HomeMy WebLinkAbout1.0 Applicationo/ Land Use Summary
'a
IO . PA2 15,ooo s.F. 20 7'7
- o PA3 9,ooo s.F. 34 11.2
PA4 DuPlcx 3E 8
PA5 15,OOO S.F. 59 26.2
PA6 9,OOO S.F. lE 6.8
PA7 DuPlcx 29 5'4
PAS 15,OOO S.F. 18 7.1
PA9 2O,OOO S.F. 74 40.8
SUBTOTAL:
2. ROADS
3t4G 149.1
ACRES
33.9o/o
o/o OF TOTAL
SWTOTAL:14.7
ACRES
33%
o/o OF TOTAL3. OPEN SPACE
Floatcrs'Park
Fishing Park
Activc Rccrcation Parks
Ooco Spacc (Gcncral)
6.3
1.1
5.0
124.9
SUBTOTAL:
4. GOIF COURSE
139.3
ACRES
31.6%
o/o OF TOTAL
SUBTOTAL:
TOTAL ACREAGE
GROSS DENSITY
RESIDENTIAL DATA
PLANNING AREA
O.8O DU/AC
1373
440.4
31.2%
100.0%
MIN. LOT SIZE
PA1,PA9
PA2,PA5,PA8
PA3,PA6
20,000 s.F.
1s,000 s.F.
9,000 s.F.
138
97
52
67
76.7
41.0
1E.0
13.4PA 4, PA 7 Duplcx
3t4eTOTAL 149.1
ACRESI-TNITS
Land LJse Summary
SKETCH PLAN
LINITS ACRES O/O OF TOTAI
.{P'
2O,OOO Sq.Ft. ptin.)
1s,oo0 Sq.Ft. (Min.)
9,000 Sq.Ft. (Min.)
Duplex Lots
125
88
47
60
64.5
36.5
12.7
E.6
SUBTOTAL:
2. ROADS
320
-
122.3
ACRES
27.8o/o
o/o OF TOTAI
SWTOTAL:
3. OPEN SPACE
24.1
ACRES
t.4%
o/o OF TOTAI
Floatcrs' Park
Fishing Park
Activc Rccrcation Parks
Undcvclopcd Opcn Spacc
6.3
3.1
5.0
142.3
SUBTOTAL:
4. GOLF COURSE
1t6.7
ACRES
3t.6%
o/o OF TOTAI
SUBTOTAL:
TOTAL ACREAGE
GRO.'S DENSITY
RESIDENTIAL DATA
PI.ANNING AREA
0.73 DU/AC
137,3
440.4
31.2%
100.0%
MIN. LOT SIZE
PA1
PA2
PA3
PA4
PA5
PA6
PA7
PAE
PA9
20,000 s.F.
15,000 s.F.
9,000 s.F.
Duplcx
15,000 s.F.
9,000 s.F.
Duplcx
15,000 s.F.
20,000 s.F.
58
18
3l
14
54
16
26
16
67
30.9
7.5
7.6
4.5
23.0
5.1
4.1
6.0
33.6
TOTAL 122.3
1. RESIDENTIAL
TINITS ACRES
Sketch Plan General Notes:
1. The Sketch Plan has been designed to preserve certain elements of the natural character
of the property including the visually open character of the site along with the dominant
wildlife corridors.
2. Open Space is provided for passive and active recreation, including parks, trails,
community spaces and water features.
3. A community water system will be provided for all lots. Individual water wells are not
allowed.
4. Building and fencing controls will be provided throughout the community.
5. The Private Open Space Easements provide additional pedestrian access throughout the
project.
6. All lots and parcels created by the subdivision are provided with access to a public right
of way, in conformance with the Colorado State Highway Access Code and applicable
County Regulations.
7. Water features may be created within the open space and Private Open Space Easements.
8. Adjustments to streets, lot lines, Private Open Space Easements and open space may
occur during preliminary platting.
9. Roads have been aligned to be sensitive to the topography and to minimize visual impact.
Road layouts may be adjusted during preliminary platting.
10. Proposed golf boundaries may be relocated or modified during final golf course
engineering.
1 l. Within the golf clubhouse area, no structures shall be constructed over the Rocky
Mountain Gas Easement or the Public Service Easement. These areas shall be either
parking or open, landscaped areas.
12. The water source will be an on-site, community water system with a water storage facility
located west of County Road 109.
13. All parcels will be connected to the Aspen Glen Water and Sanitation District system for
sewage disposal.
14. Potential radiation hazards should be monitor€d once homes have been constructed.
15. , Parking spaces accessed off of an intemal community road have been provided for the
fishing park located along the Roaring Fork River.
16. A Private Open Space Easement shall be located in all areas of any lot that
infringes in the wetland or floodplain. No structures or other improvements shall be
located in these areas..
17. The anticipated source of Natural Gas - K.N. Energy; Sewer - Aspen Glen
Metro District; Water - internal; Telephone - U.S. West; Electric - Holy Cross Electric
Association.
18. Fencing detail shall be provided at Final Plat. The overall fencing design intent shall be
to maintain a sense of openess within the community. Both open style and privacy
fencing may be allowed.
2.
PUD General Notes:
1.
3.
4.
5.
6.
15.
16.
The PUD plan has been designed to preserve certain elements of the natural character of
the property, including the visually open character of the site along with dominant
wildlife corridors.
Open Space is provided for passive and active recreation, including trails, parks, water
features, and community spaces.
A community water system will be provided for all lots. Individual water wells are not
allowed.
Building and fencing controls will be provided throughout the community.
The Private Open Space Easements will provide additional pedestrian access throughout
the project.
All lots and parcels created by the subdivision will be provided with access to a public
right of way, in conformance with the Colorado State Highway Access Code and
applicable County regulations.
Water features may be created within the Open Space and Private Open Space
Easements.
Adjustments to streets, lot lines, Private Open Space Easements and common open space
may occrrr during preliminary platting.
Roads have been aligned to be sensitive to the topography and to minimize visual impact.
Road layouts may be adjusted during preliminary platting.
The water source will be an on-site, community water system with a water storage facility
located west of County Road 109.
All parcels will be connected to the Aspen Glen Water and Sanitation District system for
sewage disposal.
A Private Open Space Easement shall be located in all areas of any residential lot that
infringe in the wetlands or floodplain. No structures or other improvements shall be
located in these areas.
The anticipated source of Natural Gas- K.N. Energy; Sewer-Aspen Glen Metropolitan
District; Water-internal; Telephone-U.S. West; Electric-Holy Cross Electric Association.
Revisions or adjustments may be made between Sketch Plan and Preliminary Plat,
provided that approved parcel acreages and dwelling unit maximums are not exceeded; in
accordance with County regulations, no revisions to design may be made between
Preliminary and Final Plats.
Trail locations are illustrated on the Rose Ranch Sketch Plan.
Fencing detail shall be provided at Final Plat. The overall fencing design intent shall be
to maintain a sense of openess within the community. Both open style and privacy
fencing may be allowed.
Landscaping/signage detail shall be provided at Final Plat.
7.
8.
9.
11.
10.
t2.
13.
14.
17.
Surface HydrologY AnalYsis MaP
Wildlife
Wetland Delineation, Endangered Species and
Cultural Resources RePort
Views
4.Planned Unit Development Proposal
A.
B.
C.
D.
E.
General
Planned Unit DeveloPment Plan
Land Use SummarY - PUD
Planned Unit Development Plan General Notes
Open Space
1. Floaters' Park
2. Fishing Park
3. fuver Overlooks
4. Active Recreation Parks
5. Open Space (General)
Golf Course
Open Space Plan - PUD
Vehicular and Pedestrian Access and Circulation
Trails Plan - PUD
Residential Use
Utility Services
1. Overview
2. Water
3. Sewage Disposal
4. Other Utilities
5. StatementsConcerningUtilities
Water Resources RePort
Drainage Report
Preliminary Traffic StudY
Rose Ranch Street Cross-Sections
L.
M.
N.
o.
Zoning D istrict Regulations
Applicability
Land Use Summary for PUD
Zoning District Regulations
K.
L.
M.
N.
F.
G.
H.
I.
J.
K.
5.
A.
B.
C.
D.Zoning Districts
1.
2.
4.
5.
20,000 Square Foot Residential Zone District
15,000 Square Foot Residential Zone District
9,000 Square Foot Residential Zone District
Duplex Residential Zone District
Open Space Zone District
a. Floaters'Park
b. Fishing Park
c. Active Recreation Parks
d. Open Space (General)
Golf Course6.
Sketch Plan
A.
B.
C.
Sketch Plan
Land Use Summary - Sketch Plan
Sketch Plan General Notes
Development Phasing
Phasing Concept
Phasing Plan (Proposed)
Summary of Impacts and Mitigations
Evidence that Design Considers Natural Environment
Impacts on Lakes, Streams and Topography
Provisions for Natural Hazards
Potential Radiation Hazards
Evidence that All Lots Have Access to a Public Righrof-Way
Wildlife
Affordable Housing
Schools
Conformance to Garfield County Comprehensive Plan - Study Area I
General
Public Participation
Housing
Transportation
Recreation and Open Space
A.
B.
C.
D.
E.
7.
A.
B.
C.
D.
E.
F.
G.
H.
K.
L.
M.
N.
Surface HydrologY AnalYsis MaP
Wildlife
Wetland Delineation, Endangered Species and
Cultural Resources RePort
Views
Planned Unit Development Proposal
A.
B.
C.
D.
E.
General
Planned Unit Development Plan
Land Use Summary - PUD
Planned Unit Development Plan General Notes
Open Space
1. Floaters' Park
2. Fishing Park
3. River Overlooks
4. Active Recreation Parks
5. Open Space (General)
Golf Course
Open Space Plan - PUD
Vehicular and Pedestrian Access and Circulation
Trails Plan - PUD
Residential Use
Utility Services
1. Overview
2. Water
3. Sewage Disposal
4. Other Utilities
5. StatementsConcerningUtilities
Water Resources Report '
Drainage Report
Preliminary Traffi c Study
Rose Ranch Street Cross-Sections
F.
G.
H.
I.
J.
K.
L,
M.
N.
o.
Zoning District Regulations
A. Applicability
B. Land Use Summary for PUD
C. Zoning District Regulations
5.
D. Zoning Districts
6.
Sketch Plan
20,000 Square Foot Residential Zone District
15,000 Square Foot Residential Zone District
9,000 Square Foot Residential Zone District
Duplex Residential Zone District
Open Space Zone District
a. Floaters'Park
b. Fishing Park
c. Active Recreation Parks
d. Open Space (General)
Golf Course
Sketch Plan
Land Use Summary - Sketch plan
Sketch Plan General Notes
Development Phasing
A. Phasing Concept
B. Phasing Plan (Proposed)
Summary of Impacts and Mitigations
Evidence that Design Considers Natural Environment
Impacts on Lakes, Streams and Topography
. Provisions for Natural Hazards
Potential Radiation Hazards
Evidence that All Lots Have Access to a public Right-of-way
_ Wildlife
. Affordable Housing
Schools
9.conformance to Garfield county Comprehensive plan - study Area I
l.
2.
J.
4.
5.
6.
A.
B.
C.
7.
8.
A.
B.
C.
D.
E.
F.
G.
H.
A.
B.
C.
D.
E.
General
Public Participation
Housing
Transportation
Recreation and Open Space
A.General Introduction - Document
This document serves as the official request for the Rose Ranch PUD and Sketch plan. It
has been prepared and organized in confornance with Garfield County requirements for
both zoning (PUD) and subdivision (Sketch Plan) requests. Because zoning must precede
any subdivision, general background information related to the PUD requesi precedes the
more detailed Sketch Plan. Because the PUD is the more general tool for establishing
land use and density and the Sketch Plan is more detailed and specific, graphics and
tabular information have been fumished to reflect both requests.
This document reflects the thorough analysis and planning effort that has been employed
in the creation of the Rose Ranch PUD and Sketch Plan. A multi-disciplinary team was
assembled in this effort---planners, engineers, environmental specialisti---to analyze both
existing conditions of the site as well as impacts and possible mitigation. Results of their
research and conclusions are presented herein, both in full report and summary format.
General Introduction - Rose Ranch
Rose Ranch, located west of the Roaring Fork River approximat ely 2.5 miles south of
Glenwood Springs, is proposed as a mixed use, resideniial / golf community. When fullydeveloped, the 440 acre ranch will accommodate public golf and a maximum of 354
homes on varying sized lots.
Perhaps the most dominant feature of this development, however, is the extensive open
space network. Although the Garfield County Comprehensive Plan designates the site for
a density of up to 2 dwelling units per acre, this proposal is for a resideniial density less
than half that allowed. In this way, larger amounts of open space, both developed and
undeveloped, will be possible.
The open space network---in addition to the golf course---includes several unique
features. For example, a riverside park is proposed to accommodate .o--.r.iul rafting
ventures from nearby Glenwood Springs. A fishing park will be created along the
Roaring Fork fuver, serving not just the residents olRose Ranch, but adjaceni
subdivisions as well. Periodic overlooks are proposed along the river, while corridors ofnatural open space will separate individual clusters of residential units. Trails willprovide pedestrian access both in the developed residential areas and the undeveloped
open space area west of County Road 109. Between the recreational golf course, parks,
overlooks and natural spaces, over 620/o of the site will remain open.
The natural beauty of the site and its environs was paramount in the planning of RoseRanch' The presence of the Roaring Fork River *i it, riparian habitat; views to off-siteMount Sopris; impressive stands of both deciduous and coniferous vegetation; themeandering Robertson Ditch; and interesting and varying topography all contributed to
B.
the careful planning of the golf course, open space and proposed residential uses. Areasof environmental sensitivity, including fltodpiains, wetlana, una wildlife habitat, havebeen identified and protected by mean-s of avoidance and private open Space Easements.
An extensive citizen participation process, including meetings with adjacent individualowners and homeowner groups, was used to assurefand use compatibility. In thisprocess' several existing off-site issues related to drainage and access weie identified and,where possible, solutions are proposed to address these Jor..-r. combined with theintent to allow adjacent subdivision residents and property o*r.r, access to the RoseRanch open space network, the resulting plan propor., a lommunity which will both fitinto its surroundings and be a good neijhbo. within the county.
H
A. Applicabitiry
To carry out the purposes and provisions of the Garfield county ZoningRegulations, asamended' the Rose Ranch Planned Unit Deveiir.*, (puD) Zone District is divided intothe ro,owi-
;lJr;'ffi :ffi -^.**,,, Zone District
15,000 Square Foot (Minimum) Residential Zone District
9,000 Square Foot (Minimum) Residential Zone District
Duplex Residential Zone District
Open Space Zone District
Golf Course
Additionally' the PUD plan identifies nine (9) distinct planning Areas (pA,s) in whichresidential developmeni -uy occur-. Totaling r+q.i u.r"r, the iesidential developmentwill be confined to.approxim ately 34Yoof thI ri,". rr," remainder of the site isdesignated for roadway s (3.3yo),"open space 1u .eirl-orGolf cours e (3r .2%). The landuse summary below delineates the overall lani use urrd derrrity proposed for the RoseRanch pUD bv pranning Area and open st;;;;;;*. by amenity type.
H
C.
D.
Zoning District Regulations
The following subsections describe theproposed zoning districts for the Rose Ranch.once zoned to PUD, it is intended that Preliminary plans and Final plats will besubmiued for the individual Planning Areas. rn"r" ptun, and plats will be in substantial
;::}ffice with the land ". .on..pt presenred heiein and with development standards
currently zoned A/R/RD within Garfield County, it is intended that the uses and rightsassociated with the A/R/RD zone district will continu" *iii the site. However, as anypropertv within the Rose Ranch is subdivided, as ";i;;r.;l by the recording with theclerk and Recorder of Garfieta county of any finar, ;rr*, approved subdivision prat foranv such portion of the property, *, i*:,:-"r.;;h;'r;d porrion of the properry forany additional uses permittla u/ trr. e,,ivno r"rid;f"il automaticaly terminate, and
,H?Ji:i:l;'oo'n; shall be ,;; on,,
", the peiniuea ur., specificauy described in
Zoning Districts
t.
Intent:
Permitted Uses:
Minimum lot size:
Maximum building height:
Minimum Iot width:
Minimum lot depth:
Front
Rear
Side
Side/comer
20,000 Square Foot Residential ZoneDistrict
Individual lot ownership with single family detachedresidential structures
single-family residentiar units; non-habitable accessorybuildings and structures; homeom..i public and privatetg:9r, Private Open Space Ea..rr"ntg open space; trails;utility and drainage easements
20,000 square feet
35'
80', measured at front building line
r 50,
30'
20'
j3, ,r %heightof principal building, whichever is greater
H
Building to Private open Space Easement: 0" provided standard lot setbacks are
met
Parking: A minimum of 4 off street parking spaces must be provided for eachprimary residential structure; thisiequire..r,,ouy be satisfied by eitherthe garage or driveway. - -)
Other:
)
Intent:
Permitted Uses:
Minimum lot size:
Minimum lot width:
Minimum lot depth:
Maximum building height: 35,
Minimum primary building setbacks:
Individual lot ownership with single family detachedresidential structures
Single-family residential units; non-habitabre accessorybuildings and structures; home offices; public and privateroads; Private Open Space Easementg'open space; trails
15,000 square feet
80', measured at front building Iine
120,
Building envelopes may be established that are more restrictive than thoseestablished by standard setbacks. These may be ttre resutt of either privateopen Space Easements or other naturar constraints on a rot. Ail buildingenvelopes shall be finalize( at time of subdivision.
r s,ooo sq uare .rr+ ffi:H}l'
Front
Rear
30'
20'
3i5lr""*". j3, O. %heightof principat buitding, whichever is greater
Building to private open space Easement 0,, provided standard lot setbacks are
met
Parking:
Other:
A minimum of 4 off street parking spaces must be providedfor.el! primary structure;itris re[uirement may besatisfied by either the garage
", d;;;;;y.
Building enveropes may be established that are morerestrictive than those established by stanaara setbacks.
3.
Intent:
Permitted Uses:
Minimum lot size:
Minimum lot width:
Minimum Iot depth: 90,
Maximum building height: 35,
Minimum primary building setbacks:
These may be the result of either private Open Space
Easements or other natural constraints on a lot. AIIbuilding envelopes shalr be finalized at time of subdivision.
91000 Square Foot Residential ZoneDistrict
Individual lot ownership with single family detachedresidential structures
single-family residentiar units; non-habitable accessorybuildings and structures; home office; public and privateroads; Private Open Space Easements; open space; trails
9,000 square feet
75', measured at front building line
Front
Rear
25'
20'
IO'
l5'
Side
Side/corner
Building to Private open space Easement: 0,, provided standard lot setbacks are
met
Parking:
Other:
A minimum of 4 0ff street parking spaces must be provided foreach primary structure; this requilment may be satisfied by eitherthe garage or driveway. -'. vELru.vs u.
Building envelopes may be estabrished that are more restrictivethan those estabrished by standard setbacks. These may be theresult of either private open space Easements or other naturalconstraints on a lot. A, building enveropes shail be finarized attime of subdivision.
4.
Intent:
Duplex Residentia I Zone District
Individual lot ownership with two_family attachedresidential structures
35'
Permitted Uses:
Minimum lot size:
Duplex
Single Family
Detached
Minimum (double) lot
Minimum lot depth:
Maximum building height:
Minimum setbacks:
Front
Rear
Side/non-adjoining
Side/comer
Parking:
Other:
5- Open
Intent:
Space ZoneDistrict
a. Floaters, park
Intent:
Permitted Uses:
20'
l5'
10'
l5'
A minimum of 4 off street parking spaces must be providedfor.elch primary structure; tti,,.[uir.ment may besatisfied by either the garage o, arir"*uy.
Building enveropes may be estabrished that are morerestrictive than those established by standard setbacks.These may be the result of either prirut. Open SpaceEasements or other natural constraints on a lot. AIIbuilding envelopes sha, be finatized atli-" of ,rbdivision.
s ingle-family residential units ; two-family residentiar units ;non-habitable accessory buildings and structures; homeoffrce; public and private roads;-private Open Sp;;;Easements; open space; trails
8,000 squiue feet (2 units/double lot)
9,000
width: 75', measured at front building line
90,
To provide a hierarchy.of privately owned open space, bothdeveloped and undeveloped.
To provide a stopping point for commercial raftingoperations
Toilet facilities; picnic/seating facilities; trails; open
H
space
Maximum structure height: I0,
Minimum setback from river: 20,
other: ownership and maintenance w,l be under thecontrol of the HOA; ,fiA.iiiii"s wiil be non_illuminated
b. Fishing park
Intent:
Permiued Uses:
Permitted Uses:
Maximum structure height: 20,
Other:
Maximum structure height: Structures prohibited
Minimum setback from river: Structures prohibited
other: ownership and maintenance will be under thecontrol of the IOa, parking will be providedon anadjacent pur.:I, withiccesJprovided'Uy r.*,
"f .pedestrian trail
c. Active Recreation parks
Intent:
To provide a non-commercial, bankside area forlicensed fishing for residents of Rose Ranch andadjacent subdivisions
Fishing; passive recreation; open space; trails
To.provide an opportunity for non_illuminated
active recreational activities for residents of RoseRangh and adjacent subdivisions o, i.rigated, multi-use fields.
Active recreation including but not limited tovolleyball, horseshoes; trails; op", ,pu."; picnicfacilities
Ownership and maintenance will be under thecontrol of the HOA; access to the upper facility willbe provided by means of a pedestrian/vehicular
connection; access to the lower facility will be off
Golf Cours e ZoneDistrict
Intent:
Permitted Uses:
To provide open, generally undeveloped areas forvisual relief buffering and wildlife corridors
Trails; pedestrian linkages; overlooks; community
water system storage facilities
35', restricted to water system storage facility
It is anticipated that one community water system
storage facility will be built in the upper valiey,
west of County Road 109. This faciiity will be non_detectable from County Road 109 and accessible bymeans of a maintenance access path that also servesthe Active Recreation parks.
To. provide a high quality, golfing experience andgolf related amenities.
Recreational golf course; maintenance and
acc.essory buildings; driving range; golf relatedactivities; clubhouse including Uut rit limited to proshop, restaurant, lounge; parking; community
greenhouse; community facilities
d.
Intent:
Permiued Uses:
Maximum structure height:
Other:
County Road 109
Open Space (General)
be finalized during
be parcelized / platted for
6.
Maximum building height:
Minimum building setbacks:
' To County Road 109
To any adjacent residential use
40,
2S',
25',
Other:Golf course acreage will
platting; golf course may
ownership purposes
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A.
B.
Evidence that Design considers Naturar Environment
In an effort to protect the natural environment of the site, several steps have been taken.A thorough site anarysis investigated soils, ,rop"r, JJrrug", u.*"tation, views andaccess' A separate wetlands and wildlife study a"iir""i.a on-site wetlands associatedwith the Roaring Fork River, Robertson Ditch, naturar drainages and an existing pond.These areas will be protected by means of either op"n ,pu." designation or private openSpace Easements' A blue heron rookery was fieldsurueyed as part of the site analysisand has been protected from impacts ui **r oiop* ,pu.. buffering. An existing pondlocated within the golf course conidor will u. "xpanaeJ*d i-p.oued, while the creationof new ponds will extend and improve wildlife trauitat. An on-site tree inventory wasconducted to identifr significant stands for preservation.- A proposed I 10, buffer locatedat the south end of the deveropment, between Rose Ranch and reiler springs, wiilprovide separation between the communities and an addiiional wildlife corridoropportunity' No automobile access will be allowed*-*.r, west of county Road 109.Finally' corridors of natural open space have been left untouched between residentialclusters to separate uses and prorije visual relief.
Impacts on Lakes, Streams and Topography
Impacts to the on-site and off-site lakes, streams and topography shall be minimized. Anon-site pond located in the northem central portion of t[.;roperty (east of county Road109) shall be retained, enlarged una
"nt *""d u, u "ir""iJra gorf course feature. Themajor drainageway:rir::r.irg th. p.op"rty from west to east (county Road I09 to theRoaring Fork River) shall be-retuin"alap.ouia. a.uinugl from the upper valley area,across county Road 109, through the property and to the river. This drainage shall beincorporated into the,golf courJ" unJJp"n space areas as naturar features when possibre.All drainage runoff shall be convey.al" the river using county standards. Runoff fromthe golf course w,r be part of the cour,y,, review of grading, drainage and erosioncontrol documents submitted.prior to golf course .onr"*.rion; all appropriate Federal,State and local environmental standarJs will be met in this effort The Robertson Ditch. an
ij:'$:'il1#fffi:r#averses ,i. 'i,", w,r be improved and maintained, enhancing
for Natural Hazards
There are two areas of potential natural hazards identified within this property: (l) debrist'low and (2) flooding.ToT tr,. noJrg Fork River. aiL"no.ts have been made withinthis submittal to provide !1the ,ur"ty?rruture residen,, orrni, community as rerated tothese potential hazards' All residentia lot, t ur" u""n ll'g*a to allow for debris flow totraverse the site from west to east and into the river througf the central portion of the site.AII residential lots have also been car.fully designeJi" r"-.o" all building areas withineach lot out of the 1o0-year floodprain. some rol, tu". proorr.a ownership within the
C. Provisions
-
D.
E.
F.
100-year floodplain, but any areas within
must be contained within a private Open
within the Private Open Space Easement.
the 100-year floodplain that are located on a lot
Space Easement. No structures are allowed
Potential Radiation Hazards to Site
Radiation hazards information is provided in the Phase I Environmental Site Assessment(MTI GEo) located in section III of this document. Ril requirements for preliminary
Plan application concerning radiation determination forthis property shall be providedwith that subdivision application.
Evidence that Ail Lots Have Access to a pubric Right-of-way
All lots located within the proposed Rose Ranch subdivision have access to county Road109' There are three streets that access onto cR 109 and connect internally within thecommunity' All necessary access permits for these proposed access streets shall beobtained once County standards are met.
Wildlife
various open space-areas are proposed throughout the Rose Ranch site to allow both east-west and north-south wildlife movement corridors. The Roaring Fork River shall providea significant north-south travel corridor and a proposea tlo, buffer located at the southend of the development, between Rose Ranch and Teller Springs, will provide separationbetween the communities and an additional east-wes, *ilarir. movement corridoropportunity.
Both physical and visual separation shall be implemented as buffe r zonemitigationbetween the blue heron took"ry (located east of the Roaring Fork River) and the proposedRose Ranch subdivision'
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The iiver provides a natural physical barrier, while additionalopen space is also located between the west edge of the riuer and the residential Iotslocated in the immediate vicinity.
The area west of cR 109 has been retained, primarily, as open space and golf coursecorridor' This area will also include an active .".r"uiion area (3.5 acres) and a ridgelinetrail -- all of which are low impact uses adjacent to the wildrife.
An educational component shall be included in the homeowners, association structurethat addresses the general and specific aspects of humans and their pets living in closeproximity with wildlife' This information shall be assembled during the subdivisionprocess.
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G.
H.
The covenants, conditions and Restrictions for Rose Ranch provide restrictions relatingto domestic dogs within the subdivision and the relationship to wildlife.
Refer to the wetlands delineation, Endangered species and cultural Resources Report(Professional wetrands consurting,Inc.) in section III of this document.
Affordable Housing
In recognition of the county's goar of expanding its affordable housing stock, theapplicant has volunteered to contribute sioo p..".*r*."a home for the county,saffordable housing programs. This voluntary contribution could be used by the countyHousing Authority to further its goals---incl;did i*a-".qrirition or rent subsidies.
Schools
Due to the peripheral location of the Rose Ranch subdivision in comparison to theoptimum school site locations within the county, no s"hool sites are proposed within theproperty boundaries
Jh". applicant proposes payment of cash-in-lieu of land to theCounty to meet the school sit" p.ovision requirements.
H
HEPWORTH - PAWLAK GEOTECHNICAL, INC.
October 29,1997
The Rose Ranch Limited Partnership
Roaring Fork Investments, LLC, General Partner
Attn: Ron Heggemeier, Manager
1955 East Main Street
Parker, Colorado 80134-7374
Subject:
Job No. 197 327
t
Report Transmittal, Preliminary Geotechnical study, Rose Ranch
Development, County Road 109, Garfield County, Colorado.
Dear Mr. Heggemeier:
As requested, we have conducted a geotechnical snrdy for the proposed development.
The property is suitabl. fr.. the proposed development based on geologic and
ger.rtechnical conditions. There are several geologic conditions which ieed to be
considered in project planning and design. The more severe constraints are associatedwith alluvial fan flooding and the potential for sinkholes.
Subsurface conditions encountered in the exploratory borings drilled throughout the
general proposed building.area typically consist of fine grained soils overlfing densegravel alluvium at depths between 2 to 42 feet. Groundwater was typically not
encountered in the borings and the soils range from moist ro very -oist ir irrigated
fields to sii_ehtly moist in higher rron-irrigaie,J areas.
Spread footings placed on the natural subsoils should be suitable for support of lightly
loaded buildings typical of residences. There could be potentiat for poii construction
settlement where footings bear on hydrocompressive or soft soils. Subgrade
stabilization of wet soils could be needed to provide a suitable surface for building androadway construction.
The report which follows describes our investigation, summarizes our findings, and
presents our recommendations suitable for planning and preliminary design. It is
important that we provide consultation during design, and field seruices d'uring
construction to review and monitor the implementation of the geotechnical
recommendations.
If you have any questions regarding this report, please ccntact us.
Sincerely,
HEPWORTH - PAWLAK GEOTECHNICAL, INC.**l//^A
Steven L. Pawlak, P.E.
and by:
Ralph G. Mock
Engineering Geologist
SLP/ro
TABLE OF CONTENTS
PURPOSE AND SCOPE OF STUDY
PROPOSED DEVELOPMENT
SITE CONDITIONS
1
1
2
2
3
3
4
5
5
6
6
7
7
8
8
9
11
12
t2
t2
12
13
13
T4
t4
i4
15
15
15
L7
REGIONAL GEOLOGIC SETTING
PROJECT AREA GEOLOGY
EAGLE VALLEY EVAPORITE AND FORMATION
COLLUVIUM .
ALLUVIAL FANS
NORTHEAST DRY PARK GULCH ALLUVIUM
RIVER ALLUVT.IM
LOESS
SINKHOLES
FIELD EXPLORATION
SUBSURFACE CONDITIONS
GEOLOGIC SITE ASSESSMENT
ALLUVIAL FAN FLOODING
SINKI{CLES
REGIONAL EVAJOzuTE DEFORMATION
RIVER TERRACE ESCARPMENT SETBACKS
CONSTRUCTION RET ATED SLOPE INSTABILITY
EARTHQUAKES
PRELIMINARY DESIGN RECOMMENDATIONS
FOUNDATIONS
FLOOR SLABS
UNDERDRAIN SYSTEM
SITE GRADING
SURFACE DRAINAGE
PAVET,{ENT SUBGRADE
LIMITATIONS
REFERENCES
FIGURE 1 - LOCATION OF EXPLORATORY BORINGS
FIGURE 2 - 4 - LOGS OF EXPLORATORY BORINGS
FIGURE 5 - LEGEND AND NOTES
FIGURE 6 - 10 - SWELL-CONSOLIDATION TEST RESULTS
FIGURE LT & 12 - GRADATION TEST RESULTS
FIGURE 13 & 14 - HVEEM STABILOMETER TEST RESULTS
TABLE I - SIIMMARY OF LABORATORY TEST RESULTS
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PI.IRPOSE AND SCOPE OF STUDY
This report presents the results of a preliminary geotechnical study for the
proposed Rose Ranch Development, County Road 109, Garfield County, Colorado.
The project site is shown on Fig. 1. The purpose of the study was to evaluate the
geologic and subsurface conditions and their potential impacts on the project. The
study was conducted in accordance with our proposal for geotechnical engineering
services to High Country Engineering, dated May 2, lgg7.
A field exploration program consisting of a reconnaissance and exploratory
borings was conducted to obtain information on the site and subsurface conditions.
Samples of the subsoils obtained during the field exploration were tested in the
laboratory to determine their classification, compressibilit-v or swell, and other
engineering characteristics. The results of the field exploration and laboratory testing
were analyzed to develop recofiImendations for project planning and preliminary
design. This report summarizes the data obtained during this study and presents our
conclusions and recommendaiions based on the prcposed development and subsurface
conditions encountered.
PROPOSED DEVELOPMENT
Rose Ranch Development will be a 440.4 acre residential and golf course
development in Garfield County. The September26,1997 Sketch plan shows 320
residential dwelling units on 122.3 acres in the eastern part of the property befween
County Road 109 and the Roaring Fork River (see Fig. 1) The residential rJevelopment
will consistof 260 single family lots and 60 duplex lots. The golf course will cover 137.3
acres and will be located in two areas. One is along County Road 109 between the
residential area and the steep bluffs which form the western valley side. The second golf
course area is along Northeast Dry Park Gulch to the west of the steep bluffs. The
remaining 180.8 acres will be open space and roads. Ir{ost of the steep terrain in the
western part of the property will be undeveloped open space. Water will be supplied by
an on-site, community water system w'ith on-site storage facility. The development will
be connected to the Aspen Glen Sanitation District system for sewage disposal.
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SITE CONDITIONS
The Rose Ranch Development is located on the western side of the Roaring Fork
River valley about five miles south of Glenwood Springs. The property covers parts of
Sections I and 12, T. 7 S., R. 89 w. The terrain on the property is varied, see Fig.1.
Moderately to gently sloping ground is present along the Roaring Fork valley floor in the
eastern part of the property. Slopes in this area usually do not exceed l0o/o to the east of
County Road 109. To the west of County Road 109 the valley floor abruptly transitions
to a steep bluff along the rvestem valiey side. Slopes on the bluff are usually steeper than
60o/a. To the west of the bluff, the property extends into Northeast Dry park Gulch valley
that is a tributary to the main Roaring Fork valley. Slopes on the property in the
Northeast Dry Park Gulch area are usually in the range of llyo to 4oyo.
Except for the Roaring Fork River, streams on the property are ephemeral and
only have surface flow following periods of intense thunder storm precipitation or heavy
sriowpack melt. Most of the ephemeral streams have small (less than 3 acres) drainage
basins that are restricted to the east facing bluff side. These small ephemeral steams have
built small, coalescing alluvial fans and aprons along the lower bluff side. Northeast Dry
Park Gulch is also ephemeral but it has a relatively large drainage basin that covers about
980 acres. Northeast Dry Park Gulch has built a iarge alluvial fan in the northern part of
the property.
Most of the eastem part of the property is an active ranch with irrigated hay fields
and pastures that are located downslope of the irrigation ditch, see Fig. l. The western
part of the property is undevelopeci range land. Vegetation outside of the irrigated areas is
rnostly sege anC other br':sh ..*riih some sca.tlered juniper trees. An abandoned railroad
grade crosses through the eastern part of the property. In places, relatively large fill
embankments are present along the railroad grade and irrigation ditch. Residential
developments are located on adjoining properties to the northwest and south.
REGIONAL GEOLOGIC SETTING
The project site is in the Roaring Fork River valley to the south of Glenwood
Springs. In this area the valley trends along the crest of the Cattle Creek Anticline
H.P GEoTECH
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(Kirkham and Others,1996). The anticline is a second-order, regional structure befween
the first-order Grand Hogback Monocline to the southwest and the White River Uplift to
the northeast. These regional structural features developed as a result of compressional
stresses during the Laramide Orogeny about 40 to 70 million years ago. In additional to
Laramide compressional stresses the Cattle Creek Anticline is also believed to be
associated with ground deformations related to evaporite diapirism, hydration expansion,
and dissolution in the Eagle Valley Evaporite which forms the core of the anticline. The
evaporite deformation in the region is younger than the 3.0 to 22.4 million year old basalt
flows present in the uplands to the east and west of the Roaring Fork Valley (Kirkham
and Widmann, 1997). The evaporite deformation has affected Pleistocene (10,000 to 1.8
million year old) deposits and landforms and possibly Holocene (less than 10,000 year
olC) deposits and landforms in the region. Along the axis of the Cattle Creek anticline it
appears that the Late Pleistocene and older river terraces have been tilted away from the
river in places (Kirkham and Others, 1996).
PROJECT AREA GEOLOGY
Our interpretation of the geologic conditions in the project area is shown on Fig.
1. Formation rock in the area is the Eagle Valley Evaporite and Eagle Valley Formation.
The rock is usually covered by surficial soil deposits that consist of colluvium. ailuvial
fans, river alluvium and loess. Major faults are not known to be present in the project
area (Iweto and Others, 1978, and Kirkham and Others,1996). The principle geologic
fbatures in the project area are described below.
EAGLE VALLEY EVAPORITE AND FORMATION
Prominent outcrops of the Eagle Valley Evaporite (Pee) are present along the
bluffs to the west of County Road 109. Elsewhere the formation rock is usually covered
by surficial soil deposits and outcrops are limited. To the west, the Eagle Valley
Evaporite grades into the Eagle Valley Formation (Pe) along the limb of the Grand
Hogback Monocline. These two formations were deposited during the Middle
Pennsylvanian (about 300 million years ago) in the interior of the Eagle Basin. The Eagle
.h-
H.P GEoTECH
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Valley Formation is the transitional interval between the Eagle Valley Evaporite and the
red-beds of the Maroon Formation.
Eagle Valley Evaporite: The Eagle Valley Evaporite (Pee) is made up of gray and tan,
gypsum, anhydrite, and halite with interbedded siltstone, claystone, shale, and dolomite.
The gypsum, anhydrite and halite are soluble in fresh water. The siltstone, claystone, and
shale varies from cemented and hard to non-cemented but firm. The dolomite is
cemented and hard. The bedding structure at most places is convoluted because of flow
deformation in the plastic gypsum, anhydrite, and halite. Joints are commonly present in
the cemented beds. The gypsum, anhydrite, and halite are massive because of their
plasticity and do not contain joints. Subsurface voids and related sinkholes are sometimes
present in areas underlain by the Eagle Valley Evaporite throughout western Colorado
because of the solubility of the gypsum, anhydrite and halite.
Ehgle Valley Formation: The Eagle Valley Formation (Pe) is made up of reddish-
brown, gray, and reddish-gray siltstone, shale, claystone, fine-grainecl sandstone,
carbonate rock, and local lenses of gypsum. The rock varies from non-cemented but firm
to cemented and hard. Joints are common in the cemented beds. Subsurface voids and
related sinkholes are sometimes present in areas underlain by the Eagle Valley Formation
because of the solubility of the local gypsum lenses.
CCLLWIUM
Colluvium (Qc) usually covers the formation rock on the hillsides and other
upland areas. The coiluvium is a poorly stratified deposit of angular rock fragments from
gravel to boulder size in a soil matrix. The soil matrix varies from a silty and ciayey sand
to sandy silt and clay. The rock fragments are usually supported by the soil matrix with
little fragment to fragment contact. The soil matrix typically exhibits a collapse potential
when wetted. The depth of the colluvium is expected to vary from less than I foot to over
10 feet in places.
H
H-P GEoTEcH
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ALLWIAL FANS
Alluvial fans (Qaf-1 and Qaf-2) form an alluvial apron along the base of the bluff
in the eastern part of the project area. A large alluvial fan (Qaf-l) is present at the mouth
of Northeast Dry Park Gulch. The slope of the Northeast Dry Park Gulch fan is about
8o/o near the fan head and decreases to about 4o/o along the lower parts of the fan. Small
basin alluvial fans (Qaf-2) have developed at the mouths of the numerous small drainage
basins on the bluff to the north and south of the Northeast Dry Park Gulch fan. In their
lower parts these small basin alluvial fans coalesce to form the a continuous alluvial
apron. Near the fan head the small basin alluvial fans have slopes between 30yo and 4Oyo.
In most places the slope along the lower part of the alluvial apron is about 4o/o. Fan
channels are poorly defined and there are several abandoned channels on all ofthe fans.
The alluvial fans result from sediment deposition associated with debris floods
and viscous debris flows caused by unusually intense thunderstorm precipitation or
unusually heavy snowpack melt. Parts of the alluvial fans have covered all but the
ybungest river terrace (Qt-1). This indicates that the fans at the site are geologically
young and are probably still active geomorphic features. Studies of similar fans to the
south in the Carbondale area suggest debris flow recurrence intervals between 100 and
340 years (Kirkham and Widmarn,1997).
Tl"re alluvial fans consist of both matrix supported and clast supported deposits.
The matrix supported deposits consist of angular to rounded gravel, cobbles and boulders.
Boulders from I to 2 feet are common in the upper parts of the fans. The soil matrix
varies from a silty and clayey sand to sandy silt and clay. In contrast, the clast supported
deposits consist of a sandy silt with angular to rounded, gravel, cobbles and occasional
bculders. The explcratory borings show that the fan deposits are relatively deep in their
upper and middle parts. The fan deposits at Boring 2 were 42 feet deep, and the fan
deposits at Borings 4, 8 and 9 are over 31 feet deep. The natural relatively dry fan
deposits typically exhibit a collapse potential when wetted.
NORTHEAST DRY PARK GULCH ALLWIUM
The channel floor of Northeast Dry Park Gulch and its larger tributaries are
underlain by alluvium (Qadp-l). Older alluvium (Qadp-2) is also present in places in the
Northeast Dry Park drainage. The older alluvium consists of fans and stream channel
,
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H-P Georecs
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deposits. The Northeast Dry Park Gulch alluvium (Qadp-l and Qadp-2) consists of
matrix and clast supported deposits similar to the alluvial fan deposits previously
described. The only development proposed in this area is the golf course and exploratory
borings were not located in this area.
RIVER ALLWIUM
Alluvium (aar0 deposited by the Roaring Fork fuver is present along the modern
river channel and as five terraces (Qrl through Qt-5) adjacent to the channel. All of the
terraces except the lowest terrace (Qt-1) appear to project below the alluvial fans on the
western valley side. Terrace levels Qt-3, Qt-4 and Qr5 probably correlate with the
Pinedale glacial period and the alluvium is outwash that was probably deposited between
12,000 to 35,000 years ago (Kirkha-m and Others, 1996). The lower terraces et-l and et-
2 are younger than 12,000 years. Flood plain studies show that the Qt-l terrace and part
of the Qt-2 terrace are below the 100-year flood plain of the Roaring Fork River (High
Country Engineerin g, 1997).
The Roaring Fork alluviu-m is predominantly a clast-supported deposit of rounded
gravel, cobbles and boulders in a sand and silty sand matrix. Some lenses of sandy silt
and clay are locally present in the alluvium. The gravel, cobbles and boulders are a
variety of durable, unweathered rock types from the upper river drainage basin. Boulders
typically vary from 1 foot to 3 feet. Practical auger refusal was encountered at relatively
shallow penetration depths in the alluvium. Auger borings could not be drilled deeper
than about 2 to 7 feet in the river gravel alluvium.
i.,OESS
The exploratory borings show that the soil profile at most boring sites have a
surface iayer of loess. The loess is a wind deposited sandy clay and silt. At the boring
sites the loess was from 1.5 to 15 feet thick. The loess is not always present at the surface
and it is not possible to evaluate its thickness from surface observations. Because of this,
the loess is not sh<-,nn on the geologic map, Fig. L However, loess should be expected in
many areas at the surface of the fans and river terraces.
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SINKHOLES
Sinkholes are known to be locally present in the Roaring Fork and Crystal River
valleys south of Glenwood Springs in areas underlain by the Eagle Valley Evaporite and
Eagle Valley Formation. Several large ground surface depressions that may be sinkholes
were observed in the field, on the topographic map, and on the aerial photographs, see
Fig. 1. In addition, smaller circular patterns were noted on the aerial photographs that
may also be associated with small sinkholes. The larger possible sinkholes vary from 20
to 200 feet in diameter and have maximum depth of I to l0 feet. Most, but not all, of the
possible sinkholes are located within 500 feet of the Roaring Fork River and in areas
which have been flood irrigated. The sinkholes in the region appear to result from the
roof collapse of subsurface voids in the shallow formation rock or by piping and caving of
the surficial soils into voids in the formation rock in areas where rock is relatively deep.
In places to the south of the project area, sinkholes have developed in the terrace deposits
where the terrace deposits are up to about 100 feet thick.
FIELD EXPLORATION
The field exploration for the project was conducted on luly 2,3 and B, lg9l.
Twelve exploratory borings were drilled at the locations shown on Fig. 1 to evaluate
the subsurface conditions. The borings were advanced with 4 inch diameter continuous
flight auger powered by a truck-mounted Longyear BK-51HD drill rig. The borings
were logged by a representative of Hepworth-pawlak Geotechnical, Inc.
Samples of the subsoils were taken with l3le inch and 2 inch I.D. spoon
samplers. The samplers were driven into the subsoils at .,,arious depths with blows
from a 140 pound hammer falling 30 inches, This test is similar to the standard
penetration test described by ASTM Method D-1586. The penetration resistance values
are an indication of the relative density or consistency of the subsoils. Depths at which
the samples were taken and the penetration resistance values are shown on the Logs of
Exploratory Borings, Figs. 2, 3 and 4. The samples were returned to our laboratory
for review by the project engineer and testing.
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H-P GEoTECH
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SUBSURFACE CONDITIONS
Graphic logs of the subsurface conditions encountered at the site are shown on
Figs. 2, 3 and 4. Below about t/z to I foot of topsoil the subsoils rypically consist of
fine-grained soils overlying relatively dense, sandy gravel, cobbles and boulders (river
alluvium) at depths between 2 to 42 feet. Drilling in the dense gravel with auger
equipment was difficult due to the cobbles and boulders and drilling refusal was
encountered in the deposit. The upper soils are typically low to medium plastic clay,
silt and sand that are medium to stiff and loose to medium dense.
Laboratory testing performed on samples obtained from the borings included
natural moisture content and densiqv, gradation analyses and liquid and plastic limits.
Results of swell-consolidation testing performed on relatively undisrurbed drive samples
of the upper fine grained soils, presented on Figs. 6-10, ,qenerally indicate low to
moderate compressibility under conditions of light loading and wetting. The drier
samples typically showed a low to moderate collapse potential (settlement under
constant load) when wetted and moderate to high compressibility under increased
loading. Results of gradation analyses performed on small diameter drive samples
(minus lVz inch fraction) of the coarser subsoils are shown on Figs. 11 and 12. Hveem
stabilometer 'R' value test results performed on the upper silt and clay soils are shown
on Fig. l3 and 14. The iaboratory testing is summarizeci in Table L
Free water was typically not encountered in the borings at the time of drilling.
Free water was ensountered in Boring 10, located in the north end of the property, at a
depth of 10 feet. The groundwater level could be relatively shallow in the lower,
northerii and easiern parts of the property near the Roaring Fork River. The subsoils in
the higher non-irrigated areas were typically slightly moist and the subsoils in irrigated
fields were moist to very moist.
GEOLOGIC SITE ASSESSMENT
It should be possible to develop the property much as proposed on the September
26,1997 Sketch Plan without encountering geologic constraints. There are, however,
several conditions of a geologic nature which should be considered in project planning
H.P GEoTECH
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and design, as discussed below. The more severe constraints are associated with alluvial
fan flooding and the potential for sinkholes. These conditions may require some
modifications to the project layout as indicated on the September 26,lgg7 Sketch plan.
ALLUVIAL FAN FLOODING
The ephemeral channels and alluvial fans (Qaf-l and Qaf-2) in the project area are
susceptible to debris floods and viscous debris flows (hyperconcentrated flows) associated
with unusually intense thunderstorm precipitation or unusually heavy snowpack melt.
The alluvial fans in the project area appear to be geomorphically active and recurrence
periods for major flow events are probably in the range of 50 to 500 years. Because of the
potential for channel blockage, the existing fan channels should not be relied on to convey
potential hyperconcentrated flows, unless site specific hydraulic analysis sho*'s
otherwise' The entire fan surfaces should be considered in a potential flood area.
Nature of Hyperconcentrated Flows: Hyperconcentrated flows differ from water floods
with low sediment concentrations. It is imponant that alluvial fan flood hazard evaluation
and mitigation consider these differences (Juilen and O'Brie n, 1997). Hyperconcentrated
flows represent a continuous transition between water floods and earthflow type
landslides. Water floods typically have sediment concentrations of less than2Oohby
volume. Debris floods are very fluid, comparable to water floods, and typically have
sediment concentrations between20o/o and,45Yo by volume. Viscous debris flows are
highly viscous fluid masses that typically have sediment concentrations between 45?,o and
55%by volume. They are capable of rafting boulders near their surface and can travel
long ciistances on moderaie siopes. They form levees and lobate,Jeposits on alluvial fans.
Granular debris flows typically have sediment concentrations of greater than 509/c by
volume. Flow momentum and energy dissipation is largely by inter-partial dispersive
stress. They attain high velocities on very steep slopes, but they also require steep slopes
to remain in motion and most stop near the fan head.
. The alluvial fans in the project area could experience flood hazards associated
with water floods, debris floods and viscous debris flows and all three types of flows
could occur during a single flood event. There does not appear to be a potential for
granular debris flows in the project area. The flood hazard hydraulic analysis should
H-P Georecx
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account for sediment bulking and the non-Newtonian nature of the hyperconcentrated
flows.
Mitigation Concepts: The need for and type of alluvial fan flood hazard mitigation for
the development should be based on a site-specific analysis by a hydraulic engineer.
Straight uniform section channels are best for conveying the water and sediment
associated with debris lloods across the alluvial fan. Channel bed and bank stability may
be critical and channel lining or other protection methods may be needed. Detention
basins, deflection structures and spreading, or channel and levee conveyance systems are
best suited for viscous debris flow mitigation. It may be feasible to directly protect
individual buildings by flood proofing and building wall reinforcement at sites where
flow ciepth. flow velocities and impact loadings are relatively small. Direct building
protection can be Cesigned to provide a reasonable level of safety for an individual
building and its occupants, but direct building protection will not prevent property
damage resulting from erosion and the deposition of mud and debris.
Relatively large design flows should be considered on the Northeast Dry park
Gulch alluvial fan (Qaf-1) because of its relatively large drainage basin and the steep,
highly erodible slopes where the gulch crosses through the bluff. If a detention basin is
used for mitigation, it would have to be constructed off of the property at the fan head. <-
Basin storage volumes can be estimated by bulking the design water flood hydrograph at
the fan head by a factor of two. Mitigation with a deflection structure and spreading
would involve deflecting the design debris flood and debris flow to one side of the fan
and spreading the flows onto open space or the golf course away from occupied
structures. To be effective the deflection structure would hai'e to stan cff the prcperry
near the fan heaci. For the Northeast Dry Park Gulch fan, it appears that a straight channel
and levee conveyance system will prove to be the best mitigation method. The channel
and levee conveyance system should start at the fan head which is off of the property. A
straight, uniform section channel would be constructed from the fan head to the river.
The main channel would be designed to permit some overbank flow. Levees or a larger
outer channel, would be constructed parallel to the main channel with an appropriate
setback for storage of mud and debris. All three mitigation concepts w.ill require a
maintenance plan for the removal and disposal of mud and debris.
H-P GEoTEcH
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Relatively small design flows can be considered on the other alluvial fans (Qaf-2)
because of the small size of their drainage basins. As shown on the September 26,lggT
Sketch Plan, the golf course should provide a buffer zone between the upper part of these
fans and the residential development area. It is likely that site-specific hydraulic analysis
will show that design flow depths, flow velocities and impact loadings are relatively low
in the proposed residential area. Mitigation, if required, for the small drainage basin fans
(Qaf-2) will probably be flood proofing and direct building protection.
SINKHOLES
The possible sinkholes shown on Fig. I and other sinkholes and shallow
subsurface voids that may be encountered during construction should be avoided as
building sites, road alignments and underground utility corriclors, or site-specific studies
should be undertaken to determine if the sinkholes and voids can be stabilized. Setbacks
from the possible sinkholes should be based on site-specific srudies, but for preliminary
pianning a rninimum setback of 20 feet is recommended. Roads can often be constructed
over sinkholes after stabilization but because of possible future subsidence, settlement
sensitive utility lines should still avoid the sinkhole area.
The probability of encountering sinkhole related problems in areas away from the
possible sinkholes is considered to be low, but the developer and prospective home
owners should be aware that the development can not be considered totally sinkhole risk
free. The potential for subsurface voids should be considered when planning site-specific
foundation exploration at ali building sites. If voids or other conditions indicative of
possible problems are encountered, the site should be avoided or the feasibility of
mitigation considered. Mitigation metho,is that can sometimes bc used to reduce
poteniial sinkhole relateC problems include: (l) void stabilization by grouting, or by
excavation and backfilling; (2) deep foundation systems; (3) structurally bridging the
potential problem area; and (4) mat foundations or other foundation systems capable of
withstanding loss of support over large areas. Even with mitigation it may not be possible
to prevent some structural damage to buildings, but it should be feasible to prevent
sudden building collapse and provide a reasonable level of safety for the building
occupants.
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REGIONAL EVAPOzuTE DEFORMATION
The development is in an area where regional ground deformations have been
associated with evaporite dissolution and flowage from beneath the area. It is uncertain if
this deformation is still an active geologic process or if deformation has stopped. If
ground deformation is still occurring, it is likely the deformation rates are very slow and
occur over relatively broad areas. Although the potential for ground deformation
problems appears to be low, the project area can not be considered totally risk free. The
risk of building damage can be reduced by special foundation designs such as a heavily
reinforced mat and without a basement level.
RIVER TERRACE ESCARPMENT SETBACKS
In a few areas residentiai lots are planned next to steep terrace escarpments which -
lead directly down to the river. In these areas there is a potential for instability if the
building site is located too close to the top edge of the escarpment. It is recommended
that a minimum building site setback of 2:l (horizontal to vertical) measured from the
edge of the river channel be considered on these lots. Building envelopes that are closer
to the top of slope should be evaluated on a site specific basis.
CONSTRUCTION RELATED SLOPE INSTABILITY
We do not expect rnajor problems with construction related slope instability
associated with grading for roads and building sites if grading is not considered on slopes
steeper than about 30%. If it is necessary to perform extensive grading on slopes steeper
than 30o2, the proposed grading should be evaluated by a site specific geotechnica! study.
Preliminary recommendations for site grading are presented in the Site Grading section of
this report.
EARTHQUAKES
The project area could experience moderately strong earthquake related ground
shaking. Modified Mercalli Intensity VI ground shaking should be expected during a
reasonable service life for the development, but the probability for stronger ground
shaking is low. Intensity VI ground shaking is felt by most people and causes general
alarm, but results in negligible damage to structures of good design and construction. All
H-P GEoTEcH
t3-
occupied structures in the development should be designed to withstand moderately
strong ground shaking with little or no damage and not to collapse under stronger ground
shaking. The region is in the Uniform Building Code, Seismic Risk Zone l. Based on
our current understanding of the earthquake hazard in this part of Colorado, we see no
reason to increase the commonly accepted seismic risk zone for the area.
PRELIMINARY DESIGN RECOMMENDATIONS
The conclusions and recommendations presented below are based on the general
proposed development plan, subsurface conditions encountered in the exploratory
borings, and our experience in the area. The recommendations are suitable for
planning and preliminary design of the subdivision. Site specific studies should be
conducted for significant structures such as tanks, runnels and walls and for individual
lot development.
FOUNDATIONS
Bearing conditions will vary depending on the specific location of the proposed
buildings and structures on the properry. Based on the nature of the proposed
construction spread footings bearing on the natural subsoils should be suitable for
typical lightly loaded residences. We expect the footings can be sized for an allowable
bearing pressure in the range of 1,000 psf to 1,500 psf for the upper fine-grained soils
and 3,000 psf to 5,000 psf ior the dense gravel alluvium. The drier soils encountered
in non-irrigated areas typically have a collapse potential when wetted and there could be
some post construction settlement. The highly moist silt and clay soils in irrigated
areas could also have a settlernent potential rvhen loaded. Heavily reinforced
foundations and maintaining dry bearing soils will help limit the risk of settlemenr and
building distress. Wet subgrade areas could require stabilization to provide a suitable
surface for footing support. Foundation walls should be designed to span local
anomalies and to resist lateral earth loadings when acting as retaining structures.
Below grade areas and retaining walls should be protected from wetting and hydrostatic
loading by use of an uncierdrain system. The footings should have a minimum depth of
36 inches for frost protection.
H.P GEoTEcH
-t4-
FLOOR SLABS
Slab-on-grade construction should be feasible for bearing on the natural soils.
There could be some post construction slab settlement at sites with hyrocompressive
soils. To reduce the effects of some differential movement, floor slabs should be
separated from all bearing walls and columns with expansion joints. Floor slab control
joints should be used to reduce damage due to shrinkage cracking. A minimum 4 inch
thick layer of free-draining gravel should underlie basement level slabs to facilitate
drainage.
UNDERDRAIN SYSTEM
Although free water was typically not encountered in the exploratory borings, it
has been our experience in the area that the groundwater level can rise next to rivers
and that local perched groundwater can develop during times of heavy precipitation or
seasonal runoff. An underdrain system should be provided to protect below-grade
construction, such as retaining walls, crawlspace and basement areas from wetting and
hy,irostatic pressure buildup. The drains should consist of drainpipe surrounded above
the invert level with free-draining granular material. The drain should be placed at
each level of excavation and at least 1 foot below lowest adjacent finish grade and
sloped at a minimum l% to a suitable gravity outlet. The lower level of buildings
should be at least 2 feet above the high groundwater level.
SITE GRADING
The risk of construction-induced slope instability at the site apoears low
provided the buildings are iocated in the less steep part of ihe property as planned and
cut and fill depths are lirnited. Cut depths for the building pads and driveway access
should not exceed about 10 feet. Fills should be limited to about 10 feet deep and not
encroach steep terrace escarpments. Structural fills should be compacted to at least
95% of the maximum standard Proctor density near optimum moisture content. prior
to fill placement, the subgrade should be carefully prepared by removing all vegetation
and topsoil. The fill should be benched into slopes that exceed 20% grad,e. The on-site
soils excluding oversized rock and topsoil should be suitable for use in embankment
H-P GEoTECH
-15-
fills. The highly moist to wet soils will probably need to be dried before they can be
reused as structural fill.
Permanent unretained cut and fill slopes should be graded at2 horuontal to
I vertical or flatter and protected against erosion by revegetation, rock riprap or other
means. This office should review site grading plans for the project prior to
construction.
SURFACE DRAINAGE
The grading plan for the subdivision should consider runoff from steep uphill
slopes through the project as described above in Alluvial Fan Ftooding and at individual
sites. Water should not be allowed to pond which could impact slope stability and
foundations. Wetting of hydrocompressive bearing soils could result in building
settlement and distress. To limit infiltration into the bearing soils next to buildings,
exterior backfill should be well compacted and have a positive slope away from the
building for a distance of at least 10 feet. Roof downspouts and drains should
discharge weli beyond the iimits of all backfill and landscape irrigation shculd be
restricteC.
PAVEMENT SUBGRADE
The subgrade soils encountered throughout the development area consist mainly
of slightly sandy to sandy silt and clay which is a poor material for support of
pavements. An Hveem 'R' value of 52 was obtained on a silt sample and 29 was
obtained on a silty clay sample. An Hveem 'R' value in the range of 15 to 30 appears
suirable for pavement design. Some of the subgrade soils in irrigated field areas are
highly moist and could require drying or stabilization to provide a suitable surface for
pavement construction. A detailed pavement design study should be conducted when
the road alignment, grading and traffic load have been determined.
LIMITATIONS
This study has been conducted according to generally accepted geotechnical
engineering principles and practices in this area at this time. We make no warranty
-
H-P Georecn
-16-
either expressed or implied. The conclusions and recommendations submitted in this
report are based upon the data obtained from the field reconnaissance, review of
published geologic reports, the exploratory borings located as shown on Fig. l, the
proposed type of construction and our experience in the area. Our findings include
interpolation and extrapolation of the subsurface conditions identified at the exploratory
borings and variations in the subsurface conditions may not become evident until
excavation is performed. If conditions encountered during construction appear different
from those described in this repoft, we should be notified so that re-evaluation of the
recommendations may be made.
This report has been prepared for the exclusive use by our client for planning
and preliminary design purposes. We are not responsible for technical interpretations
by others of our information. As the project evolves, we should provide continued
consultation, conduct additional evaluations and review and monitor the implementation
of our recorunendations. Significant design changes may require additional analysis or
modifications to the recommendations presented herein. We recommend on-site
observation of excavations and foundation bearing strata and testing of structural fill by
a representative of the geotechnical engineer.
Respectfu lly Submitted,
HEPWORTH - PA ECHNICAL, INC.
Steven L. Pa
Engineering Geologist
SLP/ro
cc: High Country Engineering - Attn: Joe Hope
H.P GEoTEcH
1 5222 :
"y/r'tls'i
t7-
REFBRENCES
High Country Engineering, 1997, Drainage Report for Rose Ranch PUD - Sketch Plan
Submittal, Garfield County, Colorado: Job No. 97A42.02, July 7, 1997.
Juilen, P.Y. and o'Brien, J.s., 1997, on the Importance of Mud and Debris Flow
Rheologt in Structural Design in Debris-Flow Hazards Mitigation, Chen, C.
editor : American Society of Civil Engineers, New York, New york.
Kirkham, R.M. and Others, 1996, Geologt Map of the Cattle Creek Quadrangle, Garfield
County, colorado: colorado Geological Survey open File Report 96-r.
Kirkham R.N{. and Widmann B. L., '1997, Geologt Map of the Carbondale Quadrangle,
Garfield County, Colorado: Colorado Geological Survey Open File Report 97-3.
Kirklram, R.M. and Rogers, w.P., 1981, Earthquake Potential in Colorado - A
Preliminary Evaluation' colorado Geological Survey Bulletin 43.
MTI GEO, 1996, Preliminary Geotechnical Investigation Rock'n Rose Ranch, 0408' county Rood 109, Garfield county, colorado: Prepared for Mr. Jim Rose,
Glenwood Springs, Colorado (Job No. G96lZ\,May 24,1996).
Tweto, and Others,1978, Geologt Map of the Leadville l" X 2" euadrangle,
Northwestern Colorado.' U.S. Geological Survey Map I-999.
H-P GeorrcH
BORING 1
ELEV. : 6010'
sA2
wC=5.2
DD-91
-200.=87
16/12
wC=6.7
DD=100
3s/12
BORING 2
ELEV : 6O13'
-200=89LL-2J
Pl=6
-52
lvC=J.6
100
BORING 3 BORING 4
ELEV. : 5957' ELEV. : 6O10'
22/12
WC=11.8
DtFt19
-20O=91LL-26
Pl=11
1 /12 WC:26.0
20/6
23/12
Y,c:2.2
DD-1O5
-2OO:24
oc,
LL
I
-c
o-q)o
40
o)otr
I
-c
ooo
1O/12
wC=2.9
DD-78
-20|.F.7A
22/12
BOTTOM OF
BORING AT
45'
30/12
37 /12
Note: Explonotion of slrnbols is shown on Fig. 5.
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.LOGS OF EXPLORATORY BORINGS
12/6.30/6 15
wC:J.0
DD:I11
BORING 5
ELEV. : 5966'
BORING 6
ELEV. : 5940'
BORING 7
ELEV. : 5945'
BORING 8
ELEV. : 5980'
16/12
wC=7.5
DD-95
1642
1/12
wC:20.2
DD-'l0l
-2OO-75lL-27
Pl:11
2o/+
12/6
15/6.2o/3-] tryc:r.7
ts +.{:++
_J -2oFrl
67 /12
e/12
wC=5.9
DD-81
-20G63
2+/12
17 /12
WC=1.6
+4-27
-20O=23
o
lD
LL
I
-c
o-
0)a 2s /12
oot!
I
o_oo
Note: Explonotion of s)rnbols is Fig.5.
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.LOGS OF EXPLORATORY BORINGS Fig. 3
BORING 9
ELEV. : 5998'
BORING 1O
ELEV. : 5930'
BORING 11 BORING 12
ELEV. : 5942' ELEV. : 5926'
12/12
5/12
\tC=11.4
0D:95
6n2
31/12
wc:7-4
DD-94
-20,G77LL-37
Pl=19
5o/6
3/12
@
a)t!
I
-c
o-
o)o 15fi2
o()
LL
I
coo
Note: Explonotion of synbols is shown on Fig.
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.LOGS OF EXPLORATORY BORINGS Fig. 4
-l
I i/"
croo=u
iJm
ljrzrz L
I trc=za.s
DD-90
1s/5
ffi'13;"'' -:;
:::.:: :,:::,,;^::'.""
d'rk
n.s, br.wn .w,. medum I
H
n CmV (Ct-); silty. sondy, medium stiff to stiff, slightly moist to very moist, brown, low to
a::.-;'^:: .:,;::.:; ;J:J,"sondy,mediumstiff tostiff,siehtymoist. ishtbrown IlA low PlosticitY-
I
I A
stlr (ul); sondy, scottered srovel, stiff, moist, tisht brown.
I
I W SAND AND SILT.(SM-ML); grovelly. some cobbles, loose to medium dense, slightly moist, mixed U.o*n".1
t ffi il :-t, ;:^;.. (.M-GM); s*ty. cobbres. medium dense, sriehry moisr, brown.
Itt
I ffiJ cRAVEL, CoBBLES AND BouLDERS (cP-GM): stishtty sitty, sondy, dense, stightty moist to wet below I
I H woter level, brown, rounded river terroce rock-
Itt
I F
Relotively undisturbed drive somple; 2-inch l.D. Colifornio liner somple.
I{,1
I I Drive somple; stondord penetrotion test ( Sef ), 1 3/}-inch l.D- split spoon somple. ASru D - f SaO-
]
l_, ^ Drive somple blow count; indicotes thot 9 blows of o'l 40-pound hommer folling 30 inches were
19/12 required to drive the Colifornio or SPT sompler 12 inches.
I l- - -, : Free woter level in boring of time of drilling.
I I r Disturbed bulk somple.
I l--r -------) Coved depth wtren checked on July 8, 1997.
I
I f Procticol rig refusol. Where shown obove bottom of boring, indicotes thot multiple ottempts
I I were mode to odvonce the boring.
I NOTES:
lf. e*ptorotory borings were drilled on July 2, 3 ond 8, 1997 with o 4-inch diometer continuous flight
I power ouge!'.
I Z. Locoticns of explor.ctory borings were meosured ooproximotely by pocing from feotures shown
I on the site plon provided by High Country Enginegring.
| 3. Elevotions of explorotory borings were estirnoted from the contour plon. The logs ore drown to depth.
I a. The explorotory boring locotions ond elevotions should be considered occurote only to the degree implied
I by the method used.
I S. fh" lines between moteriols shown on the explorotory boring logs represent the opproximote boundories
I between moteriol tlpes ond tronsitions moy be groduol-
| 6. Woter level reodings shown on the logs were mode of the time ond under the conditions indicoted.
! Fluctuotion in woter level moy occur with time. No free woter wos encountered in the borings when I
I checked on July 8, 1997.
| 7. Loborotory Testlng Results: -2OO : Percent possing No. 2O0 sieve.
I *a : woter content ( % ) LL : Liquid Limit ( %. )
I DD : O.v Oun=ity ( plf )' pt : Ptosticity-tMex ( % )
I fO : pJrcent retoined on No. 4 sieve- 'R- : Hveem 'R' Volue
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.LEGEND AND NOTES Fig. 5
i.
100
0.1
1
hq
0
c
.ooo-P1o-
Eo()
2
1
4
0
1
be2
c
"9ot?U)JoLo
E
5
6
1001.0 10
APPLIED PRESSURE - ksf
1.0 10
APPLIED PRESSURE - ksf
Moisture Content : 6.7 percent
Dry Density : lOO pcf
Somole of: Sondv Silt onci Clov
From: Boring 1 of 5 Feet
\
Compression
upon
wetting
\
\
\
Moisture Content : 3.6 percent
Dry Density : 1OO pcf
)omPre or: )onoy 5lrr ono uroy
From: Boring 2 of 3 Feet
Compression
uPon
wetting
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.SWELL_CONSOLIDATION TEST RESULTS Fig. 6
\
Moisture Content : 3.0 Percent
Dry Density Weight : 111 pcf
Somple of: Silty Sond with Grqvel
From: Boring 4 qt 15 Feet
- Compression
upon
wetting
\
\
\
\
\
\
0
1
2
cO1"a !)
U'a'
(LE,O+o
t
L,
6
7
8
I
10
11
0.1 1.0 10
APPLIED PRESSURE - ksf
100
SWELL_CONSOLIDATION TEST RESULTSHEPWORTH _ PAWLAK
GEOTECHNICAL, INC.197 327
\
-I
I
Moisture Content = 7.5 percent
Dry Density Weight : 95 pcf
Somple of: Sondy Silty Cloy
From: Boring 5 of 2 Feet
- Compression
upon
wetting
\
ll
0
1
2
BI
cOz'-tr, J
u,o
La
EO+()
5
6
1.0 10
APPLIED PRESSURE - ksf0.1
SVVELL_CONSOLIDATION TEST RESULTSHEPWORTH PAWLAK
GEOTECHNICAL, INC.197 327
100
_l
a
$q
C
.o
an
0)
o_
EoO
ol
1
t_
z
4
cr,,
6
7
8
I
10
o.'l 1.0 10
APPLIED PRESSURE - ksf
100
Moisture Content : 28.5 percent
Dry Density Weight = 90 pcf
Somple of: Sondy Silty Cloy
From: Boring 1O of 5 Feet
No movement
upon
wetting
\
\
\
\
\
197 327 HEPWORTH PAWLAK
GEOTECHNICAL, INC.SWELL_CONSOLIDATION TEST RESULTS Fig. 9
\
\
\
\
Moisture Content : 11.4 Percent
Dry Density Weight : 95 PCf
Somple of: SondY Silt ond CloY
From: Boring 11 of 3 Feet
0
n
2
be
=o?.6r
{)
oE.o"t()
3
6
7
I
I
10
11
12
10
APPLIED PRESSURE - ksf
SWELL_CONSOLIDATION TEST RESULTSHEPWORTH PAWLAK
GEOTECHNICAL, INC.197 327
1.0
2,1 l{R 7 HR
IIC RE DI}IGS
60 llH.lg lll{. 4 lllit I
U.S. STANOAM EEES CLEAR Scr,ARE OP€'{'IGS
9.5r25 !C-O
SILT AND CLAY 11 %
o
trJz.
Ftrl
E.
t-zLrjOu.
TJJo-
(9
z.6tn
o-
F-z.tljO
E,
UJI
,i5
rmE
00
a
70
ao
50
rlo
J)
20
to
o
o
10
20
JO
.tO
50
6(,
m
to
eo
SAMPLE OF: Stightly Silty Sond ond Grovel FROM: Boring 7 ol 7 ond 10 feet Combined
uN.4Ultd tulN.
.oos .oos ,o9 .o:t7 .o74 -'150 .600 t,
o
10
20
JOotd4
F
Ld50or
t--z.60 Ld()Em LrJ
o_
ao
s
loo
1
roo F
EooL
E
aoE
F
E70t
L
*E
*[
I*[
t
:I
':l
(9
z.
U)
<n
o_
l--
LrJ(J
d
LiJ
L
.oo5 .009 .or9 .o37 .O71 .rSO Jm '6m I
SAND 45 %
2 132
127
GRAVEL 44 %
LIQUID LIMIT %PLASTICITY INDEX %
HR. 7ux. 15
HR
DIAMEIER OF PARTICLES IN MILLIMETERS
DIAMETER OF PARTICLES IN MILLIMETERS
GRADATION TEST RESULTSHEPWORTH PAWLAK
GEOTECHNICAL, INC.197 327
GRA\EL 27 %
. LIQUID LIMIT %
SAMPLE OF: Silty GrovellY Sond
% SILT AND CLAY 23 Z
PLASTICITY INDEX %
FROM: Boring 8 of 1O ond 15 Feet Combined
SAND 50
cr-EAR SOajARf, OPOiINGSU.S STAI{DAFD S€RIESIt€ READINGS
oLJrr{, z.
F
LrJ
E,
soF z
Ld(J
E.laj
o_
60
(5z. 60aa
L
trJ()
LY
L-rln-
4{'
2aHR 7ln
45 tltN. t5 LN. EO LN.'19 LN. ,+ Ulrl. r l!X. Fm
.cos .m
r00
.O71 .lSO .5oo .6oo 1-'l! 2.J6 1.73 9'5125 1g'O J''5 7!.2 .o152 2oll
DIAMETER OF PARTICLES IN MILLIMETERS
GRADATION TEST RESULTSHEPWORTH PAWLAK
GEOTECHNICAL, INC.197 327
GRAVEL 25 %
UQUID UMIT
SAMPLE OF: Silty Grovelly Sond
SILT AND CLAY 39 z
PLASTICITY INDEX
FROM: Boring 9 ot 10 ond 15 Feet Combined
SAND 35%
z
U.S. STAIOARD SERE CLE R SUJARE (POIIiIGS
30
?o
TEST SPECIMEN 1 2 3 4
MOTSTURE CONTENT (%)12-1 13.0 14.7
DENSTTY (pcf)119 118.4 115.1
"R" vALUE/ExuDATtoN PRESSunE (psi)61 /547 s1 /267 44/1ss
''R" VALUE AT Pst
100
90
"R" 80
V
7A
A
L60
U
50
E
40
30
20
10
U i00 200 300 400 500 600
EXUDATION PRESSURE (Psi)
SOIL TYPE: Sondy Cloyey Silt
SAMPLE LOCATION: Borins 2 ot 1 5 Feet
07GRAVEL% SAND SILT AND CLAY
PLASTICITY INDEX
89%
6%LIQUID LIMIT % %
-c't
rt'
d
197 327 HEPWORTH _ PAWLAK
GEOTECHNICAL, INC.
HVEEM STABILOMETER TEST RESULTS Fig. 15
'f
l
TEST SPECIMEN 1 2 3 4
MOTSTURE CONTENT (%)15.1 17.O 18.9
DENSITY (p"f)11J.3 109.9 101.0
"R" VALUE/EXUDATTON PRESSURE (psi)36/4s6 2+/216 17 /1+O
"R" VALUE AT 300 psi : 29
100
90
"R" Bo
V
70
A
L60
U
50
E
40
30
2A
10
o ioo zoo Joo 4oo 5oo 600 7oo 8oo
EXUDATION PRESSURE (psi)
SOIL TYPE: Sondy Cloy
SAMPLE LOCATION: Boring 1o ot 1 thru 5 Feet
GRAVEL % SAND % SILT AND CLAY 83 %
LIQUID LIMIT 30 % PLASTICITY INDEX 12 %
-,O
,/
d
197 327 HEPWORTH - PAWLAK
GEOTECHNICAL, INC.
HVEEM STABILOMETER TEST RESULTS Fig. 1+
i ?. I
' i f
HEPWORTH-PAWLAK GEOTECHNICAL, rr.rc.
TI\BLE I
SUMMARY OF LABORATORY TEST RESULTS
.
JoB No. 197 327
Page 1 ot 2
SAMPLE LOCATION NATURAL
MOISTUSE
CONTENT
(%|
NATUBAI-
OBY
OENSITY
(pct)
GRADATION PERCENT
PASSINTj
NO. 200
SIEVE
ATTERBERG I.IMITS AASHTO
classrFtcATotN
HVEEM.R'
VATUE soll oR
BEDSOCT TYPE
EORING DEPTH
lroot)
GBAVEL
(%t
SAND
(%)
LIOUID
LIMIT
l%t
PTASTIC
INDEX
(%t
1 2 5.2 91 87 Sandy silt and clay
5 6.7 100 Sandy silt and clay
2 'l-5 89 23 6 A-4(3)52 Sandy clayey silt
3 3.6 100 Sandy silty clay
I 2.9 7B 78 Sandy clayey silt
3 1 1 1.8 119 91 26 'l 1 A-6(8)Silty clay
tr 26.O 96 Sandy silty clay
4 5 2.2 105 28 Silty sand with gravel
15 3.O 11 ',l Silty sand with gravel
5 2 7.5 95 Sandy silty clay
6 2 20.2 101 75 27 11 A-6(6)Sandy silty clay
7 7 & 10
(combined)
1.7 44 45 11 Slightly silty sand and
gravel
I 2 5.9 B1 63 Sandy silt
10 & 15
(combined)
1.6 27 50 23 Silty gravelly sand
30 2.2 39 Silty gravelly sand
,,V,L
COLORADO DEPARTMENT OF TRANSPORTATION
STATE HIGHWAY ACCESS PERMIT
SH No/MP/Side:
Local Jrrrisdiction:
Dist/Section /Pal(ol
DOT Permit No.:
Permit Fee:
Date of Transmittal
82Al005. 020/RIcHT
carf ield
03/32/L2
3 97 156
300.00
70/24/e7
THE PERMITTEE;
Roaring Fork fnvestments LLC
19555 E Main St Ste 200Parker, CO 80134 -1374
(303) 841--8072
APPLICANT:
Ron Heggeme:j-er
19555 E Main SL Ste 200
Parker, CO 8013 4-'7374
Ron Heggemeier - (303) 841-8072
is hereby granted permission to construct and use an access to the state lrighway at the location noted below.
The access shall be constructed, maintained and used in accordance with the terms and conditions of this permit,
including the State Highway Access Code and listed attachments. Th,(s permit may be revoked by the issuing
authority if at any time the permitted access and its use violate any of the terms and conditions of this permit. The use
of advance warning and construction signs, flashers, barricades and flaggers are required at alltimes during access
construction within State right-of-way in conformance with the MANUAL ON UNIFORM TRAFFIC CONTROL
DEVICES, Part Vl. The issuing authority, the Department and their duly appointecl agents and employees shall be held
harmless against any action f or personal injury or property damage sustained by reason of the exercise of the permit.
LOCAT!ON:
On the west side of S.H. 82, a dist.ance of 100 feet east from M.P. 5also known as County Road l-54.
ACCESS TO PROVIDE SERVICE TO:
Single-Family Detached Housing (Zg+ Each) ..Residential Condominium/Townhouse (50 Each)GoIf Course (1 Each)
PBRCENT
27.00 z
62.00 z
11.00 ?
OTHER TERMS AND CONDITIONS:
SEE ATTACHBD SHEET (S) FOR TERMS AND COND]TIONS
MUNICIPALITY OR
Required only when
COUNTY APPROVAL
the appropriate local authority retains issuing authority.
Upon the signing of this permit the permittee agrees to the terms and conditions and referenceo' attrchments contained
herein. All construction shall be completed in an expeditious and safe manner irnd shall be finishecl within 45 days from
initiation. The permitted access shall be completed in accordance with the terms and conditions of the permit prior to
being used. The permlttee shall notily
wlth the Golorado Departmenl of Transportation In G'l enwood Spri ngs at 970-g4q-'1 44)
at least 48 hours prlor to commenclng construclion wlthin the State Hlghway right-of-way.
The person signing as the permittee must be the owner or legal representative rtf the property served by the permitted
access and have fqll a-ull-tority te t the permit and all it's terms and conditions.euf ,. L. L.C
Ro,u^l [,rl .l i e^ e-t Zi ,444./4rer<_
This permit is not valid until signed by a duly authorized representative of the Department.
DEPARTMENT OF TRAry$PORTATION, STATE OF COLORADO
Make copies as necessary for;
LocalAuthorily lnspector
MTCE Palrol Trilllic Enqineer
1. District (Original)
2. Applicant
) .r rr n^\^/
Previous Editions are Obsolete and will not be used
CDOT Form fl101
7 /91
COPY DISTSIBUTION:
Bv (x)Date Title
Rri an G'i ar.k
Permittee (X)
Bv (x)Title ld^ddd n^^*A.i n-ts^..
\
DATE: October 24, L997
ACCESS PERMIT NUMBER 397L55 - SHEET 2
ISSUED TO: Roaring Fork Investments LLC
TERMS AND COND]TIONS
If there are any questions regarding this permit, please
contact Charles Dunn at (970) 248-7234.
NOTE: If you are unable to contact the person listed on the
front of the permit. please use the following:
For t.he Craig area calI Christy Beckerman,
970-824-2030
For the Grand Junction area call the Maintenance office
91 0 -248 -7360
The Permitt.ee shall refer to alI additional.
requirements on the back of this permiL and
additional terms, conditions, exhibi[s and
attachments.
st-andard
any enclosed
noted
Not.hing in this permit shall prohibit Ehe chief engineer
from exerci-sing Lhe right grant.ed in C.R.S. 43-3-1,02including but not Iimited to restricting left hand turns by
construction of physical medial seperations.
This access permit is issued for the traffic volumesindicated in the applications traffic study only. Any
increase in the indicated traffic voLumes which change the
leve1 of service and are attributable l-o the permitted
development will require a new permit and will void this
permit.
This permitt.ed access is only for the use and purpose stated
in t.he Applicat j-on and Permit.
WaLer, sanitary, sewer, gds, electrir:al-, communication,
landscaping, and telephone instal-lat icns will requireindividual additional permits.
The Permittee is responsible for obtaining any necessaryadditional federal, state and/or City/County permits or
clearances required for construction of the access.
Approval of this access permit does not constituteverification of this action by the PermitLee.
The Permit.teelega1 descripE
Department as
The Permittee
recorded final
shall submit a survey plat, warrantyion for all property to be dedicated
new right.-of-way.
shall provide the Depa:rtment a copy
p1at.
deed and
Lo Ehe
of t.he
10
IA
A11 cosLs associated with the instal-.LaEion of traffic lights
for t.his, access are the responsibilil-y of the Permittee.
This includes the design, constructi<>n, uLility relocation,
t.est.ing of materials and inspection.
Any rvork wj-thin Stat.e Flighway right-of -way shall begin aft.er
B:30 A.M. and all work and equipment shall- be off the
highway BEFORE 3:30 P.M. each day.
i2. lic highwa), lane cl-osures cr one-way l-raf fic will be al-l-owed
and13. No work will be allowed at night, sal-urdays, sundays,legaI holidays without prior authori:zation from the
Department. The Department may also resLrict work within
the State Highway right-of-way durinq adverse weather
conditions.
It is Lhe responsibilit.y of the Permj-Ltee Lo prevenE all
livestock from entering the St.aLe HilJhway right-of -way at
t.his access location. Any livesLock that does enLer the
highway right-of-way shall be the sol.e responsibility of the
1-4 .
1.
3.
4.
7.
B.
DATE: OcLober 24, 1-997
ACCESS PERM]T NUMBER 397155 . SHEET 3
ISSUED TO: Roari-ng Fork fnvestments LLC
TERMS AND CONDITIONS (CONT'D)
Permittee.
15. In the event Lhe landscaping becomes unsightly or consideredto be a traffic hazard, The DeparLment may require tha[ itbe removed promptly by the Permittee and at no cost to the
Depart.ment.
15. Landscaping sha1I not obst.ruct sight. distance at any State
Highway access point.
1.'7 . A FULLY EXECUTBD COMPLETE COPY OF THIS PERMTT MUST BE ON THE
JOB SITE WITH THE CONTRACTOR AT ALL T]MES DUR]NG THE
CONSTRUCTION. FAILURE TO COMPLY W]TH THIS OR ANY OTHER
CONSTRUCTION REQUIREMENT MAY RBSULT IN THB IMMEDIATE
SUSPENSION OF WORK BY ORDER OF THE DEPARTMENT INSPECTOR OR
THE ISSUING AUTHORITY.
18. AI1 materials, equipment, installati,:n, construction anddesign, including the auxiliary lane (s) and intersection
improvement (s) wit.hin the State Highway shalt be in
accordance with the following Depart-ment standar:d
references, as applicable:a. Roadway. Design ManuaIb. Mat.erials Manual-c. Construction Manuald. Standard Specificat.ions for Road and BridgeConstruction, latest. editione. Colorado Standard Plans (lA & S Scandards)f. Manua] on Uniform Traffic ConLroI Devices (M.U.T.C.D.)
for Streets and Highways and t.he Coforado Supplement theretog. A Po]i,cy on Geometric Desrgn of l{ighwalzs and SLreets,
American Association of St.at.e Highway and Transportation
Of f icials (AASHTO) , Iat.est editionh. Inst.itute of Transportation Engineer's Trip Generation
manual, latest editioni. State Highway Access Code 2 CCR 601-1j. Roadside Design Guide
Some of t.he reference materials listed above (a t.hrough e)
may be purchased from:
Colorado Department. of Transport.ationBid Plans Room
4201- East Arkansas Avenue
Denver, Colorado 80222-3400
Telephone Number: (303) 757-9313
The Access Code may be purchased frorn:
The PubIic Record Corporation
1-666 Lafayett.e Street
P.O. Box 18185
Denver, Colorado B02l-B
Telephone Number: (303) AZZ-8262
19. Survey ma::kers or monumenLs must be preserved 1n theiroriginal positions. Notify t.he Department at (970) 248-7220
immediately upon damage Lo or discovr:ry of any such markersor monuments at the work sit.e. Any liurvey markers or
monurnents disLurbed during Ehe execul-ion of this permitshall be repaired and/or replaced imrnediately at. the expenseof the Permittee.
20. The Permittee, through a Colorado re<listered professional
engineer shall provide design, constLuction, pavementstriping and signing plans t.o the De1>artment for approval 45
days prior to commencement of any work. Design plans mustinclude but not limited to layout of speed change Ianes,utilit.y locations, presenL and proposed drainage, present
and proposed right-of-way lines, present. and proposedtraffic control devices, and clear zone analysis. (Par.
DATE: OcLober 24, L997
ACCESS PERMIT NUMBER 397]-56 - SHEBT 4
ISSUED TO: Roaring Fork fnvestments LLC
2L
22
TERMS AND CONDITIONS (CONT'D)
4.L0.]-7, 2 CCR 601-1)
The design must be done at. a Level of Service C for thetwent,y year project.ed build out Desi,Jn Hourly Volume. ThisprojecLdd volume shall be noted on the design plans.
The colorado Regist.ered Professionar Engineer sha}I sear theplans in accordance withe C.R.S. l2-25-Lt't in addition onthe first. page of the design plans t.hat the following not.eis requiredI'THIS DESIGN IS IN FULL COMPLIANCE WTTH SECTION 4 OF THE
STATE HIGHWAY ACCESS CODE, 2 CCR 601-1 EXCEPT FOR THE
FOLLOWING APPROVED VARIANCES:'r .
;;;" >>>>> ALL ,LANS MUsr BE suBMrrrED oN 11,, x .. 7,,
'HEETSAT A MINIMUM SCALE OF 1rr = 100' NO OTHER PLAN SHEET SIZES
ARE AUTHORIZED.
A11 construction work must be under the direction of aColorado Registered Professional- Engineer and uponcompletion of the work, t.hat respons.ible Engineer shal-1
submiL an rrAs Buil,t,r' p1ans, showing in detail all approvedconsLruction changes, modifications and revisions. The "AsBuilt. Plans musL be sealed i-n accordance with C.R.S.t2-25-117.
It. shall- be the responsibility of the permittee to verify
t.he location of the exist.ing ut.ilitit:s and notify a1lutilit.y owners or operators of any wr:rk that might involveutilities within the State Highway r.Lght-of -way. Any work
necessary to protect. existing permitt-ed utilities, such asan encasement will be t.he responsibi.lity of the permittee.
Any damage or disruption t.o any util.Lties during theconstruct.ion shall be the Permittee's responsibility andshall be repaired or replaced aL no (tost to t.he Department..
Any damage to any present highway fa,:ilities includingt.raffic control devices shal-1 be repaired immediately at nocosL to the Department and prior to continuing other work.
Any mud or other maLerial tracked or oLherwise deposited onthe roadway shall be removed daily or as ordered by the
Department inspector.
Areas of roadway and/or right-of-way disLurbed dr-rring thisinstall-ation shal1 be restored to their origionalconditions, to insure proper strength, drainage and erosioncontrol.
Any incomplet.e construct.ion activity on the SLaLe tlighwaythat must be left overnight, shaII be barricaded and signed
in accordance with t.he Manual on Uniform Traffic Control
Devices and ot.her appl icable standards.
Open cuts which are 6 inches in depth, within 30 feet of the
edge of the St.at.e Highway traveled way wiII noL be lefC openat night, ofl weekends, or on holidayr;.
No more than 5 feet of Lrench areas r;ha11 be opened at any
one time. Open trenches and other excavations within the
St.at.e Highway right-of -way shall be l>ackfilled and/or paved
before 3:30 P.M. of each working day or be protected in
accordance with the M.U.T.C.D..
The area around the new work shafl be well graded to drain,
top soiled, fertilized, mulched and ::e-seeded in accordancewith the Department standard specific:ations.
23
24
25
26
21
)a
TERMS AND CONDIT]ONS (CONT'D)
29. when it is necessary Lo_ remove any highway right-of-wayfence, the posts on either side oi the access entrance sha1lbe securely braced with approved end posts and inconformance with the Department,s M-G07-1 st.andard, beforethe fence- is cuL, to prevent slacking of che remainingfence. A11 posts and wire removed shall be ret.urned to theDepartment.
DATE: October 24, Lg97
ACCESS PERMTT NUMBER 397156 - SHEET 5fSSUED TO: Roaring Fork fnvestments LLC
The Permitt.ee shall have designed and instal-l_ a righL turndeceleration and a right. turn acceleration rane 12 feet. 1nwidth in conformance with section 4 of the State HighwayAccess Code, 2CCR G01-1.
The Permit.tee shalr have designed and install a left turndecelerati-on lane 1,6 feet in wiatrr, in conformance withsection 4 of the state Highway Access code, 2 ccR 601-1. Thetaper wil-r begin with an immediate asymmetricar reversecurve bay taper of 7/3L then 2/3L with the remainingrequired taer length at furl l-ane width. Note L is thest.raight t.aper length.
A11 excavations for uLitity rines, cul.verts, trenches ortunnels shalr meeL the requirements of t.he occupational,safeLy and Heal-th Administration (osHA) , coloraho rndust.riarcommission, Col-orado Division of Mines or t.he CoforadoDepartmenL of Transportation, whichever applies.
Arl work that. requires Lraffic contro] shalr be supervisedby a registered professional traffic enqineer or by atraffic control supervisor certified by Lhe American TrafficSafet.y Services Associat.ion (ATSSA) or the ColoradoContractors Association (CCA). When flagging personnel arerequired, they sharr be certified by the contractor inaccordance with the Department standards.
construct.ion t.raffic contror devices, when noL in use, shalrbe removed or turned away from traffic.
111 t.emporary pavemenL st.riping shall be done by thePermit.tee/contractor in comiormrnce with section 62i of LheDepartment's standard soecifications for Road and BridgeConst.ruction (latest edition) .
111 finar signing and pavement striping sharl be done by thePermittee or the contracLor i-n conflrmlnce with theDepart.ment's M & s standards and the M.u.T.c.D., unlessotherwise agreed to by Lhe Department and the permitt.ee. Afina.l signing and pavement striping plan sharl be submittedto the Region 3 Traffic Engineei a-minimum of 45 workingdays prior t.o commencement. of work. No work sharr beginwithouL prior approval and authorizaLion from theDepartment..
The roadway shourder shal-r be widened to 4 feet along thespeed change ranes and surfaced with HBp in accordanle withthe Depa,.:trnent. specif icaticns. The shoufder: widening aJ-ongt.hrough lanes slralr be no ress than 4 feet prruJ oi ilatcrrexisting and paved.
The access shal] be constructed 50 feet wide, wiLh 50 footradii.
The access sharl- be constructed perpendicurar to the travel-lanes of the st.ate Highway for a miiimum distance of 50feet, and sha]t slope down and away from t.he adjacentpavement edge at. a rate of 2z grade for a minirnum of 20feet. rf curb and gutEer are present, the slope sharr be
?n
31
JZ
33
34.
35.
36
37
3B
39
4l
rJJUuu rv: r\uc[r Ltlg l' Lrl-JL l-rrvcEjLtltcl
TERMS AND CONDITIONS (CONT'D)
cal-culated from pan line t.o pan line. Any revisions to this
requirement shall be subject Lo Department review and
approval prior Lo commencement of any work within the
highway right-of-way
The access shall be completed in an r:xpedit.ious and safe
manner and shall be finisired within 45 days from initiation
of consLruct.ion within St.at.e Highway right-of -way.
Pursuant Lo section 4.10.2 of the State Highway Access Code,
the access roadway shal-I not exceed a maximum grade of 10
percent within the highway right.-of-way, ds measured 50 feet
beyond the pavemenL edge and extending t.o the righL-of-way
Iine. The access vertical grade shal} be designed and
consLructed in conformance with the DeparLment M & S
standard M-203-1.
The design of the horizontal and vertical sight distance
shalI be no less Ehan the minimum re(fuirements, as provided
in section 4.9 of t.he State Highway Access Code, 2 CCR
601-1.
AIl required access improvemenLs shaIl be insLalled prior Lo
the herein authorized use of this access.
The access shalI be surfaced immediately upon completion of
eart.hwork const.rucLion and prior t.o use.
Compaction of Hot Bituminous PavemenL shall be in accordance
with section 40L,17 of the Department's standard
specifications. Compaction of t.he Aggregate Base Course
shall- comply with section 304.05.
Compaction of subgrade, embankmenLs and backfill shall be in
accordance t.o secti-on 203.07 of the DeparEment's st.andardspecifications.
Placement of base course materials shall be in accordance
with section 304.04 of the standard spec,if icac.ions.
Compaction shall be in conformance with 7\ASHTO procedure
T-99.
The surfacing shall meet. t.he DeparLment's specifications
with the fol1owing material placed for final grade: 12
inches ABC, Class l;6 inches ABC, Class 6 and 4 inches of
Hot Bit.uminous Pavement (Grading C or CX) placed in the
following lifts: 2 - 5 inch lifts Class L;1 - 6 inch lift
C1ass 6; 2 - 2 inch lifts HBP.
42
45
The new
as t.he
Slopes
1 ratio
State Highway pavement shall slope on the same plane
present. pavemenL surface.
shall be at. a 5 to 1 ratio on t.he roadway and a 5 to
on t.he approach.
51-The exist.ing asphalt adjacent to all new pavement shall- be
saw cut and removed a minimum of one foot back from theexisting edge, at until an acceptabl-e existing cross slopeis achieved t.o assure a straight edge for the joint.
The top layer of plant mix biL.uminous pavement shall not be
placed between October 1 and Apr11 7, unless oterwise
ap;:rroved krlr 31"r. Depart.ment .
If frost, water or moisture is present in the subgrade, ro
surfacing materials shalI be placed until all frost, water
or moisture is gone or removed.
lnstructions:
- contact the Department of Highways or your local government to determine your issuing authority.- contact the issuing authority to determine what plani and other documents are retuired to-be submitled with yourapplication.
- complete this form.(som.e questions may not apply to you) & attach all necessary documents and submit it to theissuing authority. submit an apprication for each access iequested.- if you have any questions contact the issuing authority. Please prlnl or type
1) Property owner (Permiilee)
Roaring Fork Invest
street address, city,street address, iity,
19555 E. Mainstreet, Suistate & zip state & zip
3) Address of property to ue served uy pe7il@iiil]
4) Legal description of property:
5) What state highway are you requesting access f rom?6) What side of the highway?DN trS EE 6W
How many feet is the proposed """".. fro
ctrcle_-feet(N s E W )from rntersection of county Road 154, U.S. Highway 82 and Frontage Roa8) Check here il you are requesting a
E new access EI temporary access 6 improvement to existing access E change in access use9) Wnrt ,t Spring,1998
Do you have knowledO
6I no lf "yes" - rvhat are the permit number(s)?and/or, permit date11) Does the property owner own or hare any inlerests ir-nyia1acilftzJ@
tr yes 6 no lf "yes" - please describe:
12) Are there erirti
=
6 Yes tr no lf "Yes' ur plans and indicate the proposed and existing access points.13)llyouarerequestingcommercialorindUStrial,
footage of each?
I - 18-Ho1e Golf Course
14) lf you are requesting agricultural tietO access - how many acres will the access serve?
15) lf you are requesting residential development access,what is the type (single lamily, apartmenffi
number of units number of units
Sinsle F
16) Provide the following vehicle "o,. your counts are peak hour volumes D or average daily volumes E.
# of passengers cars and lighftrucks # of multi unit trucks # ol other vehicles
# of single unit vehicles in excess of 3O f t # ollarm vehicles (field equipmen[Total Counl o, All Vetrtcles
See Traffic Stud
Highway and driveway plan and profile.
.?i1ir9:,Oll" showing impact to the highway right_of_way.Map and tetters detailing utility locations before ind afterdevelopment in and along the right-of-way.
Subdit,ision, zoning, or development plan-
e) Property map indicating other access, bordering roads and streets.f) Proposed access designgl Parcel and ownership maps including easements.h) Signing and striping ptans.
i) Traffic control planj) Proof ot liability insurance
lf an access permit is issued to you it will state the terms and condition
with the terms and conditions listed on the permit may be considered a violation of
permitted access not consistent
the permit.
THE APPLICANT DECLARES UNDEH PENALTY OF PERJURY IN THE SECOND DEGREE, AND ANY OTHERA,i:.JpA?i.^:IlIr.^?LI5?:ltl.ly{-1c_ l;r}FonMArbr,r FnovroED oN rHrs FSRM ANDii Jo \,il iE ;; ; f . r; )-i,T cE J, r'#i?=1j
:i:L:::l,r*,11,1^::,11.1,i:?l:^.^"11lrly: !?: !,ir,"i ;;;;;t;;i" written ;,id;;;;i-rhis sisnature shal constituteasreement with this application by all owners-of-intere.t ,nr.r.'.;;i"d i;;;i,1;n.'i'i"-r'J;.;lii';."jL1il"?i*tJlt,T:property owner will be listed as the permittee.
T,V
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wes*,-1 ea,-1s_ 1a."
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Property owner signature ta*ettrlL. /=oRtZ
: /4+-a-/
COLORADO DEPARTMENT OF HlGHWAYS
APPLICATION FOR STATE HIGHWAY ACCESS PERTT'IIT
Prpvlou. pdlllonq mav be uled unlil sunnlles aro erh;;;;;
block tot, I section . township range
business square footage, business square footage
al
b)
c)
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A PARCEL OF
AND LOTS ?,
LAND SITUATED
3, 4, 5, 6, 7,
IN
B,
BOUNDARY- SURVEY
LOTS 4, 5, 10, 11, 12,, 13, 15, 16, t7, 22, 23, ?4, 28,9, t2, r.3, 14, 15, 16 AND THE NW1/4NW1/4 AND THET.7 S., R.Bg W., OII THE 6TH P.M.,
29, 30 AND 34,
swt/4Nw1/4 oF
OF' SECTION
SECTION 12,
COUNTY OF GARFIELD, STATE OF COLORADO
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^ PARCEL OF La\D St rL-ATID t\ LOTS.. r. to. I l. r:. D, tt. t6. tr.::.:j. :r.:t:9.10 ANO l{ Ot SECnOrr I A.\D LOTS :.1.r.?.t.e.l:. r ,.l i, t6 Of sEcno\I:. TOW}{SHIP 7 SOUTH. RANGE t9 WESTOF T}IE SIXTH PRJNCIPAL
IIERIDIAN, COUNTY oF GAR.FIELD. sTATT oF coLoR^Do, A PARcEL oFL,\\O SITTJATED IN LOTS:] ANO:B OF SECNON I AND LOTS 1.:.6.7,I' TIIEsI l/.Nwl/a A\O ntE Swt,'lNwt6 OF SE(T|O\ r: TOB.:lSlltp; SO(;TH.
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TEMPMAP
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HGURE 4
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59 = ROSE HANCH TRAFFIC
(24) . EXISTING THAFFIC
r DIRECT1ONAL DISTHIBUT1ON
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FIELD SUHVEY
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PROJECI NO.
9704201
SHEET J
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PROJECT NO.
970420t
SHEET 2
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