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HomeMy WebLinkAbout4.0 CorrespondenceFIRE.HMS ,RESCUE December 8,2006 Fred Jarman Garfreld County Building & Planning 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: Panorama Reserve Subdivision Dear Fred, Rick Barth with Red Mountain Civil, Inc. has requested that I comment regarding the water supply for the proposed Panorama Reserve Subdivision. A 2,000 gallon water storage tank has been proposed that will be used for the domestic water supply and would be equipped with a connection for fire apparatus. It is also my understanding that a condition has been added during the County's review process requiring that automatic fire sprinklers be installed in the residences. I think that this is appropriate based upon the configuration of the three lots. The configuration of the lots makes it impractical to centrally locate a tank that can serve all three lots and be accessible to fire apparatus. The combination of the proposed storage tank and the installation of sprinklers is acceptable. Installation of the automatic sprinkler systems shall be in accordance with NFPA 13D - Standordfor the Installation of Sprinkler Sltstems in One- and Two-Family Dwellings. Please contact me if you have any questions or if I may be of any assistance. Bill Gavette Deputy Chief Rick Barth, Red Mountain Civil, Inc Carbondale & Rural Fire Protection District 300 Meadowood Drive o Carbondale. CO 81623 o 970-963-2491Fax970-963-0569 GARFIELD COUNTY Building & Planning Deportment ReviewAgency Form Date Sent: February 8,2006 Comments Due: March 11 2006 . Name of application: Panorama reserve Subdivision i:TJ: Garfield County requests your corrment in review of this project. Please noti$ the Planning Deparhent in the event you are unable to respond by the deadline. This form may be used for your response, or you may ahtachyour own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff contact Richard Wheeler 109 8th Steet, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfrgld Counlv Road & Bridge.Departgrqnt h"ps no objectign to the subdivision request with the following provisions. The access to Panorama Loop shall have a currgnt driveway access permit that meets_ current driveway access standards. A driveway access permit wi_!l be issued upon final_ approval by the BOCC with conditions specific to the driveway access. A stop sign shall be required at the entrance of the drivewa], to Panorama Loop. The sign and installation shall be as reguired in the MUTCD Manual on Uniform Traffic Control Devises). A 3O-foot easement. if needed- will be deeded to the Countv from the center line of the_ Countv road the entire lenglh of the properf.v that borders any Countv Road. All fences_ and structmes that encumber the new ROW shall be moved back to the new ROW at the_ zub-dividers expense prior to final plat. Name of review agency: Garfreld Counqv Road and Bridge Dept By: Jake B. Mall Date Jebruary T|"20A6 frc-s Revised 3130/00 REDS;\ @,% ru 6fr FTRECH,[VMP MAR 0 I 2006 GARFIELDCOUNTY Februarf 0H,PlE$d P LAN N t N G FIRE.EMS.RESCUE Richard Wheeler Garfield County Building & Planning 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: Panorama Reserve Subdivision, Sketch plan Dear Richard: I have reviewed the application for the proposed Panorarna Reserve Subdivision. The application was reviewed for compliance with the International Fire Code (IFC) 2003 edition, adopted by the County. I would offer the following comments. Access The proposed access offPanorama Drive appears to be adequate for emergency apparatus. The drawings indicate that turnarounds for emergency vehicles will be provided for each driveway. Turnarounds should comply with IFC Appendix D, Section D103.4. Water Sunplies for Fire protection There are no water supplies proposed for fire protection. Water supplies for fire protection would be lirnited to water supplied by initially responding fire apparatus with additional supplies provided by water shuttle. Wildfire Hazards The proposed subdivision contains areas with slopes of grass, sage, and gamble oak, which present a wildfire hazard, Defensible spaces and/or fire resistant building construction features should be implemented in these areas. Defensible spaces should follow the recommendations of the Colorado State Forest Service. Impact Fees The development 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 $437.00 per unit. Please contact me if you have any questions or if I can be of any assistance, Sincerelv.6kw Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 2frf1 iiln^.1^..,^^.1 I1.i.,^ - rr^.L^-I^l^ ,^a1 o'{ AOa . O7A/C)AO oAr),l Cnu (lea nEAo Rc- + EIftrrNITITEf,ITE ETIETEETIEESfr FIESC]UFICE ENG!NEEFIING INC Mr. Richard Wheeler Garfield County Building and Planning Department 108 Eighth Street, Suite 401 Glenwood Springs CO 81601 Panorama Reserve Subdivision Sketch Plan Dear Richard. At the request of Garfield county, Resource Engineering, lnc. (RESOURCE) has reviewed the sketch plan for the proposed Panorama Reserve Subdivision. The submittal was prepared by Palomino Barth Architects, P.C. dated December 15, 2005. Our comments on technical items are presented below. WATER RIGHTS AND WATER SUPPLY The water supply for the three single family residential lots is proposed from an existing well ontheproperly. Well PermitNo.gl05Ewasissuedforthewell astheonlywell ona tract of 35 or more acres. The applicant should confirm with the Division of Water Resources that the existing permit is valid for the subdivision of land into 3 separate parcels and provide evidence of such at preliminary plan. The water distribution infrastructure design to serve all three lots must be included in the preliminary plan submittal and meet the requirements of the GARCO subdivision regulations. lt appears that irrigation water rights are currently used on the property. The applicant should indicate how these rights are to be owned and used within the project. WASTEWATER The large lots should be adequate for ISDS. Applicant must demonstrate suitability of site soils for ISDS at preliminary plan. DRAINAGE No special issues with drainage are anticipated. SOILS/GEOLOGY No specific issues or comments for Sketch Plan. TRAFFIC/ROAD The common access/driveway must be designed rn accordance wrth GARCC nrnrrnurl standards including a 30 foot right-of-way. March 3, 2006 Rc-7 Consulting Engineens and Hydnologists STATE OF COLORADO Bill Owens, Governor DEPARTMENT OF NATURAL RESOURGES DIVISION.OF WILDtIF,E AN EOUALOPPORTUNITYEMPLOYER,' ]. ,...' ,''. February 28,2006 Richard Wheeler Garfield County Planning Department 108 8' Street, Suite 201 Glenwood Springs, CO 81601 RE: Panorama Reserve Subdivision-Sketch Plan Dear Mr. Wheeler: The Colorado Division of Wildlife staff has reviewed the request to subdivide 46.069 acres into three tracts. This property is adjacent to land tracts that are already subdivided into similar sized parcels' .. .,i I I This area contains'several important habitat areas for wildlife, including elk, mule deer;"- mountain lion,,bears and numerous bird species. The property has been identified as big game winter range by the Division of WitOtife. Mule deer and elk use this area for resting-, foraging and to move between different habitat areas. Studies have shown that habitat loss, conversion and fragmentation are the most serious issues facing wildlife. The Division of Wildlife, local residents, and wildlife are experiencing problems with dogs running at large and harassing wildlife, especially wintering deer and elk. When elk and deer have to flee from dogs, they use energy stored for winter survival. Although a dead elk/deer is not immediately seen, stress and the energy used fleeing from dogs may cause their death at the end of winter or early spring before they can get the nutrition they need. Pet owners need to be responsible and in control of their pets at all times. Civil and criminal penalties are available to the Division of Wildlife if dogs are caught harassing wildlife. We would also recommend that the Homeowners Association actively encourage owners to control their pets and enact penalties for those that don't. lf fencing is necessary, the Division would recommend that it be kept to a minimum and built to facilitate wildlife movements, optimize habitat availability, and reduce wildlife mortality. The Division of Wildlife has a pamphlet available "Fencing with Wildlife in Mind", which his acceptable fencing designs for wildlife and livestock. Rc-z DEPARTMENT OF NATUML RESOURCES, RussellGeorge, Executive Director WILDLIFE COMMISSION, Jeffuey Cr:aMord, Chair r Tom Bur*e, Vice Chair. Ken Tones, Secretary Members, Robert Bray. Rsk Enstrom r Philip James. Claire O'Neal . Richard Ray. q65"6 Shoemaker Fv Offinin l\rlamharc Pr rccoll iGmmo qnd l-)nn Amanl ffi nics,IVEB "Bruce McCloskey, Director 6060 Broadway Denver, Colorado 802'16 Telephone: (303) 297 -1 192 MAR 0 1 2006 8fiS"Ft?"8H't'lX ForWildlife- For People Other wildlife comments include: Black bears - although infrequent, black bears may wander into this area and we would recommended that all trash be stored in a bear-proof trash container, in a centralized lockingdumpster or inside a garage so as to prevent conflicts with bears and other wildlife such asskunks and raccoons. The Division has a list of companies providing such containers ifneeded. Bears and other wildlife are also attracted to pet food left outside, hummingbird feeders, BBQ's and compost piles containing food items. Mountain lions - although rarely seen, mountain lions frequent this area. There arepreventive measures that residents can take to reduce the potential for conflicts. Brochures with this information are available through the DOW and should be distributed to all residents and visitors. Lastly, if horses are allowed, we recommend storing hay and grain in a manner that minimizes conflict with the local wildlife. Since deer and elk inhabit and move through this area, haystacks should be enclosed or surrounded by an B foot high mesh fenCe. Grain should bestored in bear-proof containers. Thank you for the opportunity to provide these comments. lf you need additional information,please contact DWM Kelty Wood at 963-6523. Sincerely, Pat Tucker Area Wildlife Manager Cc: DOW - J.Bredehoft, R.Velarde, K.Wood, file Rc-t I IJEFWCRTH . PAWLAK GEOTECH N ICAL HUU-Ca-CqAo lq.qb H-t, UEUII,LH P.O?/q3 H.,,-i'.:wi'lii,'}ctr.r:.::ir:,ii.:,::. i:rc: -iQZL' i.oulil' iiurC i5'i Glrnwrx xi S1l i:rgs, C) rir'rr-,r*. ll I iiJ i ?lic'nc, I 7il. !'+ : - Trttir Fax: 9?C,9ii.it4i4 qrti6ii: iri:r:ci.@iurgtoi.ri:i r.ci!r'r) July 31,2006 R.evised August 28, 2006 (-lort Lewis clo Palomino Design-Build- P.C. Attn: Jack Palomino 8I5 Blake Avenue Glenwood Springs, Colorado 81601 .IobNo. i06 0431 Subject: Geotechnical Site Review, Proposed Three Lot SuMivision, Tihe Reserve, 46 Acre Parcel to the Southwest of Panorama Ranches, Gartteld L'ounry, Colorado. 'r\.",,- f,rf I -,,.ic..Lr!g: rrdt uvvllut As requested, areprescilative of Hepworth-Pawlak Geoteshnical, lnc. met with .Iack Pairrmino at the subjcct site on July 18, 2006 to rcvisw the sire ibr geotechuical conditious. The findings ol'our review and rccoynmendations for delekrprnelrt are prescnted in this report. The services were perfomled in accordance with out a[Fcelncnt for pmfessional engineering services to you dated May 8,2()06. Flepworth-Pauiak Ociotechnical,lnc. previously conducted a subsoil study for lbundation design antJ percolation test for Lot A of the development and presentcd ou.i findings in a rcport dated Selrttmber 16,2002, JobNo 102 596. Sitti: Observotions: The 46 acre parcel is located to the southwest of Pantxatna Ranches. Tho.ground surface on the property is genera[y geutiy roll:,ng to roUing terrain with mocierate to strotrg slopes down to the west generally in thc range of 6%oto t6%, l'here is a ridge iu 1he southeast portion of the property with moderately steep $Jopes u pades of rrp :o about 25o/o. According to Jack Palomino, the prelbrr.ed building sites are located in tire less stcep pofiions of the lots with grades bet'ween about 6% and l3%. ;An existing irigetion ditch is located from east to west in. the central portion ol't'lro propcrltr. Vegetation consists of scruboak, brush, grass and weeds. 'Ihere are willows adjacent the irrlgation ditch. There are scattered to frequurt basalt cobbles an<i bouiders; qxposed on the ground surface. Expected Subsoil Conditionr: Based on the subsoil study performed by us on lot A of ihe development, we expect the soils will consist of sandy clay overlying basalt gravel, cobhles and boulders in a silty sand matrix. The clay soils typically possesi a variahle settiement/heave potertial when wetted. Geologic Hazards: Thc site is not impacted t y gcologic haz-alds, such as rockt'all. debris flow-<x slope instability. Groundwater is expected to be well be i:w any exclFvations at the site. The unclerlying bedrock of this arca of Garlield Countl-is underlain by Pi,;L,-, .i0.1-tt41.?119 . (ltrloraclo Springs 7i9-6i3-:i562 ' Sih,eitho;rt 970-'iCiS-1989 HLJll-44-4cJEJt] 14;4ts H-H L:b.U I tLH P.A3/93 Cort Lewis iuly.31,2006 R.evised August 28, 2006 PagcZ Fennsyivania Age Eagle Valley Evaporite bedrock. The ;jvaDorite contains:f'Jrysum <ieposis. Dissolution of the gylsum under certain conditrons can cause sinidroies to <icvelop and can produce areas of localized subsidence. llinkhoies werc not ob:'erveci in thc immediate area of the subject propeny. Eased on oux present kuowlerige of the site, it canilot 0e said for certain that sinkholes will not develop. In our opinion. the ri.sk of ground subsidence on the property is similar to other properties in tire area. Development of eacb of the lots on the property with a residence should be feasiblc from a- geotechnical standpoint. Excrvation Considentions: We expectthU temporary excavatio.n slopes can be made at I ro i or flatter. Steeper cut slopes could be shored. Excavatirln in the baseili. rock soils ma-v require rock excavation techniqucs such as chip.ping, splitting or blasting. framinrry Foundstioo Decign: Building in thc flatter a?eas on the properf with typical residential constuction should be feasible with propcr planning and.elesign. Since the buil.ding sitss have nol beEn selected, we are providing aszumed jbrmdation design parameters based on our experience in the area. Footings can be designed fur au ass'umed spii bearing pressure of 2"000 psf. RAaining walls can be designe<i Kr resis: a lateral earl.h prcssru.c based on an equivatent RuiO uoit wcight of at least 50 pcf. A penuretcr . folindation drain should be installed behind rcteining walis. The on-site soiJs exclrrding topsoil md rock larger then about 6 to I inches can be uscd as srruciural fiil under slabs and driveways. Based on'the previous peroolation testing cotrductetl on Lot A, it. appears tirat convcntional infiltration septic systems should be l'easible in the basalt rock soils. Wlen the building and septic disposal sites have been selected and Sading iuto the lots is ailowed, subsruface exploration and site qpecific percolation testing should be perlbrmed fb.r evaluation of geotechnical design parameters' Li you have any questions or necd further assistance, please call our office. Sir'^cerely, iiEPWORTH _ PAM-AK INC, J<ttdy Z. Adamson, Jr., P. Rev- by: DEH iZAlvad "vv .r\ wr,uI\:':;i'X;;,;.'d ln uret\ 8e707 F! {*{:k* .rch No. 106 043 1 G&ftecn TOTAL P.03 x \-""L0IA., HoupT t Ha,nul-ToN, " .C. ATTOR.NEYS AT I-AW SHERRYA. CALOIA JEFFERSON V. HOUPT MARK E, HAMILTON MARY ELIZABETH GEIGER ROBERT C, GAVRELL AUG 2 I 2006 TELEPHONE (970)945-6067 FACSTMTLE (970)945-6292 Sender's ema il : meg@chhpc. co m I2O4 GRAND AVENUE GLENWOOD SPRINGS. COLORADO 8I60I August 29,2006 Via Hand Delivery Mark Bean, Senior Planner Garfield County Building & Planning Dept. 108 Eighth Street, Suite 401 Glenwood Springs, CO 81601 Re: Dear Mark: Panorama Reserve Subdivision Application Applicant - Cort Lewis This letter is to follow-up on our meeting last week regarding the above-referenced application and to supplement the preliminary plan application materials to respond to the comtnents you received from Chris Hale, P.E. and Carolyn Dahlgren at the County Afforney's office. The following numbered paragraphs correspond to the numbered paragraphs in Ms. Dahlgren's email to you dated August 11, 2006: 1. I have enclosed copies of the Warranty Deed and Quitclaim Deed from the Olsons to Cort Lewis, as well as the Notice of Change of Ownership that was accepted by the Division of Water Resources with regard to the well permit on the property. I will discuss the easement document (for the benefit of the adjacent property owned by Shane Ebrahimi) below. 2. I believe Mr. Palomino recently provided you with an authorization letter from Mr. Lewis. I have enclosed a copy in the event you have not already received it. 3. Mark Beckler at Sopris Engineering researched the mineral estate title. I am waiting for a response from him as to whether he located an heir. However, Land Title was notified of the application and hearing as they were listed as the contact for the estate. 4. I have enclosed a copy of the Missouri Heights-Mountain Meadows Irrigation Company shares certificate in Mr. Lewis' name. However, as you will see from the enclosed cover letter to the Division of Water Resources, we are seeking confirmation that pursuant to their Policy 93-4, the well on the property may also be used for the irrigation of a total of one acre. As this will provide a more reliable irrigation source, we do not intend the ditch company shares to be part of the subdivision application. LEWISJtT-Bean-supp ClLoLl,, HoUPT & HAMTLToN, P.C. Mark Bean August 29,2006 Page 2 5. Rick Barth, P.E., has proposed the design of a back up central cistem for the shared well. Otherwise, each lot owner will be responsible for their own individual storage tank. I have revised the Declaration of Covenants to reflect this change, a copy of which is enclosed. 6. If the access road must be a public road (the Subdivision Regulations at Section 9:22 do talk about a private road - this would be applicant's preference), then it will fall into the category of "primitive residential" as set forth in Section 9:35 of the Subdivision Regulations and be maintained to those standards. 7. Based upon the size of this subdivision (only three lots), I believe that an unincorporated association for the HOA is appropriate. 8.Hale,has responded that putting the drainage responsibility on lot owners is acceptable. 9. You provided me with a copy of the Division of Water Resources' comment that the well will provide an adequate water supply. As mentioned above, I have enclosed the Notice of Change of Ownership on the well from Olson to Lewis that has been accepted by the State. This well permit number is controlling (Well Permit No. 91058) and the Declaration of Covenants corresponds thereto. 10. This deed is the deed that created (reserved) the easement to benefit the neighboring property owned by Mr. Ebrahimi and is the easement deed referenced as exception No. 6 in the warranty deed from Olson to Lewis enclosed herewith. The legal description of the property, well permit, etc. is the legal description for the property owned by Mr. Ebrahimi. ll. As discussed in paragraph 10, the deed to which Ms. Dahlgren refers is not the deed that describes the Lewis property but rather is the deed that describes the Ebrahimi property. The legal description in the warranty deed from Olson to Lewis enclosed herein matches the legal description in the application/on the proposed plat. Mr. Palomino is confirming this with Mark Beckler at Sopris Engineering. If Ms. Dahlgren could provide this information to me that would be great. I believe the vegetation information has been provided to you and any necessary parties. Please let me know if this is incorrect. With regard to Mr. Hale's letter, the drainage issue is addressed above and his proposal will be incorporated in the plat notes and the Declaration of Covenants. We are waiting for additional comments from the Carbondale and Rural Fire Protection District, as their comments in the Sketch Plan seemed to indicate that the driveways appeared adequate to accommodate t2. 13. I F\VIS-ltr-Recn-crrnn CALoIA, Houpr & HAMILToN, P.C. Mark Bean August 29,2006 Page 3 their trucks, but water would be limited to what they could haul in. Finally, with regard to irrigation, as stated above, irrigation will come from the shared well, and the Declaration of Covenants provides for easements for waterlines from the shared well to each lot which will then be each lot owner's responsibility to install and then maintain whatever sprinkler system they deem necessary. I believe that this supplemental information responds to most of the issues that have been raised with regard to this application. Please provide me with a copy of the staff report as soon as it is finalized so that we may be able to address any additional matters at or before the hearing on September 13. Please do not hesitate to contact me if you have any additional questions or comments. Sincerely, CALOIA, HOUPT & HAMILTON, P.C. Encl. 4ar,l s #r4% Mary Elizabeth Geiger U Cort Lewis w/encl. Jack Pahmino w/encl. T FWIS-ltr-Rean-srrnn