HomeMy WebLinkAbout1.02 Supplemental Application Info
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June 16, 2026
Philip Berry, Senior Planner
Garfield County Community Development
108 8th Street, Suite 401
Glenwood Springs, Colorado 81601
Via email: pberry@garfield-county.com
RE: 7W Ranch - Responses to Referral Comments for Lodging Facilities (File No. LIPA-03-26-9127)
& Community Meeting Facility (File No. GAPA-04-26-9144)
Dear Philip,
We are in receipt of referral comments for the above-referenced applications. The pertinent referral
comments are copied below, followed by the Applicant’s responses in blue.
Garfield County Public Health:
1. Wastewater: The existing uses on the 7W Guest Ranch are served by multiple Onsite
Wastewater Treatment Systems (OWTSs) that have been previously permitted with Garfield
County (all delineated in the application). The applicant states that the proposed RV spots shall
be served by a new dedicated Onsite Wastewater Treatment System (OWTS) that will be applied
for at the time of building permits for the RVs.
The total design flow from the existing OWTSs on the 7W Guest Ranch is calculated as 2,818
gallons per day (GPD). The proposed design flow from the OWTS for the RVs is estimated at
2,000 GPD. Therefore, the total design flow served by the systems will be 4,818 GPD, below the
6,000 GPD limit set by Colorado Department of Health and Environment (CDPHE) Policy 6 to
automatically trigger a site and design approval by CDPHE. However, it is not clear if the
horizontal influence areas of each system (as defined in Policy 6) do not overlap.
GCPH Recommendation: GCPH staff recommend a condition of approval that any new OWTS
design for the site that is submitted for formal review by GCPH shall conform with the
requirements of the effective Garfield County OWTS Regulation in effect at the time of submittal
and shall also adequately address CDPHE Policy 6.
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Applicant Response: The horizontal influence areas of the existing and proposed OWTS’ have
been evaluated, and this information is provided on a new plan Sheet C.04, which has been
added to the Engineering Plans in Appendix I.
Existing OWTS. Permit Nos. 1507 and 1534 were issued by Garfield County in 1986 and
1987, respectively. CDPHE's Policy 6 was not initially developed until 1990; therefore,
these two systems predate the State's adoption of the Policy. With respect to the other
three existing systems, Sheet C.04 demonstrates that the horizontal influence areas are
in conformance with the current version of Policy 6.
Proposed OWTS. The proposed 2,000-gpd OWTS serving the RV units has been
designed to comply with the horizontal influence area requirements of CDPHE Policy 6
and will not result in any overlap with existing OWTS horizontal influence areas.
The Applicant will submit final OWTS plans to be reviewed by GCPH for permitting the new
system serving the RV units.
2. Special Events – Wastewater: Sanitary sewer service for the proposed Special Events shall be
provided via portable toilets at a rate of 1 toilet per 40 guests for each event hosting a
maximum of 150 people.
Based on a maximum event attendance of 150 people, at the proposed ratio of 1 toilet per 40
guests, 4 portable toilets would be provided. This ratio appears to be in general conformance
with 6 CCR 1010-10 (Group Gathering Areas). However, neither a description of how attendees
(guests, vendors, caterers) would wash their hands nor how to prevent special event attendees
from utilizing the bathrooms attached to OWTSs was provided in the application.
GCPH Recommendation: GCPH staff recommend a condition of approval to indicate that
handwashing stations are provided with portable toilets for attendees to wash their hands.
GCPH also recommends a condition of approval that special event attendees be prevented from
using bathroom facilities attached to existing OWTSs as they were not sized to handle this type
of use.
Applicant Response: Instead of conditions of approval, the Applicant has added the following
provisions to Section 2.5 of The Operations Plan (Appendix G):
“Sanitation. To avoid exceeding the design capacity of existing onsite wastewater treatment
systems (OWTS), Special Event attendees shall be prohibited from using restroom facilities
connected to any existing OWTS on the property.”
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“Sanitation. Hand sanitation facilities shall be provided in conjunction with all portable toilet
facilities serving Special Events, and shall be maintained in a clean, functional, and
adequately supplied condition throughout the duration of each Special Event.”
3. Drinking water: The existing uses at the 7W Guest Ranch receive drinking water from multiple
sources on the ranch (an existing well and two springs). The applicant indicated that the 9 RV
spots shall receive drinking water from a new well drilled on the ranch.
The applicant provided water rights and well permits for the drinking water sources on the
Ranch. The applicant also provided a 4-hour pump test and water quality report for the well that
is proposed to serve the 9 RV spots to satisfy the requirements of Section 7.105 A of the Garfield
County Land Use Development Code to provide adequate water distribution for the proposed
use and density. The water quality testing from the RV Well showed the raw water from the well
has concentrations of the following parameters over limits set by CDPHE for drinking water,
according to the laboratory testing sheet provided by the applicant: sodium, sulfate, dissolved
solids, hardness, turbidity, iron, and manganese.
The “Seven W Guest Ranch” has been assigned a Public Water System (PWS) identification
number of CO0223705, but there is no data associated with this PWS. This increased usage may
cause the water system at the 7W Guest Ranch to be classified as a different category of water
system as defined by Regulation 11 of the Code of Colorado Regulations.
GCPH Recommendation: GCPH staff recommend the following conditions of approval:
i. Recommendations provided for pre-treatment of the raw water provided in the
engineering report shall be followed (reverse osmosis system and water
softening).
Applicant Response: This condition is unnecessary as it would be duplicative to
the Colorado Primary Drinking Water Regulations, 5 CCR 1002-11.
ii. No waste stream from water softeners or reverse osmosis systems shall be
introduced to any OWTS on the property. Waste streams cannot be directly
discharged onto the ground. Indicate what method of disposal will be designed
and used for proper disposal of this waste stream.
Applicant Response: The Engineering Report (Appendix J) has been updated to
include additional detail on the water treatment system and to indicate proper
disposal of any waste stream.
iii. Applicant shall consult with the Water Quality Control Division of CDPHE (720-
432-6051) to determine the correct designation for the drinking water supply on
the ranch.
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Applicant Response: As demonstrated in Section 3 of the Operations Plan
(Appendix G), the three (3) domestic water supply systems do not meet the
criteria requiring permitting by CDPHE. Per the Colorado Division of Water
Resources letter dated June 4, 2026, they did not identify any concerns with the
proposed project and expressed no objection to the proposed use of the wells,
springs, and augmentation plan as described.
4. Special Events – Drinking Water: Drinking water for the proposed Special Events will be provided
at 2 gallons per guest, with each event hosting a maximum of 150 people.
6 CCR 1010-10 (Group Gathering Areas) requires that 3 gallons per day per person be provided
for gatherings of 25 or more people that will last longer than 10 hours. The proposed special
events associated with this application are proposed to be limited to 8 hours.
GCPH Recommendation: GCPH staff recommend the applicant increase the amount of water
provided to special event attendees to 3 gallons per day per person, following guidance from
the Group Gathering Area Regulation.
Applicant Response: As suggested, Section 2.5.6 of the Operations Plan (Appendix G) has been
updated to require three (3) gallons of containerized potable water per person.
5. Noise: The applicant does not address noise specifically except regarding operating hours and
distance to adjacent properties from the RV spots. The nearest property line to the proposed RV
spots is 420 feet to the north. The proposed Special Event tent area and patio and fire pit are a
similar distance from the north property line.
Noise from frequent events can affect the public both physiologically and mentally. The
Colorado Noise Regulation, CRS 25-12-103, establishes noise levels as follows.
ZONE 7 AM to next 7 PM 7 PM to next 7 AM
Residential 55 db (A) 50 db (A)
Commercial 60 db (A) 55 db (A)
GCPH Recommendation: GCPH staff recommend that the applicant maintain noise levels at or
below the residential thresholds at all times.
Applicant Response: The Applicant acknowledges the Colorado Noise Regulations and has
accordingly added Section 2.5.8 to the Operations Plan (Appendix G) as follows:
“Noise. During Special Events, sound levels of noise radiating from any 7W Ranch
property line at a distance of twenty-five feet or more therefrom shall not exceed the
db(A) established by the Colorado Maximum Permissible Noise Levels (CRS) § 25-12-
103.”
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6. Air Quality: The site plan in the application indicates that a patio and fire pit are contemplated
as part of the Special Event portion of the site.
Smoke from fires can linger in the air and can affect the public both physiologically and
mentally. There was little mention of the fire pit in the application, or how the fire pit will be
operated and maintained.
GCPH Recommendation: GCPH staff recommend the applicant provide a description of the patio
and fire pit, when it will be used, and how it will be maintained to prevent smoke affecting
neighboring properties.
Applicant Response: The existing fire pit is a propane-fueled fire feature. As a result, operation
of the fire pit will not generate smoke, embers, ash, or particulate emissions typically associated
with wood-burning fires. The fire pit is an accessory amenity for guests using the patio area.
Because the fire pit is fueled by propane, there is little concern for smoke-related impacts on
neighboring properties or adverse impacts to local air quality.
7. Food Safety: The applicant indicated an existing lodge that provided meals to its guests was
discussed with our department. This conversation occurred in January of 2026 and was about
current operations. At the time of the discussion the operations were limited to less than 52
days a year. The expanded use under review includes a summer season of 122 days and
indicates that the lodge kitchen be available to provide meals during the summer season. Under
the Colorado Food Protection Act (C.R.S. Title 25, Art. 4, Pt. 16), all retail food establishments
must obtain a retail food service license.
GCPH recommendation: Staff recommends that as a condition of approval that the lodge kitchen
obtain a retail food service license and be properly reviewed, licensed, and inspected by GCPH
Consumer Protection staff. For additional information on retail food establishments and
regulations, contact GCPH’s Consumer Protection team at
consumerprotection@garfieldcountyco.gov.
Applicant Response: Section 2.3 has been added to the Operations Plan (Appendix G) to
include the following provision:
“The on-site lodge kitchen shall operate in accordance with all applicable provisions of
the Colorado Food Protection Act and Garfield County Public Health requirements. To the
extent the lodge kitchen operates under an applicable nonprofit exemption, no retail
food establishment license shall be required. However, if food service operations exceed
the scope or duration of any applicable exemption, including operation beyond the
allowable exempt period of fifty-two (52) days per calendar year, the owner/operator
shall obtain all required retail food establishment licenses and approvals and shall
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ensure that the facility is properly reviewed, licensed, and inspected by Garfield County
Public Health Consumer Protection staff prior to such operations.”
8. Special Events – Food Safety: The applicant has requested 6 special events and indicated food
would be at these events by caterers or food vendors. Under the Colorado Food Protection Act
(C.R.S. Title 25, Art. 4, Pt. 16), the authority to regulate food safety at special events falls to the
county public health department; GCPH Consumer Protection staff regulates temporary retail
food at Special Events within Garfield County.
GCPH Recommendation: GCPH recommends a condition of approval that all regulated activities
including the sale of food and community special events be properly reviewed, licensed, and
inspected by GCPH Consumer Protection staff and any appropriate federal, state, and local
agencies that have jurisdiction over these activities; and that an event coordinator plan be
submitted for approval at least 30 days before each special event. For additional information on
retail food establishments and regulations, contact GCPH’s Consumer Protection team at
consumerprotection@garfieldcountyco.gov.
Applicant Response: This suggested condition is unnecessary. The Special Events component of
this application (File No. GAPA-04-26-9144) seeks land use approval for up to six (6) Special
Events annually through a Land Use Change Permit, with Special Event regulations properly
established by Section 2.5 of the Operations Plan (Appendix G). Accordingly, the proposed
events are being reviewed as part of the current entitlement process, and separate permit
applications for each individual Special Event will not be required. Retail food sales will not
occur as part of any Special Event conducted on the property. Food service associated with
Special Events will be provided either by the on-site Dining Lodge or by appropriately licensed
and insured caterers operating in compliance with all applicable federal, state, and local
regulations. As such, any required food service permits, licenses, and inspections will be
obtained and maintained by the applicable food service provider.
Colorado Department of Public Health & Environment:
CDPHE submitted their standardized comments regarding air quality.
Applicant Response: The Applicant will follow air quality regulations during construction.
Gypsum Fire Protection District:
1. Guest parking in grass areas is concerning due to the risk of vehicle fires and exhaust systems
igniting cured vegetation. How can this be mitigated?
Applicant Response: In an email to Fire Chief Justin Kirkland on 6/3/26, the Applicant has
committed to mowing all grass parking areas to a height of 4” within 48 hours prior to any
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Special Event. This commitment has been added Section 2.4.10 of the Operations Plan in
Appendix G.
2. Fire suppression water is difficult to access. While the 7W pond is more than adequate for
volume of water, the accesses and location do not make it easy to deploy to fire locations. Are
there any opportunities to install NFPA 1142 features to allow easier use of this water and/or
other distributed water source options to assist with suppression of the structures and RV’s?
Applicant Response: In an email to Fire Chief Justin Kirkland on 6/3/26, the Applicant has
committed to installing a 200 gpm submersible pump with a 6” schedule 40 pipe or better
reaching to the proposed RV site with a post hydrant and FDC. The Applicant has also committed
to installing a dry hydrant FDC with a fire truck pull out at the 7W Pond, thereby creating two
fire protection water supply options on the property. Chief Kirkland responded to these items
via email on 6/15/26, as attached to this letter.
Garfield County Vegetation Management:
No comments filed.
Garfield County Shariff’s Office:
Has no issues or concerns regarding this application as submittal.
Garfield County Road and Bridge:
No comments filed.
Colorado Parks and Wildlife:
1. CPW recommends no construction or scheduled events occur from May 15 to June 30.
Applicant Response: The subject property is a working mountain guest ranch at approximately
9,000 feet elevation, where the May 15 to June 30 period coincides with the critical seasonal
transition out of winter when essential maintenance, infrastructure preparation, and
operational work must occur to ready the property for summer use. Given the long-established,
continuous use of the ranch for over 100 years, it is not practical to impose a blanket restriction
on construction or scheduled activities during this timeframe without materially impairing safe
and necessary operations. The Applicant will nonetheless continue to implement best
management practices and, where feasible, schedule higher-impact activities to avoid sensitive
wildlife periods and coordinate with CPW during implementation.
2. Therefore, dogs should remain on leash at all times while on the property and it is
recommended to avoid walks at dawn and dusk when they are most active.
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Applicant Response: Leashed dogs have already been addressed in Section 4.4 of the
Operations Plan (Appendix G).
3. Avoid planting any fruit, berry or nut bearing or producing trees or shrubs for landscaping.
Applicant Response: Nut, fruit, and berry-producing trees and shrubs have already been
addressed in Section 4.6.5 of the Operations Plan (Appendix G).
4. Install bear-resistant trash receptacles throughout the property and store trash securely until
pickup.
Applicant Response: Trash storage as related to bears has already been addressed in Section
4.6.2 of the Operations Plan (Appendix G).
5. Deploy signage and visitor education programs to inform guests about appropriate trash
disposal and food storage.
Applicant Response: The Applicant is committed to responsible stewardship and recognizes
that many guests are visiting from outside the region and may be unfamiliar with high-elevation
environmental practices. Visitor education is a core part of the Applicant’s mission, and signage
and guest outreach will be used to promote proper trash disposal, food storage, and other best
practices to protect natural resources and minimize wildlife attractants.
6. Ensure waste storage and food-related operations are located in centralized portions of the
ranch, away from habitat edges, to minimize bear attractants near natural habitats.
Applicant Response: Trash storage and edible material dumps as related to bears have already
been addressed in Sections 4.6.1 and 4.6.2 of the Operations Plan (Appendix G).
Mountain Cross Engineering:
1. The Applicant proposes a new OWTS systems for the RV sites. The total site wastewater flow
would exceed the threshold for requiring CDPHE approval but the application materials show
that the individual OWTS are split up to not exceed that threshold. However, if the setbacks
from adjacent OWTS overlap, their flows may be considered as combined. The Applicant should
verify that each OWTS is spaced sufficiently from the others so as not to overlap setbacks and
require combination of flows.
Applicant Response: This item has been addressed in response to Garfield County Public Health
comment #1 on page 1 of this letter.
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2. The plan shows event parking that may be located over OWTS. Other parking locations should
be designated to not interfere with OWTS.
Applicant Response: The Applicant will fence the OWTS areas associated with ISDS Permit Nos.
1507 and 2248 to prevent any vehicular damage or compaction.
3. The application materials that were provided show multiple water sources of an existing well
(permit #166915) and the Beard and Mills springs and an augmentation plan was provided.
However, none of the uses listed in the decree or permit lists commercial as a permitted use.
The Applicant should verify that the allowed uses are congruent with the actual usage.
Applicant Response: Permit No. 166915 is for the residential Manager’s House only, and RV well
Permit No 341042 is permitted for commercial use. Per the Colorado Division of Water
Resources letter dated June 4, 2026, they did not identify any concerns with the proposed
project and expressed no objection to the proposed use of the wells, springs, and augmentation
plan as described.
4. In light of the above, it seems that the large events would not be able to use any of the water
sources. The Operation Plan seems to imply that all water for the large events would need to be
hauled in. If this is correct, the Applicant should provide more explanation on what is intended
and/or how this would be accomplished.
Applicant Response: Section 2.5.6 of the Operations Plan in Appendix G addresses potable
water for Special Events as follows:
“Water. Shall be provided at a ratio of three (3) gallons of containerized potable water
per each one (1) person attending each Special Event. Such amount is intended to serve
both consumption and any food service/catering needs.”
5. The well water to be used will need to be treated by reverse osmosis and water softening. The
wastewater from these processes should not be disposed of in an OWTS system. The Applicant
should consider wastewater disposal from treatment process.
Applicant Response: The Engineering Report (Appendix J) has been updated to include
additional detail on the water treatment system and to indicate proper disposal of any waste
stream.
6. The traffic analysis appeals to average the proposed traffic, concentrated in the summer, over
the entire year. However, this may minimize the perceived impacts and may change the road
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category described in the LUDC. The Applicant should evaluate the road category based on the
proposed average daily trips of the summer season.
Applicant Response: Figures 15 and 16 of the Transportation Impact Study (TIS) in Appendix L
present the projected seasonal traffic volumes on County Roads 150 and 151, including the six
anticipated peak Special Event days per year. The Garfield County Land Use and Development
Code classifies roadways based on Average Daily Traffic (ADT), rather than seasonal or peak-day
traffic volumes, as set forth in LUDC Table 7-107. Consistent with this methodology, the TIS
evaluated roadway classifications using projected ADT volumes that account for existing traffic,
background growth, and traffic generated by the proposed uses. The seasonal and peak-event
traffic information was provided to supplement the ADT analysis and to illustrate the range of
anticipated traffic conditions throughout the year.
7. The Applicant should evaluate the geometry of the existing shared driveway and County roads
compared to the dimensions of the comparable category in Table 7-107 of the LUDC.
Applicant Response: This information was included in the application’s Narrative Report under
the heading of “Safe Access” in Section 5.6:
“Access to and from the property is safe and in conformance with applicable County
regulations. The driveway approach to County Road 151 is generally perpendicular, with
approximately 110’ of sight distance in each direction. The existing driveway flares to a
width of approximately 50’ at the County Road, which allows sufficient turn radius for all
vehicles turning into and out of the driveway from CR 151.”
Eagle County:
1. Generally, the submitted application is well organized, providing detailed analysis of the
immediate project site. However, it appears to gloss over the substandard physical conditions of
Sweetwater Road from Colorado River Road to the Eagle/Garfield County line. This is a
deficiency that should be addressed and mitigated prior to proceeding with the 7W Ranch
proposed increases in traffic.
Applicant Response: See response to Eagle County comment 9 below.
2. The potential for visual impacts from the addition of RV’s and event parking could be reduced by
enhancing the landscaping plan.
Applicant Response: The location of the proposed RV area and event parking is not visible from
any location along Garfield County Roads 150 or 151. Nevertheless, the proposed Landscape
Plan (Appendix H) proposes extensive tree planting around the RV site.
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3. The application’s analysis does not provide a needs analysis. A needs analysis should consider
the USFS/CPW improvements being planned for their recreation area.
Applicant Response: The proposed project serves a fundamentally different purpose and user
group than the public recreational improvements being discussed by the U.S. Forest Service
(USFS) and Colorado Parks and Wildlife (CPW). The 7W project is intended to accommodate
organized, mission-focused groups participating in structured retreats and educational
programs, whereas any future USFS/CPW improvements would be designed primarily for the
general recreating public.
In addition, the scope, timing, funding, and ultimate development of any future USFS or CPW
recreational improvements, including a potential state park, remain uncertain and subject to
separate governmental planning and approval processes. Accordingly, the Applicant has based
its analysis on existing conditions and the demonstrated need for its proposed use, rather than
on potential future projects that may or may not be implemented and are outside the
Applicant's control.
4. The suitability and capacity of that portion of Sweetwater Rd originating and passing through
Eagle County to accommodate the increased traffic, especially peak event traffic volumes, as
well as large recreational vehicles is a significant concern which does not appear to be
addressed in the application. The application should address and mitigate these concerns.
Applicant Response: The proposed project will not generate regular RV traffic. Page 23 of the
application Narrative Report states “It is important to note that the proposed RV units will be
installed in a semi-permanent condition, therefore RVs will not be entering and exiting the
property regularly.” Also see response to Eagle County comment 9 below.
5. A visual analysis would help demonstrate that the proposed improvements will not detract from
existing visual character and environmental quality.
Applicant Response: The proposed RV site is located 3.3 miles from, and 1,603’ higher than
Sweetwater Road (150) and is not visible from anywhere along County Roads 150 or 151. The
proposed Lodging Facilities will not impact the visual character or environmental quality in the
area.
6. Some, or all, segments of Sweetwater Road within Eagle County are deficient to the County’s
road standards as set forth in the Engineering Criteria Manual Appendix B. Road improvements
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may be warranted for additional traffic use whether or not the traffic volume pushes
Sweetwater Road into a new road classification.
Applicant Response: See response to Eagle County comment 9 below.
7. Sweetwater Road is generally classified as a Rural Minor Collector Type IV with level (L) to rolling
(R) terrain. The road classification may change based on anticipated traffic generation
associated with use and development of Sweetwater Lake.
Applicant Response: See response to Eagle County comment 9 below.
8. The application should evaluate whether the projected traffic increases or subsequent road
improvements could negatively impact the environmental quality of Sweetwater Creek, given its
immediate proximity to the Sweetwater Road corridor.
Applicant Response: See response to Eagle County comment 9 below.
9. The application should evaluate potential degradation of water quality resulting from
improvements to Sweetwater Road and adjacent riparian corridors. Runoff containing
petroleum products, grease, or heavy metals poses a risk to surface water quality and should be
addressed.
Applicant Response: Sweetwater Road is currently classified by Eagle County as a Rural Minor
Collector Type IV, which is intended to accommodate 250–399 average daily trips (ADT). The
Transportation Impact Analysis prepared for the 7W Ranch project (January 9, 2026)
documented an average daily traffic volume of approximately 370 ADT near Colorado River
Road, which is within the roadway's current classification range. The study also found that traffic
volumes decrease substantially westward, with approximately 101 ADT recorded at the
intersection of Sweetwater Road and Garfield County Road 151.
Importantly, the traffic counts were collected while a major construction project was underway
at the nearby Sweetwater Ranch property. Heavy construction vehicles represented
approximately 38% of the traffic volume near Colorado River Road during the count period and
are not representative of typical operating conditions. Excluding this temporary construction
traffic and then adding a 5.1% heavy truck traffic factor (per Garfield County Comp. Plan) results
in an estimated average daily traffic volume of approximately 241 ADT near the Colorado River
Road, which is well below the threshold for the current roadway classification.
The Transportation Impact Analysis also projected future traffic volumes at the Garfield
County/Eagle County line and estimated a total annual average daily traffic volume of 323 ADT,
of which only 12 ADT (approximately 4%) would be attributable to the proposed project. Based
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on these findings, the project is not expected to result in traffic volumes that would trigger
roadway capacity concerns for Sweetwater Road in Eagle County.
Given the limited traffic increase associated with the proposal, including peak visitation periods,
the project is not expected to materially affect roadway operations, create a need for significant
roadway improvements, or generate measurable impacts to Sweetwater Creek or adjacent
riparian resources. Accordingly, the transportation analysis demonstrates that Sweetwater Road
has sufficient capacity to accommodate the modest traffic increase associated with the
proposed use.
The Applicant appreciates Eagle County's review and comments regarding potential impacts to
Sweetwater Road associated with the proposed development. While the Applicant recognizes
the importance of maintaining safe and adequate transportation infrastructure, the
Transportation Impact Analysis demonstrates that the proposed project will contribute only a
minimal increase in traffic volumes and will not materially affect the operational capacity of
Sweetwater Road. To the extent Eagle County has concerns regarding long-term roadway
improvements, maintenance responsibilities, or infrastructure needs arising from cumulative
regional growth and use, such matters are more appropriately addressed through
intergovernmental coordination and policy-level discussions between the affected jurisdictions.
These broader transportation planning considerations are more regional in nature and may be
most effectively evaluated outside the context of the relatively limited traffic impacts associated
with the proposed project.
Colorado Division of Water Resources:
1. It is unclear the locations and means through which this water is routed to the pond; there, the
Applicant should coordinate with the Water Commissioner to ensure that this operation is in
compliance.
Applicant Response: The Division of Water Resources did not identify any concerns with the
proposed project and expressed no objection to the proposed use of the wells, springs, and
augmentation plan as described. The only item noted was a request for the applicant to
coordinate with the Water Commissioner regarding the routing of unused Beard Spring water to
the 7W Pond to ensure compliance with applicable water administration requirements, which
the Applicant will do.
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We appreciate the opportunity to provide this additional information to Garfield County. Thank you for
your valued time and commitment to this application review.
Sincerely,
LANDWEST
Jon Fredericks
Principal
cc: Matt Eineke, 7W Christian Ranch, LLC
Michaela Craig, LANDWEST
att: Updated Operations Plan (Appendix G)
Updated Engineering Plans (Appendix I)
Updated Engineering Report (Appendix J)
Email from Justin Kirkland, Fire Chief, Gypsum Fire Protection District, dated June 15, 2026.
Operations Plan
7W Ranch
3412 County Road 151, Gypsum, CO 81637
June 16, 2026
Prepared By:
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
APPENDIX G
Operations Plan
2 7W Ranch
TABLE OF CONTENTS
1. OVERVIEW & PURPOSE ................................................................................................................................. 3
1.1. 7W RANCH OVERVIEW ................................................................................................................................ 3
1.2. PURPOSE OF THIS OPERATIONS PLAN............................................................................................................... 3
1.3. ENFORCEMENT .......................................................................................................................................... 3
2. LAND USE ...................................................................................................................................................... 4
2.1. ALLOWED LAND USES .................................................................................................................................. 4
2.2. LODGING & EMPLOYEE ACCOMMODATIONS ..................................................................................................... 4
2.3. LODGE KITCHEN ......................................................................................................................................... 5
2.4. SEASONS OF USE ........................................................................................................................................ 5
2.5. SPECIAL EVENTS ......................................................................................................................................... 6
3. WATER SUPPLY SYSTEMS .............................................................................................................................. 7
4. WILDLIFE PROTECTION .................................................................................................................................. 8
4.1. LIGHTING ................................................................................................................................................. 8
4.2. FENCING .................................................................................................................................................. 8
4.3. REVEGETATION .......................................................................................................................................... 8
4.4. DOMESTIC DOGS ........................................................................................................................................ 8
4.5. DOMESTIC CATS ......................................................................................................................................... 8
4.6. BEARS ..................................................................................................................................................... 8
5. DEFINITIONS .................................................................................................................................................. 9
6. OPERATIONS PLAN EXECUTION ................................................................................................................... 10
Operations Plan
3 7W Ranch
1. Overview & Purpose
1.1. 7W Ranch Overview
The 7W Ranch is recognized as being the second oldest established guest ranch in Colorado, having
been in operation since approximately 1923. The 7W Ranch provides guest accommodation, dining
service in a central lodge facility, employee housing, and recreational opportunities on the property.
The 7W Ranch parcel is located at 3412 County Road 151, Gypsum, CO 81637 and contains
approximately 218 acres.
1.2. Purpose of this Operations Plan
This Operations Plan is intended to recognize and allow the continuation of the historical uses of the
property, while allowing for certain additional land uses related to an expansion of guest facilities
and operations. The primary purpose of this Operations Plan is to set forth a comprehensive
framework of standards, restrictions and regulations which govern land uses on the property. This
Operations Plan supersedes the Garfield County Land Use and Development Code (LUDC) with site
specific regulations that are more appropriate to the goals and objectives for the property. This
Operations Plan is authorized pursuant to Garfield County Resolution No. ______________
approving the Limited Impact Review for 7W Ranch.
1.3. Enforcement
This Operations Plan shall supersede and replace in its entirety the Special Use Permit approved by
Resolution No. 95-045 and Recorded at Reception No. 479042 (Book 943, Page 174) in the office of
the Clerk and Recorder of Garfield County.
The provisions of this Operations Plan are enforceable by the authority and powers of Garfield
County. Enforcement action shall be consistent with the authority and actions defined in the
Garfield County Land Use and Development Code. All provisions of this Operations Plan shall run in
favor of the owners of the 7W Ranch property to the extent expressly provided in this Operations
Plan and in accordance with its terms and conditions. Where this Operations Plan is silent, the
specific provisions of the LUDC, as may be amended from time to time, shall prevail.
Operations Plan
4 7W Ranch
2. Land Use
2.1. Allowed Land Uses
The following are land uses allowed on the property.
2.1.1. Single Unit Dwelling for existing Manager’s House, as allowed as a Use By Right in the
Rural Zone District.
2.1.2. Accessory Dwelling Unit for existing Modular House, as allowed as a Use By Right in the
Rural Zone District.
2.1.3. Lodging Facilities, as approved by Limited Impact Review.
2.1.4. Accessory Buildings or Structures, as allowed as a Use By Right in the Rural Zone District.
2.1.5. Other uses as allowed as Use-By-Right within the Rural Zone District in accordance with
the Land Use and Development Code.
2.2. Lodging & Employee Accommodations
The property shall be allowed the following employee housing and Lodging Facilities:
Structure Accommodation
Type
Max. Sleeping
Occupancy Status as of this writing
Manager’s House Employee 4 Existing structure
Dining Lodge None 0 Existing structure
Recreation Room None 0 Existing structure
Modular House Employee 3 Existing structure
Guest Cabin #1 Guest 4 Existing structure
Guest Cabin #2 Guest 2 Existing structure
Guest Cabin #3 Guest 2 Existing structure
Guest Cabin #4 Guest 2 Existing structure
Guest Cabin #5 Guest 4 Existing structure
Guest Cabin #6 Guest 2 Existing structure
RV #1 Guest
2-3 per RV unit
(Total shall not
exceed 24 at any
time.)
Future unit
RV #2 Guest Future unit
RV #3 Guest Future unit
RV #4 Guest Future unit
RV #5 Guest Future unit
RV #6 Guest Future unit
RV #7 Guest Future unit
RV #8 Guest Future unit
RV #9 Guest Future unit
Max. Occupancy: 47
Operations Plan
5 7W Ranch
2.3. Lodge Kitchen
The on-site lodge kitchen shall operate in accordance with all applicable provisions of the Colorado
Food Protection Act and Garfield County Public Health requirements. To the extent the lodge
kitchen operates under an applicable nonprofit exemption, no retail food establishment license shall
be required. However, if food service operations exceed the scope or duration of any applicable
exemption, including operation beyond the allowable exempt period of fifty-two (52) days per
calendar year, the owner/operator shall obtain all required retail food establishment licenses and
approvals and shall ensure that the facility is properly reviewed, licensed, and inspected by Garfield
County Public Health Consumer Protection staff prior to such operations.
2.4. Seasons of Use
Two periods of use shall be observed for the employee housing and Lodging Facilities as described
below.
2.4.1. Summer Season. The Summer Season shall be described as occurring from June 15th
through October 15th of each calendar year.
2.4.2. Year Round. Year Round shall be described as occurring from January 1st through
December 31st of each calendar year.
2.4.3. Seasonal Use Allocations. The following table specifies the allowed Seasons of Use for
each facility:
Structure Accommodation
Type Season of Use
Manager’s House Employee Year Round
Dining Lodge N/A Year Round
Recreation Room N/A Year Round
Modular House Employee Year Round
Guest Cabin #1 Guest Year Round
Guest Cabin #2 Guest Year Round
Guest Cabin #3 Guest Year Round
Guest Cabin #4 Guest Year Round
Guest Cabin #5 Guest Year Round
Guest Cabin #6 Guest Year Round
RV #1 Guest Summer Season
RV #2 Guest Summer Season
RV #3 Guest Summer Season
RV #4 Guest Summer Season
Operations Plan
6 7W Ranch
RV #5 Guest Summer Season
RV #6 Guest Summer Season
RV #7 Guest Summer Season
RV #8 Guest Summer Season
RV #9 Guest Summer Season
2.5. Special Events
Special Events (as defined in Section 5) are allowed on the property pursuant to the following terms:
2.5.1. Season. Shall be limited to the Summer Season, with not more than six (6) Special
Events in any single calendar year.
2.5.2. Attendees. Shall be limited to one hundred fifty (150) people, including any staff and/or
vendors, per each Special Event.
2.5.3. Sanitation. Shall be provided at a ratio of one (1) portable toilet per each forty (40)
people attending each Special Event, with any fractional requirement rounded up to the
next whole number.
2.5.4. Sanitation. To avoid exceeding the design capacity of existing onsite wastewater
treatment systems (OWTS), Special Event attendees shall be prohibited from using
restroom facilities connected to any existing OWTS on the property.
2.5.5. Sanitation. Hand sanitation facilities shall be provided in conjunction with all portable
toilet facilities serving Special Events, and shall be maintained in a clean, functional, and
adequately supplied condition throughout the duration of each Special Event.
2.5.6. Water. Shall be provided at a ratio of three (3) gallons of containerized potable water
per each one (1) person attending each Special Event. Such amount is intended to serve
both consumption and any food service/catering needs.
2.5.7. Fire Mitigation. Any grass-surfaced parking area shall be mowed to a height of four (4)
inches or less within forty-eight (48) hours prior to any Special Event.
2.5.8. Noise. During Special Events, sound levels of noise radiating from any 7W Ranch
property line at a distance of twenty-five feet or more therefrom shall not exceed the
db(A) established by Colorado Maximum Permissible Noise Levels (CRS) § 25-12-103.
Operations Plan
7 7W Ranch
3. Water Supply Systems
At the time of this writing, 7W Ranch includes the following three (3) domestic water supply systems,
none of which are Community Water Systems (as defined by the Code of Colorado Regulations). All
water systems shall be operated in compliance with approved permits and any associated augmentation
plans.
Structure Accommodation Type Persons/
Occupancy Water Supply
Manager’s House Employee 4 DWR Well Permit
No. 166915
Total Persons Served: 4
Structure Accommodation Type Persons/
Occupancy Water Supply
Dining Lodge N/A 0
BEARD SPRING
Case No.
87CW239 and
MILLS SPRING
Case No.
87CW240
Recreation Room (no water connection) 0
Modular House Employee 3
Storage Barn N/A 0
Guest Cabin #1 Guest 4
Guest Cabin #2 Guest 2
Guest Cabin #3 Guest 2
Guest Cabin #4 Guest 2
Guest Cabin #5 Guest 4
Guest Cabin #6 Guest 2
Total Persons Served: 19
Structure Accommodation Type Persons/
Occupancy Water Supply
RV #1 Guest
2-3 per RV unit
(Total shall not
exceed 24 at any
time.)
DWR Well Permit
No. 341042
RV #2 Guest
RV #3 Guest
RV #4 Guest
RV #5 Guest
RV #6 Guest
RV #7 Guest
RV #8 Guest
RV #9 Guest
Total Persons Served: 24
Operations Plan
8 7W Ranch
4. Wildlife Protection
The 7W Ranch property contains wildlife habitat and shall be managed according to the following
provisions.
4.1. Lighting
All lighting associated with the RV area and Special Events shall comply with Section 7-304 of the
LUDC, including being downcast and fully shielded.
4.2. Fencing
Any fencing associated with the RV area shall be designed to conform to the recommendations of
Colorado Parks & Wildlife’s publication: Fencing with Wildlife in Mind.
4.3. Revegetation
Any revegetation should use compatible native plant species and vegetation profiles where
practical, unless pasture grasses are desired for agricultural purposes. Revegetation shall occur as
soon as practical after any ground- disturbance activities, and any noxious weeds shall be regularly
treated in order to minimize their spread.
4.4. Domestic Dogs
Guest’s dogs shall remain under leash control or within a fenced or other secure enclosure at all
times.
4.5. Domestic Cats
Guest’s cats shall be kept indoors or within a secure enclosure at all times.
4.6. Bears
The following practices shall be followed to mitigate potential bear conflicts:
4.6.1. Dumping of edible materials and food waste compost on the property is prohibited,
including any dumps associated with construction activities.
4.6.2. Garbage must be placed in bear-proof dumpsters, bear-proof trash containers, or kept
in trash cans inside closed buildings.
4.6.3. Dogs and cats may not be fed outside.
4.6.4. Bird feeders and hummingbird feeders must be removed from September through
November.
4.6.5. Nut, fruit, or berry-producing trees or shrubs shall not be used in landscaping.
Operations Plan
9 7W Ranch
5. Definitions
COMMUNITY WATER SYSTEM. Means a public water system which serves at least 15 service
connections used by year-round residents or regularly serves at least 25 year-round residents.
COUNTY. Garfield County, Colorado.
DWELLING UNIT. A building or a portion of a building used exclusively for residential occupancy,
including Single-Unit Dwellings, Accessory Dwelling Units, Secondary Dwelling Units, 2-Unit dwellings,
and Multi-Unit dwellings.
DWELLING UNIT, ACCESSORY. A dwelling unit, 1,200 square feet or less in floor area, considered
accessory to a Single-Unit Dwelling for use as a complete independent living facility. The Accessory
Dwelling Unit shall be located on the same lot and may be attached to or detached from the Single-Unit
Dwelling.
DWELLING UNIT, SECONDARY. A dwelling unit, greater than 1,200 square feet in floor area, considered
secondary to a Single-Unit Dwelling for use as a complete independent living facility. The Secondary
Dwelling Unit shall be located on the same lot and may be attached to or detached from the Single-Unit
Dwelling.
DWELLING UNIT, SINGLE FAMILY OR SINGLE-UNIT. A building or portion of a building designed
exclusively for residential occupancy. A single structure with one or more rooms designed to function as
a single living facility and containing kitchen facilities plus living, sanitary, and sleeping facilities
LODGING FACILITY. An accommodation for a temporary stay that includes, but is not limited to, a resort
lodge, guest ranch, guest cabins, Recreational Vehicles, motel, hotel, boarding house, and bed and
breakfast establishment. Lodging Facilities exclude Short Term rentals, Temporary Employee Housing on
premises, and contracted employee housing off premises.
LUDC. The Garfield County Land Use and Development Code, as it may be amended from time to time.
OPERATIONS PLAN. This 7W Ranch Operations Plan.
RECREATIONAL VEHICLE (RV). A unit primarily designed as temporary living quarters for recreation,
camping, or travel that either has its own mode of power or is mounted or drawn by another vehicle. RV
units for 7W Ranch are to be installed in a semi-permanent condition with appropriate utility
connections.
SPECIAL EVENT. A gathering of up to one hundred fifty (150) persons, including any staff and/or
vendors, assembled for an event including, but not limited to, weddings, wedding receptions, social
gatherings, community meetings, meetings and events sponsored by neighborhood groups, religious
groups, philanthropic organizations, or similar purpose, for a period of time which does not exceed eight
(8) hours within any twenty four (24) hour period.
Operations Plan
10 7W Ranch
6. Operations Plan Execution
IN WITNESS WHEREOF, Garfield County and 7W Christian Ranch, LLC have executed this 7W Ranch
Operations Plan as of date effective: _________________________________________________.
BOARD OF COUNTY COMMISSIONERS
OF GARFIELD COUNTY, COLORADO
/s/ _______________________________
________________________, CHAIRMAN
ATTEST:
/s/ _________________________
____________________________, CLERK & RECORDER
7W CHRISTIAN RANCH, LLC
By: ______________________________
Name: ______________________________
Its: ______________________________
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Existing Primitive Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
(5) Proposed RV Sites
Proposed Soil Treatment Area
Assumed Wetlands
35' Wetland Setback
Existing Primitive Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
Existing Access Road
Existing Access RoadExisting Cabins
Existing Soil Treatment Area
For Cabins
Existing Outbuildings
Proposed Primitive Access
RV Loop
Proposed Onsite Wastewater
Treatment System Septic Tanks
Existing Lodge
Water Treatment Shed
Design Notes
1. The design is based on the best available information. This includes but is not limited to site conditions, features and
structures, and topographical information. Crystal River Civil is assuming no responsibility for the accuracy of site information.
2.If any discrepancies or inaccurate information is found within Crystal River Civils' documents, the affected work should be
temporarily put on hold. Contact CRC to verify a solution and hold all work until the necessary alterations to drawings have
been made.
3. No field changes are to occur without written approval of the engineer. If changes are requested and approved, Crystal River
Civil will review the change and respond accordingly.
Construction Notes
1. All work completed on this project must meet standards set by the project's jurisdictions. This includes but is not limited to
HOA standards, city/town standards, county standards, and/or state standards.
2. The contractor is required to have a copy of current and approved construction plans. Any standards and specifications
necessary for the work must be on site for the duration of the project as well.
3. All work must be completed to horizontal and vertical information shown on the plans. If any changes have occurred, Crystal
River Civil must verify the alterations prior to receiving approval of completion.
4.If there are known horizontal or vertical discrepancies discovered during construction from the survey data provided to Crystal
River Civil, it must be brought to the attention of Crystal River Civil as soon as possible for redesign. All construction must stop
before a resolution is made. The contractor is at risk during construction if survey data discrepancies are know.
5. Construction staking of horizontal and vertical layout is the responsibility of the Contractor. If additional documents, site visits
for verification, or alterations are necessary, Crystal River Civil can be hired for construction administration for additional
services.
6.Property lines, monuments, benchmarks, survey control, and additional historic survey information cannot be removed and
cannot be removed for construction. Disturbed survey items are the responsibility of the contractor and must be restored by a
state of Colorado licensed land surveyor.
7. Work and storage areas must be maintained only onsite. Project construction in Right-Of-Ways, public space, and private
property must be approved in writing by the necessary jurisdiction or individual.
8. Limits of disturbance, tree protection, and slope protection defined within the plans must be met. Disturbances outside of these
extents may require alterations to the design and has implications that are the responsibility of the contractor. If damage shall
occur outside of these areas, the site conditions shall be restored to their original state.
9.If applicable and a tree removal plan has been developed for the project, it is the responsibility of the contractor to meet the
proposed conditions by the approved document. The contractor must not damage, trim, or remove trees and or bushes that
are not approved for modification by the tree removal plan. Approval for proceeding with additional tree removal must be
approved by Crystal River Civil, the landscape architect, the owner, and/or any stakeholders.
10. The Contractor is responsible for removal of waste created onsite from construction. Waste material that does not meet the
requirements for cannot be used for backfilling on the project and must be exported from the site.
11. All materials requiring compaction must meet CDOT and/or ASTM Standards.
12. If traffic control is needed for the project, it is the responsibility of the contractor to obtain and implement an approved traffic
control plan. Street access must be provided to the public within the Right-Of-Way - Any obstruction to general traffic flow
must be mitigated for. Pedestrian access must be always provided, and traffic entering and leaving the project site is to be
observed by the contractor.
13. Dust mitigation must be provided by the contractor as necessary. Water shall be used as a dust palliative where and when
required. Sweeping and cleaning streets and sidewalks during the construction will be directed by the affected jurisdictions and
performed as necessary by the contractor.
Utility Notes
1. Utilities shown on these plans have been located and documented by the surveyor.
2.Existing utilities must be verified on the site prior to construction. The contractor must protect and maintain these existing
utilities throughout construction. If any damages occur to existing utility lines, it is the responsibility of the contractor to
coordinate with the utility provider replace and repair the utilities as necessary.
3. The contractor must notify the utility providers a minimum of 3 days prior to any work completed. Coordination with the utility
providers is the responsibility of the contractor.
4. All utility work completed by the contractor must be installed as per the utility providers' standards and requirements.
Inspections must be performed by utility providers as deemed necessary by the corresponding standards. It is the
responsibility of the contractor to organize these inspections.
5.If any shallow utilities, including communication and telephone services and lines, are exposed, and temporarily altered for
construction, the reinstallation of these utilities must conform with the utility providers standards.
6.Uncovered gas lines must be temporarily contained with 18 inches backfill to minimize exposure.
7. Stormwater infrastructure must pe protected by the contractor as shown in the Erosion Control Plan. During construction,
additional stormwater management may be necessary during specific construction procedures and is the responsibility of the
contractor.
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Abbreviations:
ASTM American Society of Testing and Materials
Avg Average
Bldg Building
BM Benchmark
BMP Best Management Practices
BOW Bottom of Wall
Con Concrete
Demo Demolition
Dia or Ø Diameter
Dim Dimension
El or Elev Elevation
Ex Existing
FFE Finished Floor Elevation
FL Flow Line
Ft Foot or Feet
Gal Gallons
Horiz Horizontal
Hp High Point
Inv Invert
LF Linear Feet
LP Low Point
Max Maximum
Min Minimum
NTS Not To Scale
Off Offset
PC Point of Horizontal Tangency
PCC Point of Compound Curve
Perf Perforated
PI Point of Horizontal Tangency
Prop Proposed
PVC Polyvinyl Chloride Pipe
Q Flow Rate
RCP Reinforced Concrete Pipe
ROW Right-Of-Way
SF Square Feet
Sta Station
SY Square Yard
TD Trench Drain
Legend
Existing
Communications Line
Proposed
Easement Line
Edge of Pavement
Edge of Gravel
Edge of Water
Fiber Optic Line
Flow Line
Foundation Drain
Gas Line
Gutter Flow Line / Break Line
Major Contour Line
Minor Contour Line
Property Line
Sanitary Sewer Line
Storm Drain Line
Concrete / Sidewalk / Patio
Underground Electric Line
Overhead Electric Line
Telephone Line
Water Line
Water Service Line
TOW Top of Wall
XRW XRW RW RWRaw Water Line
TBC Top Back Of Curb
Drawing Scale
Units (Feet) 1" = 50'
0 50 100
N
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1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
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Job #: 26.09
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7W Ranch
3412 County Road
Gypsum, Colorado 81637
SITE
Vicinity Map
Not To Scale
Sheet Number Sheet Title
C.01 Title And Notes
C.02 Civil Site Plan
C.03 Domestic Water Plan
C.04 OWTS Site Analysis
C.05 OWTS Plan
C.06 Electrical Plan
C.07 Road Improvements Plan And Profile
C.08 RV Loop Plan And Profile
APPENDIX I
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Perimeter To Protect
1
6
.
0
0
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Existing Well
Utility Easement (Typ)
(5) Proposed RV Sites
Proposed Onsite Wastewater
Treatment System (OWTS)
Septic Tanks
Proposed Soil Treatment Area
Domestic Water Line Loop
Existing Tack
Barn Existing
Shed
Assumed Wetlands
35' Wetland Setback
Existing Access Road
Widen And Improve For Vehicular Use
Maintain Southern Edge Of Road
To Minimize Impact To Wetlands Area
Existing Access Road
Riprap Below Proposed Culvert
Proposed 18" ADS
Culvert
Proposed 18" ADS
Culverts
Proposed 18" ADS
Culvert
Proposed Flow Line (Typ)
(4) Proposed RV Sites
Sanitary Sewer Collection System
Widen Existing Access
12.00
Water Treatment Shed
Drawing Scale
Units (Feet) 1" = 20'
02040
N
S
WE
C.02
Civil Site Plan
Of 8 Pages
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7
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 26.09
02
Co
m
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s
06
.
1
6
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881
0
Existing Soil Treatment Area
Install Permanent Fence Around
Perimeter To Protect
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
(5) Proposed RV Sites
Proposed Soil Treatment Area
Existing Tack
Barn Existing
Shed
Assumed Wetlands
35' Wetland Setback
Existing Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
Proposed Water Line Loop
814 Linear Feet Of 2" PEX
Existing Well To Be Utilized
Extend Water Service To Each RV Site (Typ)
3
4" Pex To Yard Hydrant For RV Connection
2" To 3
4" PEX Tee To Extend
Water Service To Each RV Site
Note: 10' Minimum Separation To Be Maintained
Between Domestic Water And Sanitary Lines
Extend Water Service To Each RV Site (Typ)
3
4" Pex To Yard Hydrant For RV Connection
2" To 34" PEX Tee To Extend
Water Service To Each RV Site
2" PEX Tee To Extend
Water Service To Stub Out
Proposed Water Line Extension For Future Use
66 Linear Feet Of 2" PEX
Install Yard Hydrant
At Stub Out For Future Use
Water Treatment Shed
Drawing Scale
Units (Feet) 1" = 20'
02040
N
S
WE
C.03
Domestic Water Plan
Of 8 Pages
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7
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 26.09
02
Co
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m
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s
06
.
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Proposed RV Sites (Typ)
Utility Easements(Typ)
Well
OWTS Permit # 9315 Soil Treatment Area
Permitted In 2025 For 3-Bedroom House
for 450 GPD With 44 Quick-4 Infiltrators
(Services Ranch Manager's House)
Permit # 9315 Soil Treatment Area
74' Horizontal Influence Area
OWTS Permit # 1507 Soil Treatment Area
Permitted In 1986 For 2, 1-Bedroom Cabins
for 150 GPD (Services Guest Cabin #4 and #5)
Permit # 1507 Soil Treatment Area
38' Horizontal Influence Area
OWTS Permit # 2248 Soil Treatment Area
Permitted In 1994 For 3, 1-Bedroom Cabins
for 200 GPD (Services Guest Cabins #1, #2, and #3)
Permit # 2248 Soil Treatment Area
34' Horizontal Influence Area
OWTS Permit # 3828 Soil Treatment Area
Permitted In 2005 For 1
2 Bath and Sink In Barn
Estimated at 90 GPD
Permit # 3828 Soil Treatment Area
31' Horizontal Influence Area
OWTS Permit # 1534 Soil Treatment Areas
Permitted In 1987 For 1928 GPD (Services Dining Lodge,
Employee House, and Guest Cabin #6)
Permit # 1534 Soil Treatment Area
251' Horizontal Influence Area
Proposed OWTS Soil Treatment Area
To Be Permitted For 2,000 GPD
Proposed Soil Treatment Area
260' Horizontal Influence Area
Mills Spring
Water Source
Case # 87CW240
Existing Pond
Riland Creek
Estimated Stream Location
Barn
Employee House
Recreation Room
Guest Cabin #6
Guest Cabin #1
Guest Cabin #2
Guest Cabin #3
Guest Cabin #4
Guest Cabin #5
Dining Lodge
Proposed Parking Lot
Ranch Manager's House
Well 180' Setback
100' Well Setback
Permit #166915
180' Setback
100' Setback
50' Wetlands Setback
Riland Creek
50' Stream Setback Line
Pond 50' Setback Line
Drawing Scale
Units (Feet) 1" = 60'
060120
N
S
WE
C.04
OWTS Site Analysis
Of 8 Pages
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7
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 26.09
02
Co
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m
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R
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s
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s
06
.
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6
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882
7
8828
8828
8825
881
0
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
(5) Proposed RV Sites
Proposed Soil Treatment Area
Existing Tack
Barn Existing
Shed
35' Wetland Setback
Existing Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
Extend Sewer Service To Each RV Site (TYP)
Utilize RV Sewer Connection For Each Unit
Shared Sewer Line
6" SDR-26 @ Min. 2%
RV Site Sewer Service (Typ)
4" SDR-26 @ Min. 2%
Install Cleanout At Every
Pipe Bend Or Every 100'
(2) 2,000 Gallon Single
Compartment Septic Tanks
Min. 1' and Max 4' Of Cover Over Tank
Install Risers For Manhole Access To Be
Flush With Finish Grade
Distribution Box (D-Box), Install
Bottom Of D-Box Level And Risers For Lid
To Be Flush With Finish Grade.
4" SCH-40 Manifolds
Well 279' From Proposed
Soil Treatment Area Note: Maintain 10 Separation Between
Sanitary and Domestic Water Lines
Consists of (5) 12'x96' Beds Sized For
Gravity Fed Design Flow Of 2,000 Gallons Per Day.
System Was Sized Utilizing An LTAR Of 0.3 And A GeoMatrix GeoMat
For A Distribution Media Reduction. Maintain Max 2' Of Cover
Over System
Existing
OWTS
Install Sewer Stub Out
For Future Use.
9
6
.
0
0
84.00
Water Treatment Shed
Drawing Scale
Units (Feet) 1" = 20'
02040
N
S
WE
C.05
OWTS Plan
Of 8 Pages
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1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 26.09
02
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XOE
XOE
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XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
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XOE
XOE
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XOE
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SS
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SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
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XS
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XS
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883
0
8
8
2
9
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2
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2
6
88
2
5
88
2
4
88
2
3
88
2
2
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
88
0
5
88
0
4
88
0
3
88
0
2
8827
882
6
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
2
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
8807
8808
8809
8810
8811
8812
8813
881
4
881
5
88
1
6
88
1
7
88
1
8
88
1
9
88
2
0
88
2
1
88
2
2
88
2
3
8
8
2
4
8
8
2
4
8
8
2
5
8825
8823
88
2
8
8
8
2
8
8
8
2
7
8
8
2
6
8
8
2
5
8
8
2
4
8
8
2
2
8
8
2
3
8
8
2
1
8
8
2
0
8
8
1
9
8
8
1
7
8
8
1
4
8829
8830
8832
883
4
88
2
0
8
8
1
5
88
1
0
88
0
5
8
8
0
0
8
7
9
5
88
0
0
88
0
5
88
1
0
881
5
8
8
1
5
88
2
0
8
8
2
5
8
8
2
0
8825
88
2
7
8828
8828
8825
881
0
Existing Soil Treatment Area
Install Permanent Fence Around
Perimeter To Protect
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
(5) Proposed RV Sites
Proposed Soil Treatment Area
Existing Tack
Barn Existing
Shed
Assumed Wetlands
35' Wetland Setback
Existing Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
Install Ground Mounted Transformer
At Base Of Powerline Pole
Extend Primary Power From Overhead
Electric to Proposed Transformer
Extend (5) Secondary Electric Service
Conduit From Breaker Box To RV Pads
Extend (4) Secondary Electric Service
Conduit From Breaker Box TO RV Pads
Extend Secondary Electric Service Conduit
From Breaker Box To Future Use Tie-In
Install Remote Meter, Shutoff,
And Breaker Box Next To Transformer
Extend Electric To Well For Well Pump
And Water Treatment System
Water Treatment Shed
Drawing Scale
Units (Feet) 1" = 20'
02040
N
S
WE
C.06
Electrical Plan
Of 8 Pages
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7
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 26.09
02
Co
m
m
e
n
t
R
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p
o
n
s
e
s
06
.
1
6
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2
0
2
6
JK
E
V
J
T
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
E
XO
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XO
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XO
E
XO
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XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
E
X
O
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X
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E
X
O
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X
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E
X
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E
X
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E
X
O
E
X
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X
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E
X
O
E
X
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E
X
O
E
X
O
E
X
O
E
X
O
E
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<<<
<
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<
<
<
<
<
<
<
<
<
<
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W
W
W
W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
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W
W
W
W
W
W
W
W
W
W
W
WW
SS
SS
SS
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SS
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SS
S
S
S
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S
SSS
S
S
SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
XSS
UE
UE
UE
UE
UE
UE
UE
UE UE UE UE UE UE UE UE UE UE UE UE
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UE
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E
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1
0
1
0
0
1
0
2
0
0
10
3
00
10
4
00
10
5
00
PC: 102+36.42
PC: 101+71.70
PC: 103+11.02
PC: 103+57.57
PC: 104+62.29PT: 102+66.90
PT: 102+06.39
PT: 103+40.10
PT: 104+37.78
PT: 104+78.17
Start Road Improvement Alignment
STA:100+00.00
N:2687.75
E:1599.30
End Road Improvement Alignment
STA:105+26.66
N:2719.22
E:2121.91
883
0
8
8
2
9
88
2
8
88
2
7
88
2
6
88
2
5
88
2
4
88
2
3
88
2
2
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
88
0
5
88
0
4
88
0
3
88
0
2
8827
882
6
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
2
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
8807
8808
8809
8810
8811
8812
8813
881
4
881
5
88
1
6
88
1
7
88
1
8
88
1
9
88
2
0
88
2
1
88
2
2
88
2
3
8
8
2
4
8
8
2
4
8
8
2
5
8825
8823
88
2
8
8
8
2
8
8
8
2
7
8829
8830
8832
88
2
0
8
8
1
5
88
1
0
88
0
5
8
8
0
0
8
7
9
5
88
0
0
88
0
5
88
1
0
881
5
8
8
1
5
88
2
0
8
8
2
5
8
8
2
0
8825
88
2
7
8828
Existing Soil Treatment Area
Install Permanent Fence Around
Perimeter To Protect
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
Existing Tack
Barn Existing
Shed
Assumed Wetlands
35' Wetland Setback
Existing Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
L1
L2
L3
L4 L5
L6C1
C2
C3
C4
C5
10
.
0
0
20.00
Typical Parking Space
19 Spaces Within Parking Lot
Sta:101+23.71
Off:34.25'L
Elev:8828.01
Sta:101+43.68
Off:33.20'L
Elev:8827.45
Sta:101+48.41
Off:27.94'L
Elev:8827.44
Sta:101+48.11
Off:22.21'L
Elev:8827.48Sta:101+33.13
Off:8.00'L
Elev:8828.18
Sta:101+26.86
Off:94.17'L
Elev:8828.01
Sta:101+42.84
Off:93.33'L
Elev:8827.69
Sta:101+53.35
Off:102.79'L
Elev:8827.64
Sta:101+54.19
Off:118.77'L
Elev:8827.88
Sta:102+40.50
Off:103.94'L
Elev:8827.15
Sta:102+37.65
Off:84.93'L
Elev:8826.75
Sta:102+33.73
Off:69.78'L
Elev:8826.43
Sta:102+38.39
Off:57.05'L
Elev:8825.93
Sta:102+47.56
Off:52.94'L
Elev:8825.45
Sta:102+25.98
Off:30.09'L
Elev:8825.45
Sta:102+42.91
Off:23.72'L
Elev:8824.85
Sta:102+19.72
Off:27.37'L
Elev:8825.51
Sta:102+19.42
Off:26.54'L
Elev:8825.49
Sta:102+41.39
Off:9.68'L
Elev:8822.71
Sta:101+69.64
Off:31.83'L
Elev:8826.69
Sta:101+95.48
Off:29.00'L
Elev:8826.06
Sta:100+07.20
Off:8.00'L
Elev:8828.61
Sta:100+19.55
Off:6.04'L
Elev:8828.96
Sta:100+49.12
Off:4.48'L
Elev:8829.65
Sta:100+77.27
Off:4.87'L
Elev:8830.06
1
6
.
0
0
1
3
.
1
4
16.00
26.00
26
.
0
0
26.00 Sta:102+65.30
Off:21.72'L
Elev:8823.09
Sta:102+73.08
Off:6.00'L
Elev:8821.22
Inv. Out
Sta:102+69.64
Off:8.29'L
Elev:8820.97
Inv. In
Sta:102+41.26
Off:12.44'L
Elev:8822.00
18" ADS Culverts 18" ADS Culverts
18" ADS Culverts
R
1
5
.
0
0
R15
.
0
0
R15
.
0
0
R10.00
Sta:104+85.84
Off:6.00'L
Elev:8802.78
Sta:104+67.99
Off:29.13'L
Elev:8807.19
Sta:105+07.30
Off:26.19'L
Elev:8802.00
Sta:105+04.21
Off:15.25'L
Elev:8801.98
Sta:104+81.34
Off:18.75'L
Elev:8804.95
Sta:104+95.78
Off:6.00'L
Elev:8801.69
Sta:105+07.42
Off:3.65'L
Elev:8800.01
Sta:105+04.57
Off:6.00'R
Elev:8799.98
Inv. Out
Sta:103+26.68
Off:8.03'L
Elev:8817.65
Inv. In
Sta:103+20.84
Off:8.00'L
Elev:8818.08
Inv. Out
Sta:104+07.45
Off:8.02'L
Elev:8810.89
Inv. In
Sta:103+97.67
Off:7.99'L
Elev:8811.92
12
.
0
0
Sta:100+77.15
Off:8.00'R
Elev:8830.21
R3
0
.
0
0
R20.00
Water Treatment Shed
Road Improvement Alignment Profile
Horizontal Scale: 1"=20'
Vertical Scale: 1"=20'
8795
8800
8810
8820
8830
8795
8800
8810
8820
8830
100+20
EG
8
8
2
9
.
3
F
G
8
8
2
9
.
3
1
100+40
EG
8
8
2
9
.
6
F
G
8
8
2
9
.
7
1
100+60
EG
8
8
3
0
.
0
F
G
8
8
3
0
.
0
9
100+80
EG
8
8
3
0
.
1
F
G
8
8
3
0
.
1
3
101+00
EG
8
8
2
9
.
7
F
G
8
8
2
9
.
6
7
101+20
EG
8
8
2
8
.
8
F
G
8
8
2
8
.
7
6
101+40
EG
8
8
2
7
.
9
F
G
8
8
2
7
.
7
6
101+60
EG
8
8
2
6
.
7
F
G
8
8
2
6
.
7
6
101+80
EG
8
8
2
5
.
3
F
G
8
8
2
5
.
7
6
102+00
EG
8
8
2
4
.
3
F
G
8
8
2
4
.
7
6
102+20
EG
8
8
2
3
.
9
F
G
8
8
2
3
.
7
6
102+40
EG
8
8
2
3
.
3
F
G
8
8
2
2
.
7
5
102+60
EG
8
8
2
2
.
4
F
G
8
8
2
1
.
7
5
102+80
EG
8
8
2
1
.
1
F
G
8
8
2
0
.
7
5
103+00
EG
8
8
1
9
.
7
F
G
8
8
1
9
.
7
5
103+20
EG
8
8
1
8
.
7
F
G
8
8
1
8
.
6
1
103+40
EG
8
8
1
7
.
4
F
G
8
8
1
7
.
2
7
103+60
EG
8
8
1
5
.
6
F
G
8
8
1
5
.
7
3
103+80
EG
8
8
1
3
.
7
F
G
8
8
1
3
.
9
9
104+00
EG
8
8
1
1
.
9
F
G
8
8
1
2
.
0
5
104+20
EG
8
8
0
9
.
7
F
G
8
8
0
9
.
9
1
104+40
EG
8
8
0
7
.
7
F
G
8
8
0
7
.
7
1
104+60
EG
8
8
0
5
.
5
F
G
8
8
0
5
.
5
1
104+80
EG
8
8
0
3
.
0
F
G
8
8
0
3
.
3
1
105+00
EG
8
8
0
0
.
9
F
G
8
8
0
1
.
1
1
105+20
EG
8
7
9
8
.
9
F
G
8
7
9
8
.
9
1
2.00%
-5.00%
-11.00%
Start Access Improvements
STA = 100+00.00
ELEV = 8828.907
End Access Improvements
STA = 105+26.40
ELEV = 8798.202
PVI STA: 100+83.60
PVI ELEV: 8830.58
K: 8.00
LVC: 56.02
BV
C
S
:
1
0
0
+
5
5
.
5
9
BV
C
E
:
8
8
3
0
.
0
2
EV
C
S
:
1
0
1
+
1
1
.
6
1
EV
C
E
:
8
8
2
9
.
1
8
HIGH PT. STA: 100+71.59
HIGH PT ELEV: 8830.18
PVI STA: 103+55.98
PVI ELEV: 8816.95
K: 20.00
LVC: 120.00
BV
C
S
:
1
0
2
+
9
5
.
9
8
BV
C
E
:
8
8
1
9
.
9
5
EV
C
S
:
1
0
4
+
1
5
.
9
9
EV
C
E
:
8
8
1
0
.
3
5
Line Table
Line
L1
L2
L3
L4
L5
L6
Bearing
N86°59'13"E
N70°25'22"E
S87°45'09"E
S83°35'13"E
N82°16'25"E
N88°20'10"E
Length
171.70'
30.03'
44.12'
17.48'
24.52'
48.49'
Start Point (N,E)
2687.75,1599.30
2703.55,1804.66
2718.18,1862.90
2714.25,1935.98
2713.22,2033.34
2717.81,2073.44
End Point (N,E)
2696.78,1770.76
2713.61,1832.96
2716.45,1906.98
2712.30,1953.34
2716.51,2057.63
2719.22,2121.91
Curve Table
Curve
C1
C2
C3
C4
C5
Radius
80.00'
120.00'
400.00'
325.00'
150.00'
Length
30.47'
34.69'
29.08'
80.20'
15.87'
Tangent
15.42'
17.47'
14.55'
40.31'
7.94'
Chord
30.29'
34.57'
29.07'
80.00'
15.86'
Bearing
N81°20'07"E
N78°42'18"E
S85°40'11"E
N89°20'36"E
N85°18'17"E
Delta
21° 49' 29"
16° 33' 50"
4° 09' 56"
14° 08' 22"
6° 03' 45"
Drawing Scale
Units (Feet) 1" = 20'
02040
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Road Improvements Plan And
Profile
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1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
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Re
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B
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Not For Construction
Job #: 26.09
02
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XOE
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XOE
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XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XOE
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
XO
E
X
O
E
X
O
E
X
O
E
X
O
E
X
O
E
X
O
E
X
O
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X
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E
X
O
E
X
O
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X
O
E
X
O
E
X
O
E
X
O
E
X
O
E
X
O
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X
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W
W
W
W
W
W
W
W W W W W W W W W W W W W W W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
WWWWWWWWWWWWWWWWWWW
W
W
W
W
W
W
W
W
W
W
W
WW
SS
SS
SS
SS
SS
SS
SS
SS
W W W
SS
SSSSSS
SSSSSS
SS
SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
SS
SS
SS
UE
UE
UE
UE
UE
UE
UE
UE UE UE UE UE UE UE UE UE UE UE UE
UE
UEU
E
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE
UE
UEUE
UE
E
UE
2100
22
00
23
0
0
24 00
PC: 20+42.09
PC: 21+05.62
PC: 22+61.46
PT: 20+82.49
PT: 21+76.93
PT: 23+47.23
Start RV Loop Alignment
STA:20+00.00
N:2712.79
E:1833.75
End RV Loop Alignment
STA:24+32.26
N:2714.46
E:2051.03883
0
8
8
2
9
88
2
8
88
2
7
88
2
6
88
2
5
88
2
4
88
2
3
88
2
2
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
88
0
5
88
0
4
88
0
3
88
0
2
8827
882
6
88
2
2
88
2
1
88
2
0
88
1
9
88
1
8
88
1
7
88
1
6
88
1
5
88
1
4
88
1
3
88
1
2
88
1
1
88
1
0
88
0
9
88
0
8
88
0
7
8807
8808
8809
8810
8811
8812
8813
881
4
881
5
88
1
6
88
1
7
88
1
8
88
1
9
88
2
0
88
2
1
88
2
2
88
2
3
8
8
2
4
8
8
2
4
8
8
2
5
8825
8823
88
2
8
8
8
2
8
8
8
2
7
8
8
2
6
8
8
2
5
8
8
2
4
8
8
2
2
8
8
2
3
8
8
2
1
8
8
2
0
8
8
1
9
8
8
1
7
8
8
1
4
8829
05
8
8
0
0
8
7
9
5
88
0
0
88
0
5
88
1
0
881
5
8
8
1
5
88
2
0
8
8
2
5
8
8
2
0
8825
88
2
7
8828
8828
8825
881
0
Existing Access Road
Widen And Improve For Vehicular Use
Proposed Parking Lot
Utility Easement (Typ)
(5) Proposed RV Sites
Existing Access Road
Widen And Improve For Vehicular Use
Existing Access Road
(4) Proposed RV Sites
Widen Existing Access
L7
L8
L9
L1
0
C6
C7
C
8
Sta:21+49.25
Off:59.09'L
Elev:8826.83
Sta:21+68.00
Off:35.82'L
Elev:8823.71
Sta:22+04.24
Off:30.63'L
Elev:8820.65
Sta:22+45.83
Off:31.27'L
Elev:8817.23
Sta:22+76.66
Off:40.46'L
Elev:8814.39
Sta:20+58.69
Off:44.02'R
Elev:8820.29
Sta:20+66.76
Off:79.68'R
Elev:8818.13
Sta:24+09.75
Off:69.53'R
Elev:8816.14 Sta:24+04.72
Off:31.00'R
Elev:8811.79
Sta:24+31.80
Off:28.62'R
Elev:8809.19
Sta:24+02.70
Off:6.00'R
Elev:8807.27
Sta:23+99.73
Off:6.00'L
Elev:8807.19
Sta:24+19.54
Off:28.72'L
Elev:8802.78
Sta:20+38.51
Off:6.00'R
Elev:8823.09
Sta:20+30.30
Off:21.70'R
Elev:8821.22
Sta:20+10.05
Off:6.00'L
Elev:8822.71
Flow Line
Sta:21+37.12
Off:8.00'L
Elev:8824.73
Flow Line
Sta:22+35.00
Off:8.00'R
Elev:8817.69
Inv. In
Sta:24+10.22
Off:9.03'R
Elev:8806.01
Inv. Out
Sta:24+07.52
Off:22.52'L
Elev:8804.95
Rip Rap
Sta:23+96.63
Off:47.23'L
Elev:8802.00
Rip Rap
Sta:24+07.90
Off:45.47'L
Elev:8802.00
Inv. In
Sta:20+11.60
Off:8.30'L
Elev:8822.00
Inv. Out
Sta:20+30.22
Off:17.56'R
Elev:8822.10
12.00
Water Treatment Shed
RV Loop Alignment Profile
Horizontal Scale: 1"=20'
Vertical Scale: 1"=20'
8805
8810
8820
8830
8805
8810
8820
8830
20+20
EG
8
8
2
3
.
3
F
G
8
8
2
2
.
7
7
20+40
EG
8
8
2
3
.
3
F
G
8
8
2
3
.
2
4
20+60
EG
8
8
2
3
.
6
F
G
8
8
2
3
.
7
1
20+80
EG
8
8
2
4
.
3
F
G
8
8
2
4
.
1
8
21+00
EG
8
8
2
4
.
9
F
G
8
8
2
4
.
6
5
21+20
EG
8
8
2
5
.
2
F
G
8
8
2
5
.
1
2
21+40
EG
8
8
2
5
.
0
F
G
8
8
2
5
.
0
2
21+60
EG
8
8
2
3
.
7
F
G
8
8
2
3
.
7
5
21+80
EG
8
8
2
2
.
1
F
G
8
8
2
2
.
3
0
22+00
EG
8
8
2
0
.
5
F
G
8
8
2
0
.
8
5
22+20
EG
8
8
1
9
.
2
F
G
8
8
1
9
.
4
0
22+40
EG
8
8
1
7
.
9
F
G
8
8
1
7
.
9
5
22+60
EG
8
8
1
6
.
6
F
G
8
8
1
6
.
5
0
22+80
EG
8
8
1
5
.
2
F
G
8
8
1
5
.
0
5
23+00
EG
8
8
1
3
.
5
F
G
8
8
1
3
.
6
0
23+20
EG
8
8
1
1
.
9
F
G
8
8
1
2
.
1
5
23+40
EG
8
8
1
0
.
9
F
G
8
8
1
0
.
7
1
23+60
EG
8
8
1
0
.
1
F
G
8
8
0
9
.
5
0
23+80
EG
8
8
0
9
.
5
F
G
8
8
0
8
.
4
0
24+00
EG
8
8
0
8
.
5
F
G
8
8
0
7
.
3
0
24+20
EG
8
8
0
7
.
0
F
G
8
8
0
6
.
2
0
2.35%
-7.25%
-5.50%
Start RV Loop
STA = 20+11.64
ELEV = 8822.578
End RV Loop
STA = 24+24.89
ELEV = 8805.931
PVI STA: 23+45.91
PVI ELEV: 8810.27
K: 10.00
LVC: 17.52
BV
C
S
:
2
3
+
3
7
.
1
5
BV
C
E
:
8
8
1
0
.
9
1
EV
C
S
:
2
3
+
5
4
.
6
7
EV
C
E
:
8
8
0
9
.
7
9
HIGH PT STA: 21+28.56
HIGH PT ELEV: 8825.24
PVI STA:21+35.91
PVI ELEV:8825.50
K:3.00
LVC:28.80
BV
C
S
:
2
1
+
2
1
.
5
1
BV
C
E
:
8
8
2
5
.
1
6
EV
C
S
:
2
1
+
5
0
.
3
1
EV
C
E
:
8
8
2
4
.
4
5
Line Table
Line
L7
L8
L9
L10
Bearing
N37°00'00"E
N6°08'25"E
N87°51'15"E
S6°08'25"W
Length
42.09'
23.14'
84.53'
85.02'
Start Point (N,E)
2712.79,1833.75
2783.52,1873.76
2851.14,1924.07
2798.99,2060.13
End Point (N,E)
2746.41,1859.09
2806.53,1876.23
2854.31,2008.54
2714.46,2051.03
Curve Table
Curve
C6
C7
C8
Radius
75.00'
50.00'
50.00'
Length
40.40'
71.31'
85.77'
Tangent
20.70'
43.25'
57.81'
Chord
39.91'
65.42'
75.63'
Bearing
N21°34'13"E
N46°59'50"E
S43°00'10"E
Delta
30° 51' 35"
81° 42' 50"
98° 17' 10"
Drawing Scale
Units (Feet) 1" = 20'
02040
N
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RV Loop Plan And Profile
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1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
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B
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Not For Construction
Job #: 26.09
02
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'
22'
Typical Dimensions Of RV Site
Crystal River Civil LLC 970.510.5312 Page 1 of 4
7W Ranch
3412 County Road 151, Gypsum, Colorado 81637
Land Use Engineering Report
03/02/2026
Updated 06/10/2026
A summary of the existing site conditions and proposed changes for the 7W Ranch project has
been performed by Crystal River Civil for Land Use Review. This report addresses access to the
site, utilities, drainage, grading, as well as overall site design for the proposed conditions.
Existing Site
The 7W Ranch is addressed as 3412 County Road 151, Gypsum, Colorado 81637, also known
as Garfield County Parcel #186328100118. The ranch is located northwest of the Town of
Gypsum up the Sweetwater drainage. It is accessed via Sweetwater Cow Camp Road. To the
west of the parcel is national forest land, with agricultural lands to the north, east, and south. The
218-acre parcel is zoned as residential land and is developed with multiple buildings.
3412 County Road 151 Road Vicinity Map
Site
APPENDIX J
Crystal River Civil LLC 970.510.5312 Page 2 of 4
The site has historically been utilized as a dude ranch and retreat, consisting of a dining lodge,
recreation room, staff housing, and a collection of cabins and outbuildings located centrally on
the parcel. A large pond is located in the northwest corner of the property that is fed by Riland
Creek, which flows from the west to the northeast through the site. The main access to the
property extends from the northeast corner, traveling southwest until it reaches the pond and turns
south to the development. A wetlands area is located to the southeast of the buildings. Grades
on the site vary, with the developed area consists of no steep slopes and generally slopes to the
north and east with a “ridgeline” extending northeast just through the developed area.
The site utilizes a spring with a cistern for domestic water servicing the lodge and the surrounding
buildings. Multiple onsite wastewater treatment systems (OWTS) have been installed on the site
and are providing adequate treatment for the current use. Overhead powerlines extend through
the site and provide electricity and communications to the ranch.
The existing conditions analysis as well as the proposed conditions are developed based on
surveyed information and Garfield County GIS data, which have been provided with this submittal.
Proposed Site
The scope of the project includes improvements to the site to the northeast of the existing
development. This includes nine RV parking pads with permanently parked chuck wagons for
guests, road improvements to existing roads and an additional loop for access to the chuck
wagons, as well as a parking area. Necessary infrastructure is included with the design, including
a new Onsite Wastewater Treatment System (OWTS), a domestic waster distribution system, and
electric services to each of the RV pads.
Limits of disturbance do not impact steep slopes and maintain adequate distance from any
defined wetlands. All proposed grading is within 48 inches of existing grade and tie in slopes to
existing grade shall not exceed 3:1 slope. Roadway width and slopes have been designed to meet
Garfield County standards. Proposed conditions are shown on the civil drawings included with
this report.
Access
The existing access to the site and the primary development is to remain with no proposed
alterations. However, the road that extends to the east is to be widened and improved to meet
the requirements of a Primitive Roadway as per Table 7-107 of the Garfield County Land Use
Code. 525 linear feet of road are to be improved to maintain a 12-foot width and does not exceed
11 percent in grade. It is proposed that the roadway widening occurs on the north side of the
existing road to minimize the impacts to the wetlands area to the south.
Crystal River Civil LLC 970.510.5312 Page 3 of 4
A new roadway alignment is proposed to loop to the north of the existing access that is being
improved, for circulation. This 415-foot-long road also meets the standards of a “Primitive
Roadway” as defined by Table 7-107. All roadway alignments have accounted for emergency
vehicle use and have adequate turning radius and center line slopes. The RV loop allows for a
fire truck to turn around, as well as the area just before the road improvements is adequate for a
fire truck T-Turn.
The proposed parking area has been designed to meet the standards defined in Chapter 7-302
of the land use code. Parking spaces have been dimensioned at 10 feet x 20 feet with a 26-foot-
wide drive aisle. The parking aisle is looped, and adequate space allows for vehicle circulation
through the lot.
Drainage
The concept of the drainage for the site is to convey all pervious and impervious areas to the east,
including the RV pads, the chuck wagons, walkways, and as much of the access roads as possible
with a series of swales and culverts. The conveyance structures have been designed to have
capacity for a 100-year, 1-hour storm event. As the furthest east culvert daylights, riprap is
proposed to dissipate the stormwater velocity. Once dissipated, the runoff will continue through
well vegetated areas with no points of concentration, encouraging infiltration and for the water to
disperse into the landscape as the historic drainage path. CRC is not proposing any detention on
the site due to the remote nature of the site, and that the proposed conditions will not have any
negative impact on neighboring properties or structures.
Utilities
Water – An existing well has been drilled specifically for use by the RV Pads with chuck wagons.
A proposed water line loop will extend from the well, allowing for a frost proof yard hydrant to be
installed at each pad. These yard hydrants will be connected to the chuck wagons for the warmer
seasons and will be disconnected and winterized every year to prevent freezing within the
wagons.
The existing well (Permit # 341042) has been tested for domestic use, and the parameters
exceeded several limits. Hardness, dissolved solids, turbidity, iron, manganese, and sodium
levels must be decreased to utilize the water as a drinking water supply. The turbidity, sodium,
and some of the dissolved solids will be treated in a reverse osmosis system. The hardness, iron,
manganese, and some of the dissolved solids will then be treated utilizing a water softener. A
water pressure tank will be installed at the end of the system to minimize rapid pump cycling. This
water treatment system will require a conditioned space to prevent freezing and impacts from the
elements, so a small shed will be constructed next to the well. No waste streams are to be directly
discharged onto the ground. The treatment system once designed will properly dispose of the
waste, which will be determined and finalized at building permit.
Crystal River Civil LLC 970.510.5312 Page 4 of 4
Sanitary - A new Onsite Wastewater Treatment System (OWTS) will be installed on the site as
per Garfield County Environmental Health requirements. The design shown within the civil
drawings will be further developed and detailed for building permit submission. A soil analysis and
testing has not been performed to confirm existing soils. Preliminary OWTS calculations were
determined by CRC assuming conservative conditions. The proposed system has been designed
to utilize the maximum capacity of 2,000 Gallons Per Day (GPD) in the scenario that future
demand will require additional capacity. This has adequate volume for the nine chuck wagons,
which will create a maximum of 1,350 GPD. Two, 2,000-gallon septic tanks will be utilized, and a
gravity flow system will release to the Soil Treatment Area (STA).
The STA has also been sized for a maximum capacity of 2,000 GPD, as well as an assumed Long
Term Acceptance Rate (LTAR) of 0.3. This has been assumed as a conservative value. Five
gravity-fed beds are proposed, each 12 feet wide by 96 feet long. The system is to utilize a
GeoMat system, allowing for better distribution, as well as the application of a distribution media
reduction to minimize the size of the field to minimize site disturbance. Soils testing and analysis
will be completed for building permit submission to accurately size the system.
Electric – Service to the area is provided by Holy Cross Energy. An new electric transformer will
be installed at the base of an existing electric pole next to the parking lot. A remote meter, shutoff,
and breaker boxes will be installed remotely next to the transformer. New conduit will be run from
the breaker box to each of the RV Pads. There is adequate space if a larger electric vault and
transformer is required. All electric infrastructure will be installed per Holy Cross Energy
requirements.
If there are any questions regarding this analysis or concerns regarding the site design, feel free
to contact me directly.
Jay Engstrom
Owner and Principal Engineer, P.E.
Crystal River Civil LLC
Jay@crystalrivercivil.com
(970) 510 - 5312
From:Justin Kirkland
To:Matt Eineke; JON FREDERICKS
Subject:RE: 7W fire suppression and mitigation
Date:Monday, June 15, 2026 10:12:35 AM
Attachments:Rural Water Designs.pdf
Matt,
Following up the previous phone call and conversation, Yes, a 200 GPM water source from the single
stem hydrants will work for us for the RV parking area and an installed dry hydrant at the pond will
help us provide fire protection up there. A sample idea is attached, and we would need a 6" Female
NH thread for the truck to connect to.
If I understand correctly, per the phone call, the plan for the parking was to put down road base and
that would work fine. We just want to limit the access to combustible material.
The Residential dwelling farther up on the property will be assessed when that project is
in design.
Thank you,
Justin Kirkland
Fire Chief
Gypsum Fire Protection District
511 Second Street /PO Box 243
Gypsum, CO 81637
970-524-7101 ext. 15
PRIVILEGED COMMUNICATION. This email may contain privileged and confidential
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distribution or copying of this communication is strictly prohibited. If you believe that this
email has been sent to you in error, please reply to the sender that you received the message
in error and delete this email.
From: Matt Eineke <matte@7Wranch.com>
Sent: Wednesday, June 3, 2026 9:57
To: Justin Kirkland <Justin@gypsumfd.com>; JON FREDERICKS <jon@landwestcolorado.com>
Subject: 7W fire suppression and mitigation
Hello Justin,
I'm reaching out regarding our proposed fire suppression/mitigation design for the
proposed land use change for the 7 W.
GYPSUM FIRE
You had commented on your concern that the parking areas containing combustibles,
combined with running engines, is a fire hazard. The action we will take for mitigating this
hazard is to mow down all parking areas to 4" 48 hours prior to any special event.
The other concern is fire suppression for the rv site. We intend to install a 200gpm
submersible pump for irrigation with a 6” schedule 40 pipe or better reaching to the
proposed site with a post hydrant and FDC. Additionally, we will install a dry hydrant
FDC with a truck pull out so that we have direct access to the pond, creating two options
for fighting fires in this area.
Please respond by letting us know if these actions satisfy your concerns,
Regards,
Matthew Eineke
General Manager-7W Ranch
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Fire Fighting Equipment
May 09
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