The URL can be used to link to this page

Home My WebLink About1.0 Applicationtl Ske [c.h B lanPrelimrnarYIinaI '.x PIA n JUIi 2 i 1995 GAiii":',.-,\,i./L?tTY PIaL SuonrvrsroN APPI,ICATION FORM SUBDIVIS ION }IAM]I: OWNERz ' BNG r NEER/PgIlx E R/S I'l RVIlYOR : I,OCATION: WATER SOI.IRCE: section 34 TownshiP 5: Rans" E9 LtJ SEWAGE DISPOSAI, METIIOD: PUBI,IC ACCtrSS VIA: EXISTING ZONING: d r'u ,'d uo,( EASEMENTS: UtiIitY Ditch TOTAI, (1) DEVELOP}IENT AREA: Residenblal Indus tr ia I uas i -Ptrbl ic FIoor Area Numbe r Acres zo ,z3 (2) (3) (4) Single EamiY Duplex MuIti-famiIY Mob l le Ilome Commercial (5) Open SPace/Common Area\-, TO'IA[,: PARKING SPACI1S: Res idenLial Commerclal Acres sq.ft. sq.ft. Zo, L Indttstrial J D 'rdiil r June 20, 1995 David Michaelson Garfield County Planner i08 Eth Street Glenwood Springs, CO 81601 Re:Mitchell Creek PUD Boundar-v Amenclment Itlitchell Creek Sketch Plan Dear David: Attached herewith are the application forms, plans, supplement.al information and application fees as required for a boundary amenclment to the Mitchell Creek Planned Unit Development and a Sketch Plan review for the northerly eighteen acres of the PUD. This information is submitted on behalf of the owner ancl Applicant, John Praetorius. The Ivlitchell Creek Planned Unit, Development was approved several yea.rs ago for single family development on two separate tracts within the PUD. The lower or southerly tract has been previously developed. A preliminary plan for seven single family residents was approved at otre Lime for the nort.herly parcel but was later abandoned. The north parcel was previously plattecl as Filing II wit.h access by easement from the county road. Shortl;' thereafter, the plat was amended to included a 1.275 acre tract on lanci to connect the original Filing Ii to the county road. The Mitchell Creek PUD was not amended at that tj.me to reflect this adclition of property. In addition to the bor.rndary adjustment, the Applicant reqr.rests an addition to tlie text of the PUD zone reglrlations to allow a guest dwelling unit as a special use. The guest unit would be subject to the normal county regulations regarding guest units and the standard procedrrres for processing a special use permit. lond desion portnershYp to the The clrrrent owner of Filling iI of the develop three homesites (Iots) on the clea,n up the county records, they are boundary of the Mitchell Creek PUD to added to Filing II. The simultaneous Filing II is also requested. Mitchell Creek PUD desires property. Consequently, to herewith applying to amend include the land previously- review of a Sketch Plan for P.O. Box 517. Glenwood Springs, Colorado 81602 918 Cooper Avenue (303) 945-2246. Fax (303) 945-4066 Dave Michaelson 6/20/e5 page 2 Tlte Sketch PIan shows three lots, each with at least 2 acres of land with slopes less than 40 percent. This acreage does not include the area irithin the road right-of-way. Brrilding envelopes will be designated on the final plat for each lot to provide protection to the creek and the steeper slopes of the site. The access road wiII be constmcted to Garfield County Road Design Standards. Some areasof the road design may utilize retaining walls to minimize site distr:rbance. A11 constmction activities wiIl observe the recommendations of the Lincoln DeVore Geologic Report included herew i th. Domestic water will be provided by individual we1ls protected by West Divide l{ater Conservation District augmentation contracts. Accordingto the West Divide District water engineer, the Mitchell Creek drainage is within Seryice Area of the district. Wastewater treatment wiIl be by individual septic disposal systems. Otherutility services are available through the City 0f Glenwood Springs (power), US West (telephone) and Rocky Mountain Natural Gas. If you have any questions or require any additional information, please give me a call. Ronald B. Liston ?,h#o' (,' I i /l{((.:;7L\':..:-' l\\\\.\'9S_r0r:\\lrtii ,, I ",5(s*YJ-\i..)"! i iI iltlIt I ti it :l __l ---lSr:l ll ,l ll l\ _---./ :_ I --: - ,- : ->-<----..i-i--,.-:--- - --/. >i-<i\ -x-r'l\ F oz UITCHEII CREEK PI.ANNED FIII}'G tr IncllEll. cRf,Ex slEtcg PLrN =7|JNIT DEVE1OPXENT IIIjNG I \_^4/'u,'y f,-f? ii-n ./',\e2 / l xs,1i. ---.)i'*fr -'' lfri, .: r I{-'J-: --vti li :ll%, -ilinl.'Ir'.> .,\ rllB s-, //{.--i '0 .- -ra. .. *z -" '.; h ;'-'-=-'-'=-'(;n ' /tr,u. ,l/,o-- //: ,// )- ;L4i'' VICINITY MAP '-*t'7"_\'-./ :\ .,. . ...']:jri \s... r. '. ,:-<{S ,1 u .-lu,i [a '' . i'\.I\,l it ll.il\ ,ii / - rl,, lt, }TITCHELL CREEK PT,ANNED fluxc u YITCHEII CREEK STETCB PLT.}I x F. d.oz ZONING MAP =".' PRtrPOSED ADDiTIEN HITCHELL CREEK PUD SCALE l'= ?00' 6/t7 /95 UITCHELL CREEK PLAT{NED T'NIT DEVELOPMENT I I I I I I Open Space lo c.) rc, (Eo G Jo C) oc q, coo tua lu"X ,roa ""d o. =9 (,oJo IJJ(5 n o ,% 4^\qO LEGEND Qal- Recent A!tuvium QCW -Colluvial Wedge Deposits -Qdf - Debris Flow Deposits IFEo 3 ___l Qt - atluvial Terrace Qadf -Ancient Debris Flow Pev- Eagle Valley Evaporite 1i Qdf Pev PevI I I I I I I SCALE: 1't2OO' ffi$ffih ffiffi Lincoln DeVore 1000 West Fillmore St 602 East &h Streei Pueblo, Colo 810O1 (30s) 54&1r50 P.O. Box 1427 Glenwood Springs, Colo Bl60l (3O3) 94s-6020 86 Rosemont Plaza Monttose, Colo 81401 (3O3) 249-7838 P.O. Box 1882 Grand Junction, Colo 81501 (303) 242-8968 Jr.,t P.O. Box l6a3 Rock Springs, Wyo 82901 (3o7) 382-2649 Colorado Springs, Colorado 80907 (303) 632-3s93 Home Office Mr. Harold DenLon 805 Colorado Avenue Glenwood Springs, CO 8160I October 2, 198I Re:PRELIIVIINARY GEOLOGIC INVESTIGATION I',lITCHELL CREEK P.U.D. GARFIELD COUNTY, COLORADO Gentlemen: Transmitted herewith are the results of a preliminary geolo- .gic investigation for the Mitchell Creek P.U.D. located two miles northwest of Glenwood Springs in Garfield County, Color ado. Respectfully submitted, LINCOLN-DeVORE TESTING LAB., INC. Yruu(til J l)zotcv't-t /*o By: Michael T. Weave, u Professional Geolog ist rtTWr/heh LD Job No. 4L025-GS cc: LD - Glenwood Springs LD - Grand Junction Reviewed by: Jo n w)-uimmelre essional Geol INTRODUCTION: Personnel of Lincoln-DeVore have completed an investigation of the proposed Mitchell Creek p.u.D. Subdivision located approximately 2 miles northwest of Glenwood Springs, Colorado, and a quarter mile north of the Colorado River. This parcel consists of forty (40) acres in the southeast quarter of section 34, Township 5 south, Range 89 west of the 6th prin- cipal t'leridian, Garfield County, Colorado. single family residential acres and twenty-two (22) water and septic disposal It is proposed to develop six (5) lots with an average lot size of two quarter to half acre lots. A central system is proposed. The site lies on south and west facing slopes and anlallu-ffiEi?5-e'r which have become buried by debris flows and aIIuvial/colluviaI slopewash from the slopes to - the north and east. Elevations range from 58oo to nearry 6200 feet above sea leve1. Slopes range from about 5t on the terrace revel to approximately 50s on the upper slopes. Vegetation varies from pinyon pine and cedar on the steeper sropes to sage brush and mountain grasses on the flatter terrain. The site is moderately dissected by many intermittent stream gulIies. -.aunof f -{appears to be rapid with very litLle infiltration. -l- GENERAL GEOLOGY The entire site.is underlain by the Eagle Valley Evaporite Formation (see Plate I) of Pennsylvanian Age. This formation is exposed tl:roughout the eastern and southern portions of the site. The Eagle VaIIey Evaporite is composed of massive gray, white and yellow gypsum, interbedded with fine grained, buff to tan, sandstones and dark gray shales. Several types of deformation have affected the Eagle Valley Evaporite and have caused a chaotic internal struc- ture. The typical contorted structure in gypsum outcrops is attributed to expansion and internal pressure due to the hydra- tion of anhydrite, found at depth, to gyPsum, occuring near the surEace and flowage toward the valley caused by the weight of overburden on the va1ley sides (Ma11ory, I966). The creation of the present day topography of this site actually began with alluvial action by the Colorado River and MitchelI Creek, which truncated the beds of the EagIe Vatley Evaporite and deposited a variable thickness of weII rounded sands and gravels (Qt) over the Eagle Valley Evaporite in the southwest corner of the site. This alluvial action also exposed and over steepened the slopes of the Eag1e VaIIey Evaporite, creating very unstable slope conditions and lending to the development of extensive debris flows (Qdf) which cover both the terrace gravels and the exposed bedrock. These debris flows are most intense in lhe southern part of the site where more material of greater size is available. The flows become finer grained toward the northern part of the site and are classified as colluvial wedge (Qcw) - However, as erosion in one -2- place leads developed at to deposition the mouths of in another, sma11 debris fans have even the minor gu1lies. An interesting geologic feature found flow protion of the site is an ancient debris deposit (Qadf) wh ich laps over the EagIe VaIIey Evaporite, but is mainly derived from the Maroon Formation. This ancient deb r is flow probably originated on Storm King Mountain to the west and traveled a considerable distance to be deposited where it is. This deposit, having mobilized once, should be considered ENGINEERING GEOLOGY The major geologic hazards asso- ciated with this site are and The debris flow hazard has been divided into two categories; the mi.nor -hregeS]_:591 (Qcw) which has the potentiar for smalr scale flows of fine grained material and the moderate hazard areas where larger flows are possible (adf1. Debris flows occur in semi-arid climates where the major precipitation is from short duration, very intense thunderstorms. The sudden, violent precipitation sweePs Iarge quantities of loose soiI, rock and other materials down hillsides and into gullies. Debris flows can move across fan surfaces in armost any directionr r€gardress of whether a previous channer exists, because the flows tend to build their own channels as l-evee material is deposited at the lateral boun- daries of the f1ows. Lateral areas on the sides of the frows debri.s flows unstable slopes potentially unstable and prone to hydrocompaction. -3- - confine the moving mass and are sheared from it as the flow passes, leaving distinctive lateral Ievees. Furthermore, a Pre- vious flow surge can stop within an existing channel and deflect a succeeding surge to a new direction. As a result, tLe Poten- tial hazard from flows may be sPrea@ entire debris f an surf ace.. This mode of transport is important to con- sider if structural protection from flows is planned. In the 6inor debris flow area (Qcw) , there is evidence of recent small flows but they to reach the apparent bu iId ing si!11' mud associated with such flows could reach the building sites and therefore,t ut Ieast diversion anq_gr,ennsli:1!io. of the d ra inag-e s ar-e- r ecommsr lgeLler-g-t"t IN these areas. Depending on exact building placement, other forms of mitigation may be necessarY. ,t areas where within these the potential areas should The units maPPed as Qdf rePresent for frows is *@ Lots, have individual site specific studies done in order to def ine the severIry to help with house site selection and to establish proper mitigation proce- dures for each lot. Engineering mitigatig teqhniques emPloYed Tprotective embankments reinforced foundations and the absence of uphill sides of buildings- (which is not alwaYs such as additionallY door s or windows on inr.dqbr is f low areas included\J avoidance ^.f, i""r sion st (ucture=9"nun.,e ri zation (5r effective) ; and-specialized construction, -4- Y, The debris fans and colluvial wedges all show signs of recent activity, and therefore, some degree of engineering mitigation wilI be necessary. Site specific studies are recommended to determine the severity of the hazard for each affected lot including the lots in the "minor" hazard areas' * AII slopes of outcroPPing Eagle l\ t VaIIey Evaporite must be considered as unstable due to the incom- petent and soluble nature of the materials. No construction is planned nor should any take place on or near these slopes' Slopes on the ancient debris flow materials are potentially unstable and any structures placed on or near this material should have site specific studies performed on the slopes to determine the stabi- Iity and recommend proper construction techniques. mater ials mapped as is low to moderatelY erosion, subsurface should also be taken dies. should be water may Whenever a should be dat ions . The majoritY of the colluvial wedge or debris fan expansive and is suscePtible piping, and hydrocomPaction- into account during the site lots lie on . This mater ial to surface These factors specific stu- Construction activities should be planned and executed so that no areas are stripped or cut unne- cessarily and So that no area of exposed soil, either in place or rotected from erosion. Road cuts and fills terraced, revegetated or retained in such a way that quickly drain from the slopes without eroding them. structure is built adjacent to a steep slope, stePs taken to prevent erosion in the area of the foun- -5- The f Ivlitchell Creek channel, except for IFI't'Bs"on the south end of @ A more detailed 'i:;.' f:i, 'r ,hbuld be performed on these rots to determine the exact :.fore, a certain degree of_gygllg:r_g.[L!g_9_fhe drainage culverts :,r.t"placed i_n the gullles_- sho_qld_be__gq q.., 'debris. 'e-- Seismic and Radiation Hazards: The proposed MitcheIl Creek p.U.D. ries in an area of slight regional seismic activity where shocks may achieve a Modified uercalli (or MSK) intensity of vrr, or a Richter magnitude of 5-0. This is considered the threshold for significantry damaging quakes. The city of Glenwood springs experienced a shock of MSK intensity v in rg89. rn Lg67 when research was done on the probrem, some 20 shocks of Richter magnitude 2-o to 4.0 were epicentered in Lhe vicinity of Baxter Mountain (about 12 mires north of the subdivision), and another such shock was epicentered at the Harvey Gap Reservoir (abou t zo miles west of the subdivision). This last shock was believed to have been artificiarly induced by the presence of the reservoir. other tremors have been recorded in the Aspen vicinity. g.Ihile this part of cororado is not in an area of serious earthquake danger, a certrain risk does exist in the area which must be lain through this area. Flooding and debris be expected within the gurries on the site, and there- taken into consideration in the design of structures, embankment and cuts. It should be emphasized that this risk is by no means Iimited to this site, but is regional in nature. There is no reason to believe that any unusual degree of risk is associated with this particular site. It is reconmended, however, that structures be designed to withstand low magnitude earth accelerations. No known radiat ion hazar this site. Radioactive occur in the Chinle and found on or near this s mine r aIs Mor r ison ite. in Western Format ions, Color ado ne ither gener aIIy of which are tttineral Resource: Some sand and gravel exist in the terrace deposits (Qt) but the smaIl quantity and Presence of colluviaI overburden will probably prevent its extraction as an economlc mrneral resource. Some of this sand and gravel may, however, be useful as embankment and base course material within the development itself . We hope that this has provided you with the information you required, if you should have any questions, ot require further information, please feel free to contact Lincoln-Devore -7- #t'p " li"t' r t'l Ir6r Li, 't' .i I 25 35 66 lIt( r"l 1 h-65 FIUNG II IIITCI{ELI CREEK sErCI{ Pl.f,x \_v .+- _____.___.- --\-->\,l :')se _. i!' 67 '#' SCS SOILS MAP SC 3 SOIL TYPIS swell potential. [)rvellirrgs anrl rrrarls (:arr tre rje.siqnecl to compensate for lhe low slrength and shrirrk.swelipoten- tial. Septic tank absorption lielris are severely lirniiecl byslow permeability. Community sewage clispoial syslenri will be rreeded if populatiorr riensily increases. This soil is in capabilily subclass Vle, nonirrigated. 32-Holderness Variant clay loam, 6 to 25 percent :!9p"": Ihis deep, weil cirained, mr:deralely sloping totrilly soil is on ailuviat fans and sides of vat'ieys ifig] Zl.Elevation ranqes from 6,500 lo 7,500 feet l6iJ soilformed in fine texlurecl sedirnenl derirred from shale andsandstone. The average anntral precipitatiorr is about j 7inctres, the average annual air tr..rnperature is aborrt 43 degrees F, and the average frost.free period is about g5 days, Typically, the surface layer is grayish brown clay loamabout l1 inclres tlrick. Ihe subioil is grayislr brown orlight brownish gray clay about 4 I inchei [rick. Tlre sub_straturn is lighl brownish gray, calcareous clay loarn lo adepth of 60 inches lnclLrded with this soil in mapping are srnall areas ofDollard and Tanna soils ilrat lrave llopes of more than25 percent. These areas ntake up about S to 10 percentof tlre map unit. Perrneability is slow, and available water capacity ishigh. Effective rooting depth is 60 inches or rnore. Sur-face runoff is nredium, arrcJ the erosion hazarcj is slight.This soil is used mainly for grazing. Sonte srnall areasare in irrigated pasture anci lray. Flooding is the usual rneilrod of irrigation. This soil iseasily compacted by machinery or livestock. lt takes inwater slowly. The native vegetation on this soil is rnainly wheat-grass, needlegrass, and sagebruslr. When range condition deteriorates, forbs anrj shrubsincrease. When the rarrge is in poor conclition, undesira-ble weeds and annual plants are nLlnterous. properly managing grazing nraintains and improves the range. Be-ducing. brush intproves the range. Seeding im'froves ra.nge in poor corrdition. Western wheatgrass, plr.rbescent wheatgrass, and big bluegrass are suitible for seeding.Preparing a seecJbed ancJ cJrilling the seed ar" goo? practices. Mule deer, cottonlail rabbit, anci gray squirrel find habi-tat on this soil. Use of lhis soil for contmurrity clevelopment and as asource of conslruction material is limiterj by high claycontent, high shrirrk-swell potential, low strengih, andsteep slopes. Roads and dwellings need gooO lralnageto reduce shrinking and swelling ancJ soil slunrping. ...This soit is in capabitity subclasses lVe, irrigai6d, andVle, nonirrigated. 33-lldefonso stony loam, 6 to 25 percent slopes.This deep, well drained, moderatety sloping to hiily soil ison mesas, benches, and sides of valleys Eievation '[his cc.rnrplex is in capability subclass Vlle, norrirrigat- ed. 67-Torriorthents-Bock outcrop complex, steep. This broadly defined unit consists of exposed sandstone and shale bedrock and stony soils that are shallow to nroderately deep over sandstone and shale and stony basaltic alluviurn. Areas of this complex occur throughoui the survey area. The soils and outcrops are modeiately steep to very steep. Slope ranges from 15 to 70 perc6ni. Torriorthents make up about 60 percent of this com_plex, and Rock outcrop makes up 25 percent. The Tor- riorthents are on foothills and rnountainsides below the Rock outcrop. l-orriorthents are generally clayey to loamy and con_tairr variable arnounts of gravel, cobbles, and stones.The surface is nornrally covered with stones weatheredlrom the higher-lying Rock outcrop. South of the Colora_do River, stones alrd cobbles of basalt are on the sur_ lace. The Rock outcrop is mainly Mesa Verde sandstone and Wasatch shale. Some areas are covered with basal-tic boulders and stones. Slnall areas of limestone out- crops and exposed gypsum are in the eastern part of the survey area. lncludeci in nrapping are small isolated areas of llde-fonso, Lazear, Ansari, Gaynor, Tricjell, and Nihill soils.These internrittent areas make up 10 to 15 percent oftlris rnap unit. Tlris conrplex is used for lirnited grazing, wildlile habi_tat, arrd recreation. Because of tlie stones on the surface, the Rock out-crop, and tlre steep slope, this cornplex is unsuited tocrops. . l.h" native vegetation rnclucJes wheatgrass, bluegrass,lndiar ricegrass, neetllegrass, bilterbrustr, sageErush, nrountainrralrogarry ancl an overstory of pinyon fnd juni_ ilel 1-tre vegetatiurr should be rnanagecj to maintain woodproduction ;rnd lirriitcd grazirig. Selectrvely thinning the pirryr.rrr an,J juntper irnproves grazrng ancl provrdes- fire-wood arrd posts. Steep slopes, moderate to severe ero-sion hazard, arrd slow regrowth of trees affect harvesfing arrd nranagenrerrt. , Mos.! of thrs cornplex is a prirne wintering area fordeer. Rabbits, coyote, and a few elk also finJ food andcover on this contplex. Conrrrrunity developrnent is limited by the Rock out-crop, steep slopes, and slonirress. These limitations can be_- overcome by appropriate design ancj construction.f-iris cornplex is irr capabrlity subclass Vlle, nonirrigit- ed. 68-Vale silt loanr, 3 to 6 percent slopes. This deep,well drained gerrtly sloping soil is o,i niesas, terraces,and alluvral fans Elevatron ranges trom 5,00d.to 7,20dleet Thrs soil forrneri r, calcare-ous eorian materiar. The 1 lolra t:loloIt l,. lz= [3lo =o Zo() 7,*(i W* \':i c o. =o ooJo UI (, I I I I I I Ktcwzot Qt - alluvial Terrace Qadf -Ancient Debris Flow Pev- Eagle Valtey Evaporite ffi-* l.r I I I I / I I n D Jnly 28, 1995 Mark Bean Garfield County 108 8th Street Glenwood Springs Planning Direct.or , c0 81601 lond desion portnershYp Re:MitcheII Cr:eek PUD Rezoning Mitchell Creek Sketch plan Dear Mark: Previously I filed with your office a request to amend the lrlitchellcreek Planned unit Development. Based on useful input from yourself and Don DeFord, the applicant, .Iohn Praetorius, clesires to nroclify thenature of ottr original application. Rather than amend the llitchell Creek PUD' we desire to rezone the area identifiecl as the AnrendeclFiling II of the Mitchell creek subdivision from planned unit Devel.opment back to the underlying zone clistrict, Agricultvt.e/Residential,/Rural Density. There are no changes to the design of the previousJ.y submitted SketchPlan. During the preliminary plan process the Appricant willrequest approval for: a.n accessor:y dwelling rrnit on two of theproposed lots under the accessory dwelling regulations prese,ntly being reviewed by the Count,y. Removal of the Filing II area from the Mitchell creek puD ZoneDistr:ict is appr:opriate for the following reasons: There is no functional purpose for future residents of theFiling II area to participa.te in the Mit.chel I Creek pUD Home Owner's Association (FjIinS I). There are no elements of common usage or benefit such as roacls, water, sewer or open space. The Filing II lots will accessdirectly to the Mitchell creek Roaci and will be servecr byindividual welIs and on lot wa.stewater disposal systems. The steeply sloping areas of Filing II were clesignatecr as open space by t,he original Mitchell Cr:eek pUD. These open space a,reas will be preserved from disturbance by theidentification of specific building envelopes on each ofthe proposed lots. P.O. Box 517. Glenwood Springs, Colorado gi602 918 Cooper Avenue (303) 945-2246 . Fax (303) 945-4066 1. Mark Bean 7 /28/95 page 2 The proposed three lot development varj.ances from the normal zoning or regulations. Attachecl is a Ietter that has been sent to the Owners Association, Board of Direct.ors request support of the proposed rezoning. 4, 3. The Filing I area contains adequate platted open space anclpark land to serve the needs of the Mitchell Creek Subdivision residents. Filing I contains 1b acres of open space including a park. The potential for any physical interaction of the residents of the two filings is restricted by steep terra.in. The three si.ngle famiJy lots are proposed l:y our SketchPIan. The original Mitchell Creek PUD allowecl severlsingle family lots in the same area 6.does not require any subdiv i s ion Mitchell Creek Home ing their review and It is the Appli<--atrts desire that the Sketch Plan be reviewed at the same P&z meeting as 1,he rezoning application. In addition to theinformation provided with the previous submittal, the attached letterfrom Tim Beck of High country Engineerirlg is offerecl in regarl to the adequacy of the three sites for individual sewer clisposal systems. Domestic water service wiil be provided by individual wells withwater rights contracted from the west Divided water conservancyDistrict. If you have any questions or please calI.require any additional informati, Ronald B. Liston 6hn Praetorins Sincerely, Re: July 25, 1995 Ron Liston Land Design Partnership 918 Cooper Ave. Glenwood Springs, CO 81601 ISDS Installations at Mitchell Creek P.U.D. HCE File Number 95070.01 Dear Ron: This letter is in response to your request for our opinion of the suitability of the soils found at the Mitchell Creek P.U.D. site. While we have not performed any percolation tests on the site, we have reviewed the soils report by Lincoln DeVore and understand that the site soils generally consist of an alluvial terrace with some areas of debris flow outwash. The main geology is the Eagle Valley Evaporite. All of these materials typically have medium to fast percolation rates. The soils with medium rates will be suitable for standard septic tank and leach field systems. We expect that some areas of the site may have a percolation rate faster than five minutes per inch. ln that case, a sand filter system would be needed for adequate freatment. Thus, we would expect that individual sewage disposal systems could be designed for this site. If you have any questions or need additional information, please contact us. Sincerely, 923 Cooper Avenue . Gtenwood Springs, CO 81601 Telephone: 303-945-8676 . FAX: 303-945-2555 HIGH COUNTRY ENGIN TPB/soe lond desiqn portnershTp in preseriting f rom l,he Boarcl rn Praetorius July 28, 1995 J im lvlason Pres ident MitchelI Creek llome Owners Association 0152 Creekside Ct. Glenwoocl Springs, CO 81601 Re: Filing II, Mit.chell Creek PIID and Subdivision Dear Jim: John Pr.aetorius purchased the land in the Amenclerl FiIing II of the Mitchell Cr.eek Subdivision and Plarured Unit Developmelrt earlier this summer. .Iohn proposses to subclivide the property into three lots, one of which he wiII retain for his owlt residellce. Attached is a copy of the origirtal sttl;nitt.al made to Garfielcl Cotrnt.y for art amendment. to tlie lrtitchell" Creek PUD and for Sketch Plart review. This applicat.ion wilI give yon a little history and a rlescriptiolt of the proj ect. Also att.achecl is a letter dated July 28 which nrodi f ys the original application to be a rezoning of the Filling II area back to the urrclerlying zoning (Agricult;ure/Residential/Rural Detrsit.y) ancl removing this area from the Mitchell Creek Pl.anned Unit Development. The letter expJ.aitrs tlte I'easons for the requested rezoning. It appears t.o us the rezotring witl be appropriat.e for both the Mitchell Creek ltilinB I residenl.s attd the fttture Filing II residettts. I request that you lrresent this infirrnation to your Boat'rl of Direct.ors arrd that l.he Board issue a letter to the Garf ield Cottnty Board of Corrnty Commissionet's st,atitrg their supnrt. of bhe rerluested rezoning. I will be happy to nteet wit.h you altd t,he Board to a.nswer any qrrest ions. Please gi.ve nre a call if I can be of any assisl.trnce this request to the Iloard of DirecL.ors. A respoltse iLs earliest opportunity wiII tre appreciat,ed. PO. Box 5.17. Glenwood Springs, Colorado 81602 9.18 Cooper Avenue (303) 945-2246. Fax (303) 94s-4066 Sincerel RonaId B. [, i ston DBpanTMBNT or EuERGENCy EMS.FIRE.RESCUE 7-19-95 Mr. Dave Michaelson Garfield County Planning Dept. 109 8th Street Glenwood Springs, CO. 81601 Dear Dave, If have looked over the submittals on the Mitchell Creek P.U.D. and I offer the following Comments: I ' I noted that there is now water supply for fire protection and that water will come from wells. We will need to have some form of fire flows available for the development. I suggest that the developer meet with me to discuss this. 2.The road and turn a round are adequate as shown on the sketch plan. Grades appear o.k. but Iwould like to look further on a better map of the location. 3. Public or private road? Who maintains it? 4. The road needs to be marked at the intersection with 132 road and all homes will need to have posted addresses in a visual area. These are the only comments at this time. Please call me if you have any questions. Jones, Asst. Chief Glenwood Springs Dept. Of Emergency Services cc: file 806 Cooper Avenue . Glenwood Springs, Colorado g160l . ii (303) 945-2s75 . FAX (303) 945_2s97 Drr-lNsr & Be,rcor.rn, P. C. ATTORNEYS AT LAW ORAWER 79O Glewwooo SenrNcs. ColoRa'oo Brooz JuIy L7, 1995 ROBERT DELAN EY KENNETH BALCOMB (OF COU NSEL) JOH N A. TH U LSON EOWARO MULHALLI JR SCOTT BALCO M B LAWRENCE R. GREEN ROBERT M. NOON E (;i.ps:;$1i, rx:}{ry 8I8 COLORADO AVENUE TELEPHONE 945-5546 TELECOPT ER 945-6902 aEr€a cooE 303 (New) Area C..'de 970 Lawrence R. Green FAX 970-945-9769 TIMOTHY A. THULSON MARGARET O'DONNELL LORI J.M. SATTERFIELD EDWARO B. OLSZEWSKI Mr. Mark Bean 109 8th Street, Suite 303 Glenwooci Springs, CO 81601 Re: Mitchell Creek PUDFiling II Sketch Plan Dear Mark: Last week I received a copy of the above referenced applications directed to the West Glenwood Springs Water District as a subdivision review agency. While I used to represent the West Glenwood Water District, several years ago the assets, Iiabilities and service obligations of the West Glenwood Water District were assumed by the City of Glenwood Springs and the District was dissolved. I would therefore presume that all water service to the Mitchell Creek PUD Filing II development will be provided by the City. Very truly yours, DELANEY & BALCOMB, P.C. LRG:bd cc: Ron Liston JU[, t.fi, ttfi$j STATE OF OTFICE OF THE STATE ENGINEER Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room 81B Denver, Colorado 80203 Phone (303) 866-3581 FAX (303) 866-3589 Roy Romer Covernor lames S. Lochhead Executive Director Hal D. Simpson State EngineerAugust 1, 1995 Mr" Mark Bean Garfield County Building and Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: Mitchell Creek PUD, Filing ll Sketch Ptan Section 34, T5S, R89W, 6th p,M. Water Division 5, Water District 39 Dear Mark, We are in receipt of your referral for the Mitchell Creek PUD, Filing ll Sketch Plan located adjacent to Glenwood Springs, Colorado. The application is requesting to subdivide 20.2 acres into three residential lots of approximately 2.6, 4.0, and 13.0 acres. The water source for the development has been identified as individual wells which are to be included in the substitute water supply plan issued to the West Divide Water Conservancy District. As per Section 30-28-136 (1)(h)(t), C.R.S. 1973, the State Engineer,s Office offers the following opinion for your consideration regarding material injury to decreed water rights and the adequacy of the proposed water supply of the subject subdivision. 1.The substitute water supply plan issued to the West Divide Water Conservancy District (District) is reviewed and renewed by our office annually. lf the applicant obtains West Divide contracts for the proposes uses and a well permit from our office is issued, pursuant to the District's substitute supply plan, it is unlikely that injury will occur to decreed water rights. We are unable to comment on the adequacy of the water supply without evidence documenting the physical availability and dependability of ground water for the proposed uses. As outlined in the statutes, Section 30-28-133, C.R.S., the subdivider is required to submit adequate evidence that a water supply, sufficient in terms of quality, quantity, and dependability, will be available to ensure an adequate supply of water. 2. Mr" Mark Bean August 1, 1995 Page 2 Should you have further questions or comments regarding the water supply for this project, please contact me at the above address. Sincerely, D-r"16, David J. Fox Professional Engineer ll DJF/df cc: Orlyn Bell, Division Engineer Jim Lemon, Water Commissioner MT SOPRIS SOIL CONSERVATION DISTRICT P.O. BOX ]-302 GLENWOOD SPRTNGS, CO 81601 August 3, 1-995 Mark BeanGarfield County Planning Department t_09 8th sr, srE 303 Glenwood Springs, Co 81601 Dear Sir: At the regular monthly meeting of the Mount Sopris SoiI Conservation District, the Board reviewed the application and plan for the Mitchell Creek Pud, Filing II and have the following comments and concerns about the project. Any cuts for roads or construction should be revegetated to prevent erosion. Weed free seed and mulch should be used for any reseedinq of the area. Monitoring of all seeding should be done to see if the grass is establishing or if weeds are becoming a problem. Reseeding or weed control practices should be implemented if a problem is noticed. of prime concern to the Board, is the proper maintenance and protection of any irrigation ditch which is on the site. New landowners should be informed that the ditch owners have right of way easement to maintain the irrigation system, that they will be cl-aning and working on the ditch, and that this work may be in their yards. The district would Iike to know what the impact will be on the Wetlands in this area? AlL Wetlands should be protected and remain in as pristine condition as possible. The riparian area alongT Mitchel-l- Creek is unique and should be preserved in as natural condition as possible for 50 to 100 feet from the stream channel. Riparian areas co11ect sediments, provide wildlife habitat, controls erosi-on and provides a unique diversity of vegetating that improves the esthetics of the area. The Board recommen,. that any irrigation water ights be used by the landowners so they .t" .li.rtained. Their concern is always for soil and water conservation and preservation and plans should consider these concerns- with increased concerns about water Quality, -the District is concernea aUout monitoring chemical applicition for fertil:-zer' weed control, and other pest management reasons. Their concern is the chemicats that wiif be used to fertilize grasses and control weeds in the area. They feel that the chemicals should be closely monitored in this arla due to the possibility that the chemicals wilt soak into the soils and run off into the river' Sincerely, 1 \--4..1, -//2 4 . -L""4- y:Jl.z-z- C-------- Dee BIue, President Mount Sopris SoiI Conservation DistrictMount SoPris So. Mr. Mark Bean Garfield CountY Planning DePartment 109 8th St., Suite 303 Glenr'rood SprinEs, CO 81601 Re: Mitchell Creek PtlD, Fiting 2, Rezoning O39B CountY Road 132 81601 nECI 2 6 pes I Glerurood Dec.22,7 Dear Marl<: trl1e regrei that i.re will '.--e unable to at{;cncl Lhe public hearrng on the above-mentionei I."ronlrg of the Mitchell Creek PuD, Filing 2 property. Being adjacent land-ontters, .r.re d.on,t have any real objections to the iezoning of the property, but ve do have some serious Concerns about any future clevelopment of the property and ''r'e i'ee1 theY need. to be ad,dressed a-t =om. point, either at the rezoning hearinq or at the Slietch Plan hearinq. As the record indicates, the original suMivisj-on required the use of central na-ter ancr serr-er for the lots proposeO it that time. Since central r'rater and ser^rer is awail- ubl. to the fliling 1 rols or ttr. Mitctrell'creek PUD to the south, it was a very reason- able requirement due to the close proximity of the Filing 2 lots to Mitchell Creelr itself and, also due to the lack of sufficient evidence of an adeguate supply of suit- able ground water. It is our gnd.erstandinE that the appticant for this rezoning request intend-s to sub- divide the property inl,o three fotE- and have individual wells and individual ser'rer disposal systems for each 1ot rather than using central water and ser'rer disposal' our concern with the individuat systems stems from the fact that r^re have an adjudicated sprinE, which is the sole sour". or our ciomestic lu-ater supply, in the irnrediate vicinty of the subject property. The spring is located on the east side of Mitchell Creek in the northeast corner of our son's pioperty Lrhich is to the r^rest of tl-te property in C"ul:."". (See accompanying map. ) tire spring supplies donrestic water to his house and to ours. We are not in favor of any change or any development that i'rill aC- versely affect the quantity or quality of ',rater floruing from Lhat spring. This is very important to us! ! If the rezoning is granted and the applicant is not required to use central r'rater and ;;;;-;i"rr-ir-uw.uilabte bo the soutir-of his property, but instead is alloved to d'rilt rtrells and use indiviciual selrer Cisposal systems, rse iell there should' be stl-putations preventing any activity that trilf put our spring in jeopardy' It is our feeling that -ury proposed ieruer disposal systems be located dor,rn strear.l from the spring and be .rrlin..i"d in such a lray as to not a1lor.r any contamination of our sprincr and of Mitchell Creek itself. AlEoir"re feel that an1, allor,red rrells b'e located down stream frorc the spring and be at least 600 feet array so that they do not drai,r frorn the source of our spring water. Since it is state taw that the subdivider is reguired" to submit adeguate evidence that a rrater supply sufficient in terms of guality, quantity and dependability lrrill be av-ailable to ensure an adeguate supply of water, we wonder if any such evidence has been subriritted.? Have test trells beln- drilled to prove there is suff icient vater there? -G,r*rrr:r-r: (.tU.[rJTy -z- Another concern r,ie.have is fire protection. fs there adequate rrater for that?Also, we would be in favor of a stipulation icreventing further subdivision of theproperty in the future, dnd that giuest houses not be a11owed. Thanl< you for this opportunity to oq>ress our vier,rs and concerns. we feel confidentthat they wilt be considered and will be addressed at the proper tinre. Respectfully submitted., A11an and Joyce Bowles a//^ q*L L1:fr^ Erun&*, ,. //,/../v+-,,t;...-"'( 2/.'_,/<-,.-. a z/: .. i-' \^/t' lJ/. Shocor nc ,la:: _..- , I iI ri, t/ t! ..\: U]TCHEI.L CRSEK PI.]-NNED FlLIJJC g XItErCEL ce-Ef S=g plrx =E{"-"-'---q, /t-1 l!\t^\IU 1 VICINITY MAP \i. -i, i'i'-\ *fr, z, l r ryl-,) r Drrnrr l .:- :'.:- ' Ir:f'-, l. rril l0TH day of ttARCH , lp 9 S , bltrprGn of thc rald County of i'OHN, PRATTORIUS GARIIEITD end Surrc ol COLORADO GLllll{OOD 8PBINOS, eo r,160l OERPTELD aad Sur.: of COT ORADO i1i'iii'+':iilti^951111,i. graaor fot rnd In conridcterrcri s,'tlc aum or soo<! arrd varuabte ''t.ri: .*'u'rw6w' ru grlrEoi oattilnc{r iold f,nd cohvc"cJ, ard t'y thtrc prGicnrr rl,cr Brrnq biigain, *tl; cotvey and ton(hm, urihI. ;{t [T:,"]n t*:IorYjr,t:t**1r:*:l:,f_n,"n.*r ,, ;-.;,, ;;i;rrov66enrr, irany; rituatel ryrng rud birre ta rhe iara,,1' , County of GARrIEITD rnd sttc orcotoraaoier*,,* * i.r"L]il, ;8!E lXHlBIt 'liilL r- '' ..;.'\ :. ,i,\' ;rt\a.#!' , : '.iU, r' l:." rogether rrlth, but without warran:y, .t .' .rii' : t,,.. , , i,j ' U kaoua by nroct r5{ nuubcr rr: and r-rr use, and real propertv t;;;;";.;"1n.'Ixli ;;r;:'.:i iff'l* :: ;:;HH. 'AXE B. IAA8. iw .,', 1:.,' $i,.a-i;, ,,1 __*t! t,. LL tg t, X/ I t il," rrhro*rcas", n er-t d, b*;i;, *r..T1Tn*.,cr, *d ry thrrc rr",*::,:ffi,lJ,lffi':ff lll"J#.lffill,lffil * ;,'AJ' ctintm, hh nclrr rn/ trolo,, t^.-.,-.. -r .r- ---r ' StrntGG: 'ri of \/.rEer fron the.,Nott No. ,lt Dltch 't,'i)i't..l,l ''l r.'!:. ii,l TOGEfER witt rtl rad riagulu thc laaditrncn,* ar.l e3l,unsnr:ilcar [11 1a1o belonging, or in enywi* rppuainirrg, arrd thc rcycpioollt*rtrlolr' rcorftdcr ud prtrla!61, rtat., keu* ar,a.1i ;,ti'6.qg61"rr. Li ^li ,a. c*arc, dght, tlttc, ln]acc, clrlm rnd d',md wbrr-;$i;i:H{^ffi;ffi,fJ',t',,ffY;11:l::,:li.:.::"!;1;fii;;, *rrft :hc hcrcdirrqcote and rypu..iil.nc.s. ,,i:,?i ffiffi,ffi:$#,i;ffiffir':*t ,***x**.ffi,IFonteys6' t+ 3ocd, il'c, pttl*il, rtsoiurc rrrd irrdef*r,sibr. csrrro of inrerrtancc,";i,il ilffiffij'ffHtff*#:,rffifi*;hwfrtl turhotlty to grarrt, bargrla, rcll urd eoovry thc sart( _ .r rr,.cr rrlrt f :rm arl aforc&td, urd rhat rhc irmc lro trrc errd ctcrr tron rtlforrncr and ohcr 6trnG' bargalnr, srtol, Ilaar, **or, **.r"rrnrr, oncumhrurccc and rcotrlctlong of wharcvcr kind or uftufc socvor, crcq,t:::"ff":::,':::'::ll"ll:"f:.:'I::l:", *;l;n.I .' wav or record, or srtuare Thc arrator nhsll rrrd will *ARRANTY AND F'REVER DEFE\{n the ttror,+bargarncd prcmrrcr rn rho quict rnd pe*6egr6 p63s*rionolthc gilntcc, hk hclrr and rrrignr, agatn,t ali *i "r.r, Ircr i-,r .r !,crro,rr hdully cl.riming tt c shotc o, alnunrbq rhall lncludo the plurcl, thc ptural tho rlnguh.r, r:rc tjrr .r'rf. o"1 g^.rt.. ,hrr1 bc 4plicebtc to alt ,.:roIT "**f. thc dagular lN WIINESS WmnEOF, rto irrlmr t* oi*,r,..a ili., .i ..rl r,n rhe Cate set forlr abov.. c?'' {.' , i. ," :1i.,' tit;; Sirtoof COIOR.IDO ) county ol olR rELL ) 3l' Itr toqohg hffirl iltu rfrowledgc0 bcfcr: re {.irby fayg B, lltro My comolcrlou alplror 0503gz coLDWEtL gi.N\ER, GLEMdOoD 1416 GRJ.NJI AVENUE ilt riPRiNG$81501 [,i";i.;. l0TIf dry ot EfRcE Witrrcor my hend ard otllcirl raal. '19 9l r Noury hbtlo BROT.ER .t 1 .i-., 'i,i ot' tllrr _-lt{,. , it[s treBo, Mrdo thtr +, ,l' 'l' , Srinlot, ind ,l'ii"l ., L