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HomeMy WebLinkAbout9.01 Resolution 2011-59.pdf�I11 wriprom MIEN I1/210E IN BIM I Reception #' 809113 9!!1112011 09 ;05:20 AM Jean Alberico 1 of 17 Rao Fee;$0.00 Doc Fee:0.00 GARFIELD COUNTY CO STATE OF COLORADO )ss County of Garfield At a public hearing of the Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on, Tuesday, the 6th day of September A.D. 2011, there were present: John Martin . Commissioner Ch airman Mike Samson , Commissioner Tom Jankovsky , Commissioner Drew Gorgey , County Attorney Carey Gagnon , Assistant County Attorney Jean Alberico , Clerk of the Board Ed Green (absent) , County Manager when the following proceedings, among others were had and done, to -wit: RESOLUTION NO. 2011 -59 A RESOLUTION CONCERNED WITH THE APPROVAL OF A RURAL LAND DEVELOPMENT EXEMPTION OPTION FOR PARCEL 1, STRANG RANCH SUBDIVISION EXEMPTION OWNED BY LAUGHING STOCK LLLP AND LOCATED AT THE INTERSECTION OF COUNTY ROAD 100 AND 102 IN GARFIELD COUNTY, COLORADO PARCEL NO# 2391- 173 -00 -288 Recitals A. Section 5 -202 D. of the Unified Land Use Resolution of 2005, as amended, states that the Board of County Commissioners may, on a ease-by-basis basis, exempt from the definition of subdivision and the subdivision review process certain division of land which, in the sole opinion of the Board, advance the objectives of Garfield County regarding the preservation of rural lands as agricultural land and open space and maintain the greater portion of the property for agricultural purposes, natural resource utilization, open space or other rural land uses. B. Laughing Stock LLLP petitioned the Board of County Commissioners of Garfield County, Colorado, for approval of a Rural Land Development Exemption Option application on the subject site. The request is to approve the creation of ziane (9) lots for single family development on ± -25.3 acres of the site with Lot 10 encompassing +424 -acres described as the `remainder parcel' which is subject to a 362 -acre perpetual conservation easement, administered by the Aspen Valley Land Trust, 1 ■IIf ralir ailllk 'iI!rI41 *UN. will Reception #: 809113 10/11/2011 09:05:20 AM Jean Albarioa 2 of 17 R ®o Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO to preserve the agricultural and open space character of the area. C. The property is located in the NE E/4 SW 1/ Section. 17, NE 1/4 SE 1/4 and W %2 SE 1/4 Section 18, W 1/2 NW 1/4 Section 19 and the Section 20, Township 7 South, Range 87 West of the 6th Principle Meridian, County of Garfield, State of Colorado. D. The property is subject to a Deed of Conservation Easement described in a document recorded at Reception Number 740354 in the office of the Garfield County Clerk and Recorder. E. The property is located within the Rural zone district and is also located in Study Area 1 of the Comprehensive Plan of 200 in an area designated as "Residential Medium Density ". F. The Board is authorized to approve, deny or approve with conditions a Rural Land Development Exemption Option pursuant to Section 5 -404 of the Garfield County Unified land Use Resolution of 2008, as amended. G. The Board of County Commissioners opened a public hearing on the 6th day of September, 2011 upon the question of whether the above described application should be granted or denied, during which hearing the public and interested persons were given the opportunity to express their opinions regarding the application. H. The Board of County Commissioners closed the public hearing on the 6th day of September, 2011 to make a final decision on the application. I. The Board, on the basis of substantial competent evidence produced at the aforementioned hearing, has made the following determinations of fact: 1. That proper public notice was provided as required for the hearing before the Board of County Commissioners. 2. That the hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted or could be submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the request for Rural Land Development Option Exemption to create nine (9) lots and remainder Lot 10 may be in the may be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County upon compliance with conditions of approval required by the Board of County Commissioners. 4. That, upon compliance with recommended conditions, the application has adequately met the requirements of the Garfield County Comprehensive plan of 2000, as amended. 2 Ell MrliniirAMl1ll ! IIIIit Mill IIII Reception#: 809113 10/1912011 09:05:20 AM lean Rlbericc 3 of 17 Ree Fee40.00 Doc Fee:0.00 GARFIELD COUNTY CO 5. That, upon compliance with recommended conditions and the granting of waivers, the application has adequately met the requirements of the Garfield County Unified Land Use Resolution of 2008, as amended. RESOLUTION NOW THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. B. The Strang Ranch Rural Land Development Exemption Option is hereby approved subject to compliance with the following conditions: 1. That all representations made by the Applicant in the application, and at the public hearing shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 2. The Applicant must obtain all required Federal, State and local permits related to construction and development of this site. 3. Existing well permits 282349, 282350, 282351 and 282352 will expire on January 11, 2012 unless the owner requests permit extension or submit well construction reports. Should the wells not be constructed on or prior to expiration of the permits the Applicant shall request extension so that these permits remain valid. 4. This approval shall be valid for a period of one year, within which time the following documentation shall be finalized and submitted for review and approval by Garfield County: a. An Exemption Plat; b. An Improvements Agreement; e. Declaration of Covenants, Conditions and Restrictions; d. Formation of the Strang Ranch Homeowner's Association; e. Well- Sharing Agreements. 5. Prior to signing of the plat the Applicant shall provide the following to the County: a. Deeds and dedication of required property and/or facilities to the HOA; b. A map and inventory of the site for noxious weeds; c. The Applicant shall include the following provisions as an element in the protective covenants to be managed and enforced by the HOA. i. The Weed Management Plan; ii. The Fugitive Dust Plan; 3 Bill IYir ♦I+iarAdpp. 1 MITICHINJ IW I IIFI 11 111 Reception #• 809113 10/11!2011 09:05;20 RM Jean Alberioo 4 of 17 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO iii. Lighting standards; iv. Animal control regarding domestic pets; v. Solid fuel burning restrictions (fireplace). d. A copy of the recorded conservation easement encompassing 362 -acres of the site. 6. The plat shall be amended as follows: a. Plat layout and content: i. Conservation easement recordation information removed to be consistent with current easements; ii. Match sheet for layout; Overall layout of site should include labels; iv. The lease area description of the fire station should be removed; v. The access, well and fire station footprint (along with verbiage regarding the lease area) should be indicated on the plat graphic; vi. The Ranch Headquarter area should clearly be identified as a building envelope and a different line type used to delineate the area; vii. Removal of the metes and bounds descriptions of the individual lots and easements created by the plat; viii. The wells indicated on the plat shall include reference to the associated well permit numbers; ix. The Land Use Summary table requires the following revision: a) Lots 2 , 3 and 4 should be addressed off of CR 100; b) "Parcel 10 (Remainder)" should be amended to "Lot 10" and the land use category should be "Agricultural and Residential ". b. Plat notes: i. The proposed note for collateral related to public improvements must be included on the plat as follows; "No parcel, block, lot, unit, or fractional interest or portion of any parcel, block, lot, or unit within the property shown on this plat may be sold, conveyed or transferred, nor building permits issued, until public improvements to serve that parcel, block, lot or unit are completed as required in the Improvements Agreement between Laughing Stock LLLP and. the Garfield County, Colorado. Lot 1 and Lot 10 are exempt from the provision of collateral as all public improvements are currently in place to serve these lots." ii. A note shall be added that states "An Improvements Agreement related to required infrastructure improvements within the development is recorded at Reception Number in the office of the Garfield County Clerk and Recorder." iii. A site - specific soils and foundation investigation must be provided for Lots 2 through 9 at building permit. iv. Drainage plans and stormwater management must be provided for Lots 2 4 VIII tin MOM IiMIIrIhLGVILIKICAll III III! Reception # - 8 @9113 10M/2011 09:05:20 AM Jean Alherioo 5 of 17 Reo Fee:$0.00 Doo Fae:0.00 GARFIELD COUNTY CO through 9 at building permit. , v. Note 15 shall be revised to reflect the current conservation easement related to 362 -acres of the property; vi. Construction standards for road infrastructure shall be consistent with primitive and semi - primitive standards as defined in the application; vii. Plat note 13 shall be amended to state that Lot 10 is eligible for two remaining exemptions; viii. Foundation drains shall be required around below -grade areas of residences; ix. The Applicant represents and warrants that the infrastructure development may occur in phases such that lots 2, 3 and 4 may be considered a phase, lots 5 and 6 may be considered a phase, and lots 7, 8 and 9 may be considered a phase. Prior to issuance of a building permit within any of the phases as identified above the following information must be provided: a) Completion of required Subdivision Improvements or provision of an alternate form of collateral related to the requirements within the subject phase. Continuation of the plat note collateral for lots not within the subject phase may be permitted by the Board of County Commissioners; b) Well construction report, 24 -hour well pump test and water quality analysis; c) Design and construction plans for water distribution system (if required); d) Calculation and payment of fee in -lieu of School Land Dedication based upon submittal of an appraisal performed within 6 months, by.a qualified individual licensed in the State of Colorado, specifying the unimproved value of the Lot; e) Calculation and payment of traffic impact fees. 7. Prior to submittal of the mylar the Applicant must obtain all required signatures on the mylar except for Board of County Commission ers, Clerk & Recorder and County Surveyor. 8. The provisions of the Unified Land Use Resolution of 2008 in place at the time of this approval which set forth the standards for infrastructure shall apply to the development approved by this resolution. For ease of reference, these standards are attached as Exhibit A. Dated this IL- day of , A.D. 20 11 . 5 Ell girraintim arbou nr i IY Iitm iI III Reception #: 809113 1011112011 09:06:20 AM Jean Alberico 6 of 17 Reis Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ATTEST: .'� s. '� GARFIELD COUNTY BOARD OF SEAL ., COMMISSI • _ ' `, GARFIELD COUNTY, • • SLO Jerk of the Board Cha. Upon motion duly made and seconded the for following vote: COMMISSIONER CHAIR JOHN F. MARTIN COMMISSIONER MIKE SAMSON COMMISSIONER TOM JANKOVSKY solo on was adopte • y the , Aye , Aye , Aye STATE OF COLORADO )ss County of Garfield T, , County Clerk and ex- officio Clerk of the Board of County Commissioners, in and for the County and State aforesaid, do hereby certify that the annexed and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County Commissioners for said Garfield County, now in my office. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County, at Glenwood Springs, this day of , A.D. 20 County Clerk and ex- officio Clerk of the Board of County Commissioners 6 VIII ` PairAMU. IOICRitlii II I� I Reception #: 309113 10/11!2011 09:06:20 AM Jean Alberico 7 of 17 Ree Fee:SO.00 Doc Fee:0.00 GARFIELD COUNTY CO EXHIBIT A SECTION 7 -105 ADEQUATE WATER SUPPLY. An adequate water supply plan shall be required for any preliminary or final approval of an application for rezoning, planned unit development, limited impact or major impact review, development or site plan, or similar application for new construction. This section shall apply to all development permits which require a water demand in an amount of more than 8 (eight) single - family equivalents where 1 (one) single - family equivalent equals 350 gallons of water per day (Resolution 2010 -29). A. Authority. The Board of County Commissioners, pursuant to §29 -20 -301, et seq. C.R.S., as amended, shall not approve an application for a development permit unless it determines in its sole discretion, after considering the application and all of the information provided, that the applicant has satisfactorily demonstrated that the proposed water supply will be adequate. Nothing in this section shall be construed to require that the applicant own or have acquired the proposed water supply or constructed the related infrastructure at the time of the application (Resolution 2010 -29). B. Water Supply Requirements. All applications for development permits shall include the estimated water supply requirements for the proposed development in a report prepared by a registered professional engineer licensed to practice in the State of Colorado qualified to perform such work, The report shall include the following: (1) An estimate of the water supply requirements for the proposed development through build -out conditions; (2) A description of the physical source of water supply that will be used to serve the proposed development; (3) Water quality shall be demonstrated by complying with the Colorado Department of Public Health and Environment's drinking water standards for all development permits requiring a water demand of 8 SFE or greater. (4) An estimate of the amount of water yield projected from the proposed water supply under various hydrologic conditions; (5) Water conservation measures, if any, that may be implemented within the development; (6) Water demand management measures, if any, that may be implemented within the development to account for hydrologic variability; (7) Proof of a legal water supply shall include but may not be limited to an approved substitute water supply plan contract, approved augmentation plan, approved well permit, a summary of consultation from water court, or a legally adjudicated domestic water source; and ail ri6PairM l 11 111 Reception#: B09113 10!1112011 09:05:20 AM .lean Alberlco 9 of 17 Rec Fee:$0.09 Doo Fee:0.00 GARFIELD COUNTY CO (8) Such other information as may be required by the Board of County Commissioners. C. Water Supplied by Water Supply Entity Requirements. If the development is to be served by a water supply entity, the Board of County Commissioners may allow the applicant to submit, in lieu of the report required by Section 7- 105(B), a letter prepared by a registered professional engineer licensed to practice in the State of Colorado qualified to perform such work from the water supply entity stating whether the water supply entity is willing to commit and its ability to provide an adequate water supply for the proposed development. The water supply entity's engineer shall prepare the letter if so requested by the applicant. At a minimum, the letter shall include: (1) An estimate of the water supply requirements for the proposed development through build -out conditions; (2) A description of the physical source of water supply that will be used to serve the proposed development; (3) An estimate of the amount of water yield projected from the proposed water supply under various hydrologic conditions; (4) Water conservation measures, if any, that may be implemented within the proposed development; (5) Water demand management measures, if any, that may be implemented to address hydrologic variations; and (6) Such other information as may be required by the Board of County Commissioners. (7) In the alternative, an applicant shall not be required to provide a letter or report identified pursuant to Sections 7- 105(B) and 7- 105(C)(1) — (6) above if the water for the proposed development is to be provided by a water supply entity that has a water supply plan that a. Has been reviewed and updated, if appropriate, within the previous ten years by the governing board of the water supply entity; b. Has a minimum twenty -year planning horizon; c. Lists the water conservation measures, if any, that may be implemented within the service area; d. Lists the water demand management measures, if any, that may be implemented within the development; e. Includes a general description of the water supply entity's water obligations; f. Includes a general description of the water supply entity's water supplies; and g. Is on file with the local government. D. Determination of Adequate Water Supply. ■lil y ii plimr m.i. PECIAzE MILIMiat NII Pi 11111 Reception #: 809113 10111/2011 09:05:20 AM Jean Albarioo 2 of 17 Rao Fea:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO The Board of County Commissioners' sole determination as to whether an applicant has a water supply that is adequate to meet the water supply requirements of a proposed development shall be based on consideration of the following information: (1) The documentation required by Sections 7- 105(B) and 7- 105(C) (Resolution 2010 -29); (2) A letter from the state engineer commenting on the documentation required pursuant to Sections.7- 105(B) and 7- 105(C) (Resolution 2010 -29); (3) Whether the applicant has paid to a water supply entity a fee or charge for the purpose of acquiring water for or expanding or constructing the infrastructure to serve the proposed development; and (4) Any other information deemed relevant by the Board of County Commissioners to determine, in its sole discretion, whether the water supply for the proposed development is adequate, including, without limitation, any information required to be submitted by the applicant pursuant to applicable local government land use regulations or state statutes. SECTION 7 -106 ADEQUATE CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. The land use change shall be served by water distribution and wastewater systems that are adequate to serve the proposed use and density. A. Water Distribution System Standards. 1. Central Water Distribution System Preferred. Where water service through a water supply entity is not physically or economically feasible, a central well and distribution system is preferred over individual wells (Resolution 2010 -29). 2. Central Water Distribution System Required. The following conditions require connection to a central water system. a. Proximity to Central System. The property is located within 400' of a central water system, the system is available and adequate to serve the proposed development, and connection is practicable and feasible. b. 15 or More Dwelling Units. Central water will be required for residential developments consisting of fifteen (15) or more dwelling units. 3: Design. The water distribution system shall be designed by a qualified professional engineer licensed by the State of Colorado and shall be approved by. the Colorado Department of Public Health and Environment and the County. a. Sized for Initial and Future Demand. The water distribution system shall be sized to meet both the initial and future demands of the proposed development. Oversizing for likely extensions may be required and Environment's drinking water standards for all development permits requiring a water demand of 8 SFE or greater. (See Article VII, Section 7- 105). (Resolution 2010 -29) rill"��1�{4+111�I�1[91{��4�`� IiiCl��lrM9�11�� 44f 111111 Reception #' 809113 10!1112011 09:05;20 AM Jean Alberica 10 of 17 Rep Fee:$0.00 Dao Fee:0.00 GARFIELD COUNTY CO b. Sized for Maximum Day Demand. The system shall be sized for maximum day demand plus fire or peak hour demand, whichever is greater. (1) Unless otherwise approved by the County Engineer, maximum day demand shall be 3.0 times average day demand, and maximum hour demand shall be 6.0 times average day demand. (2) Minimum residual pressures shall be 40 psi under maximum hour demands; 20 psi if direct flow is used. (3) The actual pressure in the supply system under the conditions specified shall be used in designing the distribution system. Assumed future supply pressures and points of connection for designing the system in all other cases shall be subject to the approval of the County Engineer. If future connection to a different supply system is anticipated, critical pressure in that system may be used as the starting design pressure. c. Water Lines. Where dead ends are proposed for cul -de -sacs, there shall be a fire hydrant or blow -off valve at the end of the line. Otherwise, all lines shall be looped, with no dead ends included in the system. d. Stem Design. On -lot water supply stems shall be designed to minimize or eliminate infiltration. e. Water Mains. All water mains shall be a minimum diameter necessary to the water demands for the project based on standard engineering criteria. f. Quality and Material Specifications. Material specifications for all water distribution systems shall be approved by the County Engineer. Proposed specifications shall include the following. i. The strength rating for distribution piping and fittings with fire flow demand shall have a minimum safety factor of four times the anticipated internal operating pressure. ii. The distribution system shall be designed for a minimum service life of 50 years. iii. The distribution system shall have sufficient cover to prevent freezing. SECTION 7 -206 DRAINAGE. A. Site Design to Facilitate Positive Drainage. Lots shall be laid out to provide positive drainage away from all buildings. B. Coordination with Area Storm Drainage Pattern. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. 1. Drainage ditches shall have a minimum slope of no less than 0.75 %. Energy dissipaters or retention ponds shall be installed in drainage ditches where flows siii m r e Vitiredili.INff tglibiLIIII'i(f ' IONIM'LIIl1I ■I I I I Reeeption #: 809113 10/11/2011 09:06:20 AM Jean Alberiao 11 of 17 Rao Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO are in excess of 5 feet/second. Ditches adjacent to roads shall have a maximum slope of 3:1 on the inside and outside edges, except where there is a cut slope on the outside edge where the edge of the ditch shall be matched to the cut slope, 2. Subdrains shall be required for all foundations where possible and shall divert away from building foundations and daylight to proper drainage channels. 3. Avoid Drainage to Adjacent Lots. Drainage shall be designed to avoid concentration of drainage from any lot to an adjacent lot. SECTION 7 -207 STORMWATER RUN -OFF. These standards shall apply to any -new development within 100 feet of a waterbody, and to any other development creating 10,000 square feet or more of impervious surface area. A. Avoid Direct Discharge to Streams or Other Waterbodies. Stormwater runoff from project areas likely to contain pollutants shall be managed in a manner that provides for at least one of the following and is sufficient to prevent water quality degradation, disturbance to adjoining property and degradation of public roads. 1. Runoff to Vegetated Areas. Direct runoff to stable, vegetated areas capable of maintaining sheetflow for infiltration. Vegetated receiving areas should be resistant to erosion from a design storm of 0.5 inches in 24 hours. 2. On -Site Treatment. On -site treatment of stormwater by use of best management practices designed to detain (see Section 7-207C, Detain and Treat Run -off below) or infiltrate the runoff and approved as part of the Stormwater Quality Control Plan prior to discharge to any natural waterbody. 3. Discharge to Stormwater Conveyance Structure. Discharge to a stormwater . conveyance structure, designed to accommodate the projected additional flows from the proposed project, with treatment by a regional or other stormwater treatment facility prior to discharge into any natural waterbody. B. Minimize Directly- Connected Impervious Areas. The site design shall minimize the extent of directly - connected impervious area by including the following requirements. 1. Drainage Through Vegetated Pervious Buffer Strips. Runoff from developed impervious surfaces (rooftops, parking lots, sidewalks, etc.) shall drain over stable, vegetated pervious areas before reaching stormwater conveyance systems or discharging to water bodies. 2. Techniques Used in Conjunction with Buffer Strip_ The requirement that all impervious areas drain to vegetated pervious buffer strips (paragraph B1, above) may be reduced if the outflow from the vegetated pervious buffer strip is directed to other stormwater treatment methods. Examples of other potential techniques to be used in conjunction with vegetated pervious buffer strip are: infiltration devices, grass depressions, constructed wetlands, sand filters, dry ponds, etc. 3. Grass Buffer Strip Slope Design. 1111lil'ri 11111 Reception #: 809113 10/1112011 OB:06:20 AM Jean Alberlco 12 of 17 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO When impervious surfaces drain onto grass buffer strips a slope of less than 10% is encouraged, unless an alternative design is approved by the County. C. Detain and Treat Runoff. Permanent stormwater detention facilities are required to be designed to detain flows to historic peak discharge rates and to provide water quality benefits. Design criteria for detention facilities include: 1. Detention facilities shall ensure the post - development peak discharge rate does not exceed the pre - development peak discharge rate for the 2 -year and 25 -year return frequency, 24 -hour duration storm. In determining runoff rates, the entire area contributing runoff shall be considered, including any existing off-site contribution 2. To minimize the threat of major property damage or loss of life all permanent stormwater detention facilities must demonstrate that there is a safe passage of the 100 -year storm event without causing property damage. 3. Channels downstream from the stormwater detention pond discharge shall be protected from increased channel scour,. bank instability, and erosion and sedimentation from the 25 -year return frequency, 24 -hour design storm. 4. Removal of pollutants shall be accomplished by sizing dry detention basins to incorporate a 40 -hour emptying time for a design precipitation event of 0.5 inches in 24 hours, with no more than fifty percent (50 %) of the water being released in twelve (12) hours. If retention ponds ( "wet ponds ") are used, a 24 -hour emptying time is required. For drainage from parking lots, vehicle maintenance facilities, or other areas with extensive vehicular use, a sand and oil grease trap or similar measures also may be required. To promote pollutant removal, detention basins length -to -width ratio should be not less than 2, with a ratio of 4 recommended where site constraints allow. A sedimentation " forebay" is recommended to promote long -term functioning of the structure. Access to both the forebay and pond by maintenance equipment is required. 5. Culverts, drainage pipes and bridges shall be designed and constructed in compliance with AASHTO recommendations for a water live load. 6. A written inspection and maintenance agreement shall be required to ensure regular inspection and maintenance of on -site detention facilities. SECTION 7 -307 ROADWAY STANDARDS. A. General Road Design and Arrangement. 1. Subdivision Access. Access to all subdivisions shall be from a public street system. 2. Requirement for Roadway Infrastructure. Roadways, curbs and gutters, and sidewalks shall be provided as required by the following standards: iiii lYNri lemma m 1 »ILawi l"ih4i oi, lI Ii i Reception#; 809113 10!11!2011 09:05:20 AM Jean R1berioo 13 of 17 Rec Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO 3. Circulation and Alignment The road system shall provide adequate and efficient internal circulation within the development and provide reasonable access to pubic highways serving the development. Roads shall be designed so that alignments will join in a logical manner and combine with adjacent road systems to form a continuous route from one area to another. 4. Intersections. No more than two streets shall intersect at one point, with a minimum of two hundred feet between offset intersections, unless otherwise approved by the County. 5. Street Names. Street names shall be consistent with the names of existing streets in the same alignment; otherwise there shall be no duplication of street names in the County. 6. Congestion and Safety. The road system shall be designed to minimize road congestion and unsafe conditions. 1111IYricoraMitlichicr`iLwrGoriG'llm RN 11111 Reception #: 899113 10/11/2011 09;05:20 AM Jean Plberioo 14 of 17 Roc Feer$0.00 Deo Fee:0,00 GARFIELD COUNTY CO 7. Continuation of Roads and Dead -End Roads. Roads shall be arranged to provide for the continuation of major roads between adjacent properties when appropriate and necessary for traffic movement, effective fire protection, or efficient provision of utilities. a. If the adjacent property is undeveloped and the road must be temporarily dead- ended, right - of-way shall be extended to the property line and the Board may require construction and maintenance of a turnaround for temporary use. The final plan shall include a plat notation that land outside the normal road right - of-way shall revert to abutting property owners when the road is continued, after compliance with the County Road Vacation process. b. Dead -end Streets may be permitted provided they are not more than six hundred feet (600') in length and have a turnaround radius of not less than forty-five feet (45') from the center of the cul- de-sac to radius edge and fifty foot (50') right- of-way for residential development and not less than seventy -five foot (75') right-of-way for commercial/industrial development where tractor trailer trucks will enter the property or by providing a T- shaped turnaround with a minimum turning radius of fifty feet (50') for residential development and seventy -five feet (75') for commercial /industrial development where tractor trailer trucks will enter the property. The Board may approve longer cul -de -sacs for topographical reasons and it can be proved that fire protection and emergency egress and access is provided as a part of the longer design; and c. Dead end streets shall be discouraged, except in cases where the dead end is meant to be temporary with the intent to extend or connect the right -of -way in the future. If a dead end street is approved, room for plowed snow storage shall be included by providing a T- shaped turnaround with a minimum turning radius of fifty feet (50') for residential development and seventy-five feet (75') for commercial/industrial development where tractor trailer trucks will enter the property. A dead end street being different from a cul -de -sac in that a dead end street has . no permanent turnaround at the end of the street. 8. Comprehensive Plan and Intergovernmental Agreements. The road system shall be in conformance with applicable provisions of the Comprehensive Plan and intergovernmental agreements with adjoining municipalities a. The applicant may be required to make necessary improvements to the impacted roads as a condition of plat approval. 9. Relationship to Topography. Streets shall be designed to -be compatible with the topography, creeks, wooded areas, and other natural features Combinations of steep grades and curves should be avoided. 10. Erosion and Drainage. The road system shall minimize erosion and provide for efficient and maintainable drainage structures 11111K11111471111111.114WICIANICIa11411114 /110 Reception#: 809113 10111/2091 09:05:20 Aft Jean Alberico 15 of 17 Roo Fee:$0.00 Doo Faa:0.00 GARFIELD COUNTY CO 11. Commercial and industrial. The roads and access in commercial and industrial developments shall be designed to minimize conflict between vehicular and pedestrian traffic. 12. Emergency Access and Egress. Roads shall be designed so as to provide emergency access and egress for residents, occupants and emergency equipment. Emergency access shall comply with provisions of the International Fire Code and, requirements of applicable emergency services such as fire protection, ambulance and law enforcement. 13. Road Surface. The road surface shall comply with requirements of Section 7- 307(A)(2). 14. Traffic Control and Street Lighting. Traffic control devices, street signs, street lighting, striping and pedestrian crosswalks are to be provided in conformance with these Regulations, and criteria contained in the Manual Uniform Traffic Control. 15. Drainage Structures. Roadway drainage structures such as bridges, culverts, cross pans, inlets, curbs and gutters shall be provided as determined by design and in conformance with the County Road Standards. a. Culverts. Culverts are required where driveways connect to roadways unless specifically exempted by the County Road and Bridge Department. It is the responsibility of the property owners to maintain their culverts free and clear of mud, silt, debris and ice. Water which flows out of driveways must be diverted to ditches. Damage to a road caused by a blocked culvert, lack of culvert, or driveway runoff is the responsibility of the property owner and costs of repairs by Garfield County may be billed to the property owner as authorized by Colorado Statutes (Title 43, Article 5 C.R.S.). b. Roadside Ditches. Water flowing in roadside ditches shall be diverted away from the road as quickly as possible_ In no case shall water travel in a roadside ditch for a distance greater than 800 feet of have a flow greater than 5 cubic feet per second during a 25 -year, 24 hour storm event. SECTION 7-309 UTILITY STANDARDS. A. Approval of Utility Easement by Utility Company. Utility easements shall be subject to approval by the applicable utility companies and, where required, additional easements shall be provided for main switching stations and substations. The applicant shall work with the utility companies to provide reasonable sized easements in appropriate locations. B. Utility Location. Unless otherwise provided in these Regulations, the following conditions shall apply to the location of utility services. .tirriatigromm sif, i 11413 111CIN'i.IIi 11111 Reception #: 809113 10!11!2011 09:06:20 AM Jean Aiberico 16 of 17 Reo Fee:$0.00 Doc Fee:O.00 GARFIELD COUNTY CO 1. Underground Location. All utilities except major power transmission lines, transformers, switching and terminal boxes, meter cabinets and other appurtenant facilities shall be located underground throughout the development, unless it is demonstrated to the satisfaction of the Board of County Commissioners that compliance is impractical or not feasible and will result in undue hardship. 2. Easement Location. As applied to subdivisions, all utility lines, including appurtenances, shall be placed either within public road rights- of- way.or within the subdivision easements or rights -of -way provided for the particular facilities in accordance with the approved Utility Service Plan (Resolution 2010 -26). 3. Dimensional Requirements. a. Easements centered on common rear lot lines shall be at least sixteen (16) feet wide. b. Where an easement abuts a rear lot line which is not the rear lot line of another lot, or which is on the perimeter of the development, the easement width shall be a minimum of ten (10) feet. c. Where easements are combined with a water course, drainage way, channel, or stream and the use would be, in conflict with drainage requirements or wetlands, an additional utility easement of at least ten (10) feet in width shall be provided. d. Multiple use of an easement is encouraged to minimize easements. e. Where inclusion of utilities within the rear lot lines is impractical due to topographical or other conditions, perpetual unobstructed easements at least ten (10) feet in width shall be provided along side lots lines with . satisfactory access to the road or rear lot lines. C. Final Plat Requirements. The final plat shall note all easements, shall include notation regarding the purpose and ownership of the easement, and the use or uses for each easement shall be designated on the final plat to avoid use conflicts. D. Dedication of Easements. Unless otherwise required by the Board of County Commissioners, easements are for the benefit of the public, except utility easements, which are dedicated to the exclusive use of the utilities and drainage easements, which are dedicated to the Homeowners Association. E. Construction and Installation of Utilities. Applicants shall make the necessary arrangements with each service utility for the construction and installation of required utilities. 1. Utilities shall be installed in a manner that avoids unnecessary removal of trees or excessive excavations, . and shall be reasonably free from physical obstructions. F. Conflicting Encumbrances. VIII 1 41111 MiNV AlEI!kI 'Wti 10111iiii10114111111 11111 Reception #; 809113 10 /11!2011 09:05:20 AM Jean Alberico 17 of 17 Rao Fea:$0.a0 Deo Fee:0.00 GARFIELD COUNTY GO Easements shall be free from conflicting legal encumbrances. G. Vacation of Easements. Any vacation of a public road or right-of-way shall be subject to the County Procedures for Vacating Public Roads and Rights -of -Way.