HomeMy WebLinkAbout1.00 General Application Materials-PartASPRING GULCH NORTH PARKING LOT
Garfield County
Limited Impact Review
Land Use Change
Permit Application
March 2023
Spring Gulch North Parking Lot | Limited Impact
Review Land Use Change Permit Application
Table of Contents
Introduction .................................................................................................................................................. 2
Project Team ................................................................................................................................................. 2
General Requirements .................................................................................................................................. 2
4-202. Waiver of Submission Requirements ............................................................................................. 2
4-203.A.1-4. General Application Materials ............................................................................................. 2
4-203.A.5. Project Description .................................................................................................................. 3
4-203.C. Vicinity Map ................................................................................................................................ 7
4-203.D. Site Plan ...................................................................................................................................... 7
4-203.E. Grading and Drainage Plan ......................................................................................................... 7
4-203.F. Landscape Plan............................................................................................................................ 7
4-203.G. Impact Analysis ........................................................................................................................... 7
4-203.H. Rezoning Justification Report ..................................................................................................... 9
4-203.I. Statement of Appeal .................................................................................................................... 9
4-203.J. Development Agreement ............................................................................................................ 9
4-203.K. Improvements Agreement ......................................................................................................... 9
4-203.L. Traffic Study ................................................................................................................................ 9
4-203.M. Water Supply and Distribution Plan .......................................................................................... 9
4-203.N. Wastewater Management and System Plan .............................................................................. 9
4-203.O. Floodplain Analysis ..................................................................................................................... 9
Division 1. General Approval Standards ....................................................................................................... 9
7-101. Zone District Use Regulations ........................................................................................................ 9
7-102. Comprehensive Plan and Intergovernmental Agreements ......................................................... 10
7-103. Compatibility ................................................................................................................................ 11
7-104. Source of Water ........................................................................................................................... 11
7-105. Central Water Distribution and Wastewater Systems ................................................................ 11
7-106. Public Utilities .............................................................................................................................. 12
7-107. Access and Roadways .................................................................................................................. 12
7-108. Use of Land Subject to Natural Hazards ...................................................................................... 12
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7-109. Fire Protection ............................................................................................................................. 12
Division 2. General Resource Protection Standards ................................................................................... 12
7-201. Agricultural Lands ........................................................................................................................ 12
7-202. Wildlife Habitat Areas .................................................................................................................. 13
7-203. Protection of Waterbodies .......................................................................................................... 13
7-204. Drainage and Erosion ................................................................................................................... 14
7-205. Environmental Quality ................................................................................................................. 14
7-206. Wildfire Hazards .......................................................................................................................... 14
7-207. Natural and Geologic Hazards ..................................................................................................... 14
7-208. Reclamation ................................................................................................................................. 14
Division 3. Site Planning and Development Standards ............................................................................... 15
7-301. Compatible Design ....................................................................................................................... 15
7-302. Off-Street Parking and Loading Standards .................................................................................. 15
7-303. Landscaping Standards ................................................................................................................ 15
7-304. Lighting Standards ....................................................................................................................... 15
7-305. Snow Storage Standards .............................................................................................................. 15
7-306. Trail and Walkway Standards ...................................................................................................... 16
Appendix of Exhibits ................................................................................................................................... 17
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Spring Gulch North Parking Lot | Limited Impact
Review Land Use Change Permit Application
Introduction
The Mount Sopris Nordic Council (MSNC) and the North Thompson
Cattlemen’s Association is seeking a Land Use Change Permit in
order to provide parking at a new trailhead along Marion Cemetery
Road. The proposed parking lot, which is situated at a higher
elevation and in a more sheltered location than the existing Spring
Gulch Trail System parking, is intended to limit the climate related
loss of skiable days. The purpose of this lot is to provide access
during the early season, late season, and during periods of limited
snow cover. The lot will be seasonal and free to all Spring Gulch
users during MSNC’s winter operating season. The lot will be gated
and closed to all public use outside of ski season, as is the entire
Spring Gulch Nordic Trail System.
This application is formatted to respond directly to Garfield County
Land Use and Development Code Section 4-104: Limited Impact
Review. Each applicable Code section and the associated response
is individually described below.
General Requirements
4-202. Waiver of Submission Requirements
Due to the nature of the project, the team is requesting a waiver of
submission requirements. The written waivers be found in the
Appendix of Exhibits (Exhibit 1).
4-203.A.1-4. General Application Materials
1. Application Form: The Pre-Application Conference
Summary has been provided in the Appendix of Exhibits
(Exhibit 2). The completed Land Use Change Permit
Application Form can be referenced in the Appendix of
Exhibits (Exhibit 3).
a. Authorized Representative: See attached affidavit
in Appendix of Exhibits (Exhibit 4) authorizing DHM
as primary contact for scheduling, questions, and
additional information requests. MSNC is also an
authorized representative, as this entity is
providing payment for the application and is
funding the project.
b. Applicant is not the Sole Owner. N/A
Trail System Manager:
Mount Sopris Nordic Council
Matthew Annabel
Board Member
PO Box 246
Carbondale, CO 81623
E: matt@back40stories.com
P: 970.404.5531
Property Owner:
North Thompson
Cattlemen’s Association
William E. L. Fales
President of the Board
4239 Highway 133
Carbondale, CO 81623
E: wmfales@aol.com
P: 970.618.1325
Landscape Architect:
DHM Design
Jennifer DiCuollo
Principal | PLA
225 Main Street, Suite 201
Carbondale, CO 81623
E: jdicuollo@dhmdesign.com
P: 970.963.6520
Civil Engineering:
Crystal River Civil
Jay Engstrom
Owner
1101 Village Road UL-46
Carbondale, CO 81623
E: jay@crystalrivercivil.com
P: 970.404.1144
Project Team
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c. Applicant is an Entity. See attached affidavit in Appendix of Exhibits (Exhibit 5) for a
Statement of Authority stating the William E. L. Fales is authorized to execute
instruments conveying, encumbering, or otherwise affecting title to real property on
behalf of the North Thompson Four Mile Mineral and Land Corporation (aka North
Thompson Cattlemen’s Association).
2. Ownership: See attached evidence of ownership in Appendix of Exhibits (Exhibit 6).
3. Adjacent Property Owners and Mineral Owners and Lessees.
a. A list and a map of real property. See Appendix of Exhibits (Exhibit 7) for a map and list
of owners within a 200-foot radius of the subject parcel.
b. A list of mineral estate owners. See Appendix of Exhibits (Exhibit 8) for the certification
of mineral owner research and a list of mineral estate owners.
4. Fees: Per Land Use Change Fee Schedule; $400 (planning review fee) + $TBD (referral agency
fees) = $400 total deposit. See attached payment form agreement in Appendix of Exhibits
(Exhibit 9).
4-203.A.5. Project Description
BACKGROUND
Spring Gulch
Founded in 1987, the Spring Gulch Nordic Trail System is a network of 28 k/18 miles of professionally
groomed cross-country ski trails, outside of Carbondale, CO. Open generally from mid-December
through mid-March, Spring Gulch provides free cross-country skiing to valley residents and guests.
Operated by the Mount Sopris Nordic Council and in partnership with private landowners, Spring Gulch
exists through the generosity of dues paying members, the local skiing community, and indispensable
corporate sponsors. It was created by the Carbondale community for the community, which has fiercely
supported it since inception. This deep and lasting community support allows Spring Gulch to remain
free to all, unlike most other Nordic centers.
The trail system is used daily by almost all of the school systems in Carbondale, from local pre-school
aged children to competitive training by the CRMS and Roaring Fork High School Nordic teams. Aspen
Valley Ski Club coaches roughly 150 kids from around the mid-valley several days a week, with several
making it to the national and Olympic levels who had their start at Spring Gulch.
Spring Gulch has also been a boon for local businesses ranging from hotels, to eateries, to equipment
sales and rentals. Stunningly, three shops in Carbondale alone sold out of Nordic gear and could not
keep up with rental demand during the 2020-2021 ski season.
Nordic Trails
Spring Gulch’s 28 km/18 miles trail system lies between 7800’ and 8300’. The trail system has something
for every level of skier – from beginner to expert. The lower, flatter trails are ideal for beginners. Expert
skiers are challenged by the steep, winding upper trails that give Spring Gulch its reputation as an
excellent place to train. The topographical variety of Spring Gulch also lends a feeling of quiet isolation
and communion with nature.
Few signs of modernity exist in this relatively remote and quiet valley. Juniper, gamble oak, and pinon
dominate the hillsides while the wooden fences, cattle guards, and clearings are indicators that the area
is still actively ranched.
It is not uncommon to spot bald or golden eagles in the sky, and skiers regularly have encounters with
deer and even the occasional moose. These qualities give visitors a taste of the “old west” and a sense
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of place and history. Combined with exciting skiing and timeless, stunning views, Spring Gulch is a truly
unique and special place. It’s easy to see why the locals refer to it as “a diamond in the rough.”
Private Land
The Spring Gulch Trail System exists entirely on private property. The North Thompson - Four Mile
Mineral and Land Corporation (aka North Thompson Cattlemen’s Association) and the Crystal River
Ranch generously allow winter use of their property for skiing. Any use of the Spring Gulch trails other
than cross-country skiing during the winter season is prohibited.
Conservation Easement
The portion of the Spring Gulch Trail system that is owned by the North Thompson - Four Mile Mineral
and Land Corporation is protected by the 4,738-acre Jerome Park Conservation Easement. The
conservation easement is co-held by Pitkin County Open Space & Trails and the Colorado Cattlemen’s
Agricultural Land Trust. It permanently protects the agricultural, wildlife, open space, scenic, natural,
ecological, aesthetic, and recreational values of most of Spring Gulch and a vast area surrounding it. For
a letter from the conservation easements holders on the proposed expansion, see Exhibit 22 in the
Appendix of Exhibits.
Mount Sopris Nordic Council
The Mount Sopris Nordic Council (MSNC) is a 501(c)(3) nonprofit that operates in partnership with
private landowners to provide the community with exceptional skiing at the Spring Gulch Nordic Trail
System near Carbondale, CO. The organization is responsible for maintaining seasonal access and
grooming operations. MSNC hosts a volunteer trail maintenance day each September and raises funds
throughout the year to support the operational needs of the trail system. Free public use of the trails
could not exist without partnerships with the North Thompson Cattlemen’s Association and Crystal River
Ranch, as well as generous donations from both the skiing members and community sponsors.
PROJECT PURPOSE & NEED
MSNC developed and adopted a capital improvements plan in 2021 in response to the impacts of
climate change and ever-increasing skier visits at the Spring Gulch Nordic Trail System. The expanded
trail system (completed in 2022) and proposed parking lot are a part of the capital improvements plan.
Climate Change
At Spring Gulch’s relatively low elevation, shorter and warmer winters are a major threat to the future
existence of the ski area. Historically, Spring Gulch was dependably covered in skiable snow from early
December through the month of March. In recent years, a lack of snowfall combined with warm
temperatures, have shortened the operating season by roughly 3-4 weeks annually. Recently the area
has not been able to open until Christmas week (New Year’s in 2020, and 2021) and typically forced to
close by mid-March. The shoulder seasons have been warmer with less snow, and the snow that does
fall is melting more quickly.
The implications are numerous. There are fewer skiable days on the popular, low elevation, easier
terrain near the base of the trail system – a trend that is expected to worsen in coming years. This is
especially problematic given the trailhead parking lot, permitted access point, and MSNC’s grooming
equipment for the entire trail system are located at the lower elevations. In addition, many South facing,
sun and/or wind exposed sections of trails are melting out earlier, even at higher elevations within the
trail system.
Furthermore, recent years of exceptional drought have taken a toll on the ecosystems that are so critical
to the Spring Gulch skiing experience. Operations of the ski area rely on the oak, serviceberry, and Aspen
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stands to protect the limited snowpack by providing shade and buffering the detrimental effects of
wind. The vegetation also provides habitat for the wildlife that share the trails, and wildlife sightings are
a big part of the experience of skiing Spring Gulch. Unfortunately, significant die-off in the Aspen stands
has been noted and many of the oak groves are over-mature and drought damaged. This has increased
both treefall danger and the risk of damaging wildfire.
Increasing Use
The popularity of Spring Gulch, and the neighboring Marion Gulch multi-use trail, has been on a steady
rise. Historically, the Spring Gulch trailhead parking lot would only reach its ~75 vehicle capacity during
busy weekends. Now, it is not uncommon for it to reach capacity during weekdays as well. 2020 brought
a noticeable uptick in the use of the easiest trails, indicative of a surge of interest from people getting
outside and from people new to the sport. That trend has continued. The increased use presents several
challenges for operation of the trail system:
• Parking pressure often exceeds the capacity of the current parking lot. It is not uncommon to
see cars overflow the lot and spill some distance along North Thompson Creek Rd.
• The lower elevation, novice trails have seen the biggest uptick in use. They are also the lowest
and most sun exposed trails at Spring Gulch - meaning they fill in with snow later, and melt out
earlier, than the rest of the trail system. This, coupled with warmer/drier winters, decreases the
ability to serve this important segment of the skiing community.
• A combination of increased visitation & parking pressure at the Spring Gulch parking lot along
North Thompson Creek Rd., and skier interest in quick access to the upper parts of the Spring
Gulch trail system, has contributed to an increase in the number of visitors who were using
informal (technically trespass) access to Spring Gulch from parking at the terminus of Marion
Cemetery Rd. (both the limited public roadside parking, and the Mount Sopris Rec. Riders
members only parking lot). This is particularly true in the early and late seasons when skiing
from Spring Gulch’s North Thompson Creek Rd. parking lot is not possible due to lack of snow.
Though MSNC has no association with Marion Gulch recreation, there are two concerns
regarding this trend:
o First, the western terminus of Marion Cemetery Rd. already has significant competition
for limited parking from many different types of Marion Gulch recreationalists
(snowmobilers, backcountry skiers, sledders, dog walkers, snowshoers, etc.)
o Second, while Marion Gulch and Spring Gulch are physically connected by a number of
old ranch and mining roads (all on private land), there is no permitted public access
between them. Entering Spring Gulch from anywhere along the Marion Gulch corridor is
trespass, and always has been.
2022 TRAIL IMPROVEMENTS:
In 2022, MSNC, planned, built, and opened approximately 3.75 miles (6 km) of new trails. The trails are
located in the higher elevation, North-Northeast aspect, well vegetated terrain between the existing
Spring Gulch trail system and Marion Cemetery Rd. Approximately half of the new trails resulted from
the adoption of existing ranch and mining roads. The remainder were new native trails mulched through
oak and sage brush. Roughly half the new trail distance was in Garfield County with the remainder in
Pitkin County.
The new trails connect to, and are accessed from, the existing Spring Gulch trailhead on North
Thompson Creek Rd. They do not connect to Marion Cemetery Rd. or the Marion Gulch trail. In fact, at
the request of the landowners, and out of respect for the parking needs of Marion Gulch users, MSNC
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blocked the trespass point between Mount Sopris Rec. Riders parking lot and the Spring Gulch trail
system.
The new trail construction was performed with the approval of the landowners (North Thompson
Cattlemen’s Association) after consultation with, and incorporating feedback from, the Jerome Park
Conservation Easement holders (Colorado Cattlemen’s Agricultural Land Trust & Pitkin County Open
Space & Trails), Colorado Parks & Wildlife, and Garfield County Community Development.
The new trails, named Tipple, Bullwinkle, Clim’it, Lariat, and Orion’s Belt, opened in December 2022 to
rave reviews. They feature a bit of Marion mining history and a young spruce forest ecology unique to
the Spring Gulch trail system. They give MSNC great hope that skiing will be possible at Spring Gulch for
many years to come.
PROPOSED 2023 IMPROVEMENTS:
Equally critical to MSNC’s hopes of extending the skiing season (or limiting the climate related loss of
skiable days) is the construction of the new “North” parking lot and trailhead for Spring Gulch. The new,
higher, sun and wind protected trails were the first part of the solution. A new parking lot providing
direct access to the trails is the second part. MSNC proposes to construct this new lot along Marion
Cemetery Rd. The purpose of this lot is to provide early season, late season, and limited snow cover
skiing access for visitors. It will be a seasonal lot, free to all Spring Gulch users during MSNC’s winter
operating season, typically from mid-December to the end of March—or as snow conditions allow. The
lot would be gated and closed to all public use the rest of the year (same as the rest of Spring Gulch).
MSNC and the landowners explored several potential locations for this parking lot during summer 2022
site visits. Several criteria were used in the site selection process:
• Elevation: the higher up Marion Cemetery the better for extending the ski season
• Slope: The flatter the better to minimize grading and avoid soil retaining structures
• Sight lines: The lot entrance needs to be a good distance from the bends in Marion Cemetery
Rd. in order to maintain reasonable sight lines and braking distances.
• Visibility and Screening: MSNC prioritized a lot-location that would not be visible from North
Thompson Creek Rd. and the vast majority of the Spring Gulch trail system.
• Separation from Marion Gulch trailhead parking: MSNC wants to be good neighbors with the
many groups that use Marion Gulch trail. As such, it is important to physically separate the lot
from the Marion Gulch trailhead. This serves two purposes. It makes the Spring Gulch lot
unappealing to Marion users, and prevents any overflow of Spring Gulch users from spilling into
the limited trailhead parking for Marion Gulch.
• Ease of connection to the Spring Gulch trail system.
A location was selected ¼ mile east of, and about 75’ in elevation below, the existing Marion Gulch
trailhead. The site is relatively flat, open, and screened from the rest of the valley by its natural aspect. It
has good sight lines and distance from two adjacent bends in Marion Cemetery Rd. It’s physical
separation from the Marion Gulch trailhead will make it appealing to Spring Gulch users only.
The lot is designed to hold 60 passenger vehicles. Vehicles with trailers will not be allowed. As with the
existing Spring Gulch parking lot and trailhead, there will be a porta-potty and trailhead kiosk during the
operating season. Both will be removed at the end of each season and reinstalled annually. The lot
surface and driveway slopes have been designed with winter driving conditions in mind, and with ample
snow storage along the perimeter. MSNC will be responsible for snowplowing and maintenance of the
lot. MSNC hopes to build this lot in the summer of 2023 so it will be ready to serve the Nordic skiing
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community for the winter 2023/2024 ski season. Hunting leases on the property, along with wildlife
considerations, constrain the possibility of building it during much of the fall.
PLANNING & IMPLEMENTATION TIMELINE
MSNC is currently working to implement the capital improvements plan in collaboration with Spring
Gulch’s private landowners, easement holders, and permitting agencies.
• 2018: MSNC surveyed members on potential capital improvements
• 2019 - 2020: MSNC board planning discussions
• 2021: Conceptual plans completed. North Thompson Cattlemen’s Association Board of Directors
unanimously supported MSNC’s capital improvements proposal at their 12/13/2021 meeting
• 2022: Completed planning & design for new trails and North parking lot. New trail construction,
and adoption of existing road grades into the Nordic Trail System, occurred in fall 2022.
• 2023: Targeting permitting and construction of new North parking lot along Marion Cemetery
Rd with opening of new lot proposed for the 2023/2024 ski season.
4-203.C. Vicinity Map
A Vicinity Map that illustrates the parcel and all property within a 3-mile of the subject parcel has been
provided in the Appendix (Exhibit 10).
4-203.D. Site Plan
A Site and Landscape Plan has been included in the Appendix of Exhibits (Exhibit 11). The project parcel
is 1062.35 acres; however, the plans for the parking lot are focused on the project site area, which is
limited to 0.75 acres located directly adjacent to Marion Cemetery Road. The Pre-Application
Conference Summary specifically notes that the “Site plan can be limited to the immediate area around
the facility and the access roadway and does not need to include areas of the overall parcel not affected
by the proposal.”
4-203.E. Grading and Drainage Plan
A Grading and Drainage Plan has been provided in the Appendix of Exhibits (Exhibit 12).
4-203.F. Landscape Plan
A Site and Landscape Plan has been provided in the Appendix of Exhibits (Exhibit 11).
4-203.G. Impact Analysis
1. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1,500-
foot radius.
According to Garfield County GIS data, the adjacent land uses within a 1,500-foot radius are
public lands and rural/agricultural properties. See Exhibit 7 in the Appendix of Exhibits for a map
showing the adjacent land owners.
2. Site Features. A description of site features such as streams, areas subject to flooding, lakes,
high ground water areas, topography, vegetative cover, climatology, and other features that
may aid in the evaluation of the proposed development.
The project site area is a located in a relatively flat zone, with slopes less than 10 degrees. See
Exhibit 18 in the Appendix of Exhibits for a map showing the slopes of the area. The surrounding
area is agricultural and public lands, characterized by gamble oaks, sagebrush fields, and
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grasslands. The project site is not within a mapped floodplain or wetland area, and does not
impact any mapped stream corridors. There are no known waterbodies or wetlands in proximity
of the site project area and the proposed disturbance area.
3. Soil Characteristics. A description of soil characteristics of the site that have a significant
influence on the proposed use of the land.
As mapped by the United States Department of Agriculture, the soil for the site project area is
Kobar silty clay loam in 6 to 12 percent slopes. The Soil Resource Report for the parcel has been
generated from the Natural Resources Conservations Services, and is included in the Appendix
of Exhibits as Exhibit 14. The Kobar silty clay loam soil is well-draining and classified with High
Runoff Characteristics. The soil type has been taken into consideration in the design for the
grading and drainage for the parking lot. See the Engineering Report provided by the Crystal
River Civil for more information on the proposed drainage of the project in the Appendix of
Exhibits (Exhibit 13).
4. Geology and Hazard. A description of the geologic characteristics of the area including any
potential natural or manmade hazards, and a determination of what effect such factors would
have on the proposed use of the land.
The project consists of a roadbase parking lot. There are no proposed inhabitable structures.
Furthermore, the project site is not located within any known geology hazards. See Exhibit 15 in
the Appendix of Exhibits for a map generated with data from the US Geological Survey of the
project parcel.
5. Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the subject parcel
to Floodplains, the nature of soils and subsoils and their ability to adequately support waste
disposal, the Slope of the land, the effect of sewage effluents, and the pollution of surface
Runoff, stream flow, and groundwater.
The proposed project site area is located outside of any mapped Floodplains. Soils are
characterized as well draining—see the Soil Resource Report in the Appendix of Exhibits, Exhibit
14. For additional information on the project drainage design, reference the civil engineering
plan and report, Exhibit 12 and Exhibit 13 respectively in the Appendix of Exhibits. No sewage
effluents are associated with this project as all restrooms are portable and self-contained.
6. Environmental Impacts. Determination of the existing environmental conditions on the parcel to
be developed and the effects of development on those conditions…
The project team contacted Colorado Parks and to review the proposed improvements. The
CPW stated the following: “Overall the project will not have major impacts to wildlife over the
current usage. The addition of trails and the new parking area may have limited seasonal
impact during the construction phase. In order to limit potential impacts to wildlife please follow
the following recommendations: Limit construction to occur July 1-October 1 to avoid
calving/fawning season. No general use before Dec 1 if snow conditions permit. This will allow a
few days from the end of the 4th rifle season for deer and elk to transition to winter range east
of CR 108 before operations begin.” Proposed construction area and operations will follow CPW
recommendations. For the full statement from CPW, see Exhibit 19 in the Appendix of Exhibits.
7. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or
vibration, or other emanations.
The proposed project and associated use do not have a negative impact to adjacent properties.
It is limited to seasonal use in the winter.
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8. Hours of Operation. The Applicant shall submit information on the hours of operation of the
proposed use.
The Nordic ski area and its associated amenities—including the proposed North Parking Lot- are
only open during the ski season and are closed to the public during the remainder of the year.
The parking lot will be in use as snow conditions allow, typically from mid-December to the end
of March. Technically open 24 hours a day during this period the majority of the use occurs
between 8 am – 5 pm.
4-203.H. Rezoning Justification Report
This section is not applicable to this application.
4-203.I. Statement of Appeal
This section is not applicable to this application.
4-203.J. Development Agreement
The proposed project does not require a development agreement.
4-203.K. Improvements Agreement
The proposed project does not require an improvements agreement.
4-203.L. Traffic Study
A Traffic Study waiver has been requested for this application. The waivers of submissions requirements
can be referenced in writing in the Appendix of Exhibits (Exhibit 1).
4-203.M. Water Supply and Distribution Plan
A Water Supply and Distribution Plan waiver has been requested for this application. The waivers of
submissions requirements can be referenced in writing in the Appendix of Exhibits (Exhibit 1).
4-203.N. Wastewater Management and System Plan
A Wastewater Management and System Plan waiver has been requested for this application. The
waivers of submissions requirements can be referenced in writing in the Appendix of Exhibits (Exhibit 1).
4-203.O. Floodplain Analysis
The proposed project does not require a floodplain analysis as it is not located within a Special Flood
Hazard Area.
Division 1. General Approval Standards
7-101. Zone District Use Regulations
The Land Use Change shall comply with Article 3, Zoning, including any applicable zone district use
restrictions and regulations.
The property is zoned Rural (R) and meets all of the zone district dimensions as described in Table 3-403
for Rural/Low-Density Residential Lots:
• Minimum Lot Areas is 2 acres. The lot size is 1062.35 acres
• Maximum Lot Coverage is limited to 15%. The current coverage proposal = 0 acres or 0% of the
lot. The impacted area of the proposal is 0.75 acres or 0.0007% of the lot.
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• Maximum Floor Area Ratio is N/A
The proposed land use complies with Table 3-403 Outdoor Recreation uses are permitted with approval
under a Limited Impact Review process.
7-102. Comprehensive Plan and Intergovernmental Agreements
The Land Use Change is in general conformance with the Garfield County Comprehensive Plan and
complies with any applicable intergovernmental agreement.
The Land Use Change is in general conformance with the Garfield County Comprehensive Plan and
complies with all applicable Intergovernmental Agreements. In particular, the Land Use Change fulfils
Section 5: Recreation, Open Space and Trails of the 2030 Comprehensive Plan Update. This section notes
the importance of recreation and associated tourism as a growing part of the Garfield County economy.
Furthermore, under the Section 4: Economics, Employment and Tourism, the Background & Key Issues
highlight that “Tourism, particularly the ski industry, is dependent upon weather conditions which are
predicted to experience unpredictable conditions in both the near and long term.”
The proposed parking area will provide alternate access to the existing Nordic trails at Spring Gulch. The
parking lot is located to respond to the impacts of climate change and will provide parking at a higher
elevation. Below are excerpts from the 2030 Comprehensive Plan with responses illustrating how the
design addresses specific policies in Section 5: Recreation, Open Space and Trails.
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• Policy 3 - Provide opportunities for the tourism industry to utilize recreational resources as well
as to preserve and enhance recreation resources for local access.
o The proposed plan preserves and enhances the existing recreation resource of the
Spring Gulch Nordic Trail System by providing parking at a higher elevation, thus
allowing and preserving access as snow at lower elevations becomes scarcer due to
climate change. The proposed parking lot will allow the existing use and operations of
the Nordic trail system to continue into the future.
• Policy 5 - Promote public health and well-being through the promotion and support of
recreational facilities.
o The Spring Gulch North Parking Lot benefits the health and well-being of residents by
ensuring future access to the Spring Gulch Trail System.
7-103. Compatibility
The nature, scale, and intensity of the proposed use are compatible with adjacent land uses.
The nature, scale and intensity of the proposed project complies with the character of the adjacent land
uses. The project conforms to the existing nature of the area—the road is currently used to access
Marion Gulch and corresponding winter outdoor recreation activities such as snowmobiling, hiking,
skiing and dog walking. The seasonal nature of the Nordic skiing allows for the continued primary use of
agriculture, specifically grazing, on the property-which conforms to the surrounding rural character. The
proposed intensity of the project is also minimal as it occupies a very small fraction of the parcel.
Furthermore, the parking is located to maximize and maintain existing vegetation to screen the parking
from the road and the adjacent property.
7-104. Source of Water
All applications for Land Use Change Permits shall have an adequate, reliable, physical, long-term, and
legal water supply to serve the use, except for land uses that do not require water, or that contain
Temporary Facilities served by a licensed water hauler.
A waiver has been requested for the Water Supply and Distribution Plan submission requirement, in
order to allow the project to be implemented without a source of water. The parking lot and associated
uses do not require water. The waivers of submissions requirements can be referenced in the Appendix
of Exhibits (Exhibit 1).
7-105. Central Water Distribution and Wastewater Systems
A. Water Distribution Systems. The land use shall be served by a water distribution system that is
adequate to serve the proposed use and density.
o A waiver has been requested for the Water Supply and Distribution Plan submission
requirement. The waivers of submissions requirements can be referenced in writing in
the Appendix of Exhibits (Exhibit 1).
B. Wastewater Systems. The land use shall be served by a wastewater system that is adequate to
serve the proposed use and density.
o A waiver for the Wastewater Management and System Plan submission requirement
has been requested. The portable restroom facility is adequate to serve the proposed
seasonal use and density. The waivers of submissions requirements can be referenced in
the Appendix of Exhibits (Exhibit 1).
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7-106. Public Utilities
There are no proposed public utilities as part of this project.
7-107. Access and Roadways
All roads shall be designed to provide for adequate and safe access and shall be reviewed by the County
Engineer.
Mount Sopris Nordic Council reached out to Wyatt Keesbery from Garfield County Road and Bridges and
received preliminary approval of the design with the caveat that MSNC plow the lot. For the entire
communication, reference the Appendix of Exhibits (Exhibit 20). MSNC will be responsible for plowing
the lot as part of their operations and maintenance activities.
7-108. Use of Land Subject to Natural Hazards
Land subject to identified Natural and Geologic Hazards, such as falling rock, landslides, snow slides, mud
flows, radiation, flooding, or high water tables, shall not be developed unless it has been designed to
eliminate or mitigate the potential effects of hazardous site conditions as designed by a qualified
professional engineer and as approved by the County.
There are no known Natural and Geologic Hazards in the project site area. Reference the hazard maps in
the Appendix of Exhibits (Exhibits 15, 16, 17 and 18).
7-109. Fire Protection
A. No Adverse Effect to Agricultural Operations. Adequate fire protection will be provided for each
land use change as required by the appropriate fire protection district.
Mount Sopris Nordic Council reached out to Bill Gavette of the Carbondale & Rural Fire
Protection District for review of the proposed project. The Carbondale & Rural Fire Protection
District noted “We have no issues with the proposal for the new parking area.” For the entire
communication, reference the Appendix of Exhibits (Exhibit 21).
B. Subdivisions. N/A
Division 2. General Resource Protection Standards
7-201. Agricultural Lands
A. No Adverse Effect to Agricultural Operations. Land Use Changes on lands adjacent to or directly
affecting agricultural operations shall not adversely affect or otherwise limit the viability of
existing agricultural operations. Proposed division and development of the land shall minimize
the impacts of development on Agricultural Lands and agricultural operations, and maintain the
opportunity for agricultural production.
This application will not adversely affect or otherwise limit the viability of existing agricultural
operations. The parking lot is located on grazing land for cattle. The agricultural use of the land
is the priority for this parcel and this project. The seasonal nature of the Nordic trail system and
parking area does not impact the main agricultural use of the land—as the uses do not overlap.
Areas disturbed by the implementation of the parking lot will be reseeded with a seed mix that
is appropriate to grazing.
B. Domestic Animal Controls. Dogs and other domestic animals that are not being used to assist
with the herding or the care of livestock shall not be permitted to interfere with livestock or the
Spring Gulch North Parking Lot | Limited Impact Review Land Use Change Permit Application
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care of livestock on Agricultural Lands. The County shall require protective covenants or deed
restrictions as necessary to control domestic animals.
Domestic animals are not allowed on the trail system—as noted on the Spring Gulch Trail
System website, which clearly states that dogs are not allowed on any of the ski trails. Signage
will also be posted at the trailhead and parking lot noting that dogs are not allowed. Due to the
seasonal nature of the project, the agricultural use of land does not overlap and thus does not
conflict with the Nordic uses.
Fences. The County is a Right to Farm County consistent with section 1-301. Fences shall be
constructed to separate the development from adjoining Agricultural Lands or stock drives as
required to protect Agricultural Lands by any new development and to separate new
development from adjoining agricultural operations. All parts of the fencing including such items
as gates, cattle guards, boards, posts, and wiring shall be maintained by the owner, HOA, or
other responsible entity.
The parking lot design maintains the majority of the existing agricultural fence. One gate is
proposed as part of the design, to match the existing gate at the existing parking lot. The
number of gates and entry points in the design have been purposely reduced to one for ease of
agricultural use. The existing fence and proposed gate shall be maintained by the cattlemen’s
association and MSNC.
C. Roads. Roads shall be located a sufficient distance back from the property boundaries so that
normal maintenance of roads, including snow removal, will not damage boundary fences. Dust
control shall be required, both during and after construction, to minimize adverse impacts to
livestock and crops.
The project is accessed of an existing road. No additional roads are being proposed. MSNC will
be maintaining the parking lot and will not damage boundary fences during snow removal
operations.
D. Ditches.
The project site area is not in proximity to any irrigation ditches. The parking lot does not impact
any existing ditches or structures on the property nor adjoining properties.
7-202. Wildlife Habitat Areas
The Applicant shall consult with the Colorado Parks and Wildlife or a qualified wildlife biologist in
determining how best to avoid or mitigate impacts to wildlife habitat areas.
MSNC consulted with the Colorado Parks and Wildlife regarding the proposed project. CPW has
provided a letter (see Exhibit 19 in the Appendix of Exhibits) with recommendations which will be
adopted as a part of the construction process and operations for the trailhead. MSNC will comply with
all requests from the CPW.
7-203. Protection of Waterbodies
No known waterbodies or wetlands exist in proximity of the site project area and the proposed
disturbance area, thus the minimums setbacks of 35’ and 100’ do not apply. No nearby waterbodies will
be negatively impacted by the proposed parking area. For a map of the waterbodies and wetlands,
compiled with data from the US Fish and Wildlife Survey, see the Wetlands Map in the Appendix of
Exhibits (Exhibit 16).
Spring Gulch North Parking Lot | Limited Impact Review Land Use Change Permit Application
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7-204. Drainage and Erosion
A Grading and Drainage Plan has been prepared by Crystal River Civil and is included as an Exhibit to this
Application (Exhibit 12).
Drainage and erosion control has also been addressed in an Engineering Report prepared by Crystal
River Civil, which is included as an Exhibit to this Application (Exhibit 13).
7-205. Environmental Quality
A. Air Quality. Any Land Use Change shall not cause air quality to be reduced below acceptable
levels established by the Colorado Air Pollution Control Division.
This application shall not cause air quality to be reduced below acceptable levels established by
the Colorado Air Pollution Control Division.
B. Water Quality. At a minimum, all hazardous materials shall be stored and used in compliance
with applicable State and Federal hazardous materials regulations.
No hazardous materials are associated with the program and maintenance of this project.
7-206. Wildfire Hazards
According to the Colorado Wildfire Risk Public View, the proposed project site area is located within a
zone that has a “Low Risk” to “Moderate Risk”, see the Wildfire Map in the Appendix of Exhibits (Exhibit
17). The design and program help to minimize the wildfire risk. There are no inhabitable structures as
part of this project. The parking lot surface is roadbase and results in a reduction of total fuel load on
site. The trail system is used in the winter and not during wildfire season. Mount Sopris Nordic Council
reached out to Bill Gavette of the Carbondale & Rural Fire Protection District for review of the proposed
project. The Carbondale & Rural Fire Protection District noted “We have no issues with the proposal for
the new parking area.” For the entire communication, reference the Appendix of Exhibits (Exhibit 21).
7-207. Natural and Geologic Hazards
There are no known natural hazards in proximity to the project site area. The project consists of a
roadbase parking lot and there are no proposed permanent inhabitable structures. See Exhibit 15 in the
Appendix of Exhibits for a map illustrating more information on the geologic hazards.
7-208. Reclamation
Areas disturbed during development shall be restored as natural-appearing landforms that blend in with
adjacent undisturbed topography. When the final landform is achieved, the surface shall be stabilized by
vegetation or other means to reduce further soil erosion from wind or water, provide forage and cover,
prevent fugitive dust as required by State Statute, and reduce visual impacts.
The areas disturbed during the development will be restored as natural-appearing landforms that blend
in with the adjacent undisturbed topography. Areas disturbed will be revegetated with a pasture seed
mix to reduces erosion and visual impacts. See the Site and Landscape Plan (Exhibit 11) and the Grading
and Drainage Plan (Exhibit 12) in the Appendix of Exhibits.
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Division 3. Site Planning and Development Standards
7-301. Compatible Design
The design of development associated with the land use change shall be compatible with the existing
character of adjacent uses.
The design of development associated with the land use change is compatible with the existing
character of adjacent uses. The main use of the adjacent area is agricultural. The seasonality of the
project does not conflict with agricultural uses. Furthermore, the greater project area is currently used
for recreational access in the winter—which is compatible with the proposed use. The location of the
parking lot utilizes existing vegetation for screening and to reduce visibility from the adjacent road.
7-302. Off-Street Parking and Loading Standards
All land uses shall be required to provide the number of off-street parking spaces set forth in Table 7-
302.A. Any use not specifically listed in Table 7-302.A. shall be determined by the Director.
The capacity of the parking lot is based off the existing Spring Gulch Trail System parking lot and is
adequate based on the number of daily users. The design proposes 60 spaces. The applicant requests for
determination of the parking requirement as part of the review process. See the Site and Landscape
Plan (Exhibit 11 in the Appendix of Exhibits) for parking layout and design.
7-303. Landscaping Standards
The Site and Landscape Plan (Exhibit 11 in the Appendix of Exhibits) illustrate the existing vegetation to
remain and the proposed revegetation.
7-304. Lighting Standards
No lighting is proposed as part of this project. The Lighting Standards section does not apply to this
project.
7-305. Snow Storage Standards
A. Minimum Area. A designated area sufficient to store snow from the entire parking area shall be
provided. As a general guideline, and considering the varying elevations and snowfall amounts
throughout the County, it is anticipated that a minimum area equivalent to 2.5% of the total
area of the required off-street parking and loading area, including access drives, shall be
designated to serve as a snow storage area.
Adequate snow storage areas have been provided on-site to meet the 2.5% of driveway,
parking, and loading areas. The proposed design includes areas sufficient to store snow without
impacting off-street parking or public roadways. The snow storage areas have been illustrated
on the Site and Landscape Plan (Exhibit 11 in the Appendix of Exhibits) and provide snow storage
for 44% of the parking, drive, and loading areas.
B. Storage in Parking Spaces Prohibited. Required off-street parking and loading areas shall not be
used for snow storage.
As illustrated on the Site and Landscape Plan (Exhibit 11 in the Appendix of Exhibits) no snow
storage area is proposed in parking or loading areas.
C. Storage in Yards and Open Space Permitted. Snow stored in a yard or Open Space shall not be
located in a manner that restricts access or circulation, or obstructs the view of motorists.
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As illustrated on the Site and Landscape Plan (Exhibit 11 in the Appendix of Exhibits) snow
storage area is not located in a manner that restricts access or circulation or obstructs the view
of motorists.
D. Storage on Public Roadways Prohibited. Public roads shall not be used for snow storage.
As illustrated on the Site and Landscape Plan (Exhibit 11 in the Appendix of Exhibits) snow
storage is located on site and will not impact public roadways.
E. Drainage. Adequate drainage shall be provided for the snow storage area to accommodate
snowmelt and to ensure it does not drain onto adjacent property.
Adequate drainage has been provided, see the Grading and Drainage Plan (Exhibit 12 in the
Appendix of Exhibits). See the Engineering Report provided by the Crystal River Civil for more
information on the drainage of the project in the Appendix of Exhibits (Exhibit 13).
7-306. Trail and Walkway Standards
A. Recreational and Community Facility Access. A multi-modal connection, such as a trail or
sidewalk, shall be provided in a development where links to schools, shopping areas, parks, trails,
greenbelts, and other public facilities are feasible.
The proposed project is does not include a development in proximity to schools, shopping areas,
parks, greenbelts, and other public facilities. The parking lot will be connected to the existing
Spring Gulch Nordic Trail System network as illustrated on the Trail System Maps which have
been submitted as an Exhibit to this Application, see Exhibit 23 in the Appendix of Exhibits.
B. Safety. Special structures and/or traffic control devices may be required at road crossings to
avoid unsafe road crossings.
No roads crossings are required as the parking lot and trail system are connected and contained
the South side of Marion Cemetery Road.
C. Maintenance. Suitable provisions for maintenance of trail and walkway systems shall be
established through a perpetual association, corporation, or other means acceptable to the
County.
MSNC will maintain the parking lot as part of continued operations and maintenance of the
Nordic Trail System at Spring Gulch.
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Spring Gulch North Parking Lot | Limited Impact
Review Land Use Change Permit Application
Appendix of Exhibits
Exhibit 1: Waiver of Submission Requirements (4-202)
Exhibit 2: Pre-Application Conference Summary (4-203.A.1)
Exhibit 3: Application Form (4-203.A.1)
Exhibit 4: Authorized Representative (4-203.A.1.a)
Exhibit 5: Statement of Authority (4-203.A.1.c)
Exhibit 6: Evidence of Ownership (4-203.A.2)
Exhibit 7: List and Map of Adjacent Property Owners (4-203.A.3.a)
Exhibit 8: Certification of Mineral Owner Research and List of Mineral Estate Owners (4-203.A.3.b)
Exhibit 9: Payment Agreement Form (4-203.A.4)
Exhibit 10: Vicinity Map (4-203.C)
Exhibit 11: Site and Landscape Plan (4-203.D)
Exhibit 12: Grading and Drainage Plan (4-203.E)
Exhibit 13: Engineering Report (4-203.G.3)
Exhibit 14: Soil Resource Report (4-203.G.3)
Exhibit 15: Geologic Hazards Maps (4-203.G.2)
Exhibit 16: Wetlands Map (7-203)
Exhibit 17: Wildfire Risk Map (7-206)
Exhibit 18: Slopes Map (7-108)
Exhibit 19: Letter from Colorado Parks and Wildlife (4-203.G.6)
Exhibit 20: Garfield County Road and Bridges Communication (7-107)
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Exhibit 21: Fire District Communications (7-206)
Exhibit 22: Conservation Easement Documentation (4-203.A.5)
Exhibit 23: Spring Gulch – Existing Trail System Maps (7-306)
Exhibit 1: Waiver of Submission
Requirements (4-202)
Crystal River Civil LLC 970.510.5312 Page 1 of 2
Spring Gulch North Parking Lot
Traffic Study Waiver Request
February 27, 2023
The Spring Gulch North Parking Lot Project is requesting a traffic study waiver for the Limited
Impact Review Submittal. This is referencing the requirements in the Garfield County Land Use
and Development Code Section 4-203.L. Below is a summary of the existing conditions and use,
proposed conditions, and the impacts pertaining to vehicular access. This request discusses
Marion Cemetery Road, as the proposed parking lot included in this submittal will utilize this public
right-of-way.
Existing Conditions and Use
Marion Cemetery Road is a two lane, 0.5-mile gravel county road that accesses both public and
private land. No current developments utilize this access, and the road does not connect into any
additional public rights-of-way. The majority of the traffic impacting this road is for recreational
use. Below are several acknowledged components contributing to the vehicular traffic on this
road:
- Access to ten public parking spaces for Marion Gulch trailhead. This lot is used year-round
for non-vehicular recreational activities, including hiking and skiing.
- Access to a thirty-vehicle parking lot that is used seasonally by the Mount Sopris
Recreational Riders. This lot is leased from the North Thompson Cattlemen’s Association
during the winter months for recreational use, specifically for snowmobile access to Marion
Gulch Trailhead. The lot is gated and closed for summer use, and is limited to Mount
Sopris Recreational Rider Members.
- Gated secondary access to private property owned by Crystal River Ranch and North
Thompson Cattlemen’s Association. This generates a very small amount of traffic, mostly
spring through fall, to support cattle grazing operations.
The existing road varies in width and has multiple pull-offs and turnaround areas. There are
limited future uses for this road, and further development is unlikely. There is adequate drainage
to the road surface, and the access is maintained by Garfield County Road and Bridge.
Proposed Conditions and Impacts
This project is proposing a new parking lot along Marion Cemetery Road, which will provide early,
late, or low-snow season access to the Spring Gulch Nordic trail system. This will allow for
extended seasonal use of the existing trails, as the current parking lot cannot provide adequate
access for early and late season conditions. This lot will also provide additional parking capacity
during the Spring Gulch Nordic area’s peak season. The proposed parking lot along Marion
Cemetery Road is not providing a replacement for Mount Sopris Nordic Council’s existing parking
area and will not increase overall use or vehicular traffic to the Spring Gulch Nordic ski area.
The proposed lot is designed to hold a maximum of 60 passenger vehicles. Trailer parking will
not be allowed. Mount Sopris Nordic Council (MSNC) estimates that the proposed parking lot will
Crystal River Civil LLC 970.510.5312 Page 2 of 2
generate no more than 70 vehicle trips per day along the lower portion of Marion Cemetery Road.
This estimate is based upon the following factors:
- There is no overflow capacity in the immediate vicinity.
- The proposed lot provides less parking opportunities than the existing trailhead parking
along North Thompson Creek Road.
- The existing parking lot along North Thompson Creek Road generates a maximum of 90
to 100 vehicle trips per day. The proposed parking lot will disperse parking for the trail
system and will not increase the vehicular load. Only a portion of the users will utilize this
proposed parking lot.
- MSNC’s existing parking area along North Thompson Creek Road will continue to be
utilized as the primary entrance to Spring Gulch Nordic trails. It is likely to remain the
preferred parking option for many Spring Gulch skiers.
The secondary Spring Gulch parking area proposed off Marion Cemetery Road will distribute the
users of the primary parking area, in turn reducing daily vehicle trip generation along North
Thompson Creek Road. This will ensure that the primary parking area can accommodate all
visitors to the trail system.
For the reasons discussed above, the project team is hopeful that the requested waiver be
approved for this submittal. If you have any questions or concerns regarding this waiver, feel free
to contact me directly to discuss.
Sincerely,
Jay Engstrom
Owner and Principal Engineer, P.E.
Crystal River Civil LLC
Jay@crystalrivercivil.com
(970) 510 - 5312
Crystal River Civil LLC 970.510.5312 Page 1 of 1
Spring Gulch North Parking Lot
Wastewater Management Waiver Request
February 27, 2023
The Spring Gulch North Parking Lot Project is requesting a wastewater management waiver for
the Limited Impact Review Submittal. This is referencing the requirements in the Garfield County
Land Use and Development Code Section 4-203.N.
Mount Sopris Nordic Council’s proposed new trailhead parking lot along Marion Cemetery Road
will not require a wastewater management or system plan. The development does not consist of
any buildings, permanent bathrooms, or uses that would require a wastewater system. All sanitary
waste is to be managed with portable waste facilities that will be maintained weekly. The portable
toilet will be removed from the site during the offseason.
For the reasons discussed, the project team is hopeful that the requested waiver be approved for
this submittal. If you have any questions or concerns regarding this waiver, feel free to contact
me directly to discuss.
Sincerely,
Jay Engstrom
Owner and Principal Engineer, P.E.
Crystal River Civil LLC
Jay@crystalrivercivil.com
(970) 510 - 5312
Crystal River Civil LLC 970.510.5312 Page 1 of 1
Spring Gulch North Parking Lot
Water Supply Waiver Request
February 27, 2023
The Spring Gulch North Parking Lot Project is requesting a Water Supply Waiver for the Limited
Impact Review Submittal. This is referencing the requirements in the Garfield County Land Use
and Development Code Section 4-203.M.
Mount Sopris Nordic Council’s proposed new trailhead parking lot along Marion Cemetery Road
will not require a water supply. The development does not consist of any buildings, permanent
bathrooms, or uses that would require potable water. All sanitary waste is to be managed with
portable waste facilities that will be maintained regularly and do not necessitate a water source.
For the reasons discussed, the project team is hopeful that the requested waiver be approved for
this submittal. If you have any questions or concerns regarding this waiver, feel free to contact
me directly to discuss.
Sincerely,
Jay Engstrom
Owner and Principal Engineer, P.E.
Crystal River Civil LLC
Jay@crystalrivercivil.com
(970) 510 - 5312
Exhibit 2: Pre-Application Conference
Summary (4-203.A.1)
1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE SUMMARY
TAX PARCEL NUMBER: 2461-101-00-003 DATE: July 28, 2022
Update Mtg. 10/25/22
APPLICANT: Spring Gulch Nordic Council – Nordic Trails and Parking Expansion
CURRENT OWNER: North Thompson – Four Mile Mineral & Land Corporation
CONTACTS: Bill Fales, Matt Annabelle
PLANNER/REPRESENTATIVE: Delia Bolster & Jen Dicuollo, DHM Design
ENGINEERS: Crystal River Civil
PRACTICAL LOCATION: Located off of County Road 109 & 123, approximately 4½
miles southwest of the Town of Carbondale.
TYPE OF APPLICATION: Limited Impact Review – Outdoor Recreation
ZONING: Rural
I. GENERAL PROJECT DESCRIPTION
The Applicant and their representatives presented their plans for improvements to the
Spring Gulch Nordic Trail System. They included additional trails and cre ation of a new
access point and parking area to be located off of the Marion Mine Road, aka County Road
123. The spring Gulch Nordic Trail System, Proposed Capital Improvements Plan, dated
12/15/21 was also provided to staff and included more details on the proposal including an
overview (see attached) of the plans and preliminary configuration of a 60-space parking
area.
Staff provided information on the definition of Outdoor Recreation which requires a Limited
Impact Land Use Change Permit. Information was also provided on Trails and Trailhead
uses which are which are Permitted Uses (do not require Land Use Change Permits).
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The Applicant also provided details on the ownership of the land, their discussions with and
support from the owners/ranchers, and the current conservations easements that exist on
the property. They outlined extensive background work and communication that has
already been undertaken regarding the plans. Timing and phasing of the project was also
discussed including the option of initiating trail construction late summer 2022, while
considering other options/timing for future land use permit applications.
The follow-up meeting with Staff in October covered a number of technical questions some
of which are addressed below:
▪ A Land Use Change permit does not require a parcel t o be subdivided and can be
approved for a portion of a larger overall parcel. The permit would include a legal
description and site plans delineating the area of the proposed use and permit.
▪ The Garfield County Assessor’s Office should be contacted for questions regarding how
the Land Use Change Permit would be considered for assessment purposes. No
change in zoning would occur with the permitting.
▪ The permit could outline the seasonal nature of the proposed use.
▪ The Board of County Commissioners is the decision maker on Limited Impact Land Use
Change Permits and would consider the request at a noticed public hearing.
▪ Once a Land Use Change Permit is issued, subject to compliance with all conditions of
approval, typically a grading permit would be applied for to initiate con struction.
▪ Review of compliance with any current conservation easements would be logical part of
the County’s review process.
STAFF NOTES ON PHASING AND INITIAL TRAIL CONSTRUCTION
Following the pre-application meeting Staff met with Sheryl Bower, Director of Community
Development and reviewed the plans and timing considerations. The following direction
and options are provided based on those discussions:
• Based on the minimal site disturbance and permitted use status for trails, the Applicant
could initiate trail construction with no Land Use Change Permit required.
• Staff would request that the Applicant provide the County with an update on when
construction is anticipated to begin and confirmation that the proposed work does not
trigger requirements for a grading permit. Staff can provide additional guidance on this
topic as needed.
• Staff would request that the Applicant contact the County Road and Bridge Department
regarding any access issues for construction staging areas or construction impacts on
the County Road.
STAFF NOTES ON OVERALL PLAN INCLUDING PARKING
Staff direction is that an Outdoor Recreation Facility - Land Use Change Permit will be
required for the proposed expansion including the 60-space parking area. The type of
potential impacts from that use including traffic and wastewater (sanitation) warrant a
3
review process consistent with the Land Use and Development Code and the definition of
Outdoor Recreation. Waivers from some of the submittal requirements out lined below can
be considered based on the nature of the use and limited site improvements/impacts.
Detailed information on grading and storm water management should be part of your
submittals when considering the size of the propo sed parking area. The Applicant’s
insights on the proposed parking lot size and the intent to avoid overflow parking on the
adjacent County Road are an important consideration.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS FOR
OUTDOOR RECREATION LAND USE CHANGE PERMITTING
• Garfield County Comprehensive Plan 2030 as amended.
• Garfield County Land Use and Development Code as amended.
• Rural Zone District - Use Table (Table 3-403).
• Review Process (Section 4-104) and Procedures (Section 4-101).
• Table 4-102 Common Review Procedures and Required Notice.
• Application Materials (Table 4-201 and Section 4-203).
• Waivers, Section 4-118 (Standards) and Section 4-202 (Submittal Requirements).
• Article 7, Standards – Division 1, 2 & 3 as applicable.
• Article 15, Definitions – Outdoor Recreation
III. REVIEW PROCESS
The Application will follow the Limited Impact Review Process contained in Sections 4-101
and 4-104 and in Table 4-102 (see attached flow chart):
• Pre-application Conference
• Submittal of Application (3 hard copies plus one digital PDF copy on CD or USB Stick)
• Determination of Completeness, if Technically Complete the Applicant will be notified
and the request scheduled for a public hearing before the Board of County
Commissioners. If it is not technically complete the Applicant will be advised of the
deficiencies and has 60 days to complete the application.
• Once determined to be complete, the Application is sent out to referral agencies.
• A Public hearing before the Board of County Commissioners is scheduled.
• Four additional hardcopies of the Application are provided for the Board of County
Commissioners review.
• Applicant completes public notice for the public hearing (mailing, posting, and
publication) a minimum of 30 days prior to the hearing.
• Staff prepares a report including public and referral comments
• Review and Action by the Board of County Commissioners at the public hearing.
• The Board of County Commissioners action is formalized by a resolution.
• If approved with conditions the Applicant must meet the conditions prior to issuance of
the Land Use Change Permit.
• The Applicant has one year to meet all conditions of approval.
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IV. SUBMITTAL REQUIREMENTS
Application submittal requirements are detailed in Table 4-201, and Section 4-203,
Description of Submittal Requirements. Please use the summary provided below as a
supplemental check list.
General Application Materials (application forms, agreement to pay form, Statement of
Authority for Trusts, corporations or LLC’s, authorization to represent, and payment of
fees).
Evidence of ownership such as a deed for the property and title work.
Narrative description of the proposal. The seasonal nature of the use should be
explained in detail including calendar dates/limits.
List of property owners within 200 feet (from the overall parcel) and any mineral rights
owners on the property. A Mineral Rights Research
from is required (see attached).
Vicinity Map (including the area within 3 miles of the
site).
Site plan with information on proposed location of the
facilities, significant features on the property including
but not limited to topography, easements, utilities,
irrigation ditches, access roads/driveways, wells,
proposed wastewater treatment systems (OWTS) or
temporary toilet facilities. Site plan can be limited to the
immediate area around the facility and the access
roadway and does not need to include areas of the
overall parcel not affected by the proposal.
Grading and drainage Plans.
Landscaping Plans, primarily focusing on revegetation
plans and/or vegetation to be preserved.
Impact Analysis. This section includes information on a
variety of potential impacts including but not limited to
hours of operation and mitigation for any nuisance
impacts such as noise and lighting and wildlife habitat
impacts/mitigation.
Legal access, physical access, and compliance with Roadway Standards Table 7 -107
and parking lots stands in Section 7-302. Waivers from Roadway Standards may be
requested in accordance with the attached roadway waiver policy.
Traffic Study: A waiver from a detailed study can be requested, however information on
traffic generation and impacts need to be addressed as part of the waiver request.
Water Supply Plan or waivers can be requested based on the seasonal nature of the
use.
Wastewater Management Plan or waivers can be requested based on the seasonal
nature of the use. A wavier would be appropriate if portable toilets are to be proposed.
Information to address applicable sections of Article 7, Divisions 1, 2, and 3, needs to
be provided. Application formatting that addresses each section of Article 7 are
recommended. Where topics are not applicable the submittals can indicate that.
5
It is recommended that the Applicant contact key agencies such as Carbondale Fire
Protection District and Garfield County Road and Bridge as part of the Application
preparation process.
Parking requirements for uses not listed in Table 7-302.A. are to be determined by the
Director of Community Development. The Applicant needs to provide a detailed plan for
parking and include a request for determination of the parking requirement as part of the
review process.
Documentation on the Conservation Easement and any agreements associated the
easement and the proposed use.
The Application submittal needs to include 3 hard copies of the enti re Application and 1
Digital PDF Copy on a CD or USB Stick. Both the paper and digital copies should be split
into individual sections. Please refer to the pre-application summary for submittal
requirements that are appropriate for your Application.
Any request for a waiver from standards shall be processed pursuant to Section 4-118 of
the Land Use and Development Code. Any request for a waiver from submittal
requirements shall be process pursuant to Section 4-202. Follow-up meetings with
Planning Staff on potential waiver requests is recommended.
V. APPLICATION REVIEW
a. Review by: Staff for completeness recommendation and referral agencies for
additional technical review
b. Public Hearing: ___ Director’s Decision (with notice – not a public hearing)
___ Planning Commission
_X_ Board of County Commissioners
___ Board of Adjustment
c. Referral Agencies: May include but are not limited to County Attorney, Carbondale
Fire Protection District, County Road and Bridge, Division of
Water Resources (depending on water supply plan), Town of
Carbondale, Pitkin County, County Vegetation Manager, County
Environmental Health, County Consulting Engineer, County
Building Department (re: grading permits).
VI. APPLICATION REVIEW FEES
a. Planning Review Fees: $ 400
b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees
c. Total Deposit: $ 400 (additional hours are billed at $40.50 /hour)
6
VII. GENERAL APPLICATION PROCESSING
The foregoing summary is advisory in nature only and is not binding on the County. The
summary is based on current zoning, which is subject to change in the future, and upon
factual representations that may or may not be accurate. This summary does not create a
legal or vested right. The summary is valid for a six-month period, after which an update
should be requested. The Applicant is advised that the Application submittal once accepted
by the County becomes public information and will be available (including electronically) for
review by the public. Proprietary information can be redacted from documents prior to
submittal.
Pre-application Summary Prepared by:
____________________________________________ _12/22/22_____
Glenn Hartmann Date
Principal Planner
Exhibit 3: Application Form (4-203.A.1)
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
LAND USE CHANGE PERMIT
APPLICATION FORM
TYPE OF APPLICATION
Administrative Review Development in 100-Year Floodplain
Limited Impact Review Development in 100-Year Floodplain Variance
Major Impact Review Code Text Amendment
Amendments to an Approved LUCP
LIR MIR SUP
Rezoning
Zone District PUD PUD Amendment
Minor Temporary Housing Facility Administrative Interpretation
Vacation of a County Road/Public ROW Appeal of Administrative Interpretation
Location and Extent Review Areas and Activities of State Interest
Comprehensive Plan Amendment Accommodation Pursuant to Fair Housing Act
Pipeline Development Variance
Time Extension (also check type of original application)
INVOLVED PARTIES
Owner/Applicant
Name: ________________________________________________ Phone: (______)_________________
Mailing Address: ______________________________________________________________________
City: _______________________________________ State: _______ Zip Code: ____________________
E-mail:_______________________________________________________________________________
Representative (Authorization Required)
Name: ________________________________________________ Phone: (______)_________________
Mailing Address: ______________________________________________________________________
City: _______________________________________ State: _______ Zip Code: ____________________
E-mail:_______________________________________________________________________________
PROJECT NAME AND LOCATION
Project Name:
_____________________________________________________________________________________
Assessor’s Parcel Number: ϮϰϲϭϭϬϭϬϬϬϬϯ
Physical/Street Address: ________________________________________________________________
Legal Description: ______________________________________________________________________
_____________________________________________________________________________________
Zone District: ___________________________________ Property Size (acres): __________________
William E. L. Fales (North Thompson Four Mile Mineral and Land Corporation)970 618-1325
4239 HIGHWAY 133
Carbondale CO 81623
wmfales@aol.com
Jen DiCuollo 970 963-6520
225 Main Street, Suite 201
Carbondale CO 81623
jdicuollo@dhmdesign.com
Spring Gulch North Parking Lot
N/A
Section: 10 Township: 8 Range: 89 SEC. 3 LOT
4(30.51AC),S1/2NW,NESW,S1/2SW,W1/2SE. SEC.4 LOT 1(31.84AC),SENE SEC.9 N1/2NE,SWNE,SENW SEC 10.W1/2NE,E1/2W1/2,SWSW,SE1/4 SEC 11. S1/2SW
Rural 1062.349
✔
PROJECT DESCRIPTION
REQUEST FOR WAIVERS
Submission Requirements
The Applicant requesting a Waiver of Submission Requirements per Section 4-202. List:
Section: ______________________________ Section: _________________________________
Section: ______________________________ Section: _________________________________
Waiver of Standards
The Applicant is requesting a Waiver of Standards per Section 4-118. List:
Section: ______________________________ Section: _________________________________
Section: ______________________________ Section: _________________________________
I have read the statements above and have provided the required attached information which is
correct and accurate to the best of my knowledge.
______________________________________________________ __________________________
Signature of Property Owner or Authorized Representative, Title Date
OFFICIAL USE ONLY
File Number: __ __ __ __ - __ __ __ __ Fee Paid: $_____________________________
Existing Use:
__________________________________________________________________________ͺͺͺͺͺͺͺͺͺͺ
Proposed Use (From Use Table 3-403): ____________________________________________________
Description of Project: ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
ϭ͘dŚĞĞĐŝƐŝŽŶLJŽƵĂƌĞĂƉƉĞĂůŝŶŐ͘
Ϯ͘dŚĞĚĂƚĞƚŚĞĞĐŝƐŝŽŶǁĂƐƐĞŶƚĂƐƐƉĞĐŝĨŝĞĚŝŶƚŚĞŶŽƚŝĐĞ;ĚĂƚĞŵĂŝůĞĚͿ͘
ϯ͘dŚĞŶĂƚƵƌĞŽĨƚŚĞĚĞĐŝƐŝŽŶĂŶĚƚŚĞƐƉĞĐŝĨŝĞĚŐƌŽƵŶĚĨŽƌĂƉƉĞĂů͘WůĞĂƐĞĐŝƚĞƐƉĞĐŝĨŝĐĐŽĚĞƐĞĐƚŝŽŶƐ
ĂŶĚͬŽƌƌĞůĞǀĂŶƚĚŽĐƵŵĞŶƚĂƚŝŽŶƚŽƐƵƉƉŽƌƚLJŽƵƌƌĞƋƵĞƐƚ͘
ϰ͘dŚĞĂƉƉƌŽƉƌŝĂƚĞĂƉƉĞĂůĨĞĞŽĨΨϮϱϬ͘ϬϬ͘
ϱ͘WůĞĂƐĞŶŽƚĞĂĐŽŵƉůĞƚĞĚƉƉĞĂůƉƉůŝĐĂƚŝŽŶĂŶĚĨĞĞƐŵƵƐƚďĞƌĞĐĞŝǀĞĚǁŝƚŚŝŶϯϬĐĂůĞŶĚĂƌĚĂLJƐ
ŽĨƚŚĞĚĂƚĞŽĨƚŚĞĨŝŶĂůǁƌŝƚƚĞŶĚŵŝŶŝƐƚƌĂƚŝǀĞ/ŶƚĞƌƉƌĞƚĂƚŝŽŶ͘
&ŽƌƉƉĞĂůŽĨĚŵŝŶŝƐƚƌĂƚŝǀĞ/ŶƚĞƌƉƌĞƚĂƚŝŽŶƉůĞĂƐĞŝŶĐůƵĚĞ͗
The main use is Agriculture - the grazing of cattle. The property also provides outdoor recreation during the winter season, such as
nordic skiing and snowmobiling.
A parking lot for access to the Nordic Trail System (Recreation, Outdoor)
A proposed parking lot for access to Spring Gulch Nordic Trail System, providing 60 parking spaces during the ski season.
4-203.L Traffic Study 4-203.M Water Supply and Distribution Plan
4-203.N Wastewater Management and System Plan
Jennifer DiCuollo Digitally signed by Jennifer DiCuollo
Date: 2023.03.02 12:34:40 -07'00'03/02/23
Exhibit 4: Authorized Representative
(4-203.A.1.a)
Exhibit 5: Statement of Authority
(4-203.A.1.c)
Exhibit 6: Evidence of Ownership
(4-203.A.2)
Exhibit 7: List and Map of Adjacent
Property Owners (4-203.A.3.a)
14
13
12
11
10
9
876
5
4
3
2
1
GARFIELD COUNTY
PITKIN COUNTY
NorthThompson Creek Rd.
N orthThompsonC ree k R d .P
MAP KEY:
PROJECT / PARCEL BOUNDARY
200’ PROJECT / PARCEL OFFSET
ADJACENT PROPERTY BOUNDARY
EXISTING SPRING GULCH NORDIC TRAILS
ADJACENT PROPERTY WITHIN 200’ OFFSET
PROJECT SITE
Mount Sopris
Nordic Council
Existing “Lower”
Parking
(existing)
1
P
Adjacent Property Owners Map
Existing Spring
Gulch Nordic Trails
(seasonal)
GARFIELD COUNTY
PITKIN COUNTY
0 500 1000 1500 2000
Feet
PP
P
Marion Gulch
Trailhead Public
Parking (existing)
PROJECT SITE:
Mount Sopris Nordic
Council “Upper”
Parking (proposed)
Mount Sopris Rec.
Riders Members
Parking (existing)
Marion Cemetary Rd.
Project Parcel #
246110100003
PROJECT SITE:
Mount Sopris Nordic
Council "North" Parking
(proposed)
Mount Sopris Nordic
Council Existing
"South" Parking
(existing)
Adjacent Property Owners List
#1, Parcel: 239534300057
#11, Parcel: 246123100012
#12, Parcel: 246115100004
#14, Parcel: 246110100003
Owner: NORTH THOMPSON - FOUR MILE MINERAL & LAND CORPORATION
Mailing Address: 4239 HIGHWAY 133 CARBONDALE, CO 81623
Physical Address: Not Available
#2
Parcel: 246103200002
Owner: ALPINE TRUST & ASSET MGMT DIV OF ALPINE BANK AS TRUSTEE FOR TRUST UNDER
WILL OF HENRY P WILLIAMS JR FBO WILLIAMS, ERIC C
Mailing Address: 225 N 5TH STREET GRAND JUNCTION, CO 81501
Physical Address: Not Available
#3
Parcel: 246112100951
Owner: BUREAU OF LAND MANAGEMENT
Mailing Address: c/o COLORADO RIVER VALLEY FIELD OFFICE, 2300 RIVER FRONTAGE ROAD
SILT, CO 81652
Physical Address: Not Available
#4
Parcel: 246111200009
Owner: PERRY, ROBERT M III & LUCINDA K
Mailing Address: PO BOX 2085 CARBONDALE, CO 81623-2085
Physical Address: 4479 108 COUNTY RD CARBONDALE CO 81623
#5, Parcel: 246111200011
#7, Parcel: 246111200011
Owner: JRS HOLDINGS LLC
Mailing Address: 6333 HWY 133 CARBONDALE, CO 81623
Physical Address: Not Available
#6, Parcel: 246111300013
#8, Parcel: 246111300014
Owner: ATS HOLDINGS LLC
Mailing Address: 6333 HWY 133 CARBONDALE, CO 81623
Physical Address: Not Available
#9, Parcel: 246111400005
#10, Parcel: 246114100011
Owner: CRYSTAL RIVER RANCH CO
Mailing Address: 555 17TH STREET, SUITE 2400 DENVER, CO 80202-3941
Physical Address: Not Available
#13
Parcel: 239518100901
Owner: WHITE RIVER NATIONAL FOREST
Mailing Address: PO BOX 948 GLENWOOD SPRINGS, CO 81602
Physical Address: Not Available
Exhibit 8: Certification of Mineral Owner
Research and List of Mineral Estate
Owners (4-203.A.3.b)
CERTIFICATION OF MINERAL OWNER RESEARCH
This form is to be completed and submitted with any application for a Land Use Change Permit.
Mineral interests may be severed from surface right interests in real property. C.R.S. § 24-65.5-101, et seq,
requires notification to mineral owners when a landowner applies for an application for development from a
local government. As such, the landowner must research the current owners of mineral interests for the
property.
The Garfield County Land Use and Development Code of 2013 (“LUDC”) Section 4-101(E)(1)(b)(4) requires
written notice to owners of mineral interests in the subject property in accordance with C.R.S. § 24-65.5-101,
et seq, “as such owners can be identified through the records in the office of the Clerk and Recorder or
Assessor, or through other means.” This form is proof of applicant’s compliance with the Colorado Revised
Statutes and the LUDC.
The undersigned applicant certifies that mineral owners have been researched for the subject property as
required pursuant to C.R.S. § 24-65.5-101, et seq, and Section 4-101 (E)(1)(b)(4) of the Garfield County Land
Use and Development Code, as amended. As a result of that research, the undersigned applicant certifies
the following (Please initial on the blank line next to the statement that accurately reflects the result of
research):
I own the entire mineral estate relative to the subject property; or
Minerals are owned by the parties listed below
The names and addresses of any and all mineral owners identified are provided below (attach additional pages
as necessary):
Name of Mineral Owner
See attached sheet
Mailing Address of Mineral Owner
I acknowledge I reviewed C.R.S. § 24-65.5-101, et seq, and I am in compliance with said statue and the
LUDC.
_____________________________________________ _________________________________
Applicant’s Signature Date
03/02/2023
X
Mineral Rights Ownership
This parcel is the Garfield County portion of a larger property that also contains an adjacent parcel in Pitkin County. Mineral
Rights ownership is shared across the whole property regardless of county/parcel. As such, mineral rights ownership was
researched through both the Garfield and Pitkin County Assessors offices with the following list resulting. This research was
completed in February 2023.
AENCHBACKER GARY KENT 176/1751 INT
658 OVERLAND TRL
AULT CO 80610-9006
SIMPSON CHARLES 8.6/1751
PO BOX 3053
GALLUP NM 873053053
STEINER SHERYL 2.86/1751
PO BOX 2075
GLENWOOD SPRINGS CO 81602
SIMPSON FRED 8.6/1751
300 E MISSOURI
PHOENIX AZ 85012
ROHRIG MADLYN 8.6/1751
2845 N AVE #27
GRAND JUNCTION CO 81501
SIMPSON DON 1.72/1751
PO BOX T
LANAI HI 96793
SIMPSON TODD 1.72/1751
2735 1/2 UNAWEEP
GRAND JUNCTION CO 81503
SIMPSON WILL 1.72/1751
2735 1/2 UNAWEEP
GRAND JUNCTION CO 81503
SIMPSON TONY 1.72/1751
2735 1/2 UNAWEEP
GRAND JUNCTION CO 81503
BAROS ROCKY 2.87/1751
0191 MEL RAY RD
GLENWOOD SPRINGS CO 81601
LOPEZ VERONICA 2.87/1751
320 BLUE SKIES DR
SPARKS NV 89436
BANET RITA A 20/1751 INT
4264 BETHEL RD
FLOYDS KNOBS IN 47119
GRANGE EDWARD L 217.34/1751 INT
1301 BENNETT AVE
GLENWOOD SPRINGS CO 81601
BUCKLES MARTHA I 50/1751 INT
18285 PEREGRINE LN
MOUNT VERNON WA 98274-7720
ALSBURY CERISE MINERAL LLC
3565 NW CLUBSIDE CIR
BOCA RATON FL 33496
CERISE RICHARD & SHEILA 16/1751 INT
3841 PACKARD AVE
KINGMAN AZ 86409
CERISE RAYMOND L REV LIVING TRUST 16/1751 INT
19445 750TH AVE
GRAND MEADOW MN 55936
STEVENS BILLIE RAE 79/1751
4212 BACK CREEK VALLEY RD
HEDGESVILLE WV 25427
CERISE ALBERT FAMILY CO
5081 RILL VALLEY WY
COLORADO SPRINGS CO 809113188
CORYELL LAURIE A 50/1751 INT
4385 RED FOREST RD
MONUMENT CO 80132
THOMPSON CREEK MINERALS LLC 22/1751
8274 S GAYLORD CIR
CENTENNIAL CO 80122
TERRY EDWIN LEROY 43/1751 INT
8274 S GAYLORD CIR
LITTLETON CO 80122
DARIEN GERALD A 13.33/1751 INT
3756 N. MINERS LOOP
COEUR D'ALENE ID 83815
ROARING FORK LLC
321 MOROSS
GROSSE POINTE FARMS MI 48236
WITTICH ROSALIE 25/1751 INT
628 RUSHMORE DR
GRAND JUNCTION CO 81503
HICKS JEANETTE 25/1751 INT
2509 GARLAND DR
MISSOULA MT 59803
MORRIS SONYA 50/1751 INT
586 W CONESTOGA CIR
GRAND JUNCTION CO 81504
PROTSMAN NIKLAS FENDER
PO BOX 1582
GLENWOOD SPRINGS CO 81602
GARDNER EDWARD M 8/1751 INT
935 LAKESIDE CT
GRAND JUNCTION CO 81506
GERBAZ ERNEST J & MARJORIE A
904 PALMER AVE
GLENWOOD SPRINGS CO 81601
MULLIS JANET M
527 PAUL PL
WHITE ROCK NM 87547
GOODE FAMILY 2011 REV TRUST
10214 E STONEY VISTA DR
CHANDLER AZ 85248
GRAHAM MARY M 30.667 INT
300 HARBOUR DR #1010
VERO BEACH FL 32963-2890
JANKE MARY E REVOCABLE INTERVIVOS TRUST
3511 WIGHTMAN ST
SAN DIEGO CA 92104
LITTLE SUSAN M
2827 GRINNEL DR
DAVIS CA 95618
LONG MARTHA 20/1751 INT
37 CEDAR CIRCLE
PARACHUTE CO 81635
LONG LOUISE N PART B TRUST 46.5/1751 INT
7130 TRAILS END CT
COLORADO SPRINGS CO 80911
PATCH STACEY 6.666/1751 INT
PO BOX 1459
CARBONDALE CO 81623
PATCH RODNEY 6.667/1751
7498 W US HIGHWAY 50
SALIDA CO 81201-9342
PATCH MICHAEL 6.667/1751 INT
1472 HUEBINGER DR
GLENWOOD SPRINGS CO 81601
SPAULDING LARRY E 25/1751 INT W/ LESTER
531 COUNTY ROAD 260
SILT CO 81652
SPAULDING LESTER A 25/1751 INT W/LARRY
790 E 7TH ST
RIFLE CO 81650
STEWART ARLINE M 8/1751 INT
2449 RUBY MESA CT
GRAND JUNCTION CO 815058629
TAUCHER EMMA G 10/1751 INT
1200 VILLAGE RD
CARBONDALE CO 81623-1564
STANLEY USEL 32/1751 INT
2239 MARSHFIELD LN
FORT COLLINS CO 80524
USEL LEONIS J ESTATE 63/1751 INT
6121 INDIAN SCHOOL RD NE #103
ALBUQUERQUE NM 87110
STERRETT VIRGINIA F FAM TRST 6.75/1751
6135 COUNTY RD 109
CARBONDALE CO 81623-2388
WEAVER TOD 6.75/1751
6135 COUNTY RD 109
CARBONDALE CO 81623
WEAVER JOHN STERRETT 6.75/1751
6135 COUNTY RD 109
CARBONDALE CO 81623
WEAVER STANLEY SHANE 6.75/1751
6135 COUNTY RD 109
CARBONDALE CO 81623
STERRETT MICHELE A 13/1751
2902 MORNING CREEK RD
CHULA VISTA CA 91914
STERRETT BAILY D III 13/1751
67 CANTERBURY LN
WILTON CT 06897
STEVENS SETH A 3/1751
3200 SHERIDAN BLVD
DENVER CO 80212
ZANCANELLA ANNE C 20/1751 INT
PO BOX 1908
GLENWOOD SPRINGS CO 81602
ZANCANELLA TOM 8/1751 INT
PO BOX 1908
GLENWOOD SPGS CO 81602
PICK LINDA A 8/1751
53970 PINE GROVE RD
LA PINE OR 97739
PUGH MARY THERESA 8/1751
10133 W POWERS AVE
LITTLETON CO 80127
ZANCANELLA LENORA F 8/1751
2678 HUDSON ST
DENVER CO 80207
ZANCANELLA WILLIAM L 8/1751
4412 COUNTY RD 243
NEW CASTLE CO 81647
HENSON CAROL A 7/1751
7059 S WINDERMERE
LITTLETON CO 80120
NATHAN CHERYL M 7/1751
8201 S SANTA FE #121
LITTLETON CO 80120
STEVENS SHAMES
7898 W 62ND WY
ARVADA CO 80004
JOHNSON MICHELLE
11672 UPPER CIRCLE DR
NOVATO CA 94949
COLBERT ROBERT 3/1751
3400 N LOGAN
LOVELAND CO 80538
LEE CHAD JONATHAN 23.25/1751
1219 WALZ AVE
GLENWOOD SPRINGS CO 81601
NUBALCO LLLP 23.25/1751
PO BOX 429
GLENWOOD SPRINGS CO 81602
Exhibit 9: Payment Agreement Form
(4-203.A.4)
Exhibit 10: Vicinity Map (4-203.C)
Exhibit 11: Site and Landscape Plan
(4-203.D)
78657860787078757865786078707875SNOW STORAGE AREA,
SEE CIVIL DWGS.
PROPOSED MAP KIOSK TO MATCH
CHARACTER OF THE EXISTING
SIGNAGE AT THE TRAILHEAD ALONG
NORTH THOMPSON CREEK ROAD
PROPOSED SEASONAL
PORTABLE TOILET
PROPOSED GATE TO MATCH
EXISTING GATE AT THE
PARKING LOT ALONG NORTH
THOMPSON CREEK ROAD
RETENTION BASIN,
SEE CIVIL DWGS.
LIMITS OF DISTURBANCE,
SEE CIVIL DWGS.
CONNECTION
TO EXISTING
TRAIL SYSTEM
EXISTING OAKS
TO REMAIN
MARIO
N
C
E
M
E
T
E
R
Y
R
O
A
D
EXISTI
N
G
F
E
N
C
E
T
O
R
E
M
AI
N
EXISTING OAKS
TO REMAIN
EXISTING OAKS
TO REMAIN
PARKING LOT
UPPER TIER PARKING LOT
LOWER TIER
EXISTING OAKS
TO REMAIN
EXISTING OAKS
TO REMAIN
ROAD BASE SURFACE, SEE CIVIL DWGS.
LIMITS OF DISTURBANCE, SEE CIVIL DWGS.
EXISTING GRADES
PROPOSED GRADES, SEE CIVIL DWGS.
TRAIL CONNECTIONS
EXISTING GAMBLE OAKS TO REMAIN
SNOW STORAGE AREA
NATIVE SEED
Spring Gulch North Parking LotCarbondale, CO 8162322021 March 3, 2023
311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.com
JD, DB
AG
JD
Scale: 1" = 20'
0'10'20'40'
PROPOSED PASTURE SEED MIX
L.01
NOTES
1. LEGAL DESCRIPTION: SECTION: 10 TOWNSHIP: 8 RANGE: 89 SEC. 3 LOT
4(30.51AC),S1/2NW,NESW,S1/2SW,W1/2SE. SEC.4 LOT 1(31.84AC),SENE
SEC.9 N1/2NE,SWNE,SENW SEC 0.W1/2NE,E1/2W1/2,SWSW,SE1/4 SEC 11.
S1/2SW
PROJECT PARCEL ACRES: 1062.349; PROJECT SITE ACRES: 0.75.
2. TO THE MAXIMUM EXTENT POSSIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE STOCKPILED
ON-SITE FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.
3. SALVAGE AND STORE ALL TOPSOIL.
4. SUPPLEMENT SALVAGED TOPSOIL WITH ADDITIONAL TOPSOIL TO REACH A 6" FINAL INSTALL DEPTH OF SOIL (NATIVE AND
SUPPLEMENTAL COMBINED).
5. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AS DESIGNED WHEN IT IS OBVIOUS THAT UNKNOWN
OBSTRUCTIONS, AREA DISCREPANCIES AND/OR GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING
DESIGN. SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED
REPRESENTATIVE. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO
FAILURE TO GIVE SUCH NOTIFICATIONS.
6. THE LANDSCAPE PLAN IS TO BE USED IN CONJUNCTION WITH THE CIVIL PLANS TO FORM COMPLETE INFORMATION
REGARDING SITE WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY COORDINATION WITH SUBCONTRACTORS AS
REQUIRED TO ACCOMPLISH ALL CONSTRUCTION OPERATIONS. ALL PIPING, CONDUIT, SLEEVES, ETC., SHALL BE SET IN PLACE
PRIOR TO INSTALLATION OF CONSTRUCTION ITEMS.
7.GRADING
a. CONTRACTOR TO NOTIFY OWNER'S REPRESENTATIVE OF ANY POORLY DRAINED AREAS PRIOR TO COMMENCING WORK.
b. CONTRACTOR SHALL OBTAIN APPROVAL OF THE OWNER'S REPRESENTATIVE OF THE GRADING PRIOR TO PLANTING.
8. CONTRACTOR SHALL FOLLOW THE LANDSCAPE PLAN. ANY DISCREPANCIES BETWEEN THE PLAN AND FIELD CONDITIONS
SHALL BE REPORTED BEFORE PROCEEDING WITH WORK.
9. CONTRACTOR SHALL USE LOCAL BEST MANAGEMENT PRACTICES FOR OBTAINING AND INSTALLING LANDSCAPE MATERIALS.
COMPLETE THE WORK USING SKILLED PERSONNEL, PROFICIENT IN THE TRADES REQUIRED & IN A NEAT , ORDERLY AND
RESPONSIBLE MANNER & WITH RECOGNIZED STANDARDS OF WORKMANSHIP.
10. THE CONTRACTOR IS RESPONSIBLE FOR WEED CONTROL ON SEEDED AREAS UNTIL FINAL ACCEPTANCE.
SEEDING AREA PREPARATION
1. LIMIT SUBGRADE PREPARATION TO AREAS TO BE SEEDED WITHIN TWO WEEKS OF SUBGRADE PREPARATION. FOLLOWING
SUBGRADE PREPARATION, NO VEHICLE TRACKING, EQUIPMENT ACCESS OR MATERIALS STAGING IS TO OCCUR IN PREPARED
AREAS, EXCEPT FOR OPERATIONS DIRECTLY RELATED TO SEED INSTALLATION.
2. MOISTEN PREPARED AREA BEFORE PLANTING IF SOIL IS DRY. WATER THOROUGHLY AND ALLOW SURFACE TO DRY BEFORE
PLANTING. DO NOT CREATE MUDDY SOIL.
3. LOOSEN THE SURFACE OF AREAS TO BE SEEDED WITH HAND RAKES BEFORE APPLYING SEED.
BROADCAST SEEDING
1. DO NOT USE WET SEED OR SEED THAT IS MOLDY OR OTHERWISE DAMAGED IN TRANSIT OR STORAGE. DELIVER SEED TO JOB
SITE IN THE ORIGINAL UNOPENED CONTAINERS AND SAVE LABELS.
2. SEED SHALL BE UNIFORMLY SOWN BY BROADCASTING.
3. BROADCAST SEEDING RATES SHALL BE TWICE THE AMOUNT SPECIFIED. BROADCAST SEEDING SHALL BE RAKED INTO THE
SOIL TO A DEPTH OF APPROXIMATELY ONE-QUARTER INCH (1/4") TO ONE-HALF INCH (1/2").
4. THE SEEDING SHALL BE DONE IN TWO (2) SEPARATE APPLICATIONS CROSSING THE AREA AT RIGHT ANGLES TO ONE ANOTHER
TO GUARANTEE EVEN COVERAGE.
5. DO NOT SEED DURING HIGH WINDS OR WHEN THE GROUND IS FROZEN OR OTHERWISE UNABLE TO BE WORKED.
6. STRAW MULCH SHALL BE STRAW BLOWER BLOWN, CERTIFIED WEED-FREE STRAW. AT LEAST SEVENTY PERCENT (70%) OF
THE MULCH BY WEIGHT SHALL BE TEN (10) INCHES OR MORE IN LENGTH. MULCH SHALL NOT CONTAIN ANY NOXIOUS WEED,
MUST, MOLD, CAKE, OR DECAY. NO HAY MAY BE USED ON THE PROJECT UNLESS APPROVED IN ADVANCE BY ECOLOGIST OR
LANDSCAPE ARCHITECT.
7. PROTECT SEEDED AREAS AGAINST EROSION BY UNIFORMLY SPREADING STRAW MULCH AFTER COMPLETION OF SEEDING
OPERATIONS. SPREAD UNIFORMLY AT A MINIMUM RATE OF 2 TONS PER ACRE (45 KG PER 100 SQ. M) TO FORM A CONTINUOUS
BLANKET 1-1/2-INCHES (38-MM) LOOSE DEPTH OVER SEEDED AREAS. SPREAD BY HAND, BLOWER, OR OTHER SUITABLE
EQUIPMENT.
8. FOLLOW STRAW APPLICATION BONDED FIBER MATRIX. ATTACH FIBER VIA HYDRO MULCH AT MANUFACTURER RECOMMENDED
RATES. HYDRO MULCH EXAMPLES - RANIER PLUS TACKIFIER
9. PROTECT SEEDED SLOPES EXCEEDING 3:1 AGAINST EROSION WITH EROSION-CONTROL BLANKETS INSTALLED AND STAPLED
ACCORDING TO MANUFACTURER'S RECOMMENDATIONS.
10. PROTECTION OF SEEDED AREAS: PROVIDE BARRIERS AS REQUIRED TO PREVENT PEDESTRIAN OR VEHICULAR TRAFFIC OVER
NEWLY SEEDED AREAS UNTIL COMPLETION.
11. AT THE END OF ONE GROWING SEASON, ALL SEEDED AREAS SHALL ACHIEVE 85% GERMINATION AND BE FREE OF WEEDS AND
OTHER UNDESIRABLE VEGETATION.
12. USE SPECIFIED MATERIALS TO REESTABLISH SEEDING AREA THAT DOES NOT COMPLY WITH REQUIREMENTS AND CONTINUE
MAINTENANCE UNTIL ESTABLISHMENT IS SATISFACTORY.
LEGEND
SITE AND
LANDSCAPE PLAN
BUFFALO BRAND DRYLAND PASTURE MIX
MIXTURE/VARIETY PURE SEED %
Smooth Bromegrass, VNS 20
Forage Perennial Ryegrass, Amazon 20
Orchardgrass, Paiute 20
Pubescent Wheatgrass, Manska 15
Intermediate Wheatgrass, Rush 15
Thickspike Wheatgrass, Critana 10
VNS = VARIETY NOT STATED
BROADCAST SEEDING RATE: 30-35 LBS. PER ACRE
DRILL SEEDING RATE: 20-25 LBS. PER ACRE
Exhibit 12: Grading and Drainage Plan
(4-203.E)
X X X X XX X X XXX X X XXX X X XX X XX X XX X
XX
X
XX
X
XX
X
XX
X
X
XX
X
X
X
787578707865
7860
78657870Existing Trail SystemProposed Roadbase DriveMarion Cemetery RoadExisting FoliageProposed Swale BasinExisting Fence To RemainProposed GateProposed KioskProposed Portable ToiletDesign Notes1. The design is based on the best available information. This includes but is not limited to site conditions, features andstructures, 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 betemporarily put on hold. Contact CRC to verify a solution and hold all work until the necessary alterations have been made.3. No field changes are to occur without written approval of the engineer. If changes are requested and approved, Crystal RiverCivil will review the change and respond accordingly.Construction Notes1. All work completed on this project must meet standards set by the project's jurisdictions. This includes but is not limited toHOA 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 specificationsnecessary 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, CrystalRiver Civil must verify the alterations prior to receiving approval of completion.4. Construction staking of horizontal and vertical layout is the responsibility of the Contractor. If additional documents, site visitsfor verification, or alterations are necessary, Crystal River Civil can be hired for construction administration for additionalservices.5. Property lines, monuments, benchmarks, survey control, and additional historic survey information cannot be removed andcannot be removed for construction. Disturbed survey items are the responsibility of the contractor and must be restored by astate of Colorado licensed land surveyor.6. Work and storage areas must be maintained only onsite. Project construction in Right-Of-Ways, public space, and privateproperty must be approved in writing by the necessary jurisdiction or individual.7. Limits of disturbance, tree protection, and slope protection defined within the plans must be met. Disturbances outside of theseextents may require alterations to the design and has implications that are the responsibility of the contractor. If damage shalloccur outside of these areas, the site conditions shall be restored to their original state.8.If applicable and a tree removal plan has been developed for the project, it is the responsibility of the contractor to meet theproposed conditions by the approved document. The contractor must not damage, trim, or remove trees and or bushes thatare not approved for modification by the tree removal plan. Approval for proceeding with additional tree removal must beapproved by Crystal River Civil, the landscape architect, the owner, and/or any stakeholders.9. The Contractor is responsible for removal of waste created onsite from construction. Waste material that does not meet therequirements for cannot be used for backfilling on the project and must be exported from the site.10. All materials requiring compaction must meet CDOT and/or ASTM Standards.11. If traffic control is needed for the project, it is the responsibility of the contractor to obtain and implement an approved trafficcontrol plan. Street access must be provided to the public within the Right-Of-Way - Any obstruction to general traffic flowmust be mitigated for. Pedestrian access must be always provided, and traffic entering and leaving the project site is to beobserved by the contractor.12. Dust mitigation must be provided by the contractor as necessary. Water shall be used as a dust palliative where and whenrequired. Sweeping and cleaning streets and sidewalks during the construction will be directed by the affected jurisdictions andperformed as necessary by the contractor.Utility Notes1. 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 existingutilities throughout construction. If any damages occur to existing utility lines, it is the responsibility of the contractor tocoordinate 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 utilityproviders 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 theresponsibility of the contractor to organize these inspections.5.If any shallow utilities, including communication and telephone services and lines, are exposed, and temporarily altered forconstruction, 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 thecontractor.XCXCCCCXFOXFOFOFO<<FDFDXGXGGGGXSSXSSSSSSXUEXUEUEUEXOEXOEOEOEXTXTTTTXWXWWWWXWSXWSWSWSAbbreviations:ASTMAmerican Society of Testing and MaterialsAvg AverageBldg BuildingBMBenchmarkBMPBest Management PracticesBOW Bottom of WallCon ConcreteDemo DemolitionDia or ØDiameterDimDimensionEl or Elev ElevationExExistingFFEFinished Floor ElevationFLFlow LineFt Foot or FeetGal GallonsHoriz HorizontalHpHigh PointInvInvertLFLinear FeetLPLow PointMax MaximumMinMinimumNTS Not To ScaleOff OffsetPCPoint of Horizontal TangencyPCCPoint of Compound CurvePerf PerforatedPIPoint of Horizontal TangencyProp ProposedPVCPolyvinyl Chloride PipeQFlow RateRCPReinforced Concrete PipeROWRight-Of-WaySFSquare FeetSta StationSYSquare YardTDTrench DrainLegendExistingCommunications LineProposedEasement LineEdge of PavementEdge of GravelEdge of WaterFiber Optic LineFlow LineFoundation DrainGas LineGutter Flow Line / Break LineMajor Contour LineMinor Contour LineProperty LineSanitary Sewer LineStorm Drain LineConcrete / Sidewalk / PatioUnderground Electric LineOverhead Electric LineTelephone LineWater LineWater Service LineTOWTop of WallXRWXRWRWRWRaw Water LineOf 4 Pages01 Land Use Submittal 02.27.2023 JKE
#Description Date Drawn By
Spring Gulch North Parking Lot
Carbondale, CO 81623 1101 Village Road, Unit UL-3CCarbondale, CO 81623(970) 510 - 5312JKE
Reviewed By
Not For ConstructionJob #: 22.52Drawing ScaleUnits (Feet) 1" = 30'03060NSW ESpring Gulch North Parking LotCarbondale, CO 81623Vicinity MapNot To ScaleSiteC.01Title PageSheet List TableSheet Number Sheet TitleC.01Title PageC.02Grading and DrainageC.03Upper AlignmentC.04Lower Alignment
X XX X X XX X X X X X X X X X X X XX X X XX X XXX X XX
XXX
X
X
X
X
XX
X
XX
X2.0%2.0%2.0%2.5%
1.0%
0.0%
2.0%2.5%4.5%
3.0%
787578707865
7860
78657870
7865
78667867786878697868786778667865
7864
7864
78707872
20'
Road Base Access
150.00 60.0078647865786678677864
Detention BasinHas Capacity For A 100-Year 1-HourStorm Event For Upper Parking Area2.0%1.0%69.2468.9368.8667.3166.3364.4764.0664.4164.7963.8963.5967.9667.8867.8066.9266.8966.6666.7766.0564.3264.32EX:64.71EX:63.6063.9263.9263.9263.7663.4564.7264.4264.325.0%63.713.0:13.0:1R50.00 R50.00 64.720.0%3.0:17862Existing Trail System78677865
7863
63.5267.3568.5568.0368.3368.452.0%Existing FoliageExisting FoliageMarion Cemetery Road
Proposed GateSpring Gulch NordicTrail System SignagePortable ToiletArea Of Disturbance44321 Sq. FtSnow Storage AreaSnow Storage AreaSnow Storage AreaSnow Storage AreaProposed 18" - 35' Long Culvert Sloped At 2.0%Inv. In:62.40Inv. Out:61.657
8
6
5
7
8
6
2
786
3
Install Wattles During ConstructionInstall Wattles During ConstructionExisting Fence20.00
Road Base Driveway DetailNot to Scale8" Of Class 6 Aggregate Base CourseCompact to 95% ASTMStandard ProctorScarify and RecompactBottom of Excavation to 95%ASTM Standard ProctorMinimum 6" of Top SoilRevegetate as NecessaryFlowPlan ViewSection ViewFlowErosion LogsFinished GradeHillside Erosion Protection DetailNot to ScaleFlowErosion LogsLocate on Hillside Every2 Vertical FeetFinished GradeEntrench Logs Minimumof 2" into GradeWooden Stakes SpacedMinimum of 24 Inches ApartMinimum of 12 Inches DeepAngled 45° From HillsideNote: Erosion Logs Shall be Tightly Abutted with No GapsContoursOf 4 Pages01 Land Use Submittal 02.27.2023 JKE
#Description Date Drawn By
Spring Gulch North Parking Lot
Carbondale, CO 81623 1101 Village Road, Unit UL-3CCarbondale, CO 81623(970) 510 - 5312JKE
Reviewed By
Not For ConstructionJob #: 22.52Drawing ScaleUnits (Feet) 1" = 20'02040NSW EC.02Grading and Drainage
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX2.0%
2.0%
2.0%
2.5%1.0%0.0%2.0%2.5%4.5%3.0%787578707865786078657870786578667867786878697868786778667865
7864786478707872Start Upper Access AlignmentN:1564457.91E:2490983.86End Upper Access AlignmentN:1564129.33E:2490893.9920' Road Base Access150.0060.00Sta:0+19.05Off:16.31'RSta:0+23.88Off:10.00'RSta:0+29.92Off:10.00'RSta:0+94.07Off:10.00'RSta:1+10.10Off:10.00'RSta:1+52.11Off:10.00'RSta:1+55.75Off:14.77'RSta:1+55.75Off:30.00'RSta:3+05.75Off:30.00'RSta:3+05.75Off:15.00'RSta:3+10.78Off:10.00'RSta:3+05.75Off:15.00'LSta:3+05.75Off:30.00'LSta:1+55.75Off:30.00'LSta:1+55.75Off:15.51'LSta:1+47.70Off:10.00'LS14° 20' 23.88"E29.92'S71° 59' 56.96"W19.90'S6° 36' 48.78"W213.48'L=60.276, R=40.000D=86.3391L=45.648, R=40.000D=65.3856Sta:3+10.67Off:10.00'LSta:3+41.13Off:39.98'LSta:3+61.13Off:39.97'LSta:3+61.14Off:42.92'L786478657866786778642.0%1.0%R30.00R50.00R5.00R5.00R5.00R5.00R30.00R30.00R32.145.0%
3.0:1
3.0:1R5.00R5.00R50.00R50.00R5.00R5.00R70.00Sta:3+41.14Off:42.93'LExisting FoliageExisting FoliageExisting FoliageProposed SwaleProposed Nordic TrailsProposed Nordic Trail0.0%3.0:1
78627867786578632.0%End AccessSta:3+41.13Off:0.00'786578627863Sta:0+10.92Off:13.69'LSta:0+15.74Off:10.00'LSta:0+60.25Off:28.86'LStart AccessSta:0+14.63Off:0.00'20.00Upper Access Alignment ProfileHorizontal Scale: 1"=20'Vertical Scale: 1"=20'78607870786078700+20EG 7864.1
FG 7864.110+40EG 7864.1
FG 7864.240+60EG 7864.6
FG 7864.750+80EG 7865.3
FG 7865.541+00EG 7866.3
FG 7866.291+20EG 7867.3
FG 7866.791+40EG 7868.0
FG 7867.041+60EG 7868.3
FG 7867.241+80EG 7868.6
FG 7867.442+00EG 7869.0
FG 7867.642+20EG 7869.4
FG 7867.842+40EG 7869.6
FG 7868.042+60EG 7869.7
FG 7868.242+80EG 7869.7
FG 7868.443+00EG 7869.4 FG 7868.613+20EG 7869.0 FG 7868.633+40EG 7868.5 FG 7868.533+60EG 7868.6 FG
0.00%-0.50%1.00%4.00%Start Upper Access
STA = 0+14.64
ELEV = 7864.114
End Upper AccessSTA = 3+41.13ELEV = 7868.527
PVI STA: 0+44.41PVI ELEV: 7864.11K: 10.00LVC: 40.03BVCS: 0+24.40
BVCE: 7864.11
EVCS: 0+64.43
EVCE: 7864.92PVI STA: 3+05.99PVI ELEV: 7868.70K: 25.00LVC: 37.50BVCS: 2+87.24BVCE: 7868.52EVCS: 3+24.74EVCE: 7868.61 HIGH PT. STA: 3+12.24HIGH PT ELEV: 7868.64PVI STA: 1+10.10PVI ELEV: 7866.74K: 15.00LVC: 45.05BVCS: 0+87.57
BVCE: 7865.84
EVCS: 1+32.62
EVCE: 7866.97
Of 4 Pages01 Land Use Submittal 02.27.2023 JKE
#Description Date Drawn By
Spring Gulch North Parking Lot
Carbondale, CO 81623 1101 Village Road, Unit UL-3CCarbondale, CO 81623(970) 510 - 5312JKE
Reviewed By
Not For ConstructionJob #: 22.52Drawing ScaleUnits (Feet) 1" = 20'02040NSWEC.03Upper Alignment
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX2.0%
2.0%
2.0%
2.5%1.0%0.0%2.0%2.5%4.5%3.0%787578707865786078657870786578667867786878697868786778667865
7864786478707872Start Of Lower Access AlignmentN:1564457.91E:2490983.86End Lower Access AlignmentN:1564126.48E:2490977.1520' Road Base Access150.0060.00786478657866786778642.0%1.0%R30.00R50.00R5.00R5.00R5.00R5.00R30.00R30.00R32.145.0%
3.0:1
3.0:1R5.00R5.00R50.00R50.00R5.00R5.00R70.00Sta:0+19.05Off:16.31'RSta:0+10.92Off:13.69'LSta:0+15.74Off:10.00'LSta:0+23.88Off:10.00'RSta:0+29.92Off:10.00'RSta:0+77.27Off:10.00'LSta:0+99.23Off:10.00'LSta:1+23.86Off:10.00'LSta:1+28.86Off:15.00'LSta:1+28.85Off:30.00'LSta:2+78.85Off:30.00'LSta:2+78.86Off:15.00'LSta:2+83.89Off:10.00'LSta:2+83.87Off:10.00'RSta:2+78.87Off:15.00'RSta:2+78.88Off:30.00'RSta:1+28.88Off:30.00'RSta:1+28.87Off:15.00'RSta:1+23.87Off:10.00'RSta:0+59.86Off:38.08'R0.0%3.0:1
78627867786578632.0%Start AccessSta:0+14.63Off:0.00'End AccessSta:3+14.26Off:0.00'78657862786320.00Lower Access Alignment ProfileHorizontal Scale: 1"=20'Vertical Scale: 1"=20'78607870786078700+20EG 7864.1
FG 7864.060+40EG 7864.0
FG 7863.990+60EG 7864.1
FG 7864.060+80EG 7864.0
FG 7864.011+00EG 7864.0
FG 7864.041+20EG 7864.1
FG 7864.091+40EG 7864.2
FG 7864.171+60EG 7864.3
FG 7864.261+80EG 7864.3
FG 7864.352+00EG 7864.4
FG 7864.362+20EG 7864.3
FG 7864.252+40EG 7864.0
FG 7864.042+60EG 7863.7
FG 7863.692+80EG 7863.5 FG 7863.513+00EG 7863.7 FG 7863.673+20EG 7863.3 FG 7863.26 3.50%0.00%Start Lower Access
STA = 0+14.63
ELEV = 7864.118
End Lower AccessSTA = 3+14.26ELEV = 7865.168PVI STA: 2+84.26PVI ELEV: 7864.12K: 10.00LVC: 35.00BVCS: 2+66.76
BVCE: 7864.12
EVCS: 3+01.76EVCE: 7864.73
Of 4 Pages01 Land Use Submittal 02.27.2023 JKE
#Description Date Drawn By
Spring Gulch North Parking Lot
Carbondale, CO 81623 1101 Village Road, Unit UL-3CCarbondale, CO 81623(970) 510 - 5312JKE
Reviewed By
Not For ConstructionJob #: 22.52040NSWEDrawing ScaleUnits (Feet) 1" = 20'20C.04Lower Alignment
Exhibit 13: Engineering Report
(4-203.G.3)
Crystal River Civil LLC 970.510.5312 Page 1 of 4
Spring Gulch North Parking Lot
Engineering Report
February 24, 2023
Existing Conditions
This property being discussed is located in Garfield County outside of Carbondale, Colorado. The
site is designated as Property ID #246110100003 and is described as Section: 10 Township: 8
Range: 89 SEC. 3 LOT. This site is located on a large parcel of land that borders ranch land and
undeveloped lots to the north, east and west. BLM land is further north, and Forest Service land
is located to the west, while the southern edge of the property borders additional ranch land. This
project is specifically referencing a small portion of this lot, just South of Marion Cemetery Road.
Shown above is an image displaying the location of the Spring Gulch Trail System
The site is currently being utilized by the Spring Gulch Trail system, a dispersed trail network used
by the public for Nordic skiing. It is run by the Mount Sopris Nordic Council in partnership with the
landowners, the North Thompson Cattlemen’s Association.
The existing area is undeveloped pastureland, with a gradual slope to the East. The site is
relatively flat and consists of native grasses and vegetation. There are no concentrated flow lines
within the vicinity, and no erosion concerns. No neighboring sites are impacting the historic
Crystal River Civil LLC 970.510.5312 Page 2 of 4
drainage patterns. There are no utilities in the vicinity, and the only development in the areas is
Marion Cemetery Road.
Proposed Conditions
A road base parking lot is proposed on the site, just south of Marion Cemetery Road. This parking
lot will have an upper and lower tier as to reduce grading and disturbance of the site. The lot
consists of 60 parking spaces and will be utilized by Spring Gulch Nordic trail users. Several
existing ski trails will be integrated into the development. This parking lot will be used seasonally
and will be closed and gated during closures. Additional improvements include signage and a
portable toilet. The access has been designed to meet the road and bridge standards, as well as
maintain adequate emergency access. A civil site plan, as well as access plan and profiles, have
been included with this submittal and are to be referenced with this engineering report.
Access
The parking lot has been designed to meet the requirements of the Garfield County Land Use
and Development Code Article 7. The access point at Marion Cemetery Road meets the design
standards of a semi-primitive roadway, and has capacity for 2-way traffic with 8-foot lanes and
2-foot shoulders. Slopes of the driving surfaces are minimal, and turning requirements for
emergency vehicles are addressed. The 60 parking spaces are deemed adequate for the public
use of the site.
Utilities
No utilities will be provided on the site. A portable waste facility will be located at the lot for use
by the trail users. This will be maintained and managed onsite and will be removed from the site
during the off season.
Drainage Analysis
The drainage design on the site utilizes detention swales, dispersion, and infiltration to provide
adequate mitigation of the developed area. The upper tier of the parking area slopes towards a
drainage basin in between the two parking tiers. This area has been sized to have adequate
storage for stormwater collection and infiltration. The lower tier of the parking area is sloped to
the east and is designed to disperse stormwater into the native vegetation below. These two areas
have been broken into separate basins for analysis, Basin 1 being the runoff from the upper lot
and Basin 2 runoff from the lower lot.
This drainage analysis uses procedures that have been standardized by the Mile High Flood
District’s Urban Storm Drainage Criteria Manual, or the USDCM. Peak flows of the site have been
calculated using the Rational Method to determine the impacts the proposed project has on the
existing conditions, along with verifying the capacity of the proposed infrastructure. This method
uses the analyzed basin’s area, soil type (assumed soil type B), percentage of imperviousness,
Crystal River Civil LLC 970.510.5312 Page 3 of 4
time of concentration, and the historic storm data from NOAA Atlas 14 to determine the maximum
flow rate from a specified storm event. The Rational Method uses the equation below to determine
the Maximum Flow Rate:
Q=CIA
Where,
- Q is the peak stormwater runoff rate, in cubic feet per second
- C is a runoff coefficient of the drainage area
- I is the storm intensity, in inches per hour
- A is the area of the drainage basin, in acres
The Runoff Coefficient, C, is determined using table 6-5 from the USDCM. To determine the storm
intensity, I, Equation 2.1 from the City of Aspen’s Urban Runoff Management Plan is being utilized,
as it is a neighboring jurisdiction that has more similar historical data in comparison to the
USDCM. For smaller basins with a time of concentration of less than five minutes, a time of
concentration of five minutes is assumed – when smaller times of concentration are used in the
Rational Method, the results tend to be inaccurate, as per the USDCM. The rainfall event used
for this analysis is for a 1-hour 25-year storm event. Below is a table summarizing the calculations
to determine the predeveloped and developed conditions for the onsite basins.
Garfield County requires stormwater runoff from a development to not exceed more than the
historic runoff. For this design, CRC utilizes historic data from a 1-hour 25-year and a 1-hour 100-
year storm event. Detention is necessary to offset the increased flows from new impervious areas
to be released at the historic rate. Basin 1 is proposed to be collected by a detention swale, which
has capacity for full detention of a 1-hour 100-year storm event. Below is a table showing the
values determined in the analysis.
Rainfall depth, P 1 (in)1.1 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t
Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B.
Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve.
Predeveloped Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec)
1 29576 0 0.00%0.240 5 5.66 0.92
2 37631 0 0.00%0.240 5 5.66 1.17
Developed Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec)
1 29576.00 8438.40 28.53%0.410 5 5.66 1.57
2 37631.00 15148.00 40.25%0.500 5 5.66 2.44
25-Year 1-Hour Onsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052
Basin Point of Concentration Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Full Detention Storage
(Name) (name)(ft2)(ft2)(%)(in)(FOS)(ft3)
1 Swale 29576.00 8438.40 28.53%1.36 1 956
Full Detention Storage
Crystal River Civil LLC 970.510.5312 Page 4 of 4
Given the rural location of the site, as well as the gradual slopes below the development, CRC is
proposing to release stormwater from the lower parking lot down the hillside to the east. This
dispersed flow will sheetflow through the native vegetation and will naturally infiltrate into the soil.
This does not impact any neighboring sites and there are no concerns regarding erosion.
For any information regarding the stormwater design please see the civil grading and drainage
plan. If there are any comments regarding the stormwater analysis performed for the site, feel
free to contact me directly.
Jay Engstrom
Principal, P.E.
Crystal River Civil LLC
Jay@CrystalRiverCivil.com
(970) 404 - 1144
Exhibit 14: Soil Resource Report
(4-203.G.3)
United States
Department of
Agriculture
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies, State
agencies including the
Agricultural Experiment
Stations, and local
participants
Custom Soil Resource
Report for
Aspen-Gypsum Area,
Colorado, Parts of Eagle,
Garfield, and Pitkin
Counties; and Holy Cross
Area, Colorado, Parts of
Eagle, Garfield, Mesa,
Pitkin, and Summit
Counties
Natural
Resources
Conservation
Service
February 20, 2023
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of
soil map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
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9
Custom Soil Resource Report
Soil Map
4359800436040043610004361600436220043628004363400435980043604004361000436160043622004362800298300 298900 299500 300100 300700 301300 301900 302500 303100 303700
298300 298900 299500 300100 300700 301300 301900 302500 303100 303700
39° 23' 48'' N 107° 20' 37'' W39° 23' 48'' N107° 16' 38'' W39° 21' 47'' N
107° 20' 37'' W39° 21' 47'' N
107° 16' 38'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 13N WGS84
0 1000 2000 4000 6000Feet
0 350 700 1400 2100Meters
Map Scale: 1:26,200 if printed on A landscape (11" x 8.5") sheet.
*Project Area
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Aspen-Gypsum Area, Colorado, Parts of
Eagle, Garfield, and Pitkin Counties
Survey Area Data: Version 13, Sep 7, 2022
Soil Survey Area: Holy Cross Area, Colorado, Parts of Eagle,
Garfield, Mesa, Pitkin, and Summit Counties
Survey Area Data: Version 5, Sep 7, 2022
Your area of interest (AOI) includes more than one soil survey
area. These survey areas may have been mapped at different
scales, with a different land use in mind, at different times, or at
different levels of detail. This may result in map unit symbols, soil
properties, and interpretations that do not completely agree
across soil survey area boundaries.
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Aug 25, 2021—Sep
5, 2021
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MAP LEGEND MAP INFORMATION
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
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11
Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
64 Jerry loam, 25 to 65 percent
slopes
15.0 1.4%
68 Jodero loam, 1 to 12 percent
slopes
38.7 3.6%
70 Kobar silty clay loam, 1 to 6
percent slopes
45.3 4.3%
71 Kobar silty clay loam, 6 to 12
percent slopes
144.9 13.7%
Subtotals for Soil Survey Area 243.9 23.0%
Totals for Area of Interest 1,061.0 100.0%
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
104A Haplocryolls-Cryaquolls
complex, 0 to 15 percent
slopes
76.3 7.2%
281B Quander family, till substratum,
5 to 40 percent slopes
30.4 2.9%
317C Sedgway-Eyre families
complex, 40 to 65 percent
slopes
11.0 1.0%
331B Woodrock-Angostura-
Echemoor families complex,
5 to 40 percent slopes
39.0 3.7%
331C Woodrock-Angostura families
complex, 40 to 65 percent
slopes
1.0 0.1%
333B Fughes-Godding families
complex, 5 to 40 percent
slopes
57.5 5.4%
333C Herm-Kolob families complex,
40 to 65 percent slopes
44.5 4.2%
336B Garber-Kutler-Duffymont
families complex , 0 to 25
percent slopes
27.6 2.6%
338B Wetopa-Doughspon-Echemoor
families complex, 5 to 40
percent slopes
140.1 13.2%
346B Gateview-Sawpit families
complex, aspen, 5 to 40
percent slopes
14.6 1.4%
420C Subwell-Duffymont families
complex, 40 to 65 percent
slopes
270.7 25.5%
449C Tampico, moist-Echemoor-Eyre
families complex, 30 to 65
percent slopes
104.4 9.8%
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Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
Subtotals for Soil Survey Area 817.0 77.0%
Totals for Area of Interest 1,061.0 100.0%
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
descriptions along with some characteristics of each. A few areas of minor
components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
pure taxonomic classes but rather to separate the landscape into landforms or
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
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Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion, and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example, Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform. An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
Custom Soil Resource Report
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Calcium carbonate, maximum content:10 percent
Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm)
Available water supply, 0 to 60 inches: High (about 10.8 inches)
Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 4e
Hydrologic Soil Group: C
Ecological site: R048AY247CO - Deep Clay Loam
Other vegetative classification: deep clay loam (null_10)
Hydric soil rating: No
Minor Components
Other soils
Percent of map unit:10 percent
Hydric soil rating: No
71—Kobar silty clay loam, 6 to 12 percent slopes
Map Unit Setting
National map unit symbol: jq70
Elevation: 6,800 to 8,200 feet
Mean annual precipitation: 12 to 14 inches
Mean annual air temperature: 40 to 44 degrees F
Frost-free period: 85 to 95 days
Farmland classification: Not prime farmland
Map Unit Composition
Kobar and similar soils:90 percent
Minor components:10 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Kobar
Setting
Landform:Terraces, alluvial fans
Landform position (three-dimensional):Tread
Down-slope shape:Linear
Across-slope shape:Linear
Parent material:Alluvium derived from shale
Typical profile
H1 - 0 to 3 inches: silty clay loam
H2 - 3 to 35 inches: silty clay loam
H3 - 35 to 60 inches: silty clay loam
Properties and qualities
Slope:6 to 12 percent
Depth to restrictive feature:More than 80 inches
Drainage class:Well drained
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Runoff class: Very high
Capacity of the most limiting layer to transmit water (Ksat):Moderately low to
moderately high (0.06 to 0.20 in/hr)
Depth to water table:More than 80 inches
Frequency of flooding:None
Frequency of ponding:None
Calcium carbonate, maximum content:10 percent
Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm)
Available water supply, 0 to 60 inches: High (about 10.8 inches)
Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 4e
Hydrologic Soil Group: C
Ecological site: R048AY247CO - Deep Clay Loam
Other vegetative classification: deep clay loam (null_10)
Hydric soil rating: No
Minor Components
Other soils
Percent of map unit:10 percent
Hydric soil rating: No
Custom Soil Resource Report
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References
American Association of State Highway and Transportation Officials (AASHTO).
2004. Standard specifications for transportation materials and methods of sampling
and testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard D2487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife
Service FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric
soils in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service.
U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/
nrcs/detail/national/soils/?cid=nrcs142p2_054262
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for
making and interpreting soil surveys. 2nd edition. Natural Resources Conservation
Service, U.S. Department of Agriculture Handbook 436. http://
www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://
www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/
home/?cid=nrcs142p2_053374
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/
detail/national/landuse/rangepasture/?cid=stelprdb1043084
43
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/
nrcs/detail/soils/scientists/?cid=nrcs142p2_054242
United States Department of Agriculture, Natural Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States,
the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook
296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?
cid=nrcs142p2_053624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. http://
www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf
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Exhibit 15: Geologic Hazards Maps
(4-203.G.2)
Exhibit 16: Wetlands Map (7-203)
Exhibit 17: Wildfire Risk Map (7-206)