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Home My WebLink AboutResponseDecember 4, 2025 Mr. John Plano Garfield County Community Development Chief Building Official 1o8 81h Street, Suite 401 Glenwood Springs, CO 816oi RE: Grading Permit for GarCo Parcel Number 212724100385 (Tract E) Harvey Gap Road: Grad-886o Dear John: 1 BOUNDARIES UNLIMITED INC. We have revised plans for the above referenced project incorporating your comments dated o9/o644 (Section A) and Chris Hale, Mountain Cross Engineering, Inc. comments dated o9/o6/2,4 (Section B). Section A The plans show 2737' of roadway that Is only 11' wide road that show's to be covered with A" of gravoi. This roadv:ay does not even enter the last three lots on the plat. This road will not support the weight of apparatus or allow emergency apparatus to pass another veblde on any part of tha road. Chapter 5 of the 2016 Internsfional Fire Code section 503,1,1 , " approved fire apparatus access roads shalt be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with tho requirements of this section and Shall elttehd to within 159 of rill portions of the facility". Section 503.2 says "Fire apparatus access roads shall be installed and arranged in accordance with section 503.2.1 through 503.2.8", 1 will require 20' of roadway excluding shoulders that will have all weather driving surface designed and maintained to support the Imposed loads of fire apparatus. The roads design shall be engineered to support the road and signed off by a Civil Engineer The road design shall be extended through lot 21-a and lot 22 to allow for the road to access lot 28. An approved fire apparatus turnaround is required at the end of the road in lot 22 or 23, Road will be signed " No Parking on Roadway" sIgnage separation on roadway will be approved by my office. Roadbed has been widened to achieve 2o' width. Additional grading and additional base material will be added to achieve both the width and minimun of 6" depth. Immediately south of the proposed 7 lots of Tract E of the original exemption plat's remainder Parcel 4 is Lot is A (owned by Larkspur Land & Cattle Trust UTD i/o7/o8). South of i2-A are 3-35 acre lots all owned by Surprise Valley i LLC, J. T. Tel The access road to the four parcels was originally constructed by the original owner, Warren Roberts, and utilized by J T Tei ui. Although Owner of Tract E desires to provide access to i2-A from this drive, it is difficult. The grading for the turnaround shows that. If the i2 A buyer requires access from the north, an additional easement, permit and extensive grading will be required at that point. 2. Lot residential homes or buildings shall be designed for fire apparatus access roads at time of building parrnit application and approved by this office. Accordingly Note #i has been added to grading plan, Sheet C-i. CIVIL ENGINEERING, LAND SURVEYING £ BEYOND 923 Cooper Ave #2oi, Glenwood Springs, CO 816oi I (970) 945-S252 I bu-inc.com 8U1 3. Water supply designed for this subdivision shall be in place and storage tank shall be accessible by fire apparatus before any building Wmils will be issued. Domestic water for these lots will be by individual wells. Fire water for storage cistern will be provided by the the tract owners. Access to the cistern is available via County Road 2,37 and this private drive. The fire storage tank lies within future lot 13 but again totally controlled by the owner of Tract E and all future owners of the 7 lots. A copy of the proposeed Fire Cistern Covenants are enclosed with resubmittal. They are responsible for both year round access and maintaining a full cistern. On Sheet C-i, a pullout is provided for at cistern for filling of fire apparatus. The Common Well access easement shown on C-i is solely for the use of Parcel 1A, z and 3 of the original Grand Hogback Subdivision Exemption. Section B 1. The Applicant should provide a cost estimate forthe rood grading, revegetation, weed control, and erosion control to be used for providing a reasonable security .ullotmt. A cost estimate is attached with our response letter (B-i.pdf). 2. The Applicant should verify that the area of disturbance is less than one acre, CDPHF.., permitting may be necessmy if above one acre of disturb — mice - The calculated area for the earthwork quantities (shown on Sheet C-i) notes 40,318 square feet. 3. A drainage report Nvith hydrology acid pipe suing calculations should be tiubmitted for review. Drainage report is attached with this letter (B-3.pdf). 4, The Applicant should verify that tlicre are no floodplains, streams, wetlands, or other bodies of water within 100 feet of the road grading, The dissipater was constructed between two existing washes, probable creek location prior to construction of dam. The dissipater is go'westerly and perpendicular to driveway. This shows up on Sheet C-i as well as the Soo -scale drawing in the drainage report referencing Basin i and Basin B. At the extension of tract line 1S/16, Sheet C-z notes 91' to easement with creek elevation -623z and drive at 6zso. At the extension of 16/17 creek is 75' to easement with creek elevation -62,04 and drive at 6zzi. At the extension of 17/18 creek is 97' to easement with creek elevation -61So and drive at 6197. At the extension of tract line 18/ig, Sheet C-3 notes 181' to easement with creek elevation -6154 and drive at 6174. At the extension of 19/zo creek is izi' to easement with creek elevation -6o86 and drive at 6i3i. 5. The Applicant should pro,%ride a weed inventory and weed management plan. CIVIL ENGINEERING, LAND SURVEYING & BEYOND [!BU 9z3Cooper Ave #zoi, Glenwood Springs, CO 8i6oi I (970) 945-5252 1 bu-inc.com I Covered under Note 8 and Sheet C-1. Correspondence and information received from Sarah LaRose is enclosed (B-S.pdf). 6. Ilie road only meets the road standards for a single residence with an ADU. 117there are other lots or uses anticipated, the road design is inadequate. The Applicant should verify the intended use and anticipated traffic_ Use will be private access to 7 - 35 acre lots via gated entry. Assuming each residence is the average 2.5 occupants, with both working outside the home for all days of week. 7x 2-.5x 4 (z trips out and z return) = 70x 1.25 (emergency trips ??) = 90 ADU A copy of a previous "Grand Hogback Road Group Declaration of Covenants, Conditions, and Restrictions" used previously by Owner on the west side of Harvey Gap Road (B-6.pdf). 7. The Applicant should address the concerns of the Fire Marshal. We hopefully have under Section A, but are trying to get binding, enforceable instrument that ties homebuyers to always having a full cistern and a safe community. Proposed copies submitted to Owner are enclosed. Sincerely, �ZN�� Steven L Smith BOUNDARIES UNLIMITED INC Cc: Leverich and Carr Real Estate for Tatnall L. Hillman Revocable Trust Enclosures: 1 Revised Sheets C-i, C-2 and C-3' A-z Proposed Fire Cistern Covenants B-1 Cost Estimate B-3 Drainage Report B-4o8ozo51000B dated 12/15/1977 Not Printed B-5 Weed Inventory B-6 Grand Hogback Road Group Declaration of Covenants, Conditions, and Restrictions RN 964174 Portion of previously rec'd Road Group Declarations, Covenants, Conditions RN 964175 Portion of previously rec'd Road Maintenance Easement RN (Not recorded) Description and Exhibit of Tract E 40' Access Easement CIVIL ENGINEERING, LAND SURVEYING & BEYOND 923 Cooper Ave #zoi, Glenwood Springs, CO 816oi 1 (970) 945-52Sz I bu-inc.com