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HomeMy WebLinkAbout3.0 BOCC Staff Report 09.28.1994MEMORANDUM TO: BOARD OF COUNTY COMMISSIONERS FROM: Dave Michaelson, Planning Department RE: River Ridge PUD Preliminary Plan, Continued Public Hearing DATE: September 28, 1994 On June 20th, 1994, the Board of County Commissioners continued the public hearing for the River Ridge PUD, to resolve the following issues: • Approval of the water supply by the State Engineer' Office; • Resolution of issues raised by the Glenwood Springs Department of Emergency Services regarding on-site water storage. I. Water Supply Judy Sappington, Water Resources Engineer for the State Engineer's Office, has approved the proposed water supply, based on conversations with John Schenk and County Staff (see August 2, 1994 letter on pages 3-`-I ). In short, 6 dwellings are covered under the Green Mountain Historic User's Pool. An existing West Divide contract will serve the additional two units. H. Fire Protection Issues Jack Jones, Assistant Chief, Glenwood Springs Department of Emergency Services, had suggested a number of mitigation measures, including 60,000 gallons of on-site storage (see January 27, 1994 letter on pages S -(v ). The applicant has reached verbal agreements with the Westbank Homeowner's Association which would require up -grading of existing facilities associated with Westbank Ranch. John Schenk will summarize the arrangement for the Board, and staff suggests that a letter of approval frommergency Services be a condition of approval. III. Suggested Conditions of Approval On June 6th, 1994, the Board of County Commissioners, Planning Staff and the applicant agreed on a series of conditions. These agreements, as well as revisions based on resolution of water supply and fire protection issues, are summarized below: 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 and shall be incorporated in accordance with the requirements of Colorado Revised Statutes. The Homeowner's Association shall be responsible for the all water rights and infrastructure and for 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 final plat. 4. All new utilities shall be placed underground. 5. All cut slopes created during construction shall be revegetated with native grasses using certified weed -free seed. 6. The applicants shall pay $200 per lot in school impact fees prior to approval of the final plat. 7. 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. The Final Plat shall depict a supplemental setback, consistent with the recommendations of Nick Lampiris, Consulting Geologist (letter dated February 10, 1994) and Tim Beck, Principal Engineer (letter dated July 15th, 1994). 9. Control of noxious weeds is the responsibility of the property owner. 10. No open hearth fire places will allowed within the 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 wood -burning stove as defined by C.R.S. 25-7-401, et. sea. and the regulations promulgated thereunder. 11. Prior to the signing of a Final Plat, the applicant shall submit written approval from the Glenwood Springs Department of Emergency Services regarding a pending agreement with Westbank Ranch regarding on-site water storage for fire protection purposes. SPAP goTE.'IJlts s 51/'' 12. The following plat notes shall appear on the Final Plat: 1. Engineered foundations will be required for all residential structures within the PUD. 2. Soil conditions on the site MAY require an engineered ISDS. Site specific percolation tests shall determine specific ISDS requirements on each lot. The covenants shall contain language limiting dogs to one per lot, and have provisions for enforcing kenneling requirements. �Z�V 1=\til Ate( P Ekz_y,\ �� f�M fir- Zo CL -RD Ft Na -t_ 2 • • STATE OF COLORADO OFFICE OF THE STATE ENGINEER Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room 818 Denver, Colorado 80203 Phone (303) 866-3581 FAX (303) 866-3589 August 2, 1994 Mr. Dave Michaelson, Planner Garfield County Building and Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: River Ridge P.U.D Preliminary Plan Sections 1 & 2, T7S and Sections 35 & 36, T6S, R89W, 6th P.M. Water Division 5, Water District 38 Dear Dave: Roy Romer Governor lames S. Lochhead Executive Director Hal D. Simpson State Engineer This letter is intended to clarify the State Engineer's position regarding the water supply for the proposed River Ridge PUD. In review, the plan is to subdivide 8.003 acres into eight single family dwellings. The proposed source of water is from two existing wells - the Owens Domestic Well No. 1, decreed absolute in W-1299 and the Owens Domestic and Irrigation Well No. 1, decreed absolute in W-1300 - and 1.0 acre-feet contracted with the West Divide Water Conservancy District. Garfield County confirmed the existence of six dwelling units which were historically served from these two wells. According to the applicant's attorney, John Schenk, the additional two single family units should be covered by Green Mountain Historic User's Pool due to the total flow rate, 0.122 cfs, for domestic uses being decreed absolute. It is the State Engineer's opinion that cnly the six dwelling units are covered and the depletions from the two additional units must be augmented. Although the flow rates and uses were decreed absolute, only the historic depletions felt by the river system are covered by the Historic User's Pool. Both Case W-1299 and W-1300 allow water supplies for the historic use of the wells whose depletions may be covered by Green Mountain. If the applicant intends to expand the use of these wells, a change case before the Water Court is necessary. The West Divide contract can be a valid augmentation source for the depletions from the two single family dwellings. 3 • • Mr. Dave Michaelson August 2, 1994 Page 2 Should you have further questions or comments regarding the water supply for this project, please contact me at the above address. Sincerely, Vit! y T. appington ter sources Engineer cc: Orlyn Bell, Division Engineer Joe Bergquist, Water Commissioner John Schenk, Schenk, Kerst & deWinter, P.C., 302 Eighth Street, Suite 310, Glenwood Springs, CO 81601 . river2.sub LJ • 0 DEPARTMENT OF EMERGENCY SERVICES EMS • FIRE • RESCUE January 27, 1994 f Dave Michaelson GARFIELD COUNTY BUILDING AND PLANNING 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Dave: \1_, i'r)AN 2 8 i';94 11 I have just completed the preliminary plan review submitted for the River Ridge P.U.D. The following is a list of requirements that will need to be approved before approval from our department and the Carbondale Fire District (This development is split between both fire districts). 1. Access - The proposed road is shown to have a 16' roadway with 2' shoulders on each side. The Uniform Fire Code, Section 10.204(a) requires a minimum of 20' for access roadways. The proposed road would be acceptable to us as long as the road is an all weather surface and be able to sustain the weight of fire apparatus (56,000 lbs.) The shoulders of the road would have to meet the above specifications in order to give us a 20' fire access. The shoulders would also have to remain clear of all snow and parked cars. 2. The road grade does not pose a problem and the proposed turn -a -round meets the requirements of dead end roadways as long as parking in the area is not allowed. 3. Nothing on the plan or submittals address water supply for fire fighting. The Uniform Fire Code (Section 10.401) requires water supply to all buildings constructed (over two dwellings). We will require that an engineered water system be developed which will include the following: A. Minimum of 60,000 gallons of on-site storage for fire fighting. Any domestic water requirements will be above and beyond the required fire flow storage. 806 Cooper Avenue • Glenwood Springs, Colorado 81601 • (303) 945-2575 • FAX (303) 945-2597 Letter to Mr. Michaelson January 27, 1994 Page Two B. A minimum of 6" water line pipe is required to supply fire flows through fire hydrants. The proposed 4" pipe is not acceptable. C. Fire hydrants are required with the above pipe sizes and are to be spaced every 500' for residential developments (See our department for proper hydrant locations). D. Be advised that the engineered water system must be capable of supplying 500 gallons per minute at 20 PSI residual pressure minimum for 2 hours. E. Plans for the engineered water system must be submitted to our office for approval before any work is done. Specifications for acceptable piping is available at our office. 4. Premises identification - Per Section 10.301(a) of the 1991 U.F.C., approved numbers or addresses shall be placed on all new buildings to be plainly seen from the street fronting the property. Said numbers shall contrast with their background. I have discussed these requirements with Carbondale Fire Chief Ron Leach, and he concurs that the above items will need to be addressed before our approval is granted. If you have any questions about these requirements, please contact me at City Hall, 945-2575 or 945-4942. Sincerely, Jack ones, Assistant Chief, Glenwood Springs Department of Emergency Services JJ:kng cc: Ron Leach File Co SM� FIRE PROTECTION AND EMERGENCY WATER AGREEMENT THIS AGREEMENT, made and entered into this 1 �( day of <3 G++ be v-- , 1994, by and between WESTBANK RANCH HOMEOWNERS' ASSOCIATION, a Colorado nonprofit corporation, (hereinafter referred to as "Westbank"), and RIVER RIDGE HOMEOWNERS ASSOCIATION, a Colorado nonprofit corporation, (hereinafter referred to as "River Ridge"), WITNESSETH: WHEREAS, Westbank is the owner of a domestic water system, including wells, storage and distribution lines, (hereinafter referred to as the "Westbank Water System"), which system serves the Westbank Ranch Subdivision, Filings #1, #2 and #3, located in the County of Garfield, State of Colorado; and 'WHEREAS, River Ridge is the owner of a domestic water system, including wells and distribution lines, (hereinafter referred to as the "River Ridge Water System"), which subdivision is known as River Ridge P.U.D. and lies immediately adjacent to Westbank Ranch Subdivision, Filing #3; and WHEREAS, River Ridge must provide adequate water storage for fire protection purposes, which storage is available in the Westbank Water System; and WHEREAS, River Ridge is the owner of two (2) water wells located on the River Ridge P.U.D. capable of providing domestic water service to the River Ridge P.U.D. and also capable of providing emergency water service to Westbank should the need arise; and WHEREAS, Westbank has agreed to provide River Ridge the right to use the Westbank Water System for fire protection services to the River Ridge P.U.D. pursuant to the terms set forth below. NOW, THEREFORE, for and in consideration of the covenants and agreements herein contained, the sufficiency of which is hereby acknowledged, the parties hereto do hereby agree as follows: 1. Connection for Fire Protection. Westbank hereby grants River Ridge the right to connect two fire hydrants to the Westbank Water System at a location adjacent to Lot 19, Filing #3, in the right-of-way known as Meadow Lane. Such connection, including all excavating, piping, valves, and connectors will be accomplished by the developer of River Ridge at the sole cost and expense of the developer of River Ridge in a good and workmanlike manner. Prior to the commencement of such work, River Ridge will provide engineering plans in sufficient detail, and obtain Westbank's prior written approval, which approval shall not be unreasonably withheld or delayed. Said work shall be subject to reasonable inspection rights of Westbank. It is agreed that such connection and all water used from said line shall be used exclusively for fire protection and suppression purposes and not for domestic, irrigation, agricultural or other purposes. In the event of actual use of water for fire suppression, River Ridge shall pay reasonable compensation to Westbank for such use. A future connection valve will be left in the line at the direction of Westbank to connect into the River Ridge Domestic ►hcl�dir� loco.4,0.1.? of laci (Cites a..id eg3�¢.*,e, 45) H:ufrvSIMaTurt Am 1 DEPARTMENT OF EMERGENCY SERVICES January 27, 1994 Dave Michaelson GARFIELD COUNTY BUILDING AND PLANNING 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Dave: EMS • FIRE • RESCUE I have just completed the preliminary plan review submitted for the River Ridge P.U.D. The following is a list of requirements that will need to be approved before approval from our department and the Carbondale Fire District (This development is split between both fire districts). 1. Access - The proposed road is shown to have a 16' roadway with 2' shoulders on each side. The Uniform Fire Code, Section 10.204(a) requires a minimum of 20' for access roadways. The proposed road would be acceptable to us as long as the road is an all weather surface and be able to sustain the weight of fire apparatus (56,000 lbs.) The shoulders of the road would have to meet the above specifications in order to give us a 20' fire access. The shoulders would also have to remain clear of all snow and parked cars. 2. The road grade does not pose a problem and the proposed turn -a -round meets the requirements of dead end roadways as long as parking in the area is not allowed. 3. Nothing on the plan or submittals address water supply for fire fighting. The Uniform Fire Code (Section 10.401) requires water supply to all buildings constructed (over two dwellings). We will require that an engineered water system be developed which will include the following: A. Minimum of 60,000 gallons of on-site storage for fire fighting. Any domestic water requirements will be above and beyond the required fire flow storage. 806 Cooper Avenue • Glenwood Springs, Colorado 81601 • (303) 945-2575 • FAX (303) 945-2597 Letter to Mr. Michaelson January 27, 1994 Page Two B. A minimum of 6" water line pipe is required to supply fire flows through fire hydrants. The proposed 4" pipe is not acceptable. C. Fire hydrants are required with the above pipe sizes and are to be spaced every 500' for residential developments (See our department for proper hydrant locations). D. Be advised that the engineered water system must be capable of supplying 500 gallons per minute at 20 PSI residual pressure minimum for 2 hours. E. Plans for the engineered water system must be submitted to our office for approval before any work is done. Specifications for acceptable piping is available at our office. 4. Premises identification - Per Section 10.301(a) of the 1991 U.F.C., approved numbers or addresses shall be placed on all new buildings to be plainly seen from the street fronting the property. Said numbers shall contrast with their background. I have discussed these requirements with Carbondale Fire Chief Ron Leach, and he concurs that the above items will need to be addressed before our approval is granted. If you have any questions about these requirements, please contact me at City Hall, 945-2575 or 945-4942. /Jack ones, Assistant Chief, Glenwood Springs Department of Emergency Services JJ:kng cc: Ron Leach File • • STATE OF COLORADO OFFICE OF THE STATE ENGINEER Division of Water Resources .o>, cow Department of Natural Resources ye 1313 Sherman Street, Room 818 Denver, Colorado 80203 Phone (303) 866-3581 FAX (303) 866-3589 August 2, 1994 Mr. Dave Michaelson, Planner Garfield County Building and Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: River Ridge P.U.D Preliminary Plan Sections 1 & 2, T7S and Sections 35 & 36, T6S, R89W, 6th P.M. Water Division 5, Water District 38 Dear Dave: Roy Romer Governor lames S. Lochhead Executive Director Hal D. Simpson State Engineer This letter is intended to clarify the State Engineer's position regarding the water supply for the proposed River Ridge PUD. In review, the plan is to subdivide 8.003 acres into eight single family dwellings. The proposed source of water is from two existing wells - the Owens Domestic Well No. 1, decreed absolute in W-1299 and the Owens Domestic and Irrigation Well No. 1, decreed absolute in W-1300 - and 1.0 acre-feet contracted with the West Divide Water Conservancy District. Garfield County confirmed the existence of six dwelling units which were historically served from these two wells. According to the applicant's attorney, John Schenk, the additional two single family units should be covered by Green Mountain Historic User's Pool due to the total flow rate, 0.122 cfs, for domestic 1vee being decreed absolute. It is the State Engineer's opinion that only the six dWVliing units are covered and the depletions from the two additional units must be augmented. Although the flow rates and uses were decreed absolute, only the historic depletions felt by the river system are covered by the Historic User's Pool. Both Case W-1299 and W-1300 allow water supplies for the historic use of the wells whose depletions may be covered by Green Mountain. If the applicant intends to expand the use of these wells, a change case before the Water Court is necessary. The West Divide contract can be a valid augmentation source for the depletions from the two single family dwellings. i • Mr. Dave Michaelson August 2, 1994 Page 2 Should you have further questions or comments regarding the water supply for this project, please contact me at the above address. Sincerely, T. appington ter R sources Engineer cc: Orlyn Bell, Division Engineer Joe Bergquist, Water Commissioner John Schenk, Schenk, Kerst & deWinter, P.C., 302 Eighth Street, Suite 310, Glenwood Springs, CO 81601 river2.sub