HomeMy WebLinkAbout1.01 Supplemental ResponsesSUPPLEMENTAL RESPONSES IN CONNECTION WITH PROJECT
Applicant submits this Supplement to Application in response to Garfield County Community
Development's request of March 25, 2020. With respect to the specific items requested by the County,
the Applicant responds as follows:
1. Provide a Statement of Authority for Glenn Loper to act on behalf of Hipa Hipa, LLC.
Additionally, authorization needs to be provided for all three applications including the two
Administrative Review applications. All letters of Authorization need to be recorded with the Garfield
County Clerk and Recorder.
RESPONSE: See Supplemental Exhibit 1
2. The Application Form needs to be signed.
RESPONSE: See Supplemental Exhibit 2
3. Provide a list of property owners within 200 feet, based on all three parcels included in the
applications.
RESPONSE: See Supplemental Exhibit 3
4. Certification of Mineral Owner Research form needs signature and information regarding
mineral owner research for all three parcels.
RESPONSE: See Supplemental Exhibit 4. As previously indicated in the Applicant's Certification of
Ownership and Title Commitment (Exhibit 2 to the initial Application), the Applicant's attorney and title
company have both confirmed that there are no mineral reservations with respect to the subject real
property.
5. Provide a vicinity map that meets the requirements as outlined in section 4-203.C, including
showing a three-mile radius from the boundaries of all three parcels in the application.
RESPONSE: See Supplemental Exhibit 5. This vicinity map was prepared by the Garfield County GIS
Department. The GIS Explorer system has been down for several weeks.
6. Provide a signed Payment Agreement Form.
RESPONSE: See Supplemental Exhibit 6
7. Provide a response from CDOT regarding the access permit, which needs to verify whether a
new/updated permit is necessary and the status of such permits.
RESPONSE: See Supplemental Exhibit 7. Sopris Engineering Inc. has prepared a supplemental Traffic
Study and attached thereto is confirmation from the Colorado Department of Transportation that the
existing access permit is sufficient without modification.
8. Please update the traffic study to address all of the requirements for a Basic Traffic Analysis as
outlined in Section 4-203.L.2 of the LUDC. Waivers can be requested pursuant to section 4-202.
RESPONSE: See Supplemental Exhibit 7.
9. Expand response to Article 7 Standards to fully address section 7-107 in the LUDC.
RESPONSE: See Supplemental Exhibit 7.
10. Water quality testing needs to be relevant to the use proposed in the current application. A
waiver may be requested to fulfill water quality testing requirements as a condition of approval, thereby
delaying this requirement.
RESPONSE: The water quality test submitted with the original Application as part of Exhibit 7a
demonstrates adequate water quality for all portable uses. Water quality is not specific to any particular
use on the property. Thus, the water quality test results previously submitted demonstrate an adequate
source of portable source for the project. Notwithstanding, the Applicant as engaged Wright Water
Engineers to update the Water Supply Plan to reflect the specific uses proposed by the project. This
Water Supply Plan will also confirm that the water quality test previously performed demonstrates an
adequate supply of portable water. Because of difficulties associated with the COVID-19 pandemic, the
Applicant estimates an additional 21 days will be needed to submit the updated Water Supply Plan.
11. Water Supply Plan and pump test need to demonstrate water sufficiency relevant to the
proposed use of the current application. Provide a statement from a qualified professional which
clarifies the adequacy of the previously submitted materials as they relate to the change in use.
Additionally, a Well Sharing Agreement needs to be provided for the well, demonstrating how the well
will serve the needs on all 3 parcels.
RESPONSE: The well pump test submitted with the original Application as part of Exhibit 7a
demonstrates adequate water for commercial uses and residential on the property. The well pump test
is not specific to any particular use on the property. Thus, the well pump test results previously
submitted are sufficient to demonstrate an adequate supply of water for the project. Notwithstanding,
the Applicant as engaged Wright Water Engineers to update the well pump test to reflect the specific
uses proposed by the project. This Water Supply Plan will also confirm that the pump test results
previously performed demonstrate an adequate supply of portable water. Because of difficulties
associated with the COVID-19 pandemic, the Applicant estimates an additional 21 days will be needed to
submit the updated Water Supply Plan.
12. The Site Plan needs to include appropriate side setbacks, with clarification as necessary for any
existing buildings that will be removed. Irrigation ditches need to be shown on the site plan, and any
easements related to irrigation ditches need to be reflected on the plat.
RESPONSE: See Supplemental Exhibit 8. The Applicant has amended the proposed Second Amended
Plat to depict the irrigation ditch easement and water line easements. In addition, the buildings to be
removed are designated and setbacks are depicted. The Applicant proposes that the Second Amended
Plat delete the depiction of structures to be removed when approved for recordation.
13. Provide responses to Impact Analysis items, including soil characteristics, geology and hazard,
and groundwater and aquifer recharge area, which are related to the proposed use of the current
application. The subsoil study provided is in reference to a different use and specifies that any design
changes may require additional analysis. Provide an updated statement from the author clarifying that
the soils report is applicable to the change in use.
RESPONSE: The soils report previously provided in the initial Application as Exhibit 7b provides
information regarding soil characteristics, geology and hazards. The Wright Water Engineer Water
Supply Plan provided in the initial application as Exhibit 7a addresses ground water and aquifer recharge
based upon the well pump test. The Applicant has requested HP Kumar to update the subsoil study and
provide foundation design parameters for the specific buildings proposed on Parcel C. However,
because of the COVID-19 pandemic, the Applicant estimates an additional 21 days will be needed to
submit the updated subsoils study.
14. Please provide a landscape plan which meets the standards in 4-203.F and which demonstrates
compliance with 7-303 of the LUDC.
RESPONSE: See Supplemental Exhibit 9. The referenced Land Use Code sections exempt this project
from the specified landscape requirements. However, to demonstrate general compatibility with
surrounding properties and reduction of potential impacts from the project, the Applicant has prepared
a detailed landscaping plan. All landscaping on Parcel C will utilize the ditch rights associated with the
property. A full size copy of the landscape plan is submitted herewith.
15. Please provide information for all required sections identified in Section 4-203(E) for a Grading
and Drainage Plan and provide information necessary for Section 7-204(C) if impervious surface exceeds
10,000 square feet. Waiver of Submission Requirements can be requested in accordance with section 4-
202.
RESPONSE: See Supplemental Exhibit 7. Full size copies of the plans identified in and attached to
Exhibit 7 are submitted herewith.
16. The Site Improvements and Utility Plan needs to be to scale and should show the location of the
well and how the well will serve the proposed use, fire protection storage or tanks, irrigation ditches,
and any other relevant utilities.
RESPONSE: See Supplemental Exhibit 7. Full size copies of the plans identified in and attached to
Exhibit 7 are submitted herewith.
ADDITIONAL INFORMATION RELATED TO THE APPLICATION.
The proposed structures on Parcel C will be limited in height to no more than 24 feet. Based
upon the landscaping plan submitted, the buildings will be screened to minimize visual impacts.
Landscape screening is also proposed for the north side of the structures on Parcel C to minimize visual
impacts from residential parcels to the north.
All exterior lighting will be downcast to comply with Garfield County lighting regulations.
Representative light fixtures are appended as Supplemental Exhibit 11 which depict soffit lighting, wall
lighting and path lighting.
The access road intersection with Highway 82 and extending at least 100 feet north from the
intersection will be widened to include shoulders to allow for safe ingress and egress to Highway 82 and
provide sufficient stacking for at least 5 vehicles.
Because the facilities will not be used for retail purposes, traffic will be significantly reduced
compared to prior uses of the property. It is anticipated that deliveries of marble to the facility will be
facilitated by semi -trucks or comparable sized trucks no more than twice quarterly. Delivery of products
to job sites and third party purchasers will be facilitated by flat bed vehicles similar to those depicted in
Supplemental Exhibit 12, pick up trucks and similarly sized vehicles.
The property currently has a substantial amount of mature vegetation and trees. The facilities
will not be visible from the improvements on Lot A as the orientation of the existing building is to the
south to take advantage of views of Mount Sopris and the Roaring Fork River and the common boundary
between Lot A and Parcel C is heavily vegetated as depicted in Supplemental Exhibit 13a.
Parcel D sits at an elevation significantly higher than the facilities proposed for Parcel C. Parcel
D is heavily vegetated with native evergreens but it is anticipated that some clearing will occur to obtain
views of Mount Sopris and the Roaring Fork River as depicted in Supplemental Exhibit 13b. The
extensive landscape screening to the north of the proposed structures on Parcel C coupled with the
maximum height of 24 feet will render development on Parcel C substantially screen from views on
Parcel D.
By committing to residential development on Lot A and Parcel D and proposing development on
Parcel C that is single story, well screened and low impact, historic traffic from the properties will be
significantly reduced. Access improvements coupled with reduced traffic will enhance safety. The low
impact structures proposed for Parcel C will blend into the landscape and will appear compatible with
other uses on the Highway 82 corridor between the traffic light at Highway 133 and County Road 100.
The Applicant respectfully requests approval for the proposed uses and for the Amended Plat.