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HomeMy WebLinkAbout1.00.a Narrative DescriptionHalf Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 1 Narrative Description Half Moon Subdivision Battlement Mesa, CO DECEMBER 10, 2021 Prepared by Daniel Stewart, P.E. Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 2 Existing Conditions The subdivision property is relatively flat, previously disturbed ground. It is surrounded on the south and west by Northstar Trail Road, and to the North by a dry arroyo that is approximately twenty feet deep. There is no running water through the site and no high ground water in the area. The site is moderately covered by native grass that matches the semi-arid climate of the Battlement Mesa area. No offsite drainage enters the property and due to the ground cover and slope, the historic stormwater discharge off the site is minimal. Areas within 1,500 feet to the south and west of the proposed Half Moon Subdivision are single family housing units. These housing developments make up The Villages Subdivisions of Canyon View and Stone Ridge. Directly north of the Half Moon Subdivision is a dry arroyo that separates the Valley View Village Subdivision by approximately 300 feet. Also bordering the proposed subdivision to the north is privately owned open space and a transmission powerline and easement approximately 550 feet to the northwest. To the east of the Half Moon Subdivision is vacant land and beyond the vacant land is Stone Quarry Road and the Garfield County School District Administration Building on the opposite side of Stone Quarry Road approximately 800 feet from the subdivision. Secondary electric servicing streets lights along Northstar Trail are in the right-of-way bordering the property. Buried telephone cable and pedestals are also within Northstar right-of-way, as well as fire hydrants. No utilities are within proposed lots within Half Moon Subdivision. A curb inlet along Northstar Trail is piped to the dry arroyo on the eastern boundary of the property. Proposed Conditions The proposed Half Moon Subdivision is comprised of forty-eight privately-owned single-family lots and three open space parcels. The proposed housing type and size will be zero-lot-line detached housing between 1,500-2,100 sf in size with an attached two-car garage. The open space parcels will be used for subdivision signage and green space, as well as stormwater detention/storage facilities. The subdivision will have two access points off Northstar Trail at the furthest eastern, uphill side of the subdivision and the most western, downhill side of the subdivision. Interior to the subdivision will be two roads splitting the lots into three rows running east/west in direction. The access roads will be two lane, eleven feet in width each, with parallel on street parking and curb and gutter on both sides. The total right-of-way width is fifty feet that will be bordered with a five-foot utility easement. Water, sanitary sewer, gas, electricity, telephone and cable will all be provided in the subdivision. The water and sewer mains will be taken over and owned by Battlement Mesa Metro District and will connect to existing water and sewer infrastructure in the area. Gas, electric, telephone and cable will all be supplied by private service providers. All infrastructure is proposed to be underground aside from street lighting, electrical transformers and metering, and telephone and cable pedestals. The above ground infrastructure will be installed within the five-foot utility easements boarding the streets. Stormwater within the subdivision will be directed toward the curb and gutter in the street and conveyed through a proposed under ground storm drain system via curb inlets and reinforced concrete pipes. The storm systems outlet into two stormwater detention ponds designed to treat the stormwater and release it at a 25-year 24-hour storm historic rate through outlet structures within the detention ponds. The historic outlets daylight in the dry arroyo to the north of the subdivision. Stormwater systems are designed to protect the homes in the subdivision from the 100-year storm event.