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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Cedars PUD Preliminary Plan
APPLICANTS: Elk Creek Ventures, LLC
LOCATION: A parcel of land located in a portion
of Section 25, T5S. R91W; located
approximately one (1) mile north of
the Town of New Castle.
SITE DATA: 18.2 acres
WATER: Town of New Castle
SEWER: I.S.D.S.
ACCESS: County Road 245
EXISTING ZONING: A/R/RD
ADJACENT ZONING: A/R/RD, R-MH/G/UD
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District A, New Castle Urban Area of Influence as
shown on the Garfield County Comprehensive Plan Management Districts Map.
H. DESCRIPTION OF THE PROPOSAL
A. Site Description: The property is adjacent to the south side of the Elk Creek and
Three Elk Run subdivisions. The property slopes from the north to south, with
slopes in the lower third of the property adjacent to CR 245 ranging in grade
from 15% to over 40%. The upper section of the property has slopes that are
gentler, with a range between 5% to 30%, and an average of 10% to 15%. The
predominant vegetation is pinion and juniper trees, with wheatgrass and
sagebrush the main ground cover.
B. Project Description: It is proposed to create 10 residential lots ranging in size
from 1.1 to 1.4 acres in size, with 4.7 acres of common open space. The lots will
have water supplied by the Town of New Castle. Sewage will be treated by the
use of individual sewage disposal systems. Access will be provided from County
Road 245 via a 40 ft. wide access and utility easement that ends in a cul-de-sac
with a 70 ft radius. The proposed design of the subdivision is attached on page
411116
• •
C. Background: The applicants had previously submitted a sketch plan for the
project which proposed a conventional subdivision of 8 single-family lots of
approximately 2.5 acres each. Based on comments from the Planning
Commission, the applicants have decreased lot size to approximately 1.1 to 1.4
acres per DU, and requested PUD zoning, which was approved by both the
Planning Commission and the Board of County Commissioners. A copy of
the zoning text is attached on pages /01/
H. REVIEW AGENCY COMMENTS
A. Town of New Castle: The Town has reviewed the project, and has granted 10 (ten) total
taps for domestic water service (see letter on page /2 ).
B. Division of Wildlife: A he time of PUD submittal, the DOW endorsed the project
(see letter on pages / r . The Division commented on the sketch plan submittal,
and recommended that dog restrictions be placed on the project (see letter on page _
/3 ). The applicant has included language regarding dog restrictions in the
covenants (see Section 11 on page /5 ). In addition, the applicant is
proposing perimeter fencing restrictions (see Section 10, attached ). Staff notes that the
covenants have no enforcement mechanism (fines, etc..) within the covenants to enforce
the dog restrictions.
C. State Geologist: The State Geologist has not responded to the application, although
Nicholas Lampiris, Ph.D., has reviewed the site for geologic concerns. The site has
soils with development limitations due to shrink -swell potential and steep slopes. He
suggests that all lots should have a " soils investigation for proper foundation design"
and that the soils engineer needs to address how close a foundation can be to steeper
slopes. The SCS soils information indicated that there may be ISDS limitations due to
soils and slopes. The applicant's geologist noted that there should not be any problems
for ISD systems, except in areas of steep slopes (See report pages/4'2Z). SGM has
also provided additional ' formation regarding the feasibility of ISDS on the site (see
letter on pages 23.24
III. STAFF COMMENTS
A. Compliance with Comprehensive Plan. The project is in clear compliance with the
following portions of the 1984 Comprehensive Plan:
1. Recreation and Open Space. Objective 2 which supports the creation of
Open Space areas that will remain natural in perpetuity, particularly the
transportation corridors between communities.
2. Water andSewerServices. Objective 2 encourages development located
adjacent to existing subdivisions or municipalities with available capacity
in their central water and/or sewer services to become a part of the
existing system. Policy 2 requires that areas where a logical and
economic extension of sewer lines can occur enter into appropriate
agreements to receive service.
3. Environment Objective 1 discourages development of areas with severe
environmental constraints. The proposed Open Space area is considered
to have server constraints due to slope.
• •
B. Road/Access: The road is proposed to have a maximum grade of 10% (see attached
road profile). A roadway serving ten (10) lots is classified as a semi -primitive roadway
and is required to have at a minimum of a 40 ft. ROW, with eight (8) ft. driving lanes
and two (2) ft. shoulders and a gravel driving surface. The proposed roadway centerline
is the common lot lines of the proposed lots. This roadway will have to be dedicated to
the public for use, but it will be maintained by a homeowners association.
Cul-de-sacs may be permitted, provided they are not over 600 ft. in length. The
proposed cul-de-sac is approximately 1500 ft. long. The Board may approve longer cul-
de-sacs " for topographical reasons and it can be proved that fire protection and
emergency egress and access is provided as a part of the longer design." The applicant
has a favorable recommendation from the Burning Mountain Fire District (see page
swz),
C. Fire Protection: Favorable comment has been received from the Burning Mountain
Fire Protection District. The Colorado State Forest Service noted some concerns about
the adjacent Three Elk Run development, due to wild fire potential create by steep
slopes. No response has been received from the Forest Service.
Generally the State Forest Service feels wildfire problems can be minimized by following
the recommendations for construction of homes contained in the CSFS publication
"Wildfire Protection in the Wildland Urban Interface" and "Model Regulations for
protecting People and Homes in Subdivisions and Developments".
D. Drainage and Utilities: The project's engineer Jeff imonson) has addressed drainage
and utilities on the site (see letter on pages '2 . Water will be provided by the
Town of New Castle from an existing main at CR 245. Adequate easements are shown
on the plat to provide service to each lot. ISDS would be used on each lot, and
percolation tests indicate that standard systems are feasible on each lot. There is no
evidence of high groundwater or shallow depths to bedrock.
Electricity is currently provided by Public Service, and there is an existing overhead line
along CR 245. Service would be provide to each lot from that source, and staff would
suggest that all utilities on the site be underground.
Public Service also provides natural gas to the area, and a transmission line is located
in CR 245. This would also provide a source to bring gas service to each lot. US West
provides phone service along CR 245, which would be extended to each lot.
Drainage is intended to be controlled along the road with road side borrow ditches, and
culverts if necessary. In short, the natural drainage patterns on the site will be
maintained. The Coryell Ditch traversed the property, and a 20 foot setback is shown
on the plan. A culvert will be required to cross the ditch with the primary access road.
At the intersection of access road and CR 245, drainage would directed from the
borrow ditches to the adjacent culverts already used by adjacent culverts utilized by the
property.
E. Natural Hazards. No mapped floodplain exist on the site, nor is the site tributary to
avalanche or landslide areas. A review indicated that the property is not located within
major slope, soil or ISDS hazards.
• •
IV. SUGGESTED FINDINGS
1. That proper publication and public notice was provided as required by law for the
hearing before the Planning Commission
2. That the hearing before the Planning Commission was extensive and complete, that all
pertinent facts, matters and issues were submitted and that all interested parties were
heard at the hearing.
3. That the Preliminary Plan is substantial compliance with the Garfield County
Comprehensive Plan of 1984, as amended, and the Garfield County Zoning Resolution
of 1984, as amended.
V. STAFF RECOMMENDATION
Staff recommends approval of the Preliminary Plan with the following conditions of
approval:
1. All representations of the applicant, either within the application or stated at the
public hearing with the Planning Commission, be considered conditions of
approval.
2. The applicants shall establish a Homeowners Association, or legally acceptable
equivalent. and shall be incorporated in accordance with the requirements of
Colorado Revised Statutes. The Homeowner's Association, or legally
acceptable equivalent, shall be responsible for the water infrastructure, road
maintenance and snow removal. The articles of incorporation and restrictive
covenants shall be reviewed by County Staff prior to the approval of a Final
Plat.
3. The applicants shall prepare and submit a Subdivision Improvements
Agreement, addressing all improvements, prior to recording a fmal plat.
4. All cut slopes created during construction shall be revegetated with native
grasses with adequate weed control. All revegetation shall be in accordance with
the applicant's revegetation plan which shall be submitted prior to final plat.
Revegetation and landscaping shall be included in the SIA. In addition,
adequate security shall remain in place for a period of two (2) years to guarantee
the survival of all plantings.
5. The applicants shall pay $200 per lot in school impact fees prior to approval of
the fmal plat.
6. All roadways shall be designed and constructed in conformance with design
standards set forth in the Subdivision Regulations and in place at the time of
final plat.
7. The following plat notes shall be shown on the Final Plat:
"Geotechnical site review of the site has indicated that additional soil and
engineered foundation design may be necessary." ' FVA""w 1 t N14
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"No open hearth solid -fuel burning fireplaces will be allowed within the Cedars
PUD. All dwelling units will be allowed an unrestricted number of natural gas -
burning fireplaces or appliances. All dwelling units will be allowed no more than
one new woodburning stove as defined by C.R.S. 25-7-401, et sea., and the
regulations promulgated thereunder."
"All construction shall be consistent with the USFS Wildfire Protection
Guidelines"
8. Dogs shall be limited to one (1) per lot, and kennel restrictions shall be included
within the covenants addressing an enforcement mechanism.
9. All utilities shall be placed underground.
10. Noxious weeds are the responsibility of the property owner.
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THE CEDARS
PLANNED UNIT DEVELOPMENT
ZONE REGULATIONS
To the extent that specific provisions of the Garfield County Zoning
Resolution and the Subdivision Regulations of Garfield County
conflict with standards contained in The Cedars Planned Unit
Development as approved by the Board of County Commissioners, such
zoning resolution and subdivision regulations shall riot b$ applicable
and the provisions and standards contained in the approved The Cedars
Planned Unit Development shall control.
I. Single Family Residential
A. Uses, By Right: Single-family and customary accessory
uses, including buildings for the shelter or enclosure of
animals or property accessory to use of the lot for
single-family residential purposes and fences, hedges,
gardens, walls and similar landscape features.
Park and opera space
B. Uses conditional: Day nursery, home occupation.
C. Uses, Special: Studio for conduct of arts and crafts.
D. Minimum Lot Area: One Acre and as further provided under
Supplemental Regulations of the Garfield County Zoning
Resolution.
E Maximum Lot Coverage: Twenty percent (20%)
F. Minimum Setback:
Front Yard: Twenty-five feet (25') from access easement
Rear Yard: (Lot numbers as shown on PUI) Master Plan)
Lots 1,2,3 & 4 and Lots 9 & 10:
Lots 5,6,7 & 8
Twenty -feet (20')
from rear lot line
Ten feet (10')from
rear lot Line
Side Yard: Fifteen feet from side lot line.
G. Maximum Height of Buildings: Twenty-five feet
H. Maximum Floor Area Ratio: 0.200/1.0 and as further
provided under Supplemental Regulations of the Garfield
County Zoning Resolution.
I. Frontage: Each lot in separate ownership shall have at
least twenty-five feet (25') of frontage on the forty foot
dedicated access easement which provides access of all
lots to County Road 245.
II. OPEN SPACE DISTRICT
A. Uses, By Right: Park and open space
B. Maximum Zone District: Coverage: 5 percent
C. Building Setbacks: 20 feet from all parcel boundaries
D. Maximum Building Height: 16 feet
III. Road Design Standards:
A. Cul-de-sac:
1. Maximum Length: 1,500 feet
2. Minimum Road Surface Outside Radius 64 feet
B. Minimum Curve Radius: One curve at the entrance to
the site shall be a minimum of forty foot (40') radius.
All other curves shall meet the Garfield County Road
Design Standards.
• •
"Burning Mountain"
1888
March 27, 1995
TOWN OF NEW CASTLE
fir= -'s'a` - .i
;..r»
Mr. Richard Jolley
1288 245 Road
New Castle, Co 81647
Dear Mr. Jolley,
Telephone (303) 984-2311 Box 90, New Castle, Colorado 81647
The Board of Trustees of the Town of New castle have agreed to grant
to you (2) two additional water taps from their newly constructed elk
creek water system.
The total approved number of water taps for your subdivision is ten
(10) taps.
All water taps will be required to pay water tap and recoupment fees
to the Town of New Castle. All users on the system must conform to
Town of New Castle water use ordinances and operation and fee
requirements.
sincerel
Steve Rip
Mayor, Town of New Castle
!Z-
printed on recycled paper
• •
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Perry D. Olson, Director
606 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
April 10, 1995
Mr. Dave Michaelson
Garfield County Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Dear Dave:
For Wildlife -
For People
I found it very refreshing to review the sketch plan for the Cedars
Subdivision. It is quite apparent that the Jolley's have given
considerable thought and concern to the wildlife requirements and
their future within the project boundaries. Our job is made much
easier when we review covenants such as theirs and these covenants
would be excellent examples for countywide standards. The DOW
approves of this sketch plan and we see no major impact on wildlife
or critical habitat as this plan is submitted.
Thank you for sending me this sketch plan.
Sincerely,
Don Crane
District Wildlife Manager
DEPARTMENT OF NATURAL RESOURCES, James S. Lochhead, Executive Director
WILDLIFE COMMISSION, Thomas M. Eve, Chairman • Louis F. Swift, Vice -Chairman • Arnold Salazar, Secretary
Jesse Langston Boyd, Jr., Member • Eldon W. Cooper, Member • Rebecca L. Frank, Member
William R. Hegberg, Member • Mark LeValley, Member
• •
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Perry D. Olson, Director
606 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
Mr. Dave Michaelson
Garfield County Building & Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Dear Mr. Michaelson:
C��Ei: ie_,_U t- -- Mrd l -
February 21, 1995
FER TO
F
For Wildlife —
For People
I would like to thank you for sending me the Jolley Subdivision
sketch plans. I reviewed the plans and wish to make a few
comments.
This subdivision would be located in a critical deer/elk winter
range in close proximity to other subdivisions as well as the
town of New Castle. We have experienced severe problems here
with dogs chasing wildlife and my request would be the
requirement of kennels or yard fences that would retain dogs. In
addition, the future landowners must know that the Division of
Wildlife is not liable for damage caused by wildlife to gardens,
lawns, or ornamental flowers and trees. I would also ask that
any livestock owners within this subdivision be responsible for
providing fence to protect their haystacks.
Once again I would like to thank you.
Respectfully,
el -7
7
Don Crane
District Wildlife Manager
DEPARTMENT OF NATURAL RESOURCES, James S. Lochhead, Executive Director
WILDLIFE COMMISSION, Thornas M. Eve, Chairman • Louis F. Swift, Vice -Chairman • Arnold Salazar, Secretary
Jesse Langston Boyd, Jr., Member • Eldon W. Cooper, Mernber • Rebecca L. Frank, Member
William R. hlegberg, Member • Mark LeValley, Member
• •
110. Fences. The ACC must approve the type and location of all fencing prior to
installation. In no event will fencing of property boundaries be permitted.
Fencing shall be in architectural harmony with the main dwelling and out-
buildings. Fencing shall be limited to gardens, kennels, or other elements within
a one hundred (100) foot perimeter of the main dwelling structure.
11. Animals.
11.1 Domestic Animals.
ubdivision.
Domestic livestock shall not be permitted in the
11.2 Lot owners shall be entitled to keep dogs on their property pursuant to the
following restrictions and limitations:
11.3.1 Dogs shall be kept under the control of the owner at all times and shall
not be permitted to run free or to cause a nuisance in the Subdivision. No dogs
shall be allowed beyond the boundaries of the lot owned by the persons where
the dog is housed unless accompanied by a person in full control of such dog(s).
11.3.2 No more than one (1) dogs shall be kept per lot.
11.2.3 Dogs shall not be allowed to bark continuously, which shall be defined
as barking for a continuous ten minute period or continual intermittently for over
one (1) hour.
11.2.4 Dogs shall be leashed, chained, fenced, "electric fenced," kenneled, or
under control of the owner, which shall mean that the dog does not leave the
boundaries of the lot or house at all times. Metal fencing will be allowed for the
purposes of kenneling a dog. Location of kennels shall be subject to review of
the ACC.
12. Maintenance of Property.
12.1 The owner of each lot shall keep the same clean and free of rubbish and
trash and shall keep structures thereon in good repair doing such maintenance
as required for this purpose.
12.2 No noxious or offensive conduct or activity shall be carried on upon any lot
or in any structure which may constitute a health hazard or nuisance to the
neighborhood.
12.3 In the event clothes lines, equipment, garbage cans, service yards,
woodpiles or storage areas are not screened form view by natural elements the
Nicholas Lampiris, Ph.[].
CONSULTING GEOLOGIST
PI>.BOX 2
SILT, COLORADO 81652
(303) 876-5400 (24 HOURS)
March 21, 1995
Kent Jolley
1288 Co. Rd. 245
New Castle CO 81647
RE: Jolley Subdivision, Elk Creek Vallsy
Dear Mr. Jolley:
As per vour req'/est.
, -
^'i Fr0.'1'
oi
t'l�1
:he -c '"wo
and rnr to t'Ie north cf it.
There are two significant gu)lies passinp on cither side of thc
nrcpnrty as shown, that w.Jl| affcct the sitsc' Piero
one lot not above the jrrigat.ion ditch through the pzrcpr;
thrrefnrc the lc'ts arr rot to the dr�inau.
concerns of a potenti(-!itch prob]em. Tie site for Lot 1 is t-dlc
n:cpption but it is cn a |ro]l which water canrot
'he other sites are also on high, around hut landscapino
crnLnd thc.: protpct�on from normal slope �s�h
is recommended. The small swales through porticns n+ the
nroierty avo�dec| for thr, artual cpnctrurticn rf
The area is undorlajn by the Crc'.:acc::ius aoe Ma'.:cos whirTh
typically has variable dips due to its incompr.:.,tenry as
structural bedrock unit. No evic'ence of subsidence could be
seen, and the soils, consisting of sands and orevelc' ac
excellent at all sites. This is TLypica] of terrace dep�sitL
excess of ten feet in thicknesc, as i'r th.s
The.:- is the po1rct:,::.1 '..r'c-�~����ic�
engineer should addrpss
Lcw rlze to steeppr portions of any given lot the foundation
be placed.
�� ��
�� ��
Driveways to each new home are readily buildable from the
existing driveway once it has reached the area of the homes from
the County Road. Some modification is p]annud to reOucs t!.c
initial steepness of this access road by entering the property
just to the north of the present entry. Water will be avajlable
from the adjoining subdivision, and waste disposal will br
possible in the permeable soils of the bench for each |ot hut
the steeper sections of the lots must be avoided for this use.
The homes should be designed to preclude the accumulation of
radon c;as. Please do not hesitate to contact me if thrre arr
further questions.
rt t-e:!.y,
=
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Nicho]as Lampiris
Consul ting Geolog�st
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R. 91 W.I R. 90 W.
SHEET NUMBER 11
RIFLE AREA, COLORADO
(NEW CASTLE QUADRANGLE)
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U.S. Department of Agriculture
Soil Conservation Service
.•
SOIL INTERPRETATION REPORT
Survey Area- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
•
2/2/95
Mao Symbol.
Soil Name
Septic Tank
Absorption
Fields
Dwellings
Without
Basements
Dwellings with Local Streets
Basements and Roads
Irricat10r.
o ASCALON MODERATE
Peres Slowly
Slope
30 REM
MODERATE
Slope
MODERATE
Slope
MODERATE
Slope
Frost Action
SEVERE SEVERE SEVERE SEVERE
Peres Slowly Shrink -swell Shrink -swell Lew Strength
Shrink -swell
35 ILE110050 SEVEFE
Slope
Large Stcnes
LA -_r
STT-
.:DEFONS0
SEVERE
Slope
Large Stone?
SEVERE SEVERE
Depth To R=c F. Supe
S1ooee Dept`, To Poc
S.EvEE
Slope
5Sy_ ,_
Slope
Large Stone
SEVERE
Siooe
SEVERE
Slope
Large Stones
SEVERE
Slope
Large _tones
SEVERE
510te
Large Sto
SE ERE SEVERE
L'Eptr To Rock '_'e:tr o G'
Slope ej:.pe
SEVE
Siooe
SEVERE
Slope
Large StorEs
SE':[PE
Slope
SF/E2E
Slop=_
La'ge Stores
LIMITATION
Slope
Droughty
LIMITATION
°eros Slowly
Slope
L1MITA110
Slope
Large S!on_.
Depth T,o Rog
L1MI7°'•.Il1,
Slope
LimITATION
Slope
Large Stones
Droughty
• •
U.S. Department of Agriculture
Soil Conservation Service
Pace - 1
_ii°5
SOIL INTERPRETATION REPORT
Survey Area- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
Map Symbol.
Soil Name
Shallow
Excavations
Small
Commercial
Buildings
Lawns.
Landscaping,
and Golf
Fairways
Topsoil
Drainage
6 ASCALON
30 HELOT
R
ILDEFCNS0
LAIEAR
5E POTTS
SEVERE
Cutbanks Cave
MODERATE
Too Clayey
Slope
SEVERE
Large Stones
Slope
SEVERE
Depth TO Rock
Slope
SEVERE
Slope
ILDEFONSO SEVERE
Large Stones
Slone
SEVERE
Slope
SEVERE
Shrink -swell
Slope
SEVERE
Slope
Large Stones
SEVERE
Slope
Depth To Rock
SEVERE
Slope
SEVERE
Slope
Large Stones
MODERATE
Droughty
Slope
MODERATE
Slope
SEVERE
Slope
SEVERE
Slope
Cepth To Rock
SEVERE
Slope
SEVERE
Slone
FAIR LIMITATION
Too Sandy Deep 10 Water
Small Stones
Slope
FAIR LIMITATION
Too Clayey Deep Tp Water
Slope
POO; LIMITATION
Large Stones Deep 'c Water
O'ea Peciaim
Slope
POOR LIMITATIOt•
Depth To Rock Dee: To Water
Stall Stones
Slone
POOR LIMITATIO'.
Slope Dean To Wa e'
POOR LIMITATiON
Large Stores Dee. r.: To ate
A -ea Reclaim
Slope
(303) 945-1004
• •
SCRMUESER
ENGINEERS
SURVEYORS
118 West 6th, Suite 200
FAX (303) 945-5948 GORDONMEYER Glenwood Springs, CO 81601
March 27, 1995
Mr. Kent Jolley
532 Traver Trail
Glenwood Springs, Co. 81601
RE: Jolley Subdivision, New Castle Sketch Plan, Utility and Drainage Report
Dear Kent:
This letter is intended to discuss the various utility provisions as well as drainage considerations for the
Jolley Subdivision which is a proposed 10 unit residential PUD. This letter is intended to meet the
submittal requirements of Section 4.08.05.(7).(e) of the Garfield County Land Use Code. This section
of the code requires the statement by a licensed engineer providing evidence of the following:
(i) The proposed water source adequate to serve the PUD
(ii) The proposed method of sewage treatment
(iii) The general manner in which the drainage will be handled
(iv) The general manner in which provision will be made for any potential natural hazards
in the area, such as avalanche areas, landslide areas, floodplain areas and unstable
soils.
The water for domestic use will be provided to each site by a community water system or water main
extended from the existing main in County Road 245. The existing main is owned and maintained by
the Town of New Castle. Prior correspondence from the Town of New Castle indicates the Town's
intent to provide water service to this subdivision.
Wastewater treatment for the subdivision will be treated individually for each lot with on-site Individual
Sewage Disposal Systems. Based upon preliminary perc tests results, we anticipate that no unusual
conditions exist that would prohibit the use of on-site sewage disposal systems. We anticipate that
with the preliminary percolation rates being at 30 minutes per inch, the on-site systems would require
standard construction outlined in the County Individual Sewage Disposal System Requirements. An area
of 750 to 1000 square feet is anticipated also. There is no evidence of high ground water nor shallow
depths to bedrock that we anticipate would require engineered Individual Sewage Disposal Systems.
Obviously, the County requires (per State requirements) that a site specific percolation test be
performed at the location of the proposed field installation when an individual unit or lot is developed.
Electric service for this area is currently provided by Public Service Company of Colorado. There is an
existing overhead line located along County Road 245 running parallel to the south property line of the
project. Therefore, we anticipate tying into this line and extending service into the subdivision from
County Road 245.
Public Service Company of Colorado is also the natural gas supplier for this area. Again, they have an
existing transmission line located in County Road 245 along the south property line of the project.
Again, we anticipate extending service from County Road 245 into the project.
U.S. West provides telephone service to residents in this area. Again, U.S. West has a main line
located in County Road 245. We anticipate extending service from this main line into the project.
• •
March 27, 1994
Mr. Kent Jolly
Page 2
Finally, TCI Cablevision provides cable r.elevision service to residents in this area. They have an
overhead distribution line located along County Road 245 and we anticipate extending service from
County Road 245 into the project.
The project is intended to be served by a single 20 foot wide access, accessing from County Road 245
into the project ending at a cul-de-sac. The cul-de-sac will be of sufficient diameter to allow
accessibility for emergency vehicles. This 20 foot wide access will be the only item that will provide
an interruption to the existing drainage patterns. Generally, the patterns provide for sheet flow from
a north to south direction across the site. The upper bench of the site consists of an intermixed
disbursement of dense Juniper and Pinon with sage brush and native grasses. Along the south edge
of the property and the west edge of the property, the slopes become steeper and will most likely be
utilized as open space. Minor drainage paths are seen to traverse the site but do not constitute any
major drainage flows. Drainage is intended to be controlled along the road with road side borrow
ditches and with culverting as necessary. To the furthest extent possible, the natural drainage patterns
will be accommodated. Along the upper (or off site) portion of the property, an irrigation ditch which
serves Castle Valley Ranch exists to intercept drainage and direct it easterly of the property.
Accordingly, along the southern portion of the upper bench, another drainage ditch which also serves
Castle Valley Ranch traverses the site from west to east. Other than providing culverting to cross this
irrigation ditch, no special features of construction will be required. At the intersection of the access
road to the project and County Road 245, it is intended to direct drainage from the borrow ditches to
the adjacent culverts already utilized by this property for transmission of runoff past County Road 245.
At that point, all drainage will be re-established to its natural condition.
Finally, no mapped floodplains exist on site nor is the site tributary to avalanche or landslide areas. We
understand that you have rendered the services of a Geologist to further expand discussions on these
natural hazards.
Upon your receipt of this report, if you have any questions or comments, please don't hesitate to call.
Sincerely,
SCHMUESER GORDON MEYER, INC.
1
Je f; j y •J Simonson, P.E.
JSS/ja901 31 B
sae
Zq.swam
SCHMUESER GORDON MEYER, INC
Board
toss Talbott - Chairman
Villiam Montover
:ean Mello
Com Voight
;orlon Witzke
• •
Burning Mountains
Fire Protection District
Box 236
Silt, CO 81652
Don Zordel - Chief
Stu Cerise - Assist. Chief
,‘-c ti 2
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