinq
ther qrournd water-, dir-ectIy affelc{:inq 'Llre health rr{ all Iiving in
the area.
I th;rn[:: yc]Lr {or r-ons.i cl eri riq niy cc}nrier-n*."M{/*-
GAHIILLU
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November 7, 1989
Gri'lu.; iu"--r .,,-.,"r,,i iY
Garfield County Planning & Zoning Commission
Glenwood Springs, Colorado 81601
Re: Proposed ttGoose Um Creekrr Subdivision
Dear Sirs:
I would like to express a few concerns thaE I have in regard Eo this
proposed subdivision. I believe that this development is inappropriate for Ehe
area, all of r*rich lies in the 100 year flood plain, and some of uhich will no
doubt be designated trweElandst'. As a fifteen year resident of the adjacent
property, I am very familiar r,rith the waEer table of these low-lying, river
boEtom lands. I have irrigated the proposed subdivision site, and my own 40
acre family ranch for twelve years, and ranchers and irrigaEors familiar with
this area know that Ehe rdater table EhroughouE Ehe spring, summer and fall is,
in some areasr glg ground level , and on most of the properEy, r.rithin inches of
Ehe surface.
As you are probably aware, Ehe city wells for Carbondale are located in this
area, on my property, adjacent Eo Ehe river. There are many irrigation ditches
and streams in this area and some of them enEer the river in close proximity Eo
the Carbondale water facility and its wells. A11 the ground water in this area
eventually "fal1s dolunrr toward Ehe river. No individual sewage disposal meEhod
for this proposed subdivision could ever be safe enough Eo guerant,ee safe waEer
for the people of Carbondale. I sincerely believe thaE the puriEy of the city
of Carbondalets drinking lrater could be dangerously compromised. I also have
concerns about my own dmrestic well, and Ehose of Ehe Carmichael and Truesdell
f amil ies .
The road is another serious issue. We have spent in excess of $101000 on
road base and gravel, buE the effecEs are shortlived. In the spring, this one
lane access road becomes a muddy track, filled with ldaEer, and aE the best of
tines, it is ruEEed, rough and cannoE handle even the exisring Eraffic.
Contractors tel1 us that it would take approximaEely $75,000 to bring tlr'e l/2
mile of road up to any kind of standard.
I also have a concern about the wildlife. The area is a naEural habitat for
ofand many kinds
to all of that
creaEures.
additional
efforts here Eo
be for naught as
wild fowl of all varieties, blue heron, bald eagles, muskraEs,
hawks. A subdivision of this densiEy would quickly put an end
Dogs would run unsupervised, Ehreatening our livesEock and wild
To preserve Ehe excepEional beauEy of this area, I spenE an
$171000 to place all electric lines underground. Will all our
preserve the beauty of rhe land that we love and manage so well
a cluster of randmr types of home spring up in fronE of us?
i'j0\,
Garfield CounEy Planning & Zoning Commission
November 7, 1989
Page Two
I do noE feel that Mr. Jones and Mr. fulino are qualified to attempt a
housing development such as they have portrayed. Neirher individual has any
experience in the development or consEruction business. Mr. Gulino resides
solely in California. Mr. Jones has antagonized his neighbors on numerous
occasions by his t,hreatening and belligerenE manner. He has shown no concern
the past for damage he has caused to our mutual road and he refuses to remove
junk vehicles from Ehe property despite repeated requests frorn his neighbors.
do not believe thaE he has the integrity, experience or financial backing to
aEtempt a projecE of this magnitude.
Thank you for your consideration.
Sincerely,
&r"-tu E{1,,^
Peronelle Robbins
WinEer Eagle Ranch
0189 County Road 100
Carbondale, Colorado 8L623
PR:cf
1n
GARFIELD COUNTY
DEPARTMENToFBUILDINGSANITATIoNANDPLANNING
December 12, 1989
Kent Joneg
Priscilla Prohl
P. O. Box 132
Carbondale, Co 81623
Vince Gulino
P. o. Box LO84
Carbondale, CO 81623
Dear Mr. .fones, Mg. Prohl and Mr. GulLno:
Enclosed le a copy of the draft mlnutes from the Garfleld County Plannlng
Commlssion meeting at whlch the Goose Um Creek subdLvision eketch plan waa
reviewed. AIso lncluded ie a coPy of commente received from the Colorado
Divislon of Water Resources after the meeting.
Ae lt was noted, theee commentg do not repreeent an approval or denial of
the proposed Goose Um Creek eubdivision. The comments are lntended to
provide you wlth some guidance for further reference of your applLcation.
These comments will be consldered to be valid until November 8, 1990.
If you have any questions about thls letter or any other l-aaue, feel free
to call or write to thls office, at your convenience.
Sincerely, ./ /
Mark L. Bean, DLrector
Building, Sanltation and Planning
MLB/emh
encl.
109 8TH STREET, SUITE 303 945-8212 I 625-5571 GLENWOOD SPRINGS, COLOBADO 81601
["1
ROY ROMER
Governor
JERIS A. DANIELSON
State Engineer
OFFICE OF THE STATE ENGINEER
DIVISION OF WATER RESOURCES
1313 Sherman Street-Room 81 8
Denver, Colorado 80203
(303) 866-3s81
November L7, l-989
Mr. MarkGarfield
109 8th
Glenwood
, Bean, Director
County Planning Dept.Street, Suite 303Springs, Colorado 8L6oL
Re: Goose Um CreekSec. 35 T7S, R88W. 6TH pM
Dear Mr.
We have reviewed the sketch plan for the above referencedproposal to subdivide a 5L.29 acre parcel into 12 lots varying insize from 3.1- to 7.2 acres. Each Iot wilr contaln one irifrarvdwelling and one guest house. Each of the two dwellings ir, "."ilIot will accomodate a singre family dwelling and J domesticemployees unit.
The Town of Carbondale has been proposed as the source of water,however no letter of cornmitnent for service was included.Unfortunately, we have no information available to determine thecapability of the Town to serve this subdivision. Therefore, werequest that the Town of carbondale submit the followinginformation to you and this office:
L. A sunmary of water rights owned or controrled by theTown.
2- The yierd of these rights both in an average and a dryyear.
3- The present demand on the system and the anticipateddemand due to commitments for service entered into bythe Town.
4.map of the service area.
letter of commitment for service to this subdivision.5. A
{*43'ir' B i,-u UU LJ i{'l'Y
November 17, L989
Mr. Mark Bean
Page 2
When this information is submitted for review,
return comments to the County. Until that time, w€ must
this proposal be held in abeyance.
we
ask
willthat
Sincerely,
|"",ufrdJ/James R. Hall, P.E.
Supervising Water Resource Engineer
HDS/JTS
Orlyn BeIl, Division Engineer
(
STATE OF COLORADO
. Roy Bomer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EOUAL OPPORTUNIIY EMPLOYER
Perry D. Olson, Dlrector
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1 192
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October IB, 1989
Garfield Co. Planning Dept.109 8th St., Suite 303
Glenwood Spgs., CO 81601
Dear Mark Bean:
Thank you for the opportunity to comment on the Goos um creeksubdivision sketch plan. rt appears that the developers have aconcern for wildlife and their ecosystems. preservation ofsome of the natural areas wilr benefit wildrife and shouldenhance the value of the property. Riparian areas aiong theRoaring Fork River and waterways are most critical.
The folrowing wourd minimize impacts to wildlife
Preservation of arl riparian zones: r00' buffer alongRoaring Fork River. No grazing within riparian areas.A11 dogs be kenneled or chained.Revegetate disturbed areas with native vegetation.
lry fencing within lot I including boundary fence betweenrot B and 9 be 42" or less in height 4 strand or less.This will aIIow deer movement along the river corridor..
In addition, the D.O.W. would like to make the following comments:
1. The Division of wildrife is not ]iabre for game damage bybiggame to ornamentar trees or shrubs or ani randscaling.
Recently county governments have been requesting pubric accessto streams from developers. To accompriih this-we wourd suggestthat you require:
2- A 251 easement above high water line along the Roaring ForkRiver for fishermen access and a designated easement irom apublic road to the river
If you have any questions, please feel free to contact me. Thank you.
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District Wildlife Manager-Carbondale
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DEPABTMENT oF NATURAL BESoURCES, Hamret J. Barry, Executive oirector
DLIFE COMMISSION, George VanDenBerg, Chairman o Robert L. Freldenberger, Vlce Chalrman o William R. Hegberg, Secretary
W. Cosper, Member r Rebecca L. Fran( Member . Dennls Luilrell, Menrber . Gene B. peterson, Member r Larry M. Wrlght, Member
Since
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REFER IO:
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STATEOFCOLOTUDO
COTORADO DEPARTMENT OT HEAI.TH
222 So.6th SL, Room 232
Grand Junctlon, Colorado 81501
0ctober 17, 1g8g
Garfield County
Roy Romer
Governor
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Department of Building Sanitation and planning
109 8th Street, Suite 303
Glenwood Springs, CO 91601
Attn: Mark Bean
Re: "Goose Um Creek" preliminary Subdivision Concept
Dear Mark:
I{e have the forrowing comments concerning the subject proposar.
1' It appears that the proposed (as risted in the applicant'sdesign) and actual 100 ylar- frood'plain t iit-irp"ct thissubdivision. Appropriate measures should be taken to protectbuildings and septic systems from these events.
2, The report indicates that ground water is within 2 ft. ofthe surface. The engineered design to overcome this problemdoes not appear to be adequately sized nor does it protect theground water from contamination.
3. The Town of carbondare utirizes this same aquifer as adrinking water source. carbondale has certain rights that maylimit the use of this aquifer for wastewater disposar. The Townis currently dealing with possible contamination of thisaquifer. cororado Revised statutes (c.R.s.) ii-ts-z0z mayapply to bhis situation
The use of an aquifer for wastewater disposal in crose proximityto an estabrished use as a drinking wate" "ou""L is not adesirabre situation. .we wourd recomnend that these uses arenot conpatible.
4; I{e would highly recommend t,hat this subdivision seriousryconsider tying onto the carbondare sanitation District forcentral aewer service.
5. In addition, certain rand use rimitations may be in order toprevent further contamination of the Town,s arint<ing watersupply due to the high ground water level. feefing-ofrivestock, commercial garages, and other activiiies utilizingchemicals or applying animal waste to the surface of the groundmay need to be tightly controlled.
Thomas M. Vernon, M.D.
Executlve Director
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If you have any further questions,
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Sincerely, ,,,h;'htub'Ilwain prWatson
West-$Iope District Technician
Water Quality Control Division
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Town of Carbondale
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please do not hesitate to
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Mark Bean, Planning DlrectorGarf leld County Department
Bul lding, Sanitation, planning
109 Bth Street, Sulte 303Glenwood SprihgS, CO gl60l
hote I \mote Ione resldentlal
caretaker
RE: Red Hl I I pUD and Goose-um Creel< Sl<etch plan
Dear Mark:
The carbondale pranning and Zonrng comrnrssron thanr<s you forbeing given the opportunity to r"rl"* pro.iects in thevlclnlty of our incorporated troundarres and whrch may havean lmpacE on the town. Both of the above referencedproJects were reviewed and discussed by the carbondalePlannlng and zonrng commrssron at theti octouer 26thmeet I ng.
RED HILL PUD
By a vote of 5 to 0, the Carbondale plannlng and Zonlngcommission recommends that the county grve favorabreconslderatlon to amending the pUD zonlig text to allow forthe developmenE of a comblnatlon direct seles\manufac.Lurlngoperatlon wlth assoclated offlce space, etc. and that thefollowlng uses by right be dere'bed from the highwaycommerclal zone dl strict:
October 31, l9B9
dwel I ing and accessory ,=i" for a
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wholesale and retai r estakrr rshment rncrudrng sareof Food and bevereges, automotlve and vehlcularfuel and new partsgeneral services establ ishment, lncludlngrestaurant (standard, fsst foodr oF drlve_ln), l-:arln assoclatlon with the restaurantr F€cl-r€tlon,storager F€p€lr and service of automotive andvehlcular equlpmentr V€hlcular rental .
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Mark Bean
October 31, l9g9
Page two
The carbonderg prannrng commrssron arso revrewed theproposed development pran fo-bhe Red Hr I r pUD commercrarproperty and by a vote of 5 to 0, .""orr_ends to theGarfleld County plannlng Commlsston that development of theRed Hl I I PUD property by Desrgn 7 be rn conformance wrth theperspectIve renderrng submrtt;d wrth the puD text amendment.
The Carbondale Plannlng Corrunlsslon also made a motlon toattach the foilowing comment to rt,s recomrnendationsregardlng the Red Hr r r pUD text amendment. The motronste'Ees that the particurer sorutron (text amendment) rs agood resolutlon to a partlcular sltuatlon glven the presentzonlng of the property- If asked to revrew thrs prevrouszonlng of the Red Hl I I pUD, the Carbondale plannlng andzonlng commissi.n would not reco,Drnend commercial zonlng forthls slte. Thls motlon passed by a vote of 4 to l.
Flnal ly, durlng the text amendment drscussron there wagconslderable comment and review grven to the subJect ofI lmltlng the manufacturlng uses al rowed wr.bhln the pUD tothose of a I lsht manufacturlng\low lmpact nature. Noresolutlon was frnar ized for thrs subJect. carbondare Townsteff would recommend that the coun[v"Jir" consrderatron toI lmltlng the slte to those uses which are rndrviduar Iycrafted and assembled and are not mass produced.
Carbondale Plannlng and Zonlng Commlsslon recommends toGarfleld county that they approve the Goose-urn creek sketchplan wlth the followlng tonOltlons:
l' Thet the apprrcant address .bhe concerns enumerated bythe State Department of Health2. Thet the appl lcant apply to the Carbondale Board ofTrustees ln order to obtaln any water tep3. That the proposal for the p.opo""J pedestrlan\openspace eesements ls endorsed
Thls motlon was approved by a vote of 5 to O.
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Mark Bean
October 3l, 1989
Pege three
For the record, Carbondale Town staff stated that a tap ontoour wel I f leld I lne would solve some exlstlng problems.Inltlal dlscusslons centered on servlce for only a few lots.Flnel authorlty to provlde domestlc water rests wlth theCarbondale Board of Trustees, not the staff.
once again, carbondale thanks Garfield county for thlsopportunlty to comment on proposals ln the surroundlngvlclnlty. we hope that these conments can and wl I I resultln a better flnal product and development for al I concerned.If you have any commentsr cortect me at 963-2733.
Slncerely,
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Mark Chaln
Town Planner
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