Loading...
HomeMy WebLinkAbout07.0 DD Staff Report 08.14.2017Mountain Shadows Place Minor Subdivision - Exhibits Administrative Review (File MISA-05-17-8547) Applicant is Western Slope Welding, LLC August 14, 2017 Exhibit Number Exhibit Description 1 Public Hearing Notice Information Form 2 Receipts from Mailing Notice 3 Garfield County Land Use and Development Code of 2013, as amended 4 Garfield County Comprehensive Plan of 2030 5 Application 6 Staff Report 7 Referral Comments from Colorado Parks and Wildlife (dated July 26, 2017) 8 Referral Comments from Garfield County Road and Bridge (dated July 24, 2017) 9 Referral Comments from Colorado Department of Public Health and Environment (dated August 1, 2017) 10 Referral Comments from the City of Glenwood Springs (dated August 8, 2017 11 Referral Comments from the Garfield County Surveyor (dated August 8, 2017 12 Referral Comments from Mountain Cross Engineering (dated August 9, 2017) Referral Comments from Glenwood Spring Fire Department (dated August 13, 2017) 13 14 Referral Comments from Garfield County Public Health (dated August 14, 2017) 15 Letter from Tesia Zuba (dated August 11, 2017) _ 16 Referral Comments from Colorado Geological Survey (dated August 17, 2017) Mountain Shadow Place Minor Subdivision MISA-05-17-8547 August 14, 2017 DP PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW Administrative Review — Minor Subdivision APPLICANT (OWNER) Western Slope Welding, LLC REPRESENTATIVE David Rasmussen LOCATION The property is located directly west of Western Hills Subdivision and northwest of the City of Glenwood Springs with access off a private roadway and Mountain Shadows Drive. LEGAL DESCRIPTION REQUEST WATER/SANITATION ZONING Section: 34 Township: 5 Range: 89 TR IN SWSESW on a property known by Assessor's Parcel No. 211934300006. Subdivision of a 0.833 acre parcel into three parcels. City of Glenwood Springs / West Glenwood Springs Sanitation District Residential Urban COMPREHENSIVE PLAN Urban Growth Area — City of Glenwood Springs I. DESCRIPTION OF THE PROPOSAL An Administrative application was submitted for a Minor Subdivision, with a request to subdivide an existing 0.833 acre parcel owned by Western Slope Welding, LLC into three parcels. The Applicant's request is to create three new Tots from the existing 0.833 acre parcel that is located adjacent to Western Hills Subdivision and northwest of the City of Glenwood Springs. Access to the parcel is off Mountain Shadows Drive and a private access road. The proposal is to divide the 0.833 acre parcel into a 0.346 acre parcel (Lot 1), a 0.172 acre parcel (Lot 2), and a 0.315 acre parcel (Lot 3). Domestic water for all Lots is proposed to be served by the City of Glenwood Springs. Wastewater is to be served by the West Glenwood Springs Sanitation District. II. DESCRIPTION OF THE SITE The Applicant has provided the following description of the site. The site is a 0.83 acres undeveloped parcel. The parcel is located south of Mountain Shadows Drive, adjacent to the Western Hills Subdivision's western boundary and to the east of Chalet Village. The parcel is legally accessible to the north by a right of way easement that is a direct extension of Mountain Shadows Drive. The county owned portion of Mountain Shadows Drive ends at the western boundary line of the Western Hills Subdivision. The aforementioned access easement was dedicated to use as a right of way for the Applicant parcel and also services all Chalet Village properties and the Starr property directly north of the easement. This parcel slopes from north to the south, with the steepest part being a narrow section at the very north of the property then easing into a gentler grade on the southern end of the parcel. The northern property line of the parcel is about 35 feet higher than the southern property line. The north and northwestern areas of the parcel contain slopes of approximately 15-25% grade. The remainder of the parcel contains slopes of 1-15% grade generally sloping to the south. There is an irrigation ditch on the southernmost part of the parcel that is owned by Reynolds and Cain Ditch Company. The parcel is mostly void of vegetation. There are some trees located along the western boundary of the parcel. There is currently an access drive that exits by way of the northwestern boundary; this will reconstructed as part of the subdivision improvements. All access to necessary utilities are located on or around the parcel. A sewer line belonging to the West Glenwood Sanitation District runs along the western and southern edges of the parcel. The City of Glenwood has a water main located under Mountain Shadow Road north of the parcel. Black Hills Energy has a gas main located under Mountain Shadow Road north of the parcel. The City of Glenwood Electrical System has electrical lines by the southeast corner of the parcel. 2 Vicinity Map Mitchell Creek Subject Parcel Mountain Shadow Drive 3 Aerial View of Subject Property 4 „Al." USE -c•Pi PNAL PLA, MOUNTAIN SHADOW SUBDIVISION BEING SITUATED IN SEXSWIS of SECTION 34, TO SOUTH, RANGE 89 WEST, 6TH P.M. COUNTY OF GARFIELD, STATF OF COLORADO. Yliff, 3 Of •,•1.10.-• • !Apr 5 J trio st°44944,041 ,apf Korataw.i., NT6I g In4 • ^=1.-.E LJ - 112 ` : 1 I ; SOPRIS ENGINEERING - LLC 502 PAAIIN STREET SUITE 43 C.ARBONOALE COLORADO 51623 53 LO. WESTERN HiLL_S 6011.0.90N1 • • LEGEND Pa•••••••41••••, v. IT, ,•••••••[ Ps?, •:••• La P•••1•.11V.CALUTI 11....2.1+1 0dflIa.. NORTH . < . . III. WAIVER REQUESTS FROM STANDARDS The Applicant has requested a Waiver from the following Sections. A discussion on this request is described further in this Report. - Section 7-207(F)(1), Slope Development - Section 7-107(F), Roadway Standards (Minimum Radius and Right of Way Width) IV. AUTHORITY — APPLICABLE REGULATIONS A. Section 5-301 of the Land Use and Development Code (LUDC), designates the division of land that creates no more than 3 parcels, is served by a private well or water supply entity and does not require the extension, construction, or improvement of a County right-of-way, as requiring Administrative Review. B. Section 4-103 of the LUDC sets forth the Administrative Review Procedures by which the current Application is being considered. C. Article 7 of the LUDC sets forth General approval standards in Division 1, General Resource Protection Standards in Division 2 and Site Planning and Development Standards in Division 3. Minor Subdivisions are also subject to Section 5-301(C) and 5-402(F). The standards are addressed in the Application submittals and in the Staff Analysis section of the Staff Report. V. PUBLIC AND REFERRAL COMMENTS The Applicant has provided documentation that all required notice mailings have been completed in accordance with the LUDC. One written public comment letter has been received (See Exhibit 15). Referral Comments received on the Application are attached as Exhibits and summarized below: A. Garfield County Consulting Engineer, Mountain Cross Engineering (See Exhibit 12): The following comments were submitted. • The Fire Marshal should review the turning movements and provide final approval. The minimum fire truck turning radius is listed as larger than the radii that is shown on the plans. • The Applicant should discuss if the proposed access road IS intended to provide access/connection to the neighboring property to the west of the proposed development. • The Applicant should discuss how the two parking spaces to the north of the drive will be reserved for Lot 3, as proposed. • The Applicant should discuss how the driveway wall be maintained during the winter. The 10% grades of two switchbacks could make this road impassable during winter conditions. Guard -railing may be warranted. The Applicant should provide further information. 6 • The Applicant should provide more information on the roadway surface that is planned. Gravel would not withstand 10% slopes. • The Applicant shows 16' wide roadway surface (two 8' lanes). The Fire Marshal seems to require 20' wide in their email. The Applicant should clarify. • The discussion on the detention pond seems to state that restriction of flows is impractical and only volume would be provided. This is agreed for the 2 -year storm. The engineer for the Applicant should evaluate this statement for applicability for the 25 -year storm. Restrictions of developed flows for larger storms may be more practical. • There are other public improvements proposed than are listed in the Engineers Estimate. This should be revised to include such items as storm drainage, road construction, and erosion control. B. Garfield County Road and Bridge (See Exhibit 8): The following comments were submitted. • "Garfield County Road & Bridge has reviewed this application. The proposed project is using a shared private access easement at the end of Mountain Shadows Drive. Road & Bridge have no concerns with this access." C. Colorado Department of Public Health and Environment (CDPHE) (See Exhibit 9): The following comments were submitted. • "The Colorado Department of Public Health and Environment has no comment on the Mountain Shadows Place Minor Subdivision File No. MISA-05-17-8547. However, we do recommend that the contractor comply with all state and federal environmental rules and regulations. This may require obtaining a permit for certain regulated activities before emitting or discharging a pollutant into the air or water, dispose of hazardous waste or engaging in certain regulated activities." D. Colorado Parks and Wildlife (See Exhibit 7): The following comments were submitted. • "Colorado Parks and Wildlife (CPW) has reviewed the application materials for the subdivision of a 0.833 acre parcel located on Mountain Shadow Drive in West Glenwood Springs. This parcel is surrounded by existing residential developments and wildlife impacts resulting from the proposed activity are anticipated to be negligible. However, CPW does consider this a high bear activity area and suggests that any new developments utilize all measures to eliminate bear attractants and reduce human -bear conflicts. Recommendations from CPW include the following: 1. Require new residents to use bear -proof trash containers, or create a bear - proof centralized trash pick-up location. 2. Encourage new residents to follow "bear aware" practices including: feeding pets indoors and storing pet food indoors, cleaning BBQ grills after use, removing 7 bird feeders during summer months and/or at night, only placing trash out on morning of pick-up, not composting food waste outside, etc. 3. Prohibit fruit, berry, and nut producing trees and shrubs from landscaping plans. Eliminating attractants and being "bear aware" is imperative for reducing conflicts and avoiding habituation of bears to urban environments." E. Colorado Geological Survey (CGS) (See Exhibit 16): CGS provided the following comments: Colorado Geological Survey has reviewed the Mountain Shadow Place minor subdivision referral. I understand the applicant proposes three residential lots on 0.83 acre located west of 388 Mountain Shadow Drive. No geologic or geotechnical information was included with the available referral documents. A Master Drainage Report for Mountain Shadow Subdivision (Sopris Engineering, LLC, May 17, 2017) includes NRCS Soil Survey information, but soil survey data is considered valid for only the uppermost five feet below the ground surface. CGS visited the site on August 1, 2017. We did not observe any surface conditions that would preclude the proposed residential use and density. According to available geologic mapping, the site is underlain by geologically young debris fan deposits that have accumulated at the base of the slopes to the north and northwest. The slopes are not large, and the site appears to be located a sufficient distance from the base of the slopes that a debris flow hazard analysis is not required. CGS therefore has no objection to approval of the three -lot subdivision as proposed. However, we have several comments: Hydrocompaction and subsidence due to dissolution of gypsiferous material. The site soils are derived from and underlain by, at an unknown depth, Eagle Valley Evaporite containing the soluble minerals gypsum, anhydrite, and halite. The surficial debris fan deposits are likely to be loose, low density, low strength, and hydrocompactive, meaning they can lose strength, settle, compress, or collapse under loading and/or when water infiltrates the soils. Thick columns of compressible or collapsible soils can result in very significant settlement and structural damage. Sinkholes, subsidence, ground deformation and settlement due to collapse of solution cavities and voids are active processes in the Roaring Fork Valley, and are an unpredictable risk that should not be ignored. 8 ❑ Lot -specific geotechnical investigations consisting of drilling, sampling, lab testing and analysis will be needed, once building locations have been identified, to: determine the thickness and extent to which the soils beneath each proposed structure are subject to settlement or collapse under loading and/or wetting; characterize soil and bedrock engineering properties such as density, strength, water content, swell/consolidation potential and bearing capacity; determine depths to groundwater, bedrock, and any impermeable layers that might lead to development of a perched water condition; determine the feasibility of full -depth basements, if planned; and provide earthwork, foundation, floor system, subsurface drainage, and pavement recommendations for design purposes. It is imperative that grading, surface drainage, and subsurface drainage are correctly designed, constructed and maintained to prevent wetting of potentially collapsible and expansive soils surrounding foundation elements. ❑ If conditions indicative of subsidence or sinkhole formation are encountered during site investigations or construction, an alternative building site should be considered or the feasibility of mitigation alternatives should be evaluated. ❑ Techniques such as engineered, rigid foundation design, geotextile ground reinforcement, and/or strain isolation trenches should be considered to reduce subsidence -related risks. ❑ Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction. F. Glenwood Springs Fire Protection District (See Exhibit 13): The Fire District provided the following comments: • The Fire engine turn around needs to be reviewed with the engineer. • The road may work if reduced below the preferred two 10' wide lanes as long as it is 18' wide with a 1' gravel shoulder on each side. • Road needs to be all-weather. Gravel will not hold up as an all- weather road with a 10% grade. • The grade of the road needs further review. • Fire sprinklers will be required because of the road grade and limited water flow in the area. 9 G. City of Glenwood Springs (See Exhibit 10): The City of Glenwood Springs referred to their Can and Will Serve Letter for water service to the parcels and indicated that they have not further comments on this development. H. Garfield County Surveyor (See Exhibit 11): The Garfield County Survey provided the following comment: "Please include the annotated distance from the Southeast corner of Lot Two to the nearest property corner." I. Garfield County Public Health (See Exhibit 14): The Garfield County Public Health Department provided the following comments: I have reviewed the application for the Mountain Shadows Subdivision in Glenwood Springs and did not identify any environmental health concerns to recommend as conditions of approval as the site has adequate water and sewer plans in place and has also addressed storm water runoff from the property. However, there are a few items our office would like to suggest with regards to residential developments: - Homes constructed on the subdivided lots should be constructed using radon resistant new construction (RRNC) standards. Radon is very prevalent in Glenwood Springs, with nearly half of homes at levels above the "action limit" of 4 picocuries per liter of air (pCi/L). New construction standards make radon mitigation much easier than retroactively doing the work on an existing home. See the EPA website for more information. - Despite the low runoff potential from the properties, potentially hazardous materials such as paints, oils, pesticides, or fertilizers should be stored properly to prevent them from entering groundwater supplies. J. Email from Tesia Zuba (See Exhibit 15). Concerns regarding traffic volumes and vehicle speeds on Ponderosa Drive. Comments have not been received from the following agencies and departments: Garfield County Vegetation Management, and CDPHE. 10 VI. STAFF ANALYSIS Article 7, Division 1: General Standards 1. Section 7-101: Compliance with Zone District Use Regulations The development on the property is in general conformance with the dimensional standards for the Residential Urban zone district. The minimum lot size in the Residential Urban zone district is 7500 Sq. Ft. while the smallest lot proposed is 7504 Sq. Ft. The Applicant has provided the following explanation and points of discussion regarding zoning compatibility. The site is located in the County's Residential Urban "RU" District. The proposed subdivision is in compliance with the Zone District, lot and building requirements, intent statement, use and general restrictions and measurements contained in Article 3 (Zoning) of the LUDC. Buildings for each of the lots have not been designed as of this time but our intention is the build modular homes constructed off site that meet Garfield County's building code standards. Any construction would take place within the building setbacks shown on the site plan. The lot areas were chosen for their relatively flat nature. The proposed plat and site planning document verify compliance with the Zone District Use Regulations and Article 3. It is worth nothing that a strip of land 6.94' feet wide has been identified as not being owned as a result of a past surveying error. To correct the gap, it is understood that the process could take up to several years to correct. As a result, the subdivision has been designed with the boundary on the west side of this gap area and it is not considered a part of the development. Should the property owner work through the process to determine ownership of this gap, then the development will remain in compliance with the Standards in Article 3. 2. Section 7-102: Conformance with Comprehensive Plan and compliance with IGAs Garfield County has an Intergovernmental Agreement (IGA) for Development Review with the City of Glenwood Springs as signed on May 7th, 2001 (Reception number 580572). This IGA designates this development as an "Other Development Application". The subject parcel is approximately 230 feet from the City of Glenwood Springs boundary at the nearest point. Consistent with the IGA, County staff referred this application to the City who indicated that they have no comments on the application aside from those expressed in the can and will serve letter for connections to City water. The Comprehensive Plan 2030 designates the site as Urban Growth Area as it is within the City of Glenwood Springs Urban Growth Boundary. Excerpts from the Land Use 11 Description Section Chapter 2 and Chapter 3 - Section 1, Urban Growth Areas and Intergovernmental Coordination, as well as the City of Glenwood Springs Comprehensive Plan are provided below. Garfield County Comprehensive Plan of 2030 Chapter 2 — Growth in Urban Growth Areas The Plan recognizes the need for existing municipalities to be able to gradually expand into immediately surrounding areas. The county supports and encourages orderly expansion of existing communities. This Plan recognizes existing municipal plans and strongly supports and encourages infill and redevelopment of existing communities. These growth areas are the preferred locations in Garfield County for growth that require urban level services. They are also the preferred locations for commercial and employment uses that can take advantage of supporting infrastructure and a close by client base that reduces travel demands. The most effective way to encourage growth in designated and planned UGAs will be by ensuring the following: i. Each municipality's plan for its UGA is incorporated into the Garfield County Comprehensive Plan. ii. Urban developments in the UGAs are encouraged to annex into the respective municipality. iii. If there is a public benefit to allowing development within a UGA prior to annexation, the County and municipality will cooperatively endeavor to facilitate such development through such means as: 1. County zoning in the UGAs adjusted to a close approximation of the municipality's plans. 2. Development in the UGA is required to obtain a local review with comment (not approval) before submitting for county review. 3. A procedure for municipal/county review and recommendation to the Board of County Commissioners will be developed in an /GA with each community. 4. Each community is expected to extend services and infrastructure to development in the UGA that substantially complies with their plan for the UGA (landowners and the respective municipality are strongly encouraged to enter into pre -annexation agreements that provide 12 commitments with respect to extensions of services and infrastructure, densities, etc.). Section 1 - Urban Growth Areas and Intergovernmental Coordination Garfield County has worked with municipalities to direct development to UGAs where public services and infrastructure are provided in an efficient and cost-effective manner. Intergovernmental cooperation between municipalities and other public agencies has demonstrated successful collaboration and has resulted in the creation of new partnerships and collaborative efforts on behalf of the residents of the county. Policies: 1. Within defined UGAs, the County Comprehensive Plan, land use code revisions, and individual projects, will be consistent with local municipal land use plans and policies. 2. Projects proposed adjacent to local municipalities requiring urban services will be encouraged to annex into the affected jurisdiction if contiguity exists. 3. Development in an UGA will have land use and street patterns that are compatible with the affected municipality. 4. Within a locally planned UGA, development Applicants will be required to obtain project review comments from the local community prior to submitting for county review. The process should be defined in an executed IGA. City of Glenwood Springs Comprehensive Plan of 2011 Urban Growth Boundary (UGB) The Urban Growth Boundary represents an area that can support urban - level development. Urban development is characterized by densities typical of urbanized areas and by the types of services required to support that development such as water, wastewater, roads, police and emergency services, and other similar services. It also represents an area of future annexation. Although this area lies outside of the city and is subject to Garfield County land use requirements, according to the Garfield County Comprehensive Plan, development and land use within the Urban Growth Boundary should be consistent with the future land use objectives of the municipality. Both the Garfield County and Glenwood Springs Comprehensive Plans recommend entering into Intergovernmental Agreements to assure mutually acceptable land use and development within the Urban Growth Boundary and to determine a process by which land use proposals will be evaluated by both 13 jurisdictions. The Urban Growth Boundary has been determined using the following criteria: • Ability of the City to provide adequate infrastructure, particularly water service, to new development without placing undue burdens on the City's ability to meet current municipal demands while maintaining adequate levels of service. • Areas where there would be a public benefit for the City to manage growth, giving consideration to visual impacts, economic impacts and benefits, open space and environmental benefits, and impacts on schools and other public facilities. • Areas which, if annexed to the City, would simplify the city limits and provide unity of services. • Location of existing topographical features which serve as opportunities or constraints to development. Low Density Residential Low Density Residential is a designation for land that is outside of the city limits but within the urban growth area. This designation consists of single-family residential development that is intended to maintain a rural character. Appropriate development densities will be determined by, among other things, current land uses, topographic constraints, existing and future utility connections, and existing road networks. Land Uses Outside City Limits but within the Urban Growth Area Future land use designations have been applied to properties within the Urban Growth Area. It is intended that these properties within the Urban Growth Boundary be annexed into the city at some point in the future. Among other things, these future land use designations take into account current uses, topographic constraints, existing/future utility connections, existing road networks, and land uses on adjacent properties. Values and Vision for Economic Development Despite a decent level of diversification in the Glenwood economy, the region surrounding the city is greatly influenced by the mining, oil and gas, and construction -related industries. The influence that these industries have on the region makes Glenwood Springs susceptible to the associated boom and bust economic cycles that are typical of western Colorado. Therefore, the City must work to further diversify its economy in order to minimize the impacts of boom and bust cycles. 14 While taking steps to continue diversifying the economy, the City should focus efforts on attracting high -paying jobs to help offset the abundance of low-paying jobs associated with the robust tourism and service industry. Community Goals Supported by Economic Development • Maintain Glenwood's role as a regional center Policies to Enhance Economic Development • The City should encourage the development of a well-trained workforce. • The City should continue to make improvements that enhance the community's quality of life and that make Glenwood Springs a place that is attractive for new businesses and their employees. • The City should actively pursue businesses and industries whose operations and products are compatible with the Glenwood Springs vision. Strategies and Actions to Promote Economic Development Attract Diverse Businesses and Industries - The City should diversify the economy in at least three major ways: creating a community where employers/employees want to live, creating opportunity for new and expanding local businesses, and actively seeking targeted businesses. Ensure an Attractive Community - Good jobs are provided by good employers. Good employers will locate in communities where they and their employees will want to and can afford to live. Allocate Adequate Land - Adequate land for new industries and businesses is limited within city limits. However, what is available will need to be zoned to allow a business easy development. The City should consider revising the zoning code to allow for more flexibility of uses for a structure or site in order to better respond to the industrial and commercial real estate market. An adequate supply of attractive and accessible office space for professionals is also important. The City should consider adaptive reuse of structures and land availability prior to contacting targeted businesses. For new office and retail opportunities, the City should help facilitate redevelopment of existing retail buildings in order to meet evolving retail markets and community needs. To better understand the types of commercial office space needed in the community, the City should conduct an analysis on the amount of space currently existing. 15 Options immediately adjacent to the city limits and within the Urban Growth Boundary should also be examined for the ability to accommodate business and industry. An example site is the parcel north of the Glenwood Springs Mall in West Glenwood where the City could assist in preparing it to become a mixed-use office area or business park. The City should also consider partnering with governments or organizations to plan and possibly develop an industrial park in the immediate area. In accordance with the Garfield County Comprehensive Plan Policies, "Within defined UGAs, the County Comprehensive Plan, land use code revisions, and individual projects, will be consistent with local municipal land use plans and policies." To this end, the Garfield County Comprehensive Plan defers to the land use goals and policies of the local municipalities for land within the UGA. The City of Glenwood Springs Comprehensive Plan identifies the subject property as Low Density Residential on the subject property. It is Staffs opinion that provided the City's policies on economic development as well as the language within the Low Density Residential designation that states that "Appropriate development densities will be determined by, among other things, current land uses, topographic constraints, existing and future utility connections, and existing road networks," the application is in general conformance with the Garfield County Comprehensive Plan 2030. 3. Section 7-103: Compatibility The proposed use is located in a residentially developed area in west Glenwood Springs. The Applicant has represented the neighboring uses as follows: The nature, scale and intensity of the proposed use are compatible with adjacent land uses. Western Hills Subdivision (WHS) borders the property to the east. The homes in WHS are primarily single family residence on .45 to 1 acre lots. The properties to the north and south are consistent with the home type and lot size of the properties in WHS. The properties to the west are known as the Village Chalet. The Village Chalet is comprised of very high density single family residences developed on lots between .019 to .034 acres. It is Staff's opinion that the adjacent uses are compatible with the three proposed residential parcels as they both meet the minimum lot size within the Residential Urban zone district and the overall density is a transition between Western Hills Subdivision and the denser Chalet Village. It is worth noting that a phone call was received from an adjacent property owner indicating concern with the overall density of the proposed development. 16 4. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water The Applicant is proposing to supply the three parcels within the subdivision with water from the City of Glenwood Springs. The Applicant has made the following representations regarding legal and physical water to serve the subdivision: West Glenwood Springs Water District services properties to the East and West of the proposed subdivision. The City of Glenwood Springs can and will serve this subdivision from the city water main located under Mountain Shadows Drive as stated in a letter dated April 21, 2017. The City of Glenwood Springs has provided the following regarding supplying the parcels with water. The purpose of this letter is provide confirmation that the City of Glenwood Springs can and will serve your parcel of land located in West Glenwood, with domestic water service. This parcel apparently does not currently have a numerical address assigned on Mountain Shadows Drive, but for reference purposes it is located immediately westerly of and adjacent to Lot 10, Block 1 of the Western Hills Subdivision, and is futl her identified as Parcel Number 2119-343-00-006 in the records of the Garfield County Assessor. Normally, water service outside the corporate limits would require a pre- annexation agreement; however, this parcel appears to be located within what was the West Glenwood Water District. When the West Glenwood Water District was dissolved in 1988, the Glenwood Springs City Council adopted Resolution # 88-3, which removed this requirement for parcels within the District as it existed on that date. Prior to final approval of the water service and associated tap, the following conditions must be met: 1. Applicant must submit an engineered plan, for the City's review and approval, indicating the proposed tap location, the tap size, curb stop box location, service lateral piping size and material. If a service manifold will be utilized, provide location, sizes, and alignments. We would need an easement to allow access and operation of any and all valves on the manifolded services. 2. If a single -tap approach is allowed for the development, Applicant must formally acknowledge that the City/private demarcation point will be at the curb stop in Mountain Shadows Drive. In addition, a legally responsible party must be identified for maintenance the section of service line beyond the City's shut off valve and the individual curb stops. 3. All applicable system improvements fees, as calculated by the City's 17 Community Development Department, shall become due and payable prior the tap being made on the City's main. 4. An as -built drawing in an AutoCAD drawing file format (dwg) of the service and associated valves shall be submitted for review and approval by the City. Considering the can and will serve letter supplied by the Applicant from the City of Glenwood Springs for water service, it is Staff's opinion that legal and adequate water is available for all proposed parcels. 5. Section 7-105: Adequate Central Water Distribution and Wastewater Systems The Applicant has indicated that wastewater will be handled by the West Glenwood Sanitation District. The Applicant has provided the following statement regarding central water and wastewater. Water: A water line from the city main will be run underground on a utility easement along the western portion of the property. An HOA will be formed to maintain the water line from the property line to each service line branching from the main. Each lot will be responsible for maintenance of the service lines running from the main to the lot. Wastewater: The West Glenwood Sanitation District has a sewer main running along the western and southern sides of the existing property. The Sanitation District has stated they can and will serve sewer taps to each of the three lots (see Section 5 for can and will serve letter). Each lot will have a separate sewer line extension running to it. Each lot will be solely responsible for construction and maintenance of the sewer line extensions. The can and will serve letter from the West Glenwood Sanitation District is as follows. The District has the capacity in its wastewater treatment plant and can and will serve the above property with 3.00 EQR for 3 single family homes with wastewater treatment service so long it is within the District subject to the following conditions: 1. The payment of all applicable tap fees (currently $6, 000/EQR); and 2. Pursuant to the District's Rules and Regulations, an Applicant for sewer service shall reimburse the District for all costs incurred by the District regarding the project, including, but not limited to legal and engineering review. From the information provided, it appears that central water and wastewater will be 18 available to each of the Lots. It is worth noting that the Applicant is proposing to not construct the water and wastewater infrastructure to each of the Lots prior to execution of the Plat. As a result, the Applicant has provided a Subdivision Improvement Agreement to financially secure the improvements following execution of the Plat. 6. Section 7-106: Adequate Public Utilities The Applicant has provided the following regarding electric and gas service to the Lots. Electric: The proposed subdivision is within the territory serviced by the City of Glenwood Springs Electrical System. The City has adequate capacity to serve the proposed subdivision and has stated it can and will serve the proposed lots (see Section 5 for can and will serve letter). The site plan shows utility easements to allow for an underground line extension from the southeastern comer of the property to a centralized transformer. The utility easement also allows for underground service lines from the transformer to each lot. The line extension to the transformer will be constructed as part of the Subdivision Improvements Agreement. Gas: Black Hills Energy (BHE) has a gas main running under Mountain Shadows Drive. BHE has adequate capacity to serve the proposed subdivision and has stated it can and will serve the proposed lots (Section 5 for can and will serve letter). A gas line from the main under Mountain Shadows Drive will be run underground on a utility easement along the western portion of the property. An HOA will be formed to maintain the gas line from the property line to the centralized distribution manifold. Each lot will be responsible for maintenance of the lines running from the main to the lot. It is Staff's opinion that provided the information within the application regarding utilities to the Lots, that adequate public utilities are available. 7. Section 7-107: Access and Driveways The Applicant has provided the following explanation of the access roads to the proposed development. A. The property has legal and adequate access via an extension of Mountain Shadows Drive in the form of an existing easement along the northern property line. It is safe and adequate per Sopris Engineering and Glenwood Springs Fire Department. Legally the easement is known as: a. Beginning at a point whence the witness corner of the South Quarter corner of Section 34, Township 5 S, Range 89 W of the 6th PM bears S. 65°15'46" East 1,118.085 feet; 19 i. Thence S. 66°24' West 24.03 feet; ii. Thence S. 77°35' West, a distance of 130.89 feet; Thence N. 0°06' West, a distance of 30.71 feet; iv. Thence N. 77°35' East, a distance of 121.40 feet; v. Thence N. 66°24' East, a distance of 34.14 feet; vi. Thence S. 0°06' East, a distance of 32.71 feet to a point of beginning. B. No improvements or modifications to the county road is needed nor proposed for safe access. C. The internal roadway and ROW easement and Mountain Shadows Drive provide adequate capacity to serve the proposed subdivision and the existing residences at Chalet Village and the Starr residence. The addition of the subdivision will only generate an additional 28.71 ADT (See road waiver in Section 3). D. The internal roadway will be dedicated as a public right of way. Covenants will be drafted and an HOA formed to maintain the internal roadway. E. There will be no significant impacts from hauling, trucks or equipment use to the ROW easement or to the county maintained portion of Mountain Shadows Drive by this proposed subdivision. F. The proposed subdivision will construct an internal road to service only the three proposed lots. The internal road has been designed to provide adequate access as a semi -primitive road for the three lots. The internal road meets county guidelines for maximum grade, lane width, shoulder width, cross slope and shoulder slope. A road waiver has been submitted with this application to decrease the ROW width, minimum radius and turn around requirement for dead end streets. The designed ROW width and roadway radiuses provide for safe and adequate access as determined by Sopris Engineering (see road waiver forms in Section 3) and allow for the road design to fit the subdivisions area see email in Section 7 from the Glenwood Springs Fire Department. 1. Circulation and Alignment- will comply 2. Intersections- technically not applicable, however the subdivision will self -regulate and implement a stop sign at the end of the internal road where it meets Mountain Shadows road. 3. Street Names- will comply 4. Congestion and Safety- the existing ROW easement extension of Mountain Shadow road has been servicing 16 properties more than adequately for over 35 years. The internal road that will be created with the subdivision will adhere to code and to 20 requirements set forth by the fire department. The site plans and plats have been shared with Glenwood Springs Fire Department and they have given their approval, see email in Section 7. 5. Continuation of Roads and Dead-end roads a. Mountain Shadows Road is already an existing dead end road. The internal road created by the subdivision on the parcel will have adequate turn around space for a fire truck and emergency vehicles. The placement of the turn- around has been approved by Ron Biggers of the Glenwood Springs Fire Department and engineered by Sopris Engineering. b. Emergency and fire egress are demonstrated on the site plan and approved by fire marshal. A "T" turn around is located before parking area. The turn around was sized appropriately to the Dash Pump Truck specified as the largest emergency vehicle necessary for accessing the proposed subdivision. c. Snow storage is to occur on ditch areas to the sides of the internal road and at end of roadway past the parking. 6. Relationship to Topography - will comply 7. Erosion and Drainage — will comply 8. Commercial and Industrial — n/a 9. Emergency Access - The Glenwood Springs Fire Marshal has reviewed our site plan and has found the road satisfactory for emergency access. As per the Fire Departments determination, see the email from Gary Tillotson in Section 7. Sprinkling systems will be installed into all building proposed for this subdivision. 10. Traffic Control - We propose a stop sign be placed on the internal access road at its intersection with Mountain Shadows Drive. 11. & 12. Erosion, Drainage and Ditches - Sopris Engineering has provided a storm water detentions plan and road design that meets county standards for the internal roadway. The following is a breakdown of the review discussions and issues identified by Staff. a. The application was referred to the Garfield County Road and Bridge Department (see attached Exhibit 8). Mike Prehm of Garfield County Road and Bridge indicated that Road and Bridge has no issues with the proposed access. b. The Applicant has supplied information stating that the private access road from the end of Mountain Shadows Drive does not meet the Minimum Right of Way Width of 50' and the driveway as designed will not meet the Minimum Radius of 50'. As a result, the Applicant has provided a letter from Sopris engineering requesting a Waiver from these Standards in Section 7-107. This letter indicates that the road is generally adequate despite not meeting these 21 standards. The Applicant's engineer has provided the following comparison of the County Roadway Standards from Section 7-107 to those proposed. County Standards for Roads Vs. Existing and Proposed Roads ADT = 9.57 per resdence 15 homes in challet village (143.55 ADT) + 3 proposed lots in subdivision (28.71 ADT) = 18 residences X 9.57 = 172.26 Regarding the reduced size of the radius, the Applicant has worked with the Fire Department to determine whether this reduced radius would be acceptable. The Applicant has provided an analysis of the turning movements for fire equipment on the driveway. Comments from the County designated engineer indicate that this analysis should be reviewed by the Fire Marshal. In addition, comments from the Glenwood Springs Fire Department indicate that further review of this radius is necessary. Staff recommends a condition of approval that the analysis for the turning movements of the fire protection equipment on the driveway be reviewed by the Glenwood Spring Fire Department prior to Board signature on the plat. The Fire Department has provided an email indicating that a fire engine turn around be provided. This turn around area is represented on the site plan and plat. Comments from the Glenwood Springs Fire Department indicate that the location and design of this turnaround need to be reviewed. Staff recommends a condition of approval that the turnaround for the fire protection equipment on the driveway be reviewed by the Glenwood Spring Fire Department prior to Board signature on the plat. A comment from the County designated engineer noted that the proposed driveway is for two 8' wide lanes (total of 16'), however comments from the Glenwood Springs Fire Department within the application request a driving surface of at least 20'. Additional comments from the Fire Department (See Exhibit 13) indicate that short of at least 20' of driving surface, the Department may be able to work with an overall road width of 18' with a 1' gravel shoulder on each side. Staff recommends a condition of approval that the driveway width be 22 County- Rural Access Road Access Easement County - Semi Primitive Road Proposed Internal Roadway ADT 101-200 172.26 21-100 28.71 (3 SFR) Min ROW Width 50' 30' 40' 40' Lane Width 11' 11' 10' 8' Shoulder Width 4' 0 2' 2' Ditch Width 6' n/a 4' n/a Cross Slope 3% n/a 3% 2-3% Shoulder Slope 5% n/a 5% 2-5% 'Minumum Radius 80' 0 50' 25' Max Grade 12% 5% 12% 10% :Surface Gravel Gravel Gravel Gravel Regarding the reduced size of the radius, the Applicant has worked with the Fire Department to determine whether this reduced radius would be acceptable. The Applicant has provided an analysis of the turning movements for fire equipment on the driveway. Comments from the County designated engineer indicate that this analysis should be reviewed by the Fire Marshal. In addition, comments from the Glenwood Springs Fire Department indicate that further review of this radius is necessary. Staff recommends a condition of approval that the analysis for the turning movements of the fire protection equipment on the driveway be reviewed by the Glenwood Spring Fire Department prior to Board signature on the plat. The Fire Department has provided an email indicating that a fire engine turn around be provided. This turn around area is represented on the site plan and plat. Comments from the Glenwood Springs Fire Department indicate that the location and design of this turnaround need to be reviewed. Staff recommends a condition of approval that the turnaround for the fire protection equipment on the driveway be reviewed by the Glenwood Spring Fire Department prior to Board signature on the plat. A comment from the County designated engineer noted that the proposed driveway is for two 8' wide lanes (total of 16'), however comments from the Glenwood Springs Fire Department within the application request a driving surface of at least 20'. Additional comments from the Fire Department (See Exhibit 13) indicate that short of at least 20' of driving surface, the Department may be able to work with an overall road width of 18' with a 1' gravel shoulder on each side. Staff recommends a condition of approval that the driveway width be 22 reviewed and accepted by the Glenwood Spring Fire Department prior to Board signature on the plat. The application notes that the driveway surface is to be gravel. Comments from the County designated engineer indicate that such a surface at a 10% grade will not hold up. In addition, comments from the Glenwood Springs Fire Department state that the surface needs to be all-weather and due to the 10% grade have expressed similar concerns related to the surface durability. Staff recommends a condition of approval that the Applicant provide more information on the driveway surface material and provisions that are proposed to be taken to ensure that the surface will be able to hold up over time and varying weather conditions. This information shall be reviewed and accepted by the County designated engineer prior to Board signature on the plat. Regarding winter maintenance and safety, comments from the County designated engineer request more information on winter maintenance as the combination of slope and switchbacks may make the road impassable in the winter. Similar concerns have been noted by the Glenwood Springs Fire Department. In addition, an analysis of whether a guard rail is necessary was requested. Staff recommends a condition of approval that the Applicant provide a description of the winter maintenance that will be performed and an analysis of whether a guard rail is warranted. This information on winter maintenance and analysis of whether a guard rail is warranted should be reviewed and accepted by the County designated engineer and Fire Department prior to Board signature on the plat. c. The Applicant has provided an attorney's opinion regarding legal access to the subdivision from Michael Sawyer of Karp, Neu, Hanlon, P.C. This opinion, which has been reviewed by the County Attorney's Office, is considered to adequately serve the purpose of demonstrating: 1) that the private access easement that extends from Mountain Shadow Drive to the subject parcel provides legal access for the proposed development, and 2) that the 6.94' gap area between Mountain Shadow Subdivision and the access easement does not legally restrict access to the proposed development. Comments received from the County designated engineer requests an explanation as to whether the access road will continue to serve the properties to the west of the development. It is Staff's understanding that this private roadway will continue to serve those lots to the west as the traffic numbers are identified in the traffic analysis (excerpted above) for Chalet Village. It is also Staff's understanding that the legal opinion provided by Michael Sawyer indicates that the roadway may continue to serve those uses as well as the new proposed development. Based on the legal opinion from Michael Sawyer of Karp, Neu, Hanlon, P.C., it is Staffs opinion that the access is legally adequate. Provided the waiver requests from the 23 Applicant and prepared by Sopris Engineering, it appears that some dimensional and operational considerations need to be addressed as conditions of approval and as listed in this section. 8. Section 7-108: Natural Hazards The Application represents that, with exception to some steep slopes, there are no noted natural hazards on the site that would impact the proposed development. Specifically, the Applicant has provides the following. No significant hazards exist where development is proposed for the road or the newly created lots. To north of the access roadway and to the west of the roadway and lot 1 there are slopes in excess of 30%. These areas of slope are indicated by shading on the site plan. These areas will be controlled for erosion with vegetation suitable for the slope grade. Topography in the new lot areas where new structures will be located range from 1 to 10% grade. The property is not subject to debris flows, flooding, avalanche, alluvial fan etc. In response to the identified issues with slopes in excess of 20% and 30%, the Applicant has added a building envelope on proposed Lot B which keeps development out of areas with slopes in excess of 20%. Comments were also received from the County Public Health Department, regarding radon (See Exhibit 14). These comments are as follows: Homes constructed on the subdivided lots should be constructed using radon resistant new construction (RRNC) standards. Radon is very prevalent in Glenwood Springs, with nearly half of homes at levels above the "action limit" of 4 picocuries per liter of air (pCi/L). New construction standards make radon mitigation much easier than retroactively doing the work on an existing home. See the EPA website for more information. Staff recommends that as a condition of approval, all residential structures within the subdivision be constructed to meet the Radon Resistant New Construction (RRNC) standards. The application was reviewed by the CGS (See Exhibit 16). CGS stated that they have no objection to the subdivision but did provide a few recommendations. These recommendations are based around concerns regarding hydrocompaction and subsidence of the soils in the area. These recommendations are as follows: Hydrocompaction and subsidence due to dissolution of gypsiferous material. The site soils are derived from and underlain by, at an unknown depth, Eagle Valley Evaporite containing the soluble minerals gypsum, anhydrite, and halite. 24 The surficial debris fan deposits are likely to be loose, low density, low strength, and hydrocompactive, meaning they can lose strength, settle, compress, or collapse under loading and/or when water infiltrates the soils. Thick columns of compressible or collapsible soils can result in very significant settlement and structural damage. Sinkholes, subsidence, ground deformation and settlement due to collapse of solution cavities and voids are active processes in the Roaring Fork Valley, and are an unpredictable risk that should not be ignored. ❑ Lot -specific geotechnical investigations consisting of drilling, sampling, lab testing and analysis will be needed, once building locations have been identified, to: determine the thickness and extent to which the soils beneath each proposed structure are subject to settlement or collapse under loading and/or wetting; characterize soil and bedrock engineering properties such as density, strength, water content, swell/consolidation potential and bearing capacity; determine depths to groundwater, bedrock, and any impermeable layers that might lead to development of a perched water condition; determine the feasibility of full -depth basements, if planned; and provide earthwork, foundation, floor system, subsurface drainage, and pavement recommendations for design purposes. It is imperative that grading, surface drainage, and subsurface drainage are correctly designed, constructed and maintained to prevent wetting of potentially collapsible and expansive soils surrounding foundation elements. ❑ If conditions indicative of subsidence or sinkhole formation are encountered during site investigations or construction, an alternative building site should be considered or the feasibility of mitigation alternatives should be evaluated. ❑ Techniques such as engineered, rigid foundation design, geotextile ground reinforcement, and/or strain isolation trenches should be considered to reduce subsidence -related risks. ❑ Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction. To this end, Staff recommends a condition of approval that the Applicant conduct a geotechnical investigation of the property and follow the recommendations made by CGS. In addition, Staff recommends that a plat note be added making future purchasers 25 aware of the potential for subsidence and the development of sinkholes. 9. Section 7-109: Fire Protection In addition to the access road review described in section 7, above, the Applicant has provided the following explanation regarding fire protection. The property is served by the Glenwood Springs Fire Department and is located about 3.4 miles from the fire station. A city fire hydrant is located on the opposite site of Mountain Shadows Drive from the north west corner of the property (see site plan). The Glenwood Springs Fire Department has indicated that the hydrant is sufficient to serve the subdivision for fire protection. Due to the location of the site and associated access the Fire Department will require and homes built in the proposed subdivision to be sprinkled. Comments were received from the County designated engineer related to fire access to the development that are described in section 7, above. In addition, the Glenwood Springs Fire Department has noted that because of the access issues and limited water flow in the area, the homes need to have fire sprinklers. Staff recommends a Condition of Approval that all residential structures be equipped with fire sprinklers. Article 7, Division 2: General Resource Protection Standards 10. Section 7-201 Agricultural Lands As the parcel is not currently in agricultural production, no agricultural land will be taken out of production as a result of this development. In addition, the surrounding parcels are used for primarily residential uses, so no impacts on adjacent agricultural uses are expected. 11. Section 7-202 Wildlife Habitat Areas The subject parcel is within an area that is heavily developed. The Applicant has represented the following regarding impacts to wildlife. The property has not been identified as critical habitat for deer, elk or other major wildlife classifications. There are no known raptor nests, roosting sites etc. In general, the property is in a semi urban area with a long history of human habitation in the area. Because of this it is unlikely that wildlife find long-term habitat with the exception of minor foraging potential. This application was referred to Colorado Parks and Wildlife, who provided the following feedback (See Exhibit 7). 26 Colorado Parks and Wildlife (CPW) has reviewed the application materials for the subdivision of a 0.833 acre parcel located on Mountain Shadow Drive in West Glenwood Springs. This parcel is surrounded by existing residential developments and wildlife impacts resulting from the proposed activity are anticipated to be negligible. However, CPW does consider this a high bear activity area and suggests that any new developments utilize all measures to eliminate bear attractants and reduce human -bear conflicts. Recommendations from CPW include the following: 1. Require new residents to use bear -proof trash containers, or create a bear - proof centralized trash pick-up location. 2. Encourage new residents to follow "bear aware" practices including: feeding pets indoors and storing pet food indoors, cleaning BBQ grills after use, removing bird feeders during summer months and/or at night, only placing trash out on morning of pick-up, not composting food waste outside, etc. 3. Prohibit fruit, berry, and nut producing trees and shrubs from landscaping plans. Eliminating attractants and being "bear aware" is imperative for reducing conflicts and avoiding habituation of bears to urban environments. Staff recommends a condition of approval that requires that the suggestions from CPW be incorporated into the CCRs for the development. 12. Section 7-203 Protection of Waterbodies The Applicant has represented the following regarding the protection of waterbodies. There are no water bodies such as lakes, reservoirs or rivers on the property subject to the Minor Subdivision. There is a ditch along the southern property boundary and this will not be disturbed. The easement for the ditch is 15' from the center per the Reynolds & Cain Ditch Company. All building will happen at least 25' from the ditch. As ditches do not qualify as a Waterbody under the LUDC, the property owner will only need to comply with the ditch easement. No other waterbodies have been identified on the subject parcel. 13. Section 7-204 Drainage and Erosion The Applicant has provided a Drainage Report prepared by Sopris Engineering. This report has the following conclusion. 27 The increased storm water runoff from the proposed site will be routed through surface swales and detention ponds before leaving the site. The 24 hour runoff rates represent incidental flows which cannot realistically be controlled. The increased volume of runoff however will be detained onsite, which will attenuate the runoff to some degree, and will allow for infiltration into the existing soils. The Applicant has also represented the following regarding drainage and erosion as a response to this Standard. All activity will take place on less than 1 acre of land and is thus not subject to CDPHE permits. Positive drainage away from structures will be designed. The Engineer's Report addresses the issue of drainage and erosion, taking care to avoid adjacent properties. There are no water bodies within 100 feet of the property, or will there be 10,000 square feet or more of impervious surface area. Storm water run-off will be to stable, vegetated areas that will be resistant to erosion. The site design shall minimize direct connection with impervious areas by including vegetated buffer zones between impervious surfaces such as roofs or patios. Comments provided by the Garfield County engineer regarding grading and drainage (See Exhibit 12) state the following. The discussion on the detention pond seems to state that restriction of flows is impractical and only volume would be provided. This is agreed for the 2 -year storm. The engineer for the Applicant should evaluate this statement for applicability for the 25 -year storm. Restrictions of developed flows for larger storms may be more practical. Staff recommends a condition of approval that the Applicant address the comments submitted by the County designated engineer. This response should be reviewed and accepted by both the Community Development Department and the County designed engineer prior to signing the plat. 28 Drainage Plan . • - VVIT",./1 lilt • attltt $1 t.trt tIC!, ,t•tkilPt .0046 02,1. „odotO ... • I O. 'slier( ea^. sot 16 ... ! : \ .... .4...—s. ! . . ---- .,..t. ..te•Two ---, , \ \ . 4 I / N. •) t ' ..... I 4 .... '''1.44 I i I ,- .'....-.'"..7."''J : / ..."- . ..." . ill ; - • _ -- lil : ! I ...:. . . ' -.:. ',::!.:;1'...... l• i 1 .0,-. - ' ... 4 0....... •,1. . 1 - 1.1 13 kt 1' .. . ...•••••••4▪ "• . • / , ••• .•••=. - . •• • ••,." 1 • Ali • 11,11•1A•4 4.....•••• .t -I- 1110 t t 29 14. Sections 7-205 Environmental Quality No water or air quality issues are anticipated from the proposed project. 15. Section 7-206 Wildfire Hazards The subject property is identified as predominately Not Rated according to Map 7, Wildland Fire Susceptibility Index of the Community Wildfire Protection Plan (CWPP). In addition, no fire chimneys are known to exist on the property. The Applicant has submitted a Waiver request stamped by Sopris engineering for a small portion of the property that has slopes over 20%. With this development limitation, Staff feels that wildfire danger on this property is within manageable levels and is consistent with the Code requirements. 16. Section 7-207 Natural and Geologic Hazards As noted in Section 8 of this Staff Report, the natural and geologic hazards identified on the subject property are within a manageable range with the conditions as proposed. 17. Section 7-208 Reclamation No disturbance that would require reclamation is anticipated as a result of the creation of the proposed subdivision. As a result, a reclamation plan is not applicable. The Applicant has provided the following regarding reclamation. Areas not directly related to the improvement of the property and are disturbed during development shall be restored as natural -appearing landforms that blend in with adjacent undisturbed topography. Article 7, Division 3, Site Planning and Development Standards 18. Section 7-301 Compatible Design: The application provides the following description regarding Compatible Design. The Minor Subdivision application complies with these sections. A. Site Organization: The proposed lots are similarly oriented in terms of front and side yard relationships to neighboring lots. The roadway and parking design provides the most compact, economical usage of land and allow for future access to maintain underground utility lines. Pedestrian access in not applicable. The proposed Tots will have equal solar access. 30 B. Operational Characteristics: The proposed subdivision is designated for residential construction and no objectionable operation characteristic are expected. C. Buffering: No required buffering is anticipated. Land uses are similar and there are no foreseen incompatibilities because of being adjacent to a different zone district or land use. D. Materials: Appropriate materials for a residential use will be selected. It is Staff's opinion that the proposed 3 lot development and proposed use are generally compatible with surrounding residential land uses. 19. Section 7-302 Off- Street Parking and Loading Standards. The Applicant has demonstrated through site plans that adequate off-street parking exists for each Lot. Due to the arrangement of the Tots and the access roadway, the Applicant has designated easements on adjacent parcels to accommodate the parking for each Lot. Proposed Plat — Showing Parking Locations and Applicable Easements 1 1 �B00159 Road la I.itW Nl-1'G4EaTrHail Si EGOS & EMENGENcV 6OCESS 1. 'IY L0T3Mriui Erin rt'a ➢1 a s ; WESTERN HILLS SUBDIVISION u.r Chnly Ti.ry� IP • r LEGEND MON VOLTAM Cd, o, •.1 ut,EFmll lOr 101) 4421.1i111 1.1161111, 10 0.01115 EGAIS5 .aesaar.«uErw%1 NOLE • u'k EN1,ul 31 While it appears that adequate parking is to be provided for each Lot, Staff and the County designated engineer have noted that the easement graphic designation for the westernmost parking space for Lot 3 is not consistent with its label. As a result, Staff recommends a condition of approval that the graphic designation of the westernmost parking space for Lot 3 be consistent with its label. 20. Sections 7-303 Landscaping Standards: The LUDC specifically exempts single family dwelling units from Section 7-303. However, the application represents the following regarding landscaping. The landscaping plan will comply with code standards. Plants compatible with local climate, soils, drainage, and water conditions for the site will be utilized. When possible drought -resistant varieties and native plants will be utilized. Existing, healthy vegetation will be preserved as much as possible. 21. Section 7-304 Lighting: All exterior lighting will need to be downcast and comply with County standards. 22. Section 7-305 Snow Storage Standards: Adequate snow storage exists on the property. 23. Section 7-306 Trail and Walkway Standards: No recreational or community facility access areas are proposed. Article 5, Division 3, Minor Subdivision Review 24. Section 5-301(C)(1): It complies with the requirements of the applicable zone district and this Code. As proposed, the subdivision complies with the Residential Urban zone district. 25. Section 5-301(C)(2): It is in general conformance with the Comprehensive Plan. See Section 2, above. 26. Section 5-301(C)(3): Shows satisfactory evidence of a legal, physical, adequate, and dependable water supply for each lot. See Section 4, above. 32 27. Section 5-301(C)(4): Satisfactory evidence of adequate and legal access has been provided. See Section 7, above. 28. Section 5-301(C)(5): Any necessary easements including, but not limited to, drainage, irrigation, utility, road, and water service appear to have been obtained. Please see section 7, above, regarding road easements. It appears that all necessary easements have been identified on the plat. 29. Section 5-301(C)(6): The proposed Subdivision has the ability to provide an adequate sewage disposal system. See Section 5, above. 30. Section 5-301(C)(7): Hazards identified on the property such as, but not limited to, fire, flood, steep slopes, rockfall and poor soils, shall be mitigated, to the extent practicable. See Sections 8 and 15, above. 31. Section 5-301(C)(8): Information on the estimated probable construction costs and proposed method of financing for roads, water distribution systems, collection systems, storm drainage facilities and other such utilities have been provided. The Applicant is proposing to enter into a Subdivision Improvements Agreement (SIA) to allow the construction of the improvements following Board signature on the Mylar. The application includes the County standard form SIA that has not been completed for the proposed development. It will be necessary for the Applicant to have to the SIA in final completed form prior to Board signature on the document (at the time of Board signature on the Mylar). It is worth noting that while this Minor Subdivision is being processed as an Administrative Review, due to the SIA it will be necessary to have a condition of approval that this document be signed by the Board in a public meeting. Further, this SIA must be signed by the Board prior to signature on the Mylar plat. The SIA will need to be reviewed and accepted by the County Attorney's Office and Community Development Department prior to scheduling the SIA and Mylar plat for signature with the Board. The Engineers Estimate for the cost of public improvements was reviewed by the County designated engineer (See Exhibit 12), who had the following comments. This estimate is utilized to determine the amount of financial security required for the SIA. There are other public improvements proposed than are listed in the Engineers Estimate. This should be revised to include such items as storm drainage, road construction, and erosion control. 33 Staff recommends a condition of approval that the Applicant provide an explanation of the provided cost estimate and explain why the aforementioned improvements were not included. This explanation should be reviewed and accepted by the Community Development Department and County designated engineer. Should it be determined that additional improvements need to be included in the cost estimate for determination of the security amount, then the Applicant will need to revise the cost estimate to the satisfaction of the County Attorney, County designated engineer, and the Community Development Department. 32. Section 5-301(C)(9): All taxes applicable to the land have been paid, as certified by the County Treasurer's Office. The Applicant will need to obtain the signature of the County Treasurer on the final plat indicating that taxes have been paid. This must be accomplished prior to the BOCC signing the plat. 33. Section 5-301(C)(10): All fees, including road impact and school land dedication fees, shall be paid. All road impact fees shall be collected at the time of building permit. The Applicant has represented the following regarding School Impact Fees. The subject site lies within the RE -1 School District and is subject to Sections 7-404 of the County Land Use Code. A payment in lieu of land dedication is proposed. The County Land Use Code has the following land dedication standard at this time: • 1776 sqft of land required per student • Each single-family dwelling generates 0.49 students per dwelling unit. • Number of units = 3 • 3 x 0.49 = 1.47 students Land dedication Standard: 1776 sqft per student X 1.47 students = 2646 sqft (equals 0.06 acres) Formula for Fee In -lieu of dedication: Unimproved Market value of one acre of land X 0.06 acres (Land Dedication Standard x number of units) = Payment An appraisal completed on May 1st 2017 appraised the .833 acre property at $190,000. The appraised value of the parcel calculates to $228,009.12 per acre. $228,009.12 x .06 = $13,680.54 in fee in lieu of dedication. 34 Staff recommends a condition of approval that the Applicant provide the required school impact fee, payment in -lieu of school land dedication. The school impact fee should be in the amount of $13,680.54 and should be paid prior to the Board signature on the plat. 34. Section 5-301(C)(11): The Final Plat meets the requirements per section 5- 402.f-., Final Plat. Staff suggests that the following corrections be made to the plat as a condition of approval. - The name and address of the surface owner and mineral owners shall be shown on the plat. A black and white Vicinity Map shall be added to the plat. - The setback lines shall be removed from the plat. - The Certificate of Dedication and Ownership shall be updated to match current form. - The County Commissioners Certificate shall be updated to match current form. The following plat note shall be added to the plat: No further subdivision of the parcels within Mountain Shadows Place Minor Subdivision are permitted by Minor Subdivision, as defined in the Land Use and Development Code of 2013, as amended. - A line to fill in the Book and Page for the proposed Codes Covenants and Restrictions shall be added to the plat. Include the annotated distance from the Southeast corner of Lot Two to the nearest property corner. - The parking easement graphic designation for the westernmost parking space for Lot 3 is not consistent with its label. The graphic designation of the westernmost parking space for Lot 3 should be corrected to be consistent with its label. The following plat note shall be added: "Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction." VII. SUGGESTED FINDINGS AND RECOMMENDATION Staff recommends a finding that, with the recommended conditions, the proposed Minor Subdivision is in conformance with the Comprehensive Plan of 2030 as well as the Land Use and Development Code. Staff, therefore, recommends approval with conditions of the Mountain Shadows Place Minor Subdivision application. Suggested Findings 1. That proper public notice was provided as required for the Administrative Review Land Use Change Permit. 35 2. That with the adoption of conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 3. That with the adoption of conditions and waivers from the Section 7-107, Roadway Standards (Minimum Radius and ROW Width) the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. Suggested Conditions of Approval Conditions Prior to Signature of the Plat 1. The Applicant has 90 days within which to satisfy applicable conditions of approval and provide the following documentation for BOCC signature and recordation: a. A plat mylar with signed Certificates that include Dedication and Ownership, Title, Taxes, Surveyor, and any mortgagees. b. The following amendments shall be made to the plat prior to obtaining signatures. This updated plat shall be provided to and reviewed by the Community Development Department prior to creating a Mylar copy of the plat and obtaining any signatures. i. The name and address of the surface owner and mineral owners shall be shown on the plat. ii. A black and white Vicinity Map shall be added to the plat. iii. The setback lines shall be removed from the plat. iv. The Certificate of Dedication and Ownership shall be updated to match current form. v. The County Commissioners Certificate shall be updated to match current form. vi. The following plat note shall be added to the plat: No further subdivision of the parcels within Mountain Shadows Place Minor Subdivision are permitted by Minor Subdivision, as defined in the Land Use and Development Code of 2013, as amended. vii. A line to fill in the Book and Page for the proposed Codes Covenants and Restrictions shall be added to the plat. viii. Include the annotated distance from the Southeast corner of Lot Two to the nearest property corner. ix. The parking easement graphic designation for the westernmost parking space for Lot 3 is not consistent with its label. The graphic designation of the westernmost parking space for Lot 3 shall be corrected 36 to be consistent with its label. x. The following plat note shall be added: "Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction." c. Recording Fees. 2. Prior to the BOCC signature on the Plat the Applicant shall provide the school impact fee, payment in -lieu of school land dedication. The school impact fee shall be in the amount of $13,680.54. 3. Prior to the BOCC signature on the Plat the Applicant shall provide an explanation of the provided cost estimate and explain why the storm drainage, road construction, and erosion control were not included. This explanation shall be reviewed and accepted by the Community Development Department and County designated engineer. Should it be determined that additional improvements need to be included in the cost estimate due to this review or any other required improvements for determination of the financial security, then the Applicant shall revise the cost estimate to the satisfaction of the County Attorney, County designated engineer, and the Community Development Department. 4. Prior to the BOCC signature on the Plat the Applicant shall complete the Subdivision Improvements Agreement (SIA). The SIA shall be in final completed form prior to scheduling the document for Board signature. The SIA shall be signed by the Board in a public meeting prior to Board signature on the Mylar plat. The SIA shall be reviewed and accepted by the County Attorney's Office and Community Development Department, with all edits completed and signed by the property owner, prior to scheduling the SIA and Mylar plat for signature with the Board. 5. Prior to the BOCC signature on the Plat the Applicant's engineer shall evaluate the applicability of the drainage infrastructure for the 25 -year storm. This evaluation shall be reviewed and accepted by the County designated engineer and Community Development Department. 6. Prior to the BOCC signature on the Plat, the below measures shall be incorporated into the CCRs for the development, as recommended by Colorado Parks and Wildlife. Such measures are to help eliminate animal attractants. a. All residents shall use bear -proof trash containers, or create a bear - proof centralized trash pick-up location. 37 b. Encourage new residents to follow "bear aware" practices including: feeding pets indoors and storing pet food indoors, cleaning BBQ grills after use, removing bird feeders during summer months and/or at night, only placing trash out on morning of pick-up, not composting food waste outside, etc. c. Prohibit fruit, berry, and nut producing trees and shrubs from landscaping plans. 7. Prior to the BOCC signature on the Plat an analysis for the turning movements of the fire protection equipment on the driveway shall be reviewed and accepted by the Glenwood Spring Fire Department. 8. Prior to the BOCC signature on the Plat the turnaround for the fire protection equipment on the driveway be reviewed and accepted by the Glenwood Spring Fire Department. 9. Prior to the BOCC signature on the Plat the driveway width shall be reviewed and accepted by the County designated engineer, Glenwood Spring Fire Department, and Community Development Department. 10. Prior to the BOCC signature on the Plat the Applicant shall provide more information on the driveway surface material and provisions that are proposed to be taken to ensure that the surface will hold up over time and in varying weather conditions given the grade. This information shall be reviewed and accepted by the County designated engineer, Glenwood Springs Fire Department, and Community Development Department. 11. Prior to the BOCC signature on the Plat the Applicant shall provide a description of the winter maintenance that will be performed and an analysis of whether a guard rail is warranted. This information on winter maintenance and analysis of whether a guard rail is warranted shall be reviewed and accepted by the County designated engineer and Community Development Department. 12. Prior to the BOCC signature on the Plat the Applicant shall conduct a geotechnical investigation of the property and follow the recommendations made by the Colorado Geological Survey (CGS). This geotechnical investigation shall be reviewed and accepted by the County designated engineer and Community Development Department. The Applicant shall comply with all recommendations of the geotechnical investigation. The requirements for the geotechnical investigation, as described by CGS are as follows: Hydrocompaction and subsidence due to dissolution of gypsiferous material. The site soils are derived from and underlain by, at an unknown depth, Eagle Valley Evaporite containing the soluble minerals gypsum, anhydrite, and halite. The surficial debris fan deposits are likely to be loose, low density, low strength, and hydrocompactive, meaning they can 38 lose strength, settle, compress, or collapse under loading and/or when water infiltrates the soils. Thick columns of compressible or collapsible soils can result in very significant settlement and structural damage. Sinkholes, subsidence, ground deformation and settlement due to collapse of solution cavities and voids are active processes in the Roaring Fork Valley, and are an unpredictable risk that should not be ignored. • Lot -specific geotechnical investigations consisting of drilling, sampling, lab testing and analysis will be needed, once building locations have been identified, to: determine the thickness and extent to which the soils beneath each proposed structure are subject to settlement or collapse under loading and/or wetting; characterize soil and bedrock engineering properties such as density, strength, water content, swell/consolidation potential and bearing capacity; determine depths to groundwater, bedrock, and any impermeable layers that might lead to development of a perched water condition; determine the feasibility of full -depth basements, if planned; and provide earthwork, foundation, floor system, subsurface drainage, and pavement recommendations for design purposes. It is imperative that grading, surface drainage, and subsurface drainage are correctly designed, constructed and maintained to prevent wetting of potentially collapsible and expansive soils surrounding foundation elements. • If conditions indicative of subsidence or sinkhole formation are encountered during site investigations or construction, an alternative building site should be considered or the feasibility of mitigation alternatives should be evaluated. • Techniques such as engineered, rigid foundation design, geotextile ground reinforcement, and/or strain isolation trenches should be considered to reduce subsidence -related risks. Other Conditions 13.AII representations of the Applicant within the application and public hearing shall be considered conditions of approval unless otherwise modified by the Board of County Commissioners. 14.AII exterior lighting shall be downcast and shielded and comply with Section 7- 304, Lighting Standards, of the Land Use and Development Code of 2013, as amended. 15. All lots within the development shall be served by City of Glenwood Springs water. The property owner(s) shall comply with all requirements from the City of Glenwood Springs for connection to the municipal water system. 39 16.AII lots within the development shall be served by the West Glenwood Sanitation District for wastewater. The property owner(s) shall comply with all requirements of the West Glenwood Sanitation District for connection to the District's wastewater system. 17. All residential buildings shall have fire sprinklers installed prior to issuance of the Certificate of Occupancy. 18.AII residential buildings shall be constructed using Radon Resistant New Construction (RRNC) standards. 19. Building/foundation design and locations shall comply with the geotechnical investigation required to be conducted by Condition number 12, above. 40 Garfield County EXHIBIT PUBLIC HEARING NOTICE INFORMATION Please check the appropriate boxes below based upon the notice that was conducted for your public hearing. In addition, please initial on the blank line next to the statements if they accurately reflect the described action. ® My application required written/mailed notice to adjacent property owners and mineral owners. X Mailed notice was completed on the 20 day of JULY , 2017 X All owners of record within a 200 foot radius of the subject parcel were identified as shown in the Clerk and Recorder's office at least 15 calendar days prior to sending notice. N/ All owners of mineral interest in the subject property were identified through records in the Clerk and Recorder or Assessor, or through other means [list] ■ Please attach proof of certified, return receipt requested mailed notice. 0 My application required Published notice. Notice was published on the day of , 20_. ■ Please attach proof of publication in the Rifle Citizen Telegram. 0 My application required Posting of Notice. Notice was posted on the day of , 20_. Notice was posted so that at least one sign faced each adjacent road right of way generally used by the public. I testify that the above information is true and accurate. Name: David Rasmussen Signature: Date: 7/25/17 co ru co U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mall Only For doilvory information, visit our website at msrw.usps.core. 1 GLENW000 SPRINGS CO 8101 zr rq a- ru f PosQe• Certified Fee ru Return Receipt Fee CI (Endorsement Required) Restricted DellveryFee ci (Endorsement Required) ru $0. op Total Postage & Fees I-9 r-1 C:1 r- ru m r-7 Er* ru ru ru co r ra N 7 0531 07 Postmark Here 07/20/2017 entlb :IirWer 21 gpt. ;Jo., ecy c5i 441EhIa...... .... or PO Box No. CO; SUao, Z1P+4 PS Form 3800, July 2014 51 DNAr. g=4, wo 66 See Reverse for Instructions U.S. Postal Service" CERTIFIED MAIL® RECEIPT Domestic Mail Only Fordeffvery information, visit our website at www. usps.com. K;CfLj 'j rp Posg! Certified Fee Return Receipt Fee (Endorsement Required) Restricted Dolivory Fee (Endorsement Required) 50.49 Total Postage & Fees $3.84 Serif To $0.00 $0.00 $0.00 $0.00 .0' USE 0531 07 Postmark Here 07/20/2017 7P6"0.akt 'Mcriipi25-Ail. or PO Box No. 1-4,, 6 _ZIA) W ater..4117042, FL 3zoz -o -a m ru ru ru rq zr 0 r- aly, faio, ZI144 PS Form 3000, Wily 2014 See Reverse for Instructions U.S. Postal Service' CERTIFIED MAL® RECEIPT Domestic Mall Only For dolivory information, visit our website at www.usps.corre. Fug,. Catillted Fee Return Rocolpt Fao ifEndornoriterit Reqoire(1) Dfillvaty Poo (Endurcerrinnt flaquirod) $0. lbtel Poirtage & Feee 0— $0.00 10706-- $0.00 WO:00-- t1.174 Ron! To 0531 07 Postmark Here 07/20/2017 or PO Box No.• 465 4.0 Cly, slink .k11$44 -0011)„Iiily 2014 Par-Ket6.)* Lie? Or RIJ.Vp.rFe for Inqtructioni, m rl ru ru ru rR r - U.S. Postal ServiceTM CERTIFIED MAIL® REC Domestic Mail Only EXHIBIT For delivery information, visit our webslte at wit/we/ex:. cam". GLOW00a PRINqS, CO81601 Fos Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees 3. $0.00 $0.00 $0.00 $0.00 $ 0531 07 Pustulaik Here 07/20/2017 1:1u1 - rri m r - m ra o- ru ru ru co 1-9 Serif To or PO Box No. Ciry. Stole, 21144 / PS Form 3600, July 2014 ..... cgtlx46,15 Dr kA/ 11 k A 1 4/1 oe Reverse for Instructions U.S. Postal Service" CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at wvvvvuspo.com''. GLENW000 SPRP4S.! 0i15o2 Li S E t 7 postverzr) Certified Fee Retum Receipt Fee (Endorsement Required) Lc • 0531 07 Postmark Here . - $0.00 - _ . . 50.00 Restricted Delivery Fee (Endorsemen( Required) $0. Total Postage & Fees ------if.:- 07/20/2017 Ufa To . . t- M oIL Wriini if j51: N o , or PO Box No. 0 ON Safe, 27F44 &I . PS Form 3800, July 2014 See Reverse for Instructions MAIL® RECEIPT U.S. Postal Service" CERTIFIED Domestic Mail Only For delivery Information, GLENwolD Filmip visit our website "AV, MEM at tsqvw.tosps.com''' U 0531 07 Fos* Certified Fee Retum Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees $0.00 Poelmark Here 07/20/2017 $0.00 50.00 - $ 6 . 4 3pki5(laer-Vf 11142% !,.'mpecrniotio.') POox. 6 Lfly, Stow, 21P+4 PS Form :1800„ILI12 201,1 A, d Scanned by CamScanner O m r4 lT" ru r-9 N m O r9 ru ru ru co r-9 rR O N U.S. Postal Service' CERTIFIED MAIL° RECEIPT Domestic Mail Only For delivery Information, visit our website at wtvw.uspa,cern°. GLENWOOD' SPRINGS t CO .81602 Postti3e. Certified Fee Retum Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees $J Sent To Sireel8 Apt. n �/ 1 f or PO Box No. Po.._ L.[� �[ LS�!_ Citys State, ZIP+4 49 s4 (1;31 07 Postmark Here 07/20/2017 Klleywkiabzi n r-: 6 PS Form 3800, July 2014 Ser Reverse for Instructions U.S. Postal Service" CERTIFIED MAIL° RECEIPT Domestic Mail Only For delivery Information, visit our website at www.usps.com''. C ARBON°ALE i CO Z1.623 it N ru r0 18 N Posti Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) 80. Total Postage & Fees ern To C $0,00 $0.00 _it $0.00 $1T; r $ 3 . tL 11531 07 Postmark Here 07/20/2017 o lti (-0.Q IA^ /0.5 &vier 1i lifjr7. No.,C� r -4_1 or PO Box No.r� g_ielj 1 P i Co City, Stele, ZIP+4 •_.. rwr PS Form 3800, July 2014 4 62-3 See Reverse for Instructions U.S. Postal Servicer'' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.corre. GLEi41109T SPRIt4Gap O.r:4.fp. 2r Pas16-7 V ' Certified Fee Return Recelpl Fen (Endorsement Required) Restricted Dotivcry Feo (End0I&8rnent Required) $0. Total Postage & Feee -- $0.00 $0.00 80.00 9 0531 07 Postmark Here 07/20/2017 soot o or PO Box No 5 rah co ...... Stere. ZIP+4 N 0 m ao 0' R1 nJ O 70 O rq c0 r9 ru 18 rR O N m S co Ir ru nJ 0 0 0 0 ru co r9 U.S. Postai Service"' CERTIFIED MAIL° RECEIPT Domestic Mall Only For delivery information, visit our website at wwww.uspe.corrt•, 1 Postago Certified Fee Ilelum flecelpt fee (Endorsement Required) Resrrtcted Delivery Fee (Elia nrserriUrrl Requlra�l 4-9 Total Postage & Feek A $00.00 $ $11.1111 0531 (17 Postmark Here 07/20/2017 __en170 a`treef s Apt. Pk., or PO Box No. City. Siete, ZIP+4 60 4 40 4+ PS Form 3800, July 2014 See Reverse for Instructions U.S. Postal Service' CERTIFIED MAIL° RECEIPT Domestic Mail Only For delivery Information, visit our website at www,usps.com'. GLf�VW001 SPRI lGS $0 .8 ' f a S Pose er Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) Total Postage & Fees ern -g freer' B Apr. Fro.. or PO Box No. $0.00 80.00 City. Stale, 21P+' 1 rvd.efo_- vtwo 07 Postmark Here 07/20/2017 ACO VZoO PS Form 3800, July 2014 Sce Reverse for Instructions U.S. Postal Service' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.com'. GLEWWOQ°' Snit! Pose Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Feee 4l u4 Sera To rte PAMI USE $0.00 $0.00 $0.110 fFl 0531 07 Postmark Here 07/20/2017 $riser&�pl uQ:TG,�l�4 _ Z :zt t Dia.. .... ;[1 _...... orPO Bax No.4 1 �Q br fairy, State, Z1PM + Wy Scanned by CamScanner rq r-4 a" ru ru • l7 O O ru r9 U.S. Postal Servicer'' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usperCom'''. GLIM4000 5F`RTNc , 00F `18111;1 Posgd Certlfled Foo Hetum Hecelpt Fee (Endorsement Required) Rrr:itric'r:,i Delivery Fee (E:idnrscitte�rt Required) $Il . Total Postage & Fees $3. 9 $0.00 $0.01.1 time 11531 07 Postmark Here 07/20/2017 'Sem T, s..K CQL r Lore-A.Wakoli N. or PO Box No. S_halo/v5_Dr ..-_-- city. Slate, 27P+4 _o c0 ru ru Relum Receipt Fee /,ErsIstserram RFgvinxf) PS Form 3800, July 2014 Sce Reverse for Instructions U.S. Postal Service' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery Information, visit our website at www.usps.com°. GLOWOOD' S RI It Sk 0 dD2 Postle. Certified Fee Holum Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees $0.00 $0.00 $0.00 $0.00 4 0531 07 Postmark Here 07/20/2017 Sent To s;iriei N4-171 ,. or PO Box No. two -5 ........... 1Qx..3 _ cY¢; Stale, "4 C ri et L /f �} � I L��e_nW�od p �, U jP t q L. PS Farm 3800. July 2014 See Reverse for Instructions U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mall Only For delivery inrormaUon, visit our website at www,osps.come. GLENWOOD SPRINGS, CO 816131 'ate Pose ''s' 0531 Certrned Fee Restricted Detrvrxy Fee a (Erroomer writ Required) ru *0. 43 Total Postage & Fees rg$$3 rl cirPOBaaMe. 17.12 t.+�kI�� nnr irlll9_ 1tl $0.00 $0.00 Postmark Here 07 07/20/2017 ,wif:fgfoor& I e411,4 R itA 1820 0002 2914 8458 r1 0 N cD 43 a o— ru r1J 0 0 0 0 ru rR r9 0 N ; -► U.S. Postal Servicer' CERTIFIED MAIL° RECEIPT Domestic Mail Only For delivery Information, visit our website at www.usps.com'. GLENWOQ PostiEf Certified Pee Roturn R000lpt Fee (Endorsement Required) Rcsrrlcted Delivery Fee (Endorsement Required) $0. Total Postage & Fees $3. 0 531 07 Postmark Here 07/20/2017 n 70 `'it'/l �i 4-1A Nrrser 2c/CM, Na. Vi or PO BOX No. 6 g4. 14 Girt', state, z!P+d C-,ievt oidod S PS Form 3800, July 2014 See Reverse for Instructions U.S. Postal Servicer'' CERTIFIED MAIL° RECEIPT Domestic Mail On$ For delivery information, visit our website at wwwusps.com . ti irl0 43 7014 1820 0002 2914 qq7 Postkde Certlfled Fee Retum Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $I]. Total Postage & Fees $3• 0531 Postmark Here 07 07/20/2017 eat To "Street & or PO Box No. itv1t t( 555. 0)ky, A lt.dtw5 City, Siete, 2/P+4 Ca 1ev,0046] spriv,43co S! PS Form 3000, July 2014 See Reverse for Instructions U.S. Postal Servicer CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.com . GLpimp' SPRit1ISSy 10 81602 U 3 E Pos1tgB' Certified Fee Return Re'elpt Fee (Endorsement Required) Restricted Delivery Fee (Endorsemonl iiequtrod) $0. Total Postage & Fees 84 $3_�-- Fo13Ox t5: Sear fib s`Gi;aa ,ryii: or PO Box No. ®.fire, XIP+41 0531 07 P'stmwk Here 07/20/2017 Scanned by CamScanner rR 18 2- rR r - U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mail Only delivery information, visit our website at w‘sly,usfm:corn",, GLMIOQU Fiotkipl PosUel Certified Fee Retum Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0.9 SO .0Ci $0.00 Total Postage & Fees $ . $3'4 sear To Street & Apt. 0., or PO Box No. City, State 2tP1-4 $0.00 $0.00 ,A PS Form 3800, July 2014 vi\icoa 0531 07 Poolmark Here 07/20/2017 [A. cSir144mis 1— j.4Ct See Reverse for Instructions 2914 8526 ru ri ru rR r9 r - m m 1 N r - u -i 613 IT' ru U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.u.vs.conV". I 1 I • • • Postage Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Erldorsement Required) Total Postage & Fees $3. 0531 07 Postmark Here 07/20/2017 Sent To A .117C11..- C'& 41Y Street & Apt. No., or PO Box No, Ito DI▪ CA1A vvao IJ Shdc, ZIP+4 6iiemwooe g PS Form 3800, July 2014 See Reverse for Instructions U.S. Postal Servicer CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery infOrniatlart, visit our website at www.usps.Cone. GLENWOOD' SPRLNcli 10A.E. J s E PosA4' Certified Fee ru 1:3 Satan Receipt Fee 0 (Endorsement Requ(red) Restricted Delivery Fee (Eodcesernent Required) TU $0.49 oa Total Postage & Fess $ sow& rat izt r - s0.00 IP C'531 07 Postmark Here 07/20/2017 AA-r-in.a, r UkeiiPt or PO Box No. /I:41)1.4146.a co), §rel, 4(44 (I j" S14,01 • I .S .1/ If) r1 Er ru 47 ✓ 9 2- r9 r- ✓ a ru ru ru r9 N ✓ 9 U.S. Postal Service'M CERTIFIED MAIL® RECEIPT Domestic Mail Only For dellvery Information, visit our website at www,usps,comP. GL.4.t.,44or: rim! q02#40. Post3at Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) so. Total Postage & Fees $3. $0.00 0531 07 Postmark Here 07/21:1/2017 Sent To Ufloofkiior.' or PO Box No. 451 1.4 64.646..s56 City, State, Z1P+4 00C PS Form 3800, July 2014 5 Di See Reverse for Instructions U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information. visit our website at www.usps,romN. GIANyopu SPRINGS', co .E.1601 S Posta' Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) so. Total Postage & Fees • $0.00 $0.00 J. 0531 07 Postmark Here 07/20/2017 ent TQ Street & 41. or PO Box No. -64y, Ek-ty,e-eriNitz, ptio+picA Wlazit4- ALS IY" ovv.# co gi 6a I PS Form 3800, July 2014 See Reverse for Instructions U.S. Postal Service' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.com5. Post Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) SO. Total Postage & Fees $3.. 0531 Postmark Here 07 07/20/2017 c ewt co .. or PO Box No. &VA lh fag:apii. • ----- Cily SfIlo. 21P -F4 P:-; Form 0000, to 516 Scanned by CamScanner 7014 u, Er - co vl ru ru 0 C3 ru co r-9 ri f•- ru tU c0 ru ru to co ra t- U.S. Postal Service' CERTIFIED MAIL° RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps,com*. GLENWoQ0° SP ING '1 COr344:11 post -‘3' Certified Fee $0.1— $0. 00 Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees 1A.A4 so .1st] $0.00 $0.CTO 0531 07 Footmark Here 07/20/2017 Sen[ to ak Dare Street AApi. Na., or PO Box No. AR 11„tr1i,A .YrtwA�Wt-'c CRY, Store, ZIP+4 !�.:? �Lf ev1�+laod ft PS Form 3800, July 2014 C0 gid See Reverse for Instructions U.S. Postal Servicer'' CERTIFIED MAIL© RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.COm6. GRAND JUNCTII Pas Certified Fee Retum Receipt Fee (Endorsement Required) Restricted Delivery Fee (En[forsc'menl Required) $O Total Postage & Fees CO: 8151:16' $0.00 0 $0.00 49 $0.00 0531 07 Postmark Here 07/20/2017 $3.84 Sent To 51)4aA BIA.C.\14(3.14 $i PO B Cay t� or PO Boxx 3y No.. 26 jj D 4�{ City Srate, ZIP+4 PS Form 3800, July 2014 a>� 1� 1 DVz D ION See Reverse for Instruction., U.S. Postal Servicer"' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery Information, visit our website at www.usps.com'. 4. a ra ru 7014 U.S. Postal Servicer' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery information, visit our website at www.usps.com". GLENWOOD" S'RI lGar C0 81601 Pos d 39r Certlfled Fee Return Receipt Fee (Endorsement Required) Restricted Deitvety Fee (Endorsement Required) $O. Total Postage & Fees $r ,co $0.00 : eE1- $0.00 49 $0.00 $3.,U 0531 07 Postmark Here 07/2(1/2017 Sent To n'D tQ`n Sweet &Apt.1 5 a s rPO Box No. .�cln �� �� dq� City, State, ZIP+4 r oGo O) PS Form 3800, July 2014 See Reverse for Instructions U.S. Postal Servicer' CERTIFIED MAIL® RECEIPT Domestic Mail Only For delivery Information, visit aur website at www.usps.corn"'. GLENWO1D SFRINc 0 1101 U S E Post&g Certlfled Fee Retum Aseeipl Fee (Endorsemenr Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees ,.gr $0,00 0531 07 Postmark Here 07/20/2017 Sent To Street & Apr. Nu., or PO Box No. city, Stare, Z1P44 At PS Forrti 3800, July 2014 A 5 1,;41121-- 6b $3. Postage Certified Fee Return Rocelpt Foo (Endorsement Required) Restricted Dofivury Fee (Endorsement Required) 50. Total Postage & Fees $3. 0`1 X07 Postmark Here 07/20/2017 Sent % ��G��1\ ��C�rf�j gzi e Oki p.fi,] Sirdei s X,o No., ] l�lY�� orPOB. No. , City, Solo, 27/44�3....L`T�`e-.3r�.�..oli�C.�. lev.rdo4 S.•; 5 (Ci PS core 3900. Jul 2014 a .. See Reverse fpr inetrdatlDf Scanned by CamScanner July 26, 2017 COLORADO Parks and Wildlife Department of Natural Resources Glenwood Springs Area Office 0088 Wildlife Way Glenwood Springs, CO 81601 P 970.947.2920 1 F 970.947.2936 David Pesnichak Senior Planner Garfield County Development 108 8th St. Suite 401 Glenwood Springs, CO 81601 RE: Mountain Shadows Place Minor Subdivision Referral - CPW Comments Dear Mr. Pesnichak, EXHIBIT 7 Colorado Parks and Wildlife (CPW) has reviewed the application materials for the subdivision of a 0.833 acre parcel located on Mountain Shadow Drive in West Glenwood Springs. This parcel is surrounded by existing residential developments and wildlife impacts resulting from the proposed activity are anticipated to be negligible. However, CPW does consider this a high bear activity area and suggests that any new developments utilize all measures to eliminate bear attractants and reduce human -bear conflicts. Recommendations from CPW include the following: 1. Require new residents to use bear -proof trash containers, or create a bear -proof centralized trash pick-up location. 2. Encourage new residents to follow "bear aware" practices including: feeding pets indoors and storing pet food indoors, cleaning BBQ grills after use, removing bird feeders during summer months and/or at night, only placing trash out on morning of pick-up, not composting food waste outside, etc. 3. Prohibit fruit, berry, and nut producing trees and shrubs from landscaping plans. Eliminating attractants and being "bear aware" is imperative for reducing conflicts and avoiding habituation of bears to urban environments. Colorado Parks and Wildlife appreciates the opportunity to review and provide comments for this project. If there are any questions or needs for additional information don't hesitate to contact Land Use Specialist, Taylor Elm, at (970) 947-2971 or District Wildlife Manager, Dan Cacho, at (970) 4M-7003. Sincerely, P- Will, Arf Wildlife Manager Cc. D(n Cacho, Taylor Elm, File Bob D. Broscheid, Director, Colorado Parks and Wildlife • Parks and Wildlife Commission: Robert W. Bray • Jeanne Horne John Howard, Vice -Chair • Dale Pizel • James Pribyl, Chair • James Vigil • Dean Wingfield • Michelle Zimmerman, Secretary • Alex Zipp David Pesnichak From: Michael Prehm Sent: Monday, July 24, 2017 2:10 PM To: David Pesnichak Cc: Wyatt Keesbery; Dale Stephens; Dan Goin; Rayjean Roman Subject: Mountain Shadows Place Minor Subdivision David, EXHIBIT � 8 Garfield County Road & Bridge has reviewed this application. The proposed project is using a shared private access easement at the end of Mountain Shadows Drive. Road & Bridge have no concerns with this access. Thanks for the opportunity to review. Sincerely Mike Prehm Garfield County R & B Foreman (970) 625-8601 Office (970) 625-8627 Fax 1 David Pesnichak From: Kuster - CDPHE, Kent <kent.kuster@state.co.us> Sent: Tuesday, August 01, 2017 9:23 AM To: David Pesnichak Subject: MISA-05-17-8547 August 1, 2017 David Pesnichak, Staff Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: File No. MISA-05-17-8547 Dear Mr. Pesnichak, EXHIBIT The Colorado Department of Public Health and Environment has no comment on the Mountain Shadows Place Minor Subdivision File No. MISA-05-17-8547. However, we do recommend that the contractor comply with all state and federal environmental rules and regulations. This may require obtaining a permit for certain regulated activities before emitting or discharging a pollutant into the air or water, dispose of hazardous waste or engaging in certain regulated activities. Sincerely, Kent Kuster Environmental Specialist Colorado Department of Public Health and Environment 1 David Pesnichak From: Hannah Klausman <hannah.klausman@cogs.us> Sent: Tuesday, August 08, 2017 2:55 PM To: David Pesnichak Subject: FW: Mountain Shadows Place Minor Subdivision - Referral Attachments: Mount Shadows Place - Referral Request Form.pdf; Can & Will Serve Letter 12-10-2014.pdf; Can & Will Serve Letter 4-21-2017.pdf EXHIBIT Dave, I have reviewed the attached referral for Permit MISA-05-17-8547 for the subdivision of Mountain Shadows Place. I have attached the Will Serve letters that the City has issued previously for this location that also outline City requirements for installation and fees associated with tapping into City water services. The City of Glenwood Springs has no further comment regarding this application. Thank you. Starting August 7", 2017, City Hall will be open from 7am to 7pm Monday — Thursday. Closed on Friday. Staff will be available during those hours however if you are looking to meet with a specific Planner, please call ahead to check availability. Thank you. Hannah Klausman Planner II City of Glenwood Springs 101 W. Eighth Street Glenwood Springs, CO 81601 970.384.6407 (p) 970.945.8582 (f) hannah.klausman@cogs.us From: David Pesnichak [mailto:dpesnichak@garfield-county.com] Sent: Thursday, July 20, 2017 11:40 AM To: Kelly Cave <kcave@garfield-county.com>; Morgan Hill <mhill@garfield-countv.com>; Wyatt Keesbery <wkeesber-v{@garfield-county.com>; Scott Aibner <saibner@comcast.net>; Steve Anthony <santhonv@earfield- county.com>; bret.icenogle@state.co.us; CGS LUR@mines.edu; Hoyer - DNR, Scott <scott.hoverrstate.co.us>; tavlor.elm@state.co.us; Gretchen E Ricehill <gretchen.ricehill@cogs.us>; Chris Hale <chris@mountaincross-eng.com>; Ron Biggers <ron.biggers@cogs.us>; jvwgsd@outlook.com Subject: Mountain Shadows Place Minor Subdivision - Referral Hello, 1 1 To: Mark Beckler: Sopris Engineering — LLC From: Scott Aibner — Garfield County Surveyor Subject: Plat Review: Mountain Shadow Subdivision Date: 08/08/2017 Mark, EXHIBIT Garfield County SURVEYOR SCOTT AIBNER, P.L.S Upon review of the Quick Silver Court Subdivision, I have comments or corrections to be made prior to approval for survey content and form as follows: - Please include the annotated distance from the Southeast corner of Lot Two to the nearest property comer. Once this and all final comments from Community Development have been completed, the Mylar may be prepared for recording. The Mylar shall be delivered to the Community Development 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 David Pesnichak — Community Development Department 109 8th Street, Suite201 • Glenwood Springs, C081601 • (970)945-1377 • Fax.• (970)384-3460 • e-mail: saibner@a Barfield-countycom August 9, 2017 Mr. David Pesnichalc Garfield County Planning 108 801 Street, Suite 401 Glenwood Springs, CO 81601 MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design RE: Mount Shadows Place Minor Subdivision: MISA-05-17-8547 Dear David: EXHIBIT This office has performed a review of the documents provided for the Minor Subdivision Application of Mount Shadows Place. The submittal was found to be thorough and well organized. The review generated the following comments: 1. The Fire Marshal should review the turning movements and provide final approval. The minimum fire truck turning radius is listed as larger than the radii that is shown on the plans. 2. The Applicant should discuss if the proposed access road is intended to provide access/connection to the neighboring property to the west of the proposed development. 3. The Applicant should discuss how the two parking spaces to the north of the drive will be reserved for Lot 3, as proposed. 4. The Applicant should discuss how the driveway wall be maintained during the winter. The 10% grades of two switchbacks could make this road impassable during winter conditions. Guard -railing may be warranted. The Applicant should provide further information. 5. The Applicant should provide more information on the roadway surface that is planned. Gravel would not withstand 10% slopes. 6. The Applicant shows 16' wide roadway surface (two 8' lanes). The Fire Marshal seems to require 20' wide in their email. The Applicant should clarify. 7. The discussion on the detention pond seems to state that restriction of flows is impractical and only volume would be provided. This is agreed for the 2 -year slorrn. The engineer for the Applicant should evaluate this statement for applicability for the 25 -year storm. Restrictions of developed flows for larger storms may be more practical. 8. There are other public improvements proposed than are listed in the Engineers Estimate. This should be revised to include such items as storm drainage, road construction, and erosion control. Feel free to call if you have any questions or comments. Sincerely, Mountai» Cross Engierin c4.7-4,--4 kris Hale, PE nc. 8261/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com David Pesnichak From: Ron Biggers <ron.biggers@cogs.us> Sent: Monday, August 14, 2017 5:16 PM To: David Pesnichak Subject: RE: Mountain Shadows Place Minor Subdivision - Referral Dave, Yes we have some concerns, I have listed them below. We need to revisit the fire engine auto turn with the engineer. The location and design of the fire engine turn around may have to tweaked some. EXHIBIT 1/3 By code the road should be two 10' wide lanes. With the width of the engine being a little less than 8'. We could live with the Garfield County's road width of 18' of hard surface with a 1' gravel shoulder on each side. By code the road surface should be an all-weather one. On a flat road gravel may work but as Chris mentions on a 10% grade it will not. The 10% slope in winter may also be an issue, thus needs to be revisited. The applicant does state the homes will have fire sprinklers installed in them. We are requiring them because of the access issues and limited water for fire flow . Ron Biggers Deputy Fire Marshal Glenwood Springs Fire Department Fire Sprinklers Save Lives!!! 970-384-6433 Disclaimer: This email message and all attachments are for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure, or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message. Content cannot be guaranteed to be secure or error -free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain viruses. The sender therefore does not accept liability for any errors or omissions in the contents of this message, which arise as a result of e-mail transmission. If verification is required, please request a hard -copy version. Garfield County 195 W. 14th Street Rifle, CO 81650 (970) 625-5200 Garfield County Community Development 108 8th Street Glenwood Springs, CO 81601 Attn: David Pesnichak August 14, 2017 Hello David, Public Health EXHIBIT I /y 2014 Blake Avenue Glenwood Springs, CO 81601 (970) 945-6614 I have reviewed the application for the Mountain Shadows Subdivision in Glenwood Springs and did not identify any environmental health concerns to recommend as conditions of approval as the site has adequate water and sewer plans in place and has also addressed storm water runoff from the property. However, there are a few items our office would like to suggest with regards to residential developments: - Homes constructed on the subdivided lots should be constructed using radon resistant new construction (RRNC) standards. Radon is very prevalent in Glenwood Springs, with nearly half of homes at levels above the "action limit" of 4 picocuries per liter of air (pCi/L). New construction standards make radon mitigation much easier than retroactively doing the work on an existing home. See the EPA website for more information. - Despite the low runoff potential from the properties, potentially hazardous materials such as paints, oils, pesticides, or fertilizers should be stored properly to prevent them from entering groundwater supplies. Thank you, /ick:4.Ar(c Morgan Hill Environmental Health Specialist 111 Garfield County Public Health 195 W. 14th Street Rifle, CO 81650 (970) 665-6383 Garfield County Public Health Department — working to promote health and prevent disease David Pesnichak From: Tesia Zuba <zute9901@gmail.com> Sent: Friday, August 11, 2017 5:48 PM To: David Pesnichak Subject: concerning Mt Shadow subdivision proposal Follow Up Flag: FollowUp Flag Status: Flagged EXHIBIT Hello, I am writing in regards to the proposed subdivision on Mt Shadows Drive. As 1 live on Ponderosa Dr just down from this proposed change, I am concerned for the additional traffic that the additional houses will cause. We have plenty of people that speed by our house as it is and an additional 2 houses could mean an additional 8 cars coming past our house. This is too many in my opinion especially with the lack of law enforcement keeping this traffic in check. I wish you the best in creating a home for your family but please consider the families that are already in this area. Thank you for your consideration Tesia Zuba 59 Ponderosa Dr zute9901@gmail.com 1 J COLORADO GEOLOGICAL SURVEY 1801 19th Street Golden, Colorado 80401 August 17, 2017 David Pesnichak, AICP Garfield County Community Development 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Subject: Mountain Shadow Place Minor Subdivision File Number MISA-05-17-8547; Garfield County, CO; CGS Unique No. GA -18-0002 EXHIBIT Location: SW SE SW Section 34, T5S, R89W, 6th P.M. 39.5665, -107.3678 Karen Berry State Geologist Dear Mr. Pesnichak: Colorado Geological Survey has reviewed the Mountain Shadow Place minor subdivision referral. I understand the applicant proposes three residential lots on 0.83 acre located west of 388 Mountain Shadow Drive. No geologic or geotechnical information was included with the available referral documents. A Master Drainage Report for Mountain Shadow Subdivision (Sopris Engineering, LLC, May 17, 2017) includes NRCS Soil Survey information, but soil survey data is considered valid for only the uppermost five feet below the ground surface. CGS visited the site on August 1, 2017. We did not observe any surface conditions that would preclude the proposed residential use and density. According to available geologic mapping, the site is underlain by geologically young debris fan deposits that have accumulated at the base of the slopes to the north and northwest. The slopes are not large, and the site appears to be located a sufficient distance from the base of the slopes that a debris flow hazard analysis is not required. CGS therefore has no objection to approval of the three -lot subdivision as proposed. However, we have several comments: Hydrocompaction and subsidence due to dissolution of gypsiferous material. The site soils are derived from and underlain by, at an unknown depth, Eagle Valley Evaporite containing the soluble minerals gypsum, anhydrite, and halite. The surficial debris fan deposits are likely to be loose, low density, low strength, and hydrocompactive, meaning they can lose strength, settle, compress, or collapse under loading and/or when water infiltrates the soils. Thick columns of compressible or collapsible soils can result in very significant settlement and structural damage. Sinkholes, subsidence, ground deformation and settlement due to collapse of solution cavities and voids are active processes in the Roaring Fork Valley, and are an unpredictable risk that should not be ignored. • Lot -specific geotechnical investigations consisting of drilling, sampling, lab testing and analysis will be needed, once building locations have been identified, to: determine the thickness and extent to which the soils beneath each proposed structure are subject to settlement or collapse under loading and/or wetting; characterize soil and bedrock engineering properties such as density, strength, water content, swell/consolidation potential and bearing capacity; determine depths to groundwater, bedrock, and any impermeable layers that might lead to development of a perched water condition; determine the feasibility of full -depth basements, if planned; and provide earthwork, foundation, floor system, subsurface drainage, and pavement recommendations for design purposes. It is imperative that GA -18-0002_1 Mountain Shadow Place Minor Subdivision 12:15 PM, 08/17/2017 David Pesnichak August 17, 2017 Page 2 of 2 grading, surface drainage, and subsurface drainage are correctly designed, constructed and maintained to prevent wetting of potentially collapsible and expansive soils surrounding foundation elements. • If conditions indicative of subsidence or sinkhole formation are encountered during site investigations or construction, an alternative building site should be considered or the feasibility of mitigation alternatives should be evaluated. • Techniques such as engineered, rigid foundation design, geotextile ground reinforcement, and/or strain isolation trenches should be considered to reduce subsidence -related risks. • Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction. Thank you for the opportunity to review and comment on this project. If you have questions or need further review, please call me at (303) 384-2643, or email carlson@mines.edu. Sincerely, Jill'Carlson, C.E.G. Engineering Geologist GA -18-0002_1 Mountain Shadow Place Minor Subdivision 12:15 PM, 08/17/2017