HomeMy WebLinkAbout3.0 Staff Report BOCC 10.2.95PROJECT TNFORMATION AND STAFF COMMENTS
BOCC r0tU95
Preliminary Plan lor the Riverbend Filing 5
Subdivision
RB Homes Inc.
Schmueser Gordon Meyer Inc.
Aparcel ofland located in Section 34,T5S, R90W,
more practically described as a tract of land located
approximately 2 l/2 miles east of New Castle off
ol C.R. 335.
10.61 ac.
RB Water & Sewer Co.
RB Water & Sewer Co.
County Road 335
PUD
North - A/R/RD
South - PUD
East - PUD
West - PUD
REQUEST:
APPLICANT:
ENGINEER:
I,OCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
I.RELATIONSHIP TO TIIE COMPREITENSIVE PI-AN
The tract of land is located in District B l.b, Subdivisions/Rural Serviceable Areas,
within one (l) mile radius, Moderate Environmental Constraints. This is based on the
Riverbend Subdivision water and sewer systems being in the vicinity of this proposal.
II.DESCRIPfION OF TIII] PROPOSAL
A. Site f)esoription: Thesubject parcel is primarily historic agricultural land, which
was a part. of the original ranch that became the Riverbend Subdivision, located
between County Road 335 and the Colorado River east of New Castle.
Presently, a portion of this tract olland is used as the sewage treatment lacility
lor the Riverbend Subdivision and the rest of the area is unimproved land that
had been used for agricultural purposes in the past. There are two new clarifying
ponds on the property near the river. The majority of the land outside of the
existing Riverbend Subdivision is either used for crop land, grazing or
-l'
unimproved open spaoe. One exoeption is a house built on a portion of the
unplatted PUD that was designated for single family use.
B. Recluest. The applicants are requesting Preliminary Plzrn approval of a
subclivision that will have 1l single-lapily lots and frve (5) two-family dwelling
lots on rhe 10.61 aore tract.(So pfu"tfA$ All olthe lots range in size from
0.33 ac. to 0.36 ac. each. Water and sewer would come from a privately owned
system owned by the applicants, whioh also serves the existing Filings I and 2 of
the Riverbend Subdivision. Access would be a 50 ft. wide, 890 ft. long, loop
roa{ off of County Roacl 335. The applicant proposes to modily the existing
Riverbencl Subdivision oovenAnts to include this development.
III. MAJOR ISSTTES AND CONCI]RNS
A. Agency Comnrents:
1. Division ofWater Resources: The Division notes that if the applicant obtains
West Divide contracts or a decreed plan for augmentation is approved and the
applicant uses the wells pursuant to the contract or augmentation plan, there
should not be any injury to decreecl water rights. ,Additionally, the Division
notes that the water supply should be physically adequat"e, )peflpn the
documentation submittecl with the application. (See letter pgs. l- D )
2.The District has no concerns
about the proposed application.(See
3. Colorado Department of Health: In general the Department leels that the
applicant's existing sewage disposal system is capable ol handling the sewage
flows of the proposed subdivision and existing subdivision if the new
homeowners clo not increase the flows perhousehold above theexisting average
flows per householcl. As noted in the CDH letter, the applicant will be obligated
to initiate engineering and planning for expansion o[ the system if the
frricant's
assumptions do not hold to the current flow averages. (See letter pg.
4. Colorado Geologic Survey: They tlo not have any geologic related objections
to the proposed subdivision. They recommend that each site be investigated by
a qualified soils and foundation engineer to insure that proper foundations are
designed. Additionally, they recommend that home d.qigng qhould incorporate
anti-ra<Ion accumulation measures. (See letter egt/N/
5. Garllelcl County Road and Briclge l)epartment: The Road and Bridge
Department notes that the roads most signihcant salety concerns were
eliminated when the road was hard surfaced. The guard rails in the narrow
section would require complete realignment of the road due to inadequate
shoulders lor guarcl rails. (See letter irl2+
B. ComfrrehensivePlan: TheexistingComprehensivePlanhasdesignatedthearea
in question as a Subdivision/Rural Serviceable Area, beused on the availability
of a central water and sewer system. The Comprehensive PIan recommends the
lollowing density for these areas:
District B - A density no greater than one (1) dwelling unit per two (2) acres
unless the adjacent subdivision has a higher density, the density may be the
D.
same density as the a<ljacent development or up to three (3) dwelling units per
acre, whichever is less.
As a part of the rezoning of the property to PUD, the Board made a
determinal.ion that the proposed PUD is in general compliance with the
Comprehensive Plan.
Sewagg Disnosal: The upgraded system will not have a capacity greater than
it hacl prior to the present changes. The present treatment capacity is 19,950
gallons per day (gpd), which the State Department of Health says would be the
equivalent to 57 clwellings, based on 350 gpd/clu. The applicant has documented
that the average gp<l is closer to 250 gpd/du., which would convert to
approximately 79 <lwellings, which the State Department olHealth agrees is
correct, proviclecl the new units meet the same flow criteria. The State's letter is
very clear in saying that il the units are added to the system and the flow rates
exceed the present flow rates, it will be necessary to upgrade the sewage
treatment facilities, whioh may result in the construction o[ a larger sewage
treatment facility that will probably have to address the regional needs of the
area. This may result in the complete relocation of the sewage treatment
lacilities and/or the extension of a trunk line to an existing regional facility.
PI ID Zoning: As a part of the approval of the PUD zoning, there were two
conditions ol approval that were to be addressed at Preliminary Plan. The
lollowing are the oonditions ol approval and the applicant's response:
1. At Preliminary Plan the applicant present a mechanism to transfer
ownership of the water and sewersystem to the homeowner's as.sociation
of Riverbencl Filing 5, with provisions for outside user fees at an
equitable cost and that includes all costs for operation, maintenance,
repair and adminisl.ration-
The applicant is proposing to form a nonprofit corporation that will own the
water and sewer systems and be responsible lor all operation, maintenance,
repair and aclministration. Each homeowner in the Riverbend filings being
served by the systems will be given the opportunity to be a shareholder of the
corporation an<l all olthe assets of the present owners will be turned over to the
corporation at no r:ost. The corporate members will be respolsi-Q.lg for electing
a board of directors to run the corporation.(See letter p1{t+\ )
2. Thala landscaping plan for the claril-rcation ponds area and treatment
tacility be presented at Preliminary Plan, that minimizes the visual
impacts-
In the application, it is noted that "landscaped berm will be built around the
treatment ponds to soreen them lrom the view of the adjoining lots." Staff
believes that the intent of the condition was to have a site specil-rc landscape
plan that details the type and proposed location of materials to be used and a
plan that also provides some visual relief lrom the river/interstate side too. Stalf
suggests that prior to Preliminary Plan approval by the Board , the applicant
subn-rit a landscape plan lor the clarifircation pond and treatment area that
minimizes the visual impacts of the area from all sides. Further, that the plan
include details that show thq type, size and looation of the landscape materials
to be used.(See letter pgp;
E. Suhdivision: The subdivision in<;ludes five lots that will allow lor two-flamily
dwellings. The application does not include any provisions lor the resubdivision
of the two-family lots into separate ownerships without going through a lull
subdivision review. Section 7:20 does provide that provisions can be made lor
the future resubdivision ol a lot at the time of subdivision and that a note be
included on the Final Plat. Staff suggests that the Final Plat include a plat note
that states, " lots 5-9 may be divided into separate interests alter the approval an
amended plat by Lhe Board of County Commissioners, that legally describes the
separate interests to be oreated."
IV.ST TGGESTIID FINDINGS
That the proper publication, public notice and posting were provided as required
by law for the hearing belore the Board of county commissioners; and
That the hearing belore the Board of County Commissioners was extensive ancl
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that hearing; and
That the proposed subdivision ol land is in general compliance with the
recommendations set forth in the Comprehensive Plan for the unincorporated
area of the County; and
That the proposed subclivision of land conforms to the Garfielcl County Zoring
Resolution; and
That all data, surveys, analyses, studies, plans and designs as are required by the
State of colorado, and Garfield County, have been submitted and, in addition,
have been lound to meet all requirerqents of the Garfielcl County Subdivision
Regulations.
RECOMMENDATION
The Planning Commission recommended APPROVAL of the Preliminary Plan by a
6,to I vote, subjeot to the lollowing conditions:
All representations of the applicant, eilher within the application orstated at the
public hearings belore the Planning Commission shall be considered conditions
of approval unless otherwise state by the Planning commission.
All proposed utilities shall be located underground. All nffissary appurtenances
lor individual service connection shall be provicled by the cleveloper. Utility
lacilities shall be inr:luded in the Subdivision lmprovements Agreement.
The applicant shall establish a Homeowner's Association. The Homeowner's
Association shall be incorporated in accordance with the Colorado Revised
Statutes. The protective covenants, articles of incorporation and other
Homeowner's Association documents inclucling by-laws will be submitted for
review by the County Attorney prior to the approval ol. the Final plat.
Additionally, the Homeowner's Association shall include provisions lor an
Architecl"ural Control Committee that will allow for voting members from
Riverbend Filings I and 2.
The water allocation contraot shall be translerred lrom the developer to the
D.
E.
A.
B.
C.
l.
2.
3.
v.
a.
4.
-4-
5.
Homeowner's Association. The Homeowner's Association shall enforce
individual compliance through covenants. Additionally, the covenants shall
require low water use plumbing hxtures lor toilets, showers and faucets.
That a landscape plan be submitted to the Board of County Commissioners that
details the location, type, and size.of all landscape material to be used to
minimize the visual impacts olthe sewage treatment facilities lrom all sides of
the area, prior to Preliminary Plan approval. The subdivision improvements
agreement will also include securil.y to guarantee the completion of the
landscaping. All seed shall be certified weed-free. Additionally, the Final plat
shall include a grading plan and provisions lor grass on the common open area
and water fior irrigation.
The applicant shall pay $200 per dwelling in School Impact Fees prior to the
approval of the Final Plat.
Prior to the submittal of the Final Plat, the applicant shall provide adequate
written verification lrom the Division of Water Resources documenting
approval of the domestic water supply.
The applicant shall provicle dooumentation lrom the Burning Mountain Fire
Protection District approving the interior road design and f,rre protection plan
prior to the submittal of a Final Plat.
All roads including the proposed cul-de-sac shall be designed and constructed
in accordance with minimum County standards.
The applicants shall submit improvemenl. plans for all roads, bridges, utilities
and drainage struotures prior to approval of a Final Plat.
The applicant shall demonstrate that procedures are established for the
maintenance of all bridges, roadways etc., including snow removal, through the
Homeowner's Association.
The applicants shall provide a water allocation oontract lrom the West Divide
Water Conservanoy District prior to the Final plat approval by the Board of
County Commissioners.
ThaL the Final Plat include the lollowing plat notes:
"Lots 5-9 may be divided into separate interests after the approval an amended
plat i s approved by the Board of County Commissioners, that legally describes
the separate interests to be created."
"A site specilic loundation design lor each structure shall be included with any
building permit application and that eaoh building design will include anti-radon
gas accumulation measures."
"No open hearth solid-fuel burning fireplaces will be allowed within the Cedars
PUD. All dwelling units will be allowed an unrestricted number of natural gas-
burning fireplaces orappliances. All dwelling units will be allowed no morethan
one new woodburning stove as defined by C.R.S. 25-7-401, et seq., and the
regulations promulgated thereunder."
7.
9.
10.
ll.
12.
13.
14. Dogs shall be limited to one (l) frer lot, and kennel restrictions shall be included
within the covenants adclressing an enforcement mechanism.
tb-
()lll( I ()l:llll: SlAll: 1N(,lNlllt
I )tr t:rort trl \'V.rlt'r lir",r,urr r'. .
| )r'lr,lllill('rll rrl N.rlrtr.rl l{r':,,,ilr, r"
I I I I 5lrt'rirt.ttt 5lrlrt. ll,rrrrrr ll I tl
I )r.rr\r,r, ( olrrr.rrlI lll]-.1(| I
l'lrrrrrt. I lll ll lll,l, l'rll I
I r\\ I lll lr lll,(, t"tl')l(,ry llortu.r
( ,,,rr.rrtr,t
l.rrrrr.: 5 trrlrll..rrl
I rr.r trltrr. I )trrr lut
I l.rl l) 5rr)l)rol
\r.rl,. I nllirrr{.r
Atrgrrst ltJ, 1995
Mr Marl< llezrr-r
Garfielrl Corrrtty llrrilrlirtll .rn(l l)liu)nitrll
lO9 tlllr Strcct, []tritc llOo
Glenwoorl Sprirrgs, Colorarlo ti l 6Ol
llverberlrl [:iling l/5 l)rclirninary Pla]n
SW l/4 & St- 1/4, Scc.34,-l-wp.S S, l-1n9. 90 West, 6th P.M
Waler Division li, Water Drstrict 39
l)ear Mr []earr.
, Wo ltavc reviewo(l Iltc allove roferet]cc(l sul)mittal to sr-rlrclivicle approximately 4-l- acres
irtlo ll sirtglo lirrrrily lrtIs irnrl livc i? larrrrly lo[:; locerlecl alrolrt 2 rniles east of New Caslle,
Ooloret<ltt -l lrt: proposc<l wi.ttor sullply will lrc Jlrovirle(t l)y thc watcr syslern wlrich currrently
serves l'livetlterttl Srrltrlivisiort, lrilirrgs No. I arrrl 2 artcl lrliverbertcl Rarrchetles. This system is
su1;;;lierl lry Rivcrlrcrrtl Wells No 1l arrrl 4 ([)errtrit Nos. lBl46 F artcl 18147-F) wlrich are clecreed
ir"i Case No W 2125 lty []ivtsiort tj Watr:r Cr:Lrrl lrr arlclition three aclclitional wells, Permit Nos.
18144 F, lBl45 l, ltll4ti F) ittc erlso rlccrecrl irr lltc sarnc case. These wells ltave lteen drillecl
aricl will lle llttt irrto setvicc iis tlro rle,,nrarr-rcl rlir:tates -[he strltrnittal inclicates lhat at-l application
[<;r a cot.tlract Ior augrtrerttttlion watcr lrclrrr Wcst l)ivicle Waler Cortservancy Dislricl will be macle
soott.
PttrsttattI to Ser;liorr 30 28 130(l)(lr)(l), C.R S., the State Engineers Office offers lhe
lollowtrlg oJriniort lor yottr consitleratiorr regarcling material inlLrry to cleoreecl waler rights ancl the
acle(luaoy of tlru lrrollose<l wurtcr. srrli;'lly of the strlrject rlcvelopnrent:
l. Ottr ret:orcls sltow lltart ciur ollioe issuerl well l)ertltit, Nos. lBl44 F through'l814B-F on
Marclt 5, 1974 ar)(l thc wolls were constructecl arrcl Jtut to benelicial use. On July 23,
I 974, tlle Water Cotttt lor llivisiort 5 granterl a clecree, in Case No. W-21 23,Ior municipal,
ir r igatiorl arlcl otller [)r lrl)oses. I lte st rbstitr rle waier sr lpply plan issuecl to the Wes t Divicle
Waler Cotlservattr:y [)islrir:t (District) is reviewerl ancl renewecl lty or-rr office annually. lf
lltt; apllltr:attt olrlairts West [)ivicle corrlracts or a clecreerl plari for augmeltalion for lhe
llrolloserl ttses atttrl wolls are operalecl f)rlrsuattI to tlre conlract or the augmeltalion
clecree, it is trnliltely tlral irtjrrry will ocotrr to rlecreecl waler rights.
nI
Mr Marrl< l3e;rn Page2
Ar,rgr-rst 18, l99lr
2. Orrr well perrnit rccorrls irrrlicate tlrat Wcll No. 3 lracl a sustained pumpirrg rate of 97
g l) rlt. 'l-lris office, hcrwr.'vcr, rlirl nol recerve plrmp lest data from the remaining 4 wells.
So, we cztrtr-tot veri[y tlre srrslainecl llow rates ol those wells. At a sustainecl flow rate of
97 g.gr rtt. urrrl lrarsr.'rl trporr tltc a1-rplic;arrt's lrrojcclecl pcal< horrr clemancl of 67 g.p.m., tlte
wetter supgrly apllears arlc.clrrate. 'l-lre long lerr-n aclequacy of any ground water source
Itowevor, ntuy lre strllicr;l tcl flrrr:tuation cluo lo lryclrologic.ancl climatic conclitions.
lf you havo arty c1r-restiorrs rcgarclirrg this rnutler, please feel free lo contact this office or
Mr. Orlyn Bell of oLrr Divisior-r ollice irr Glcr-rwoocl Sprir-rgs at 945-5665.
Sincerely,
'K"''/4 'tt(
/]nil-
Mr. l(ris MLrrthy
,
l)rofcssiorral I-rrgirrccr
l(M/krtt
riverllerrrl sulr
t, oc: Orlytt Bell, [)iv Engirreer
.Jarnes ltl. l crttori, Wtrlor (lorrrrni:;siorrcr
a- g-
3I7\TE OI_ COLOI(ADO
Ittry liorrrur, ( lttvet ttot
l'utli 5lrrvayrlcr, At tirrli I x(t(ltrllvr: I )ttr:t lttt
I )cr/rt alcr/ lo Itilrlct uilg ilrl iiltl)r)\,Itli l/rc lrr:.t/ti r ,titt/ r'rtvtrrriltttfr rl rl llr 1tt1it: ,tl I tilrtr.uht
( rarrtl lrrrrt liort llc6iorr,rl ( )llrt t:
2l.f S. (rrlr Sltcct, llutrrr I l2
(,t.ttrl lrtrttlit:tt, ( oltrarltt tl l 5ll l .l /()tl
f Ax (97()) 2.18 / l9ll
.'\rrgrtsl I 5, l1)1)5
NIlr k l]cirn, l)lrtttttct'
( iarlieltl ()otutly llrriltlirrll itrttl l)litttrlirll;
l{)9 tlth lil., :iuilo .l0l
( ilcrtrvorttl Spritt1,1,s, ( '( ) l{ I 601
lili: I'rolirrrirlitl'y l'litrt, llivcrlrctttl lrilirrli l/j, ( i1rlicltl ('ottttll'.
l)crrr h'[itrk:
\\'c Iirvc rcvio\vu(l llrc strIrjccl rlr:v'e lollrrrurtl prtlllosirl ;ttttl lt;tvr-: tlrc litllorvirlg collll)lcllls:
cill)itltty 6l'19,950 gallorrs,pcr tlly. 'ilrc rlisclrlrgc l)cl'nlit to llru ('olourclo Ilivcr lras \/ery sPccific languagc regar(lirlg
1r;rgc 5, l)arl I ol ('l'}l)S; I'orrrrit No. ('( )(;-5t{,1(X)0 sttlrrttiltutl irr lirlrilrrt l).)
\\/c rrgr.cc \villl Slcvctr lloirt's lcllcr srrlrrrrittctI to llrc ( i;rrlicltl ('orrrrt1,('ornrrri:;siot)uts.lul\/ 25, 1915.
ll yott hitvc ruty (lltusli()n:i, plcast; c{)nlitcl Ittc itl 2'ltl-7 150
lJ'ir rc crc lv.f,( U*^-'.- I
l)rv;rin l) \Virlsrlrr
Wcst Slopc I)istricl'l'cclrrricilrr
\Virlcr' (.)uirlity ('ortirol I )tvi:;iort
I )l)\\/
( .(,: I .()pis N,lcyul.. liclrrrrrr*;ur ( iol.tlrrn N lcYcr
lii lc
@ ,,,n,rn on necyctod Papet
r,I tll-tlrr I r.lt[- .,lll r'.r[-'r ilr llrr ltu,r1 :;l , t5 I il :-ir ll0 .l_it_iri F' . [rl
-]IAI T OF COLOIU\DO
( ( ll ( )llAl)(', (-,f r)l (t(ll( '\l \l
l)rvrrrrrrr ul nlrrr.,.,l: -1,1,1 (.1r,1r,,i',
t-),-.1,.!r tr',.,r'l r,l t t.'t,,,.,1 l((), lr,r. .".
I ll l'ilrIrtrt.irr l,trr'r't. llootrr 7l:
[ )qrrvrt. ( rll(,1.](1,, l,{l;l(l i
t,l,Urrr. I _1(l Jl ill,l, lr' I I
I ^X
( lll l) tr()L .l lt. l
,4.rrgrrst l('), l0{)i
lvl r lVt;r li llcrur
(irrrlleltl (.:c)tlt)ly I )upritttttr-:ttt llrrilrlrrrli ilrr(l I'lirrlrrirrli
109 lttlr Strcet, Srritr:.t0.1
(.ilcltrvoorl Spr ilrtl:;, (-'( l li I()o I
l)Ft'/\ttTNlENT ()f'
NATUT\AL
IU]SOIJILCtrS
l(r,y l(i,'r)e'
l.lri'(.i i, Loilrl,t'id
Ira r trrrv,: It,rt tl;rr
^tr(lli(l
!. ti,'il;
tlr\ rr'({, Ir',r'.:ri'r
!.t,,r,. (.i,,,i, 1.1',r
irn(l t)tr(.r-tr'l
t{E Itivcr'lrt' rrrl t.'ili rr g //5 I'r'r'li rtl i tr rr t-)' I'lrl lt lltvicrv
I')c;rr lrlr llcttrr,
At yrlrrr lu(l;lcst iut(l in rr(:c()r(liut(:c lo Scrlrirtc ltrll .\-5 (l()'72) tllis ()llice ltits rcviewed ttle
lllrrlctirlls sir[rrrriilcrl lor lhrs IrrrIoscrl sulltltvtstott tut(l c'.c],1(ltlclo(t il silc illsPeclion on Attgttst'1,
lg!)5. 'l'lrc site is rvcst 6t'tlrt tlxisting l(ivcrlrcrrtl Srrlrrlivision lrcloss Corrnty Rorrd No. 3]5. IL is
lrrrrlercrl try ('llt NLr -|-]5 lrrrl tlrc ('rrlriritrlo l(ivcr. lhc stto c()nttrins tlte ltivettcntl SLrtrclivis.iott
wlrstc\vfrlcr.tr.elrtrrrcltt liri:ility r,vlrit,lr is pl;rrtrtrrrl lo lrc alratirlttttctl tttttl Irtir:klilltxl, A trcrv facility is
t:rrr.r.crrtly srt(l()t.r:6rrstrrrr:li(irr rror'llt\\,Lrsil ol'tll() prrrJrosctl strlrrlivisiilrt ttcttt llte sottlltertt lrnrrll of tlle
r ivcr'.
'l'lrrs crllir:c Irrrs levicrvr:rl tlrc I'rclirrrintrry (ieolcr:lrrric.ttl lnvesligirtitrtt [ry (]l'l-'l'Irc,ttll)soI)!
Ilt; lrrrl gclcr.ally oolL:pr rvirh tlrt: cour:lusi()nti iu)(l rcconrttterttlalirlns lltit( it contains. Tltc site is
l6catotl ort 1lcrl'i\0c pl'l'ivcr rrllrryirrrrr 'l'llis len'ir(:r: ol't'ivet'sftl)(1, Iirav(ll, atttl cobt)les is rrvetlailt
by u wcrllie. rrl'r:0llrrvi,.l slrccl rv1.:;lr (r()rll[)()so(l 0l'l'ilrc sills arrrl cltty tvlticlr llrickens torvnrcls llre
(jranrl llogbrrcl. lo llrc s()utlr. 'l'lrr: lirrrrruli(rrral rnllrrial tlrrrt tlresc lirtc s()ils nre rlcrivetl fi'ont are
tlrc lvt^^c.s Slrult. ilrrrl l6 rr l.:t;scr'itrlollll tlrc }vlcsit Vt:r'rlc (irrrrrp. Ag slttcrl irr tlre pl'elilllil)sry
rcJ)otl, s()ils rlurive.rl llonr llrcsc lirr'rrrirlrorrs nilry ltc C',xlritttsivc We c(rtt(:ttr rvitlr llre reJ)Ort tllat
slrrrrrlrrr'tl sprtlarl lrrotirrg lirrrrrrlrrliorrs rrrrl lrt: lilrrrrtlr;rl r.rrr lrar'li;rl l'ill rrrrtl ltartial rrtttrrrsl stlils. l:voll
rvillr crrrelirl st;rrclrrrrrl lill 1il;rt:crrrcrrl. tlrlli:r(:nlilrl scttlur)irrtil ()l ltcttvc ltrny t't:srtll u'lriclr cttrl (lalllage
lilrt rttltt t ior rs
Irr t.:6rrr.'lrrsiorrs llris o{lit:u llrrrls rro irtlrot'clttt gutrlogio lrilzilt'tl tltitt tvottltl l)r()vet)t tl}e
I)r()lxlso(l rlcvclolrnrcnt \Vc r e itcr irtt: tlrirt lrlrlitirirritl silc-slrccilic {j0olochtlicnl irrvestigatiorts be
ictltri,crl l6 irrsgru tlrirt 1r16pcr lirtrrrcllti()lls ltro rlcsilgrterl Vtrirrtrle tltickttesscs ol'the. snil alrove tlre
livcr gt1rvul, lrr.rlr:rrlirrl uxllrrrsiv() clurrfrcteristit;s, rrtrtl tltr: pt'r.l;lrlscrl l'ill lllitcerrtt:nts Bt tlle exiSting
se.wugc Jrorrtls rvill r:lrnrrgc soil r:(rnrliti()lts mt(l it's t:rtg,irtcctittl,, ulratacteristics. A sitt:-specific
'/0 -
r,l lll llrrlr lll ,lll l,rl'l lllll,r ltrr'p it,'-ti, I;l :j'_'llir .l-r0rr t'.ili
Rivcrbcnrl l'ilin6 /i.1, l'u6c 2
Iirtrrtrlali()rt (lcsi1;,1 rc1(luir'(:nl(:11t slrtrrrlrl Iru irtr'.ltrtli:rl tn plrrt rrotcs. Also, tler:arl6e tlic cleveloprlrerrl is
localctl ttlrovc rivt.'t gravt:lri witlr lriglr lrcrcenltgoli <ll'clystlllirre lc)ck lhere runy [re u nulrrrtrl
larliotrctivily lruzrtr',.1 I Ionrcs tlcsigrr slr(rrrltl irrcorllor rrlc trnti-rir(l()n glrs uccurru-rlntiorr rnc..asrrr(-.s If
y()lr lruvc rny (lu('slirllls Plcrrsc c(]ilta(:t llris 0llicre rrt (-l tt l) 86fi-26'1 .5
Sirrc:cr'ely,
/ / '/ /
.,f 2 14, /u., : /./1,' :_ //-,-.,,(' I
'' .lorrtrllrlrr L.. \Vlrit c,
I irrginccl ilrg ( icrrlriglir;t
-//-
5EP-2b-15'15 14: l{ FRtlt'l r_irlRF IELD (_D Rt_rAt) & ErR IDI:iE T0 945?71E5 P. rl1
GARFIELD COUNTY
ROAD AND BRIDGE
P. O. LIOX '.225tt
(llelttorr)r;i11 5l.ir:irr#S, COl.crr'acio U l 6U'? *-'2254
Pt'rrrne 94li-61 1 I
l)r|ll-; l:i€'f)tenrber !lO. 1 Y9i
l-O: F1;rt- h: t1o,:,r-r
I t<t-rtr1 : fi i t"r U
[<F-, i..i.v,er"trerirl F]IInq fls
WiLlr regcri''rJr 1-tr Ihei'",aFety of CRig5 to F.]iv6rbend SLlh-
divi-.:,ir:irr, riro Counl:y to,,rk carD of a rna jDt' (.;oncern b,i f)svlinqf-lre ror:r"J. lliis olinrjrrat.od fr.rqitive dt.r';i whi.ch reduced
* visitillity and relntrvocl tIe aspect of 3 corrt]gatsd graVeL
surfar;r=r r,uirj.r-;lr could haive r6iulted ln control problenrs for the
dr i. i,'e[" *r,
Jn \,,=.r,'::, !lriLrr t.o [..hr--r oavirrr], rtuar-d rail had heon cli.:aCrrs:iadfr-ir' Ilrre trarrow nort,i.rlrrr, of the road adiacorrt to the ri.var.rlri:r;.: ita: ncver been t:rJequir te L;arrk Or sht>u1der tcr il1ve tlre
ri(f(;(.r:i::;iJt^\t .1::.|r)f)()r't- t.tl h c)|?irtl r'ai l l it A crAf, lr ril trtat.jrr:n.
Tire) r(t&.1 worr'l rJ l-ia..zt,r \'.rt ht:l i^o;-:) i grred or wi cened aG. was
r! i.j;r';n<i1.r:t(,{ \^}hrln l. ltr^ i:cr;.r'l tn-lnc, ulfr,j. goinr-l fo rrcl"rrri Id i.f .
.
Tl-r o i--Drtrr [-;,' h.f -,,r r,rr'r]rtt,=rCl si gn':r drawing at{:ern l.:ior, to LhO fiElr.f o\4'r(l;r'l i.n ltr-rn,i,'=. ll-r:;rt p+np)-r+ will drir,rtl ;ra1cor.di1g1y-
cr'735rnb
-/2-
T[ITFL P. E1
I)rrr,rrN l,lv & I],r.r,<;ttlru, [). C.
AITO']NEYS AI LAW
ORAWER 79O
( i r.rrN rvrrrrt r St,It t N ris. ()<rt.<>tt l tr<t tt t <t<>':
Sept-ember B, 1995
,IO BE R I OE T. AtJ EY
Ka r{NErli BArCOr.tB
(oF couarse L)
JOHN A. IIIUI,SON
EOWARO MUL,}IALL. JR
SCOrI BALCOTlA
LAWRENCE R, GREEN
ROAERT M. r{OOr{€
AIA COLORAOO AVENUE
TELEPHONE 945-6546
TELECOPTER 945-8902
AREA COOE 3O3
i#r.li:i:rui:
Mr. Don Dellord
Garf ield Count-y Atl-orneY
109 Bth Str.r:et-, Stri-t-e 300
Glenwoocl Springs , CO U 1601
Ite: Ili-verbend PUD Fj-Iing No. 5
Dear Don:
, please f i1d enclosecl herewil-h for your review the documents I
'll,.r" clraf t-ecl .f or t-lte pul:pose of ef f ecl-rrating l-lre transf er of
owperslrip of the wat-er dist-ijbtrLj-on ancl sewage t.reatment systems_to
the homeorvners in l-he R.i.ver:l-rettcl Subciivision (FiIings It 2 and 5)'
Wii:l)iregarcl Lhereto I worrld add the fol.lowing comrlents:
,Ilre Det:luraliort of I'rolaclit,e Coyenunts, Arlicles ol Incorporation and Rylaws for
Rivcrbend P.U.D. I:iling No.5 are Iimit-ed t-o the creation of the Homeowners
Associal-ion for l-he parcel of Iand for which subdivision is
currenLly being sought- bef ore tlte County (Riverhend P.U.D. FiIing
No, 5 ) . These docunrent-s were draf t-ed in conf ormance with the
requirernents sel- forl-lt in t-lte Colorado Cotntnon Interest Ownership
Ac[. Under the Iloureowners Associatiotr Iol- owners automatically
become members in the non-prof i-t cor:poration which will be created
to acquire, operal-e ancl lrrai.ntain t-lte wzrl-er: dist-ribtrtion and sewage
treal-lnenf syst-ems presenl-ly in pJ.ace at Ri-verbettd, The Water &
Sewer Company aL iliverberrd, Inc. 'I'lrese Iot- owners shall be
reqrrir:ect as rnernbers of t-he WaLer: & Sewer Cornpany to issue
rneriberships in t-he corpor:atjon l-o aII lot- owners within Riverbend
p.U.D. riiings l and 2 who are presentty receiving their waLer and
sewer from t-his syLetn.
As I related to you tlie ol-her day, we are of the opinion.that
a more workable sl-ructure is created by transferring ownership of
the waLer and sewer t-reat-ment- systems to an inriependent corporation
than if we were to create rnastLr homeowners assocj ation including
the fiomeowners wit]rin Filings !, 2 and 5 and transfer t]re water
distribution sewage treatment sysl-ems to that- Associal-ion. Under
the Arl-icles of Ilrcorporation memberships in the Association shall
be issued to, in adrlit.ion to the lot owners within Filing No. _
5,
aII lot- owners within Filings 1 ancl 2 who are current.Iy receiving
-/3 -
N'lr. I)on I)clirrtl
Scpte rttbcr tt, 1995
l)agc 2
service from the system ancl wllo coincident with the issuance of
membership exectlte a writtep service agreement with the
corporaLiln. I wotrlcl note, however, that continued water and sewer
servi-ce i-s nol- cond j.t-i.oped Lrpon mernbership in t)re corporation '
people who do not wish l-o accept netnbershi.p in.the-corporat-t"l or
execute a wr-it-l-en service .,3.L",n".,t- would still be entitled , to
service by Lhe corporat-ion. -Tl't.y wottld not, however, be entitled
to vote on corPoral-e tttaLl-ers.l
As yorr will not-e, 1-lre Art-j.cIes are subject, to certain
provision-s which wj II be cont-ainecl within tlre Subdivision
i*p.or"*ents Agreement. Under l-lie SIA, R.B. Water & Sewer wiII be
i"quir"a, in tiansferri'g t5e water: and sewer systetns, to The Wat'er
& Sewer Cornpany at- Rivertend, Inc. to condition the same upon tl]g
resLricLion tliat water ancl sewer service be corltinued to aII
existing users. This s[ould create an equitable servitude running
to the benefit of al I existing users and should prevent tl'"
-scenario where water and sewer: seivice could be discontinued by the
";;;;;;;ii""-1o.those tot owners who do not become members of the
corporation.
'FinalIy, I Save also inclucled herewith for your review a coiltract
belwee tt Il.B. ll/uler & Setyer Cornpatry, Inc. anrl 'l'hc ll/ulcr & Sewer Compottl' of Riverbend, Inc'
whereunder R.ll . Water & Sewer grants to l')re Water & Sewer Company
of Riverbend, Inc. l-he right. :to connect 2L units to the system
withouL Lap fee or otlter cltlrges or costs. This waj-ver of tap fees
wiII .pp,r.L.,-,ant to tl-re lots ipproved for subdivision in FiIing No'
5 and are given to R. B. Wat-Lr & Sewer as a way to recoup the
signif icant"capital oul-Iays recenLly required of -R-.Et. Wal-er & Sewer
due to mancladed syst-em improverneirts. - I would note that the
,additi onal "apacitf req,.ri re?l of t-5e proposed 2I units has been
provicled throtigh l-lre recLnL irnprovetnents and wilI not constitute an
tut-of-pocket Lxpense t-o T5e Wat-er & Sewer Company of Riverbend,
Inc.
I l-5j1k iL is inrportant- to keep in mjncl that while the above
proposal cloes 1ot piovi de a cure-al I to the nulnerous problems
inciderlt to a privatll.y ownecl wa[-er sysl-em it does greatly.improve
on what l-ras beln in exlsLence in the Riverbend area for quite some
t!.le believe tlte corporation wilI be best served if the
greatest- nutnber of peopI. ot tl-re system receive servj-ce pursuant to
,iritten service a{reement which, i" t}re evenL of non-paym9?t ,
allows the "o.pot.-tLot, to recoup aII collect-j-on costs, including
aLtorney f ees. Member:s\i.p in tfie corporation is, f or a lack of a
better &escription, the cirrot usecl to motivaLe 1ot- owners in this
regard.
-/4 -
Mr. I)on I)clitrd
Scptcntbcr ti, 1995
l'}lgc 3
years. I reali-ze that- the above constituLes a quite
of our p.opo"^t-;.J accordi;ofy '
wiII be availinte
i;q;iti"" ,j t t, regarci l-o tlte same yoLl rnay have'
cursory revlew
for anY further
Very l*ruIY
DEI,A}]EY &
\
By
P.C
ruI son
TAT: bd
yoLrrs,
,''l
aLcot49
a_ 6_
BOA'I/TIS I /RDII P0l
{,
Scptember 12, 199-5
To Whorn It Muy Concern:
Re: Riverbend l"iling #5
Having rcvierved the pluns, I see no problems a.s
inspcct ths fire hydt'anrs as iltey are instulled.
Thank yott,
far a.q fire protection is concerned. I would like to
Burnlng Mountains
Fire Protection Dlstrict
Box 236
silt, co 91652Board
'qE Trlbo(t . Cbalnuan
fllllrr'r Moulov*
ran Mclto
bm Vo[bl
1<rfi6rr frlr'la
,l
Doo todtl. Chhf
Stu Ccrlrc . aeokl Chic
'il*WX*f-*il
Donald L.Zordel, Fire Chiel'
Burning Mounrains FPD
t,
-/ L-
RBI_I
r)
IU} IIOMI]S, INC.
P.O. Box 1989, Glcnwood SPrings, Colorado 81602-1989 $0rl gl4-r421
Sclltcnrbcr 10, 1995
I\4r'. Marli Ilcan
Garl'ielcl CoLrrrty Iluilcling & l)larrning
109 Bth Strcct, Strite 300
Cilenwoocl Springs, Coloraclo B 160 I
IUI: I)r'elinrinary I)larr Ibr I(ivcrbcnd Iiiling 5 SLrbrlivision
Dear IVlr. .lJcan,
l'his letter is iu resltotrse to recclnrnreurlation no. 5 of llre stalf conrntents lbr the above
relerettcecl filing Wlrat follorvs is the proposecl larrctsoallc plan lor the previously
a1;proved l{iverbend lvas[c water laoility now bcitrg reoonsiclcrecl in conjunction with
Iliverbend filing 5.
1'lte systertr is being cut irtto thc grouncl rathcr than built up which rvill help reduce the
visual irlrpact over thc systetn currcntly in place. All distul'bed areas ancl sicle slopes witt
be topsoiled with ortsitc rrtaterial ancl sceclcrl iviLh grasscs native in the area. 'I here are a
few juniper trees wltiolt are gt'owing in a clrainage area on the easterly sicJe of the
property, ltowcvet', llte rerttaining sirle sloltc rvhich seltaratcs the lacility frorn the interstate
cloes not naturally have the ability to supllort conil-crous tree growth. Onoe vegetation
Itas beert recstablislrecl on the berrn rvhich lies behind the systenr the systern will blencl into
tlte bcrrrr.
rl
Sittccr cly,
Stcven J
a- /7-
RHCF-ll$,rpf)
oci t ri t995
In.- regards to the Riverbend subdivision Filing #5, we have thefollowing questions and concerns:
What about the impact of increaseil construction traffic andhomeowner traffic on county Road #33s? This road js narrow, in poorcondition, and is deteriorating rapidly The current resident.s ofRiverbend have an acttve, outdoors-iovlng lifestyle. The access road rsusgd by familiesJor bicycling, walking, rtllerbiading, horseriding, andother activities. These actjvities may already be considered somewhatdangerous on such a narrow road, and the increased traffic caused trysixteen new families will only make the cc'rnditions rnore dangerous. ifwe estimate an average of two automobiles per family, tirat is anincrease of at least thirty-two vehicles traveling up and i.rwn CountyRoad #335 each. day. If the County Clrrmrnissibners approve thissubdivision, are th-ey also willing to fund the necessary improvementson the county road?
What about the impact on the Colorado River and its wildlife cprridrlr?The Colorado River and the undeveloped siretch of land alongside theriver to county Road #33s and from Riverbend to rxit ?to5 onInterstate 70 is-occupied and used by large numbers of wildlife. ofcourse there are the fish ot the river ani the fishermen using thissection; there are huge numbers ot waterfowi and oiher birdJ thatinhabit this section or use it as a migratory corridor; there are deer andelk that water and feed. nightly along thii sectiox; anC certainly thereare countless squirrels, raccoons, chipmunks, and other smallmammals in the area of the proposed subdivrsion, Are thecommissioners willing to allow thi d-eveioprnent of one of the lastundeveloped sections of the Colorado River in this area of the county?should "The River" become a constant row of houses andcondominiums?
l{hat about the eagles? it9-ng with all the other wildlife previouslymentioned, each winter Bald Eagles make this section their home.DLiJy they ean be seen from Coun-ty Road #335 and from Interstate 70sitting in the trees and fishing ttre-river. It is well-docunrented howdevelopment and human intrusions will force eagles to other habitats.
Th*y are our nation's symbol, they are an inspirition, ilrey are beauty,th*'y t1.1';* cll!ld this rivc:- hcmc fnr r_rn!lsnin rcntr_rr!le r..^Ji.!! fr_:turc
il.r
Garfield County Commissioners
Suite 310
Garfield County Courthouse
Glenwood Springs, Colorado
Dear County Commissioners:
generations of Garfield county see any Balcl Eagles at all? Are thec-ounty Commis^sioners wilring to be a part ir trre process trrateliminates them?
what about the aesthetic quality of this area and the people who en]oyit? Locals, fishermen, hunters, iafters, kayakers, hikers, commuters onthe interstate, out-of-siaters driving through, even passengers on theAmtrak trains all enjoy the vjsua"l qual#y of this section of theColorado River., Currently they only see undeveloped farmland alongthe river, will tire Commlssioners ill.',w the first subdivision betweenthe river and County Road #33S to mar this beauty?
Now for a somewhat ditferent question, what abor.rt the water ands-ewage treatment necessary for an additional sixteen famiiies? is thedeveloper capable or c.',mpetent for providing ihe addltional facilities?The homeowners of l{jverbend were tord in irnurry af 1994 that theirwater and sewer rates were g.ing fr.m $35 a m*nth t. g55 a m.nthbecause of increased state ,nd fed"erai requirements. Was this increaseon current homeowners also used to finance improvements in thesystem to handle the proposed subdivision? If so, jhould the integrityof the developer not be questioned?
These are our questions concerning the Riverbend subdivision Filing#5' We feel it necessary for the cle"veloper and the Commissioners toadequately answer these questions and idoress these concerns bef.reconsidering approving this subdivision. Thank you for your time.
Sincerely,
Jim Hicklin
Chris Hicklin
50 Riverbend Drive
New Castle, Coloracio