HomeMy WebLinkAbout2.0 Referral Comments•
To: Sam Phelps — SurvCo, Inc.
From: Scott Aibner — Garfield County Surveyor
Subject: Plat Review - Orr -Smith Exemption Plat
Date: 08/12/2010
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Garfield County
SURVEYOR
SCOTT AIBNER, P.L.S
Dear Sam,
Upon review of the Orr -Smith Exemption Plat, I have no comments or corrections to be made prior to approval
for survey content and form as Follows:
Once all final comments from Building and planning have been completed, the Mylar may be prepared for
recording. The Mylar shall be delivered to the Building and Planning office with all private party signatures no
later than Monday the week prior to the next commissioner meeting day in order to make that meeting.
Sincerely,
Scott Aibner
Garfield County Surveyor
cc Molly Orkild-Larson - Planning Department
109 8 th Street ,Suite 201 • Glenwood Springs, C081601 • (970)945-1377 • Fax: (970)384-3460 • e-mail:saibner@garfield-countycom
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REStURCE•
ENGINEERING I N C.
John Taufer
John L. Taufer and Associates
PO Box 2271
Glenwood Springs CO 81602
July 26, 2010
RE: Orr/Smith Exemption — Opinion of Probable Cost for Shared Well Improvements
Dear John:
This letter presents an opinion of probable cost for the developer improvements for the
shared well (Lot 4 Well) identified in the Well Sharing Agreement. The improvements
include setting a transformer and meter, installing electrical panel, controls, and electric
service to the well and installing the pump, drop pipe, pitless adapter and a valved
pipeline stub, and revegetation of disturbed areas. Resource Engineering, Inc.'s opinion
of probable cost is $14,080 as shown on the attached Table 1. Note that Holy Cross
Energy does not charge to set a transformer and meter.
Please call if you have any questions or need additional information.
Sincerely,
RESOURCE ENGINEERING, INC.
C
Michae E n, P
Water Res•�rces Engineer
MJE/mmm
1095-1.0
Consulting Engineers and Hydrologists
909 Colorado Avenue • Glenwood Springs, CO 81 601 • (970) 945-6777 • Fax (970)945-1137
• •
EXHIBIT B
TABLE 1
ORR/SMITH EXEMPTION SHARED WELL
OPINION OF PROBABLE COST
ITEM QUANTITY UNIT UNIT PRICE AMOUINT
1. Set transformer and meter (Holy Cross Energy) 1 LS N/C $0
2. Install electric service line to well, panne!, controls, etc 1 LS $10,100 $10,100
3. Install 70 feet drop pipe, 3/4 HP pump, pitless adapter, 1 LS $1,700 $1,700
well seal cap, and pipe stub with valve
4. Revegetation 1 LS $1,000 $1,000
SUB -TOTAL
10% Contingency
TOTAL
$12,800
$1,280
$14,080
1095-1.0 RESOURCE ENGINEERING,INC. JULY 26, 2010
JOHN L. TAUFER & ASSOCIATES, INC.
Landscape Architecture / Lend Planning
June 20, 2010
Steve Anthony, Manager
Garfield County Vegetation Management
P.O. Box 1112
Rifle, Colorado 81650
Re: Weed Management Plan - Orr/Smith Subdivision Exemption
6640 County Road 312, New Castle, Colorado
Dear Steve,
Lacy Orr and Gil Smith are proposing to subdivide a 78 acre parcel of property into 5
single family residential lots. The subdivision is known as the Orr/Smith Subdivision
Exemption. Fred Jarmen, Director of the Garfield County Building and Planning
Department has made a decision to approve the Exemption based on satisfying a number
of conditions. One of the conditions is to provide an inventory of Noxious Weeds and
provide a Weed Management Plan for the property
The report prepared herewith will address the weed inventory and weed management of
the proposed subdivision exemption
Proposed Development
The specific land use associated with the proposed development will consist subdividing
the property into 5 single family residential lots.
Vegetation Inventory
On June 8, 2010, I performed an on-site visit to inventory the vegetative characteristics of
the property and to identify any potential weeds that are listed on the Garfield County
Noxious Weed List. During my site visits, I observed two (2) distinct vegetative areas.
The area to the south of County Road 312 ( Lots) is heavily vegetated with gambel oak,
serviceberry, juniper and native grasses. The area to the north of County Road 312
( Lots 1 thru 4) consists of a large area of irrigated alfalfa, pasture grasses. The
parameter of the pasture consists of gambel oak, serviceberry, native grasses and a few
cottonwoods along the banks of Garfield Creek. Approximately 50 acres of the area is
irrigated land.
909 Colorado Avenue • Box 2271 • Glenwood Springs. CO 81602
(970) 945-1337 • FAX (970) 945-7914
•
During my visit, I identified pockets of Hoary Cress ( Whitetop) and Houndstongue. The
Houndstongue was limited to a few plants north of County Road 312 while the Hoary
Cress was more widespread but only occurred in the pasture areas north of County Road
312 ( Lots 1 thru 4). No noxious weeds were found in the heavily vegetated areas south
of County Road 312 ( Lot 5 ).
The approximate locations of Hoary Cress and Houndstongue are depicted on the
attached Noxious Weed Map.
Weed Management
On June 15, 2010, I met with Kurt Grimm, Native Habitat, on the property to discuss the
possibility of applying herbicides to control the noxious weeds. We determined that
since the fields were ready for haying, the spraying in the large fields would eradicate not
only the weeds but the alfalfa as well. We also determined that Kurt could spray areas
outside and on the edges of the larger fields and at least control some of the noxious
weeds. The spraying was performed on June 17, 2010. Additional spraying will be
required in the early spring of 2011.
Individual lot owners will be responsible for additional treatment of the Hoary Cress and
Houndstongue or any other noxious weeds that are present on the property. They will be
responsible for providing ongoing weed management services for their property. The
individual lot owners will he encouraged to participate in the weed eradication program
established by Garfield County.
Revegetation of Disturbed Areas
Site disturbance will be limited to private driveways and areas around individual
residences. Other than the existing shared driveway for Lots 1 and 2 there are no other
common access drives. Access for Lots 3, 4 and 5 will be from County Road 312. fAreas
disturbed by construction activity will be revegetated with grasses ( both native grasses
and turfgrass) that are compatible with the vegetation that currently is present on the site.
Disturbance on Lot 5, outside of developed turfgrass areas, will be seeded with the
following seed mix and at the rate specified:
SEEDING SCHEDULE
Description Lbs/PLS/Acre*
Intermediate Wheatgrass ` Oahe '
Western Wheatgrass ` Arriba'
Slender Wheatgrass ` San Luis'
Indian Ricegrass ` Nez Par'
Sheeps Fescue `Covar'
Blue Gramma ` Hachita'
2
4.0
3.0
3.0
3.0
1.5
1.5
Sand Dropseed 0.1
Blue Flax ` Appar 0.75
Total 16.85 Lbs./PLS/Acre
• Lbs./Pure Live Seed/Acre
Disturbance along private drives and around the residences on Lots 2,3 and 4 will be
seeded with both pasture grassses and turfgrasses.
Seed will be sowed by means of hydraulic seeding equipment or by seed drilling using a
brillion or approved seed drilling implement. Once the seed has been sowed, the seeded
areas shall be fertilized with a fertilizer containing an analysis of 18/46/0 at a rate of 200
lbs./acre.
After seed and fertilizer has been installed, all seeded areas shall receive either a mulch
treatment of fiber or straw mulch.
Topsoil Stockpile
Topsoil will be stockpiled during construction of driveways and residential structures for
re -use during landscape work. Upon completion of improvements, topsoil will be spread
on disturbed areas prior to re -seeding and landscape work.
If you have questions or need additional information, please do not hesitate to contact my
office.
Sincerely, -'
—1(2
John L. Taufer, Landscape Architect
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14 kild-Larson
From: Chris Hale [chris@mountaincross-eng.com]
Sent: Wednesday, June 16, 2010 9:59 AM
To: 'Michael Erion'
Cc: Molly Orkild-Larson
Subject: RE: Orr Smith Water Well Declaration
Attachments: Orr Smith Well Water Declaration 2.doc
Michael:
I read section 4 of the attached well agreement. This would satisfy my concerns expressed in items #2 and #3 in my letter
dated May 6, 2010. Thanks.
Feel free to call with any questions.
Sincerely,
Mountain Cross
Engineering, Inc.
Chris Hale, P.E.
826 1/2 Grand Avenue
Glenwood Springs, CO 81601
Ph: 970.945.5544
Fx: 970.945.5558
From: Michael Erion [mailto:Merion@resource-eng.com]
Sent: Friday, June 11, 2010 2:46 PM
To: chris@mountaincross-eng.com
Subject: FW: Orr Smith Water Well Declaration
Chris :
Attached is the revised document submitted to the County a few weeks back which includes the design parameters for the
shared well system.
Regards,
Michael
Michael J. Erion, P.E.
Water Resources Engineer
(970) 945-6777 Voice
(970) 945-1137 Facsimile
www.resource-eng.com
The information contained in this e-mail is PRIVILEGED AND CONFIDENTIAL information intended only for the use of the individual or entity named above. If the
reader of this message is not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient, you are hereby notified that
dissemination, distribution, or copying of this communication is strictly prohibited. If you have received this communication in error, please immediately notify
us by telephone and delete the original message from your system. Thank You.
From: John L. Taufer [mailto:jlt@sopris.net]
Sent: Friday, June 11, 2010 2:13 PM
To: Michael Erion
Subject: Orr Smith Water Well Declaration
Mike,
As requested. Refer to provision #4. Please forward to Chris Hale.
Thanks,
1
ay 6, 2010
Ms. Molly Orkild-Larson
Garfield County Building & l'tanning
0375 County Road 352
Rifle, CO 81650
MOUNTAIN CROSS
ENGINEERING, INC.
CIVIL AND ENVIRONMENTAL CONSULTING AND DESIGN
Review of Major Subdivision Exemption: Orr/Smith Exemption
Dear Molly:
This office has performed a review of the documents provided for the Orr/Smith Major Subdivision
Exemption. The submittal was found to be thorough and well organized. The following questions,
concerns, or comments were generated:
1 Lot 5 has no irrigation water and the well does not appear to allow for outside irrigation. No
lawn, outside landscaping, or ornamental vegetation will be possible for Lot 5. This does
not seen' practical. The applicant should consider some provisions for providing outside
water to Lot 5.
2. To share the well between Lots 3, 4, and 5 some system of telemetry, disinfection, pumping,
storage and pressure boosting will be necessary. No design or design parameters were
included with the submittal. This system should be designed and engineered.
3. Along with Note #2 above, some considerations or clarifications of that engineered system
may need to be included in the "Water Well Use and Maintenance" agreement.
4. Well No. 2 proposes to be disinfected before that well can be used as a potable well. That
language should be revised to include a passing bacteriological analysis, also.
5. No design is included for the fire storage tank. The design and construction will also need
to be reviewed by the local Fire Department that required the storage.
6 Along with Note #5 above, there is` no agreement for the continued use and maintenance of
the #ire storage system: Consideration should also be given to the source of water to fill the
tank, making certain that the water rights of the source allow for this use.
ove needs clarification or if you have any questions or comments.
k l . f s0 (_ Jl y-e.f
1 o - o I: e y w Lire -SCI I
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1'E ? S 1 ex..Q = 3, 4
Feel free to call if any of the
Sincerely,
Mour in Cross Engi tiering, Inc.
Chris Hale
826 1/2 Grand Avenue • Glenwood Springs, CO 81601
PH:' 97 945.5544 • FAX: 970.945.558 • www.mountaincross-eng.com
JOIL. TAUFER & ASSOCIATE. INC.
Landscape Architecture / Land Planning
April 10, 2010
Molly Orkild-Larson, Senior Planner
Garfield County Building & Planning Department
0375 County Road 352
Rifle, Colorado 81650
Re: Orr/Smith Exemption — Article VII, Standards - Supplemental Information
Dear Molly,
The following information demonstrates that the Orr/Smith Subdivision Exemption is in
compliance with the standards, as detailed in Article VII, Standards, Division 1 and
Division 2 of the Garfield County Unified Land Use Resolution, 2009.
DIVISION 1
Section 7-101 Compliance with Zone District Use Restrictions
Response: Lot sizes are in excess of the minimum 2 acres; single family
residential use is permitted; residential structures will conform to front, side and
rear yard setbacks as well as building heights.
Section 7-102 Compliance with Comprehensive Plan and Intergovernmental Agreements
Response: The subject property is situated in the Outlying Residential
District. Minimum lot size in this district is 2 acres/dwelling unit. Lot sizes are in
excess of the minimum lot size.
Agricultural operations will continue on this property. Single family residential
dwelling units will have a minimum impact on each lot and will not interfere with
the historic use of this property.
There are no Intergovernmental Agreements associated with this property.
Section 7-103 Compatibility
Response: The proposed single family residential use is compatible with
surrounding land uses which are comprised of single family residential uses and
909 Colorado Avenue • Box 22711 • Glenwood Springs, CO 81 802
(970) 945-1337 • FAX (970) 945-7914
public lands. The Orr/Smith lots are much larger than some of the adjacent lot
sizes.
Section 7-104 Sufficient Legal and Physical Source of Water
Response: Demonstration of sufficient legal and physical water supply is
provided in the application under the heading of Potable Water.
Section 7-105 Adequate Water Supply
Response: Demonstration of adequate water supply is provided in the
application under the heading of Potable Water.
Section 7-106 Adequate Central Water Distribution and Wastewater System
Response: No central water distribution system or central wastewater system
is proposed.
Water distribution systems will be by individual wells.
The proposed method of sewage disposal is ISDS. ISDS are allowed, by Garfield
County standards on lots over 2 acres. As noted on the plat, all ISDS systems will be
designed by an engineer licensed to practice in the State of Colorado.
Section 7-107 Adequate Public Utilities
Response: All required public utilities are located adjacent to County Road
312 and are accessible to each lot.
Section 7-108 Access and Roadways
Response: Each lot contains frontage along County Road 312 and has
adequate access. Driveway permits, issued by the Garfield County Road and Bridge
Department are located in the Appendix of the application.
Section 7-109 No Significant Risk from Natural Hazards
Response: There are no natural hazard areas on or adjacent to the property.
DIVISION 2
Section 7-201 Protection of Agricultural Lands
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Response: The agricultural integrity of the property will be preserved. Lots
1,2,3 and 4 are located where agricultural operations have historically occurred.
Irrigation water will continue to irrigate agricultural lands. Lot 5 is located across
County Road 312 and is separated from the historic agricultural lands. Lot 5 does
not have access to irrigation water. Because of the large lot sizes, residential
dwelling unit footprints and associated accessways will have little impact on the
agricultural integrity of the property.
It shall be the responsibility of each lot owner to control domestic animals, maintain
fences, interior roads, fences and the existing irrigation ditches on their lots.
Section 7-202 Protection of Wildlife Habitat Area
Response: Lots 1, 2, 3 and 4 are situated in the area of the property where
vegetation was removed for agricultural operations. Lot 5 is located in a heaviy
vegetated area with the primary vegetative species consisting of serviceberry,
gambel oak, juniper and native grasses. The building envelope for Lot 5 is located
in an area that was cleared of vegetation for installation of a power line. As a result
of the previous clearing, additional vegetation removal will be minimal. Because of
the existing conditions of the property, little if any vegetation will be removed thus
preserving vegetative habitat for wildlife.
It shall be the responsibility of each lot owner to control domestic animals against
interference with wildlife.
Section 7-203 Protection of Wetlands and Waterbodies
Response: Garfield Creek runs through the northern portion of Lots 2,3 and
4. The minimum inner buffer setback from Garfield Creek shall be 35 feet. The
existing Plat Note states a 30 foot setback from the high water mark but will be
changed to reflect the 35 foot minimum setback.
The existing structures on Lot 2 are situated approximately 150 feet from Garfield
Creek. Of all the existing structures on the property, these are the closest to
Garfield Creek. Given the site topography, I would anticipate that proposed
structures would not be placed within 100 feet of Garfield Creek.
Section 7-204 Protection of Water Quality from Pollutants
Response: Not Applicable. Agricultural activities are a use by right in the
Rural Zone District.
As previously stated, I do not anticipate proposed structures or material storage
areas to be situated within 100 feet of Garfield Creek.
3
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Section 7-205 Erosion and Sedimentation
Response: Site disturbance will be limited to excavation for building
foundations and driveways to the residential units. If site disturbance is in excess of
the 1 acre threshold, the owner of contractor shall apply for a NPDES permit.
Section 7-206 Drainage
Response: The historic drainage pattern of the property will not be altered or
compromised with the development of single family residential dwelling units.
The natural site topography runs in a south to north direction toward Garfield
Creek. Lot lines run perpendicular to the natural topography thus allowing site
drainage to continue toward Garfield Creek. Homeowners shall construct small
drainage ditches uphill from buildings to direct flows around and away from the
structures.
Per Garfield County regulations, building foundations shall be engineered by a
licensed engineer registered to practice in the State of Colorado. It is customary
practice for engineers to provide design recommendations regarding foundation
drains and drainage away from foundations.
Section 7-207 Stormwater Run -Off
Response: Stormwater run-off will continue to sheet flow across stable,
vegetated areas prior to discharge into Garfield Creek. The vegetative
characteristics of the property consists of the following: Lot 5 is heavily vegetated
with woody plants consisting of serviceberry, gambel oak and native grasses while
the vegetative characteristics of Lots 1 thru 4 consist of stable irrigated pasture
grasses. The existing vegetation is of great benefit in treating stormwater before it
reaches Garfield Creek.
There is sufficient distance between the proposed residential development on each
lot and Garfield Creek to ensure the filtering of pollutants prior to discharge into
Garfield Creek.
The amount of impervious surface, associated with single family residential
development compared to the overall size of acreage per lot will be insignificant.
Garfield Creek crosses Lots 2 thru 4 on the northern boundary of the property.
Section 7-208 Air Quality
Response: Residential uses will not have little if any effect on air quality.
Section 7-209 Areas Subject to Wildfire Hazards
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Response: An updated fire protection response by applicationOrrin Moon,
Assistant Fire Marshall, Burning Mountains Fire District, is included in the
application.
Section 7-210 Areas Subject to Natural Hazards and Geologic Hazards
Response: There as no natural or geologic hazards on or adjacent to the
property nor is the property located in any blue or red zone hazard areas. There is
no evidence of landslide, alluvial fan, rockfall or avalanche activity on any portion
of the property.
Section 7-211 Areas with Archeological, Paleontological or Historical Importance
Response: Metcalf Archeological performed a Class III Cultural Resource
Inventory on approximately 5 acres of the property in 2006. The study was
associated with the individual well on Lot 1 that was encroaching on BLM property.
The study concluded that there were no cultural material was encountered during
study. Other cultural resource inventories have been conducted within Section 30
but outside this property. No cultural resources were found with the additional
studies. Based on the past inventories, I would conclude that there are no cultural
resources associated with the remainder of the property.
Section 7-212 Reclamation
Response: There will be very little site disturbance associated with the
development of single family residential uses on the property. Disturbance will be
limited to construction around the dwelling units and driveways.
In order to mitigate the site disturbance around single family units, homeowners
will be encouraged to revegetate those disturbed areas with sod forming grasses,
trees and shrubs. This is usually standard practice for new homeowners.
The topography on Lots ,2,4 and 4 is gently sloping. Because the topography is
relatively flat, cut and fill slopes will be minimal. In addition, driveways grading
will result in little site disturbance.
The topography on Lot 5 is steeper. All building activity will confined to the
building envelop that is represented on the Plat. The building envelop represents an
area that was cleared of vegetation for use as a staging area for construction of an
electric line that extends through Lot 5. The driveway to the building envelope
follows an existing road that provided access to the staging area. As a result of the
previous disturbance, additional site disturbance of Lot 5 will be reduced.
5
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All cut and fill slopes, disturbance adjacent to driveways will be revegetated with
sod forming grasses. Construction debris will be removed form the site upon
completion of construction.
Please review the aforementioned response to Article 7, Divisions 1 and 2 at your earlies
convenience. If you have questions or need additional information, please do not hesitate
to contact my office.
Sincerely,
..12 4 . " LK.
John L. Taufer, Owners Representative
6
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VIEW OF LOTS 1 THRU 4 AREA
VIEW OF LOT 5 AREA
AUG -19-2010 11:17 FROM:GARCO,ACCT 9703845011
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•ijoi.Y Y:nOSS ELECTRIC ASSOCIATION,
Rl G1iT-or-) AY '£ASEMEN T
1.1%1W 4Y THESE T'itfSL:JTS, That tha Ondersi fined,. Ray and, rfose.Yoy044.. t'
d rind valuable consideration, fine; receipt' wNziracf Ts• h.ereby•eai
y .grant. unto HOLY.. Cross r ..r Ci.1 . ASSOCIATION, INC., -a. cooperet44
rust office address Is Otenwood Springs, Co i or-A(1o, and toltS,sUc00.4
$ the. right ;to enter upon lands of the undersigned, situate 1n ft s::
dr.state•of Colorado. described as folloWs.; A. tract of land 0:1,4**
01 01:0 6 .South, "Range 90. West .r f the :;th P.M. as more fully. dascri rintl.:.!'
0 of -the -Garfield County Court Hcusa, c inwood,Springs, covet dt?
t;.,.recgnstr+ict, enlarge, operate, maintair, and remove•and olectrW
1btitl.on,14ne or sy$trun, within the above mentioned ian4.s, upon.4.:4T
i:;..:A:twen:ty foot wide strip of land. the centerline for xi�IGh•:Iser�ir
`I4CJgp. power pole -thence N 5 degrees .40' W a distance of 39i=.:f
e'.a.lso granted.to place anchors with guys outside of said ea;
undersigned hereby grants to said Assoclat.Tnn, and to T'h-4s
tllls :the right to clear all trees and brush., by machine work orotL
4;10ot strip;.. being 10 feet on either side of sad .line as hert3'l
01.d the further right. to cut trcacs, even though outs)ae of's*F'(1-
Vib,Arer ta•1. I. enough to strike the. wires in failing. •
'd.�wagrees.that all poles, wire and other favit(tie,s installadv
n,_'he.Above described lands,'shall remain the -property of th ;'
iovabl'e at the option of ti;e• Cc:operative.
.s,QovQnant that they are the owner -s+ 0` the ahcve describe .;
04. T, rads are..fre€: and clear ;.t.e^cu:*:brarce4 and ? iens of_v
pi' those held -by.the folicwlno: •
the undersigned have set their Land and Seal -this -.
of /7li� '�'[•., i 1975
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(SEAL). Er:r.tit .
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....g. 1 nstrument was. acknow r ac:gA Leforn r16 this day' d
. 1973, by -r1 : _ =_•j +•
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I: res ;7 _ t
ti -401, and official seal.
Notary f'ubi is