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HomeMy WebLinkAboutNarrative 2-14-09 7 _____________________________________________________________________________________ 1 High Mesa Partners, LLC Robert J. Graham, Manager 400 Panamint Rd., Virginia City Highlands, NV 89521 Phone: 775-847-7030 Cell: 408-397-7473 e-mail: bgraham@ridgellc.com Land Use Change Application High Mesa RV Park January 2009 Submission to: Garfield County Planning Department _____________________________________________________________________________________ 2 Special Use Permit Application: Contact List: Property Owners: Bob Graham, Manager, High Mesa Partners, LLC. bob@highmesaprtners.com 408-391- 7473 & 775-847-7030 General Contractor: Jerry Rusch, Rocky Mountain Steel Structures, LLC. rmss@sopris.net 970-876-5878 Supporting Engineering and Studies: Project Managers and designers Water and Waste Treatment. nickk@sgm-inc.com bobp@sgm-inc.com 970-945-1004 Nathan Bell, Bell Consulting, LLC Layout and Engineering. nbell@bellconsulting.com 970- 625-9513 Bill Marston, Grand Valley Eng. Electrical. BillM@GVlyEngineers.com 970-256-0353 Bill Merrill, Western Water and Land, LLC. Water planning and well. bmerrill@westernwaterandland.com 970-201-1699 This presentation contains maps and some materials that are large format. Copies in large format may be obtained from Bob Graham or Jerry Rusch. If you are using this document in electronic form, look for the attached files of electrical plans and site plans and review of compliance to county regulations, which can be displayed on a monitor or printed in large format. _____________________________________________________________________________________ 3 Background Information: Property Owners: High Mesa Partners, LLC 400 Panamint Rd. Virginia City Highlands, Nevada, 89521 Contact: See above Robert Graham, Manager, High Mesa Partners, LLC Jerry Rusch, Representative See attached Authorization to Represent for Jerry Rusch or Rocky Mountain Steel Structures; See Appendix A See attached Certificate of Good Standing; See Appendix B Statement of Authority for Graham to Represent: See Appendix C Description of Land Use Change (LUC): A 36 acre parcel belonging to High Mesa Partners, LLC will be used for the construction of a 120 space RV Park to be owned, built and managed by High Mesa Partners, LLC. Street Address/General Location of Property: Located ¾ mile off County Rd 300, approximately 1 mile from Battlement Mesa. Legal Description: See Appendix D Assessor’s Parcel Number: 2407-193-00-189 Existing Use: High Mesa Partners LLC: Ranch Land Zone District: Rural _____________________________________________________________________________________ 4 Table of Contents (Major Sections Only for Reference) 4-106 Major Impact: Land Use Change: ........................................................................................................ 7 4-201-C-3 Rezoning Criteria: ......................................................................................................................... 7 3-306 Campground/Recreational Vehicle Park Requirements ................................................................... 11 A. General Requirements ...................................................................................................................... 11 7-806 Additional Standards Applicable to RV Parks ................................................................................... 11 A. Site Improvements: ........................................................................................................................... 11 D. Easements, ROW, Public Open Space and Common Areas ............................................................. 12 E. Driveways: See 4-502-c-3 contained herein .................................................................................. 12 H. Water Supply and Distribution: (Includes note relevant in Sections 7-104 and 106): ............... 12 7-104 Source of Water ................................................................................................................................ 14 7-806-h Recreational Park Water System: .................................................................................................. 15 7-806-I Sewage Disposal ............................................................................................................................. 16 7-806-J Fire Protection: ............................................................................................................................... 17 7-806-k Electrical Distribution and Communications Wiring ...................................................................... 17 7-806-L Service Buildings: ........................................................................................................................... 18 4-502 Required Submittals ......................................................................................................................... 19 2. Vicinity Map attached (See Appendix E)......................................................................................... 19 F. Rezoning Justification: See section 4-201-C contained herein .................................................... 22 G. Statement of Appeal: N/A ............................................................................................................... 22 H. Development Agreement: See Appendix GG.................................................................................. 22 I. Improvements Agreement: See Appendix HH ............................................................................... 22 J. Traffic Study: ...................................................................................................................................... 22 J-1-D Construction Phase: ......................................................................................................................... 23 J-5 On-Site and Off-Site Improvements and Fees ....................................................................................... 23 A. On-Site Improvements Roads: .......................................................................................................... 23 J-6 Additional Submittal Requirements and Documentation: .................................................................... 24 J-7 No additional thresholds per the SGM traffic study. ......................................................................... 24 Article XIII Financial Guarantee ............................................................................................................... 24 _____________________________________________________________________________________ 5 Appendix: A. Authorization to Represent B. Certificate of Good Standing C. Statement Of Authority D. Legal Description, Deed and Minerals Deed E. Vicinity & Topo Map F. Land Survey Plat G. Email From Battlement Mesa H. Water Use Plan Western Water I. Letter Concerning Water Systems From SGM J. Daybreak High Mesa Service Agreement K. West Divide Abatement Contract L. Landscape Plan M. Water Rights Deed N. Water & Waste System and Connections O. Letter Concerning Waste Treatment System P. Fire Pond Valve Diagram and Dam Profile Q. Legal Water Source for Fire Pond R. Holy Cross Certificate S. Electrical System Plans – Grand Valley Engineering T. Building and Structure Plans U. Site Plans V. Construction Schedule W. Engineers Report – Accompanies Appendices E, L, N, P, U and FF X. Access Road from RD 300 Drawings and Entrance Permit Y. EnCana ROW Z. Easements for Access Road AA. Land Photos BB. Soils Report & In Park Soils for Road CC. Wildlife Report DD. Archaeological Report EE. Radiation Hazard FF. Reclamation Study GG. Development Plan _____________________________________________________________________________________ 6 HH. Improvements Agreement II. Traffic Study JJ. Driveway Access Permit KK. Easements LL. Estimated Mitigation Construction Costs MM. Well ROW Agreement NN. Water Pipeline ROW Agreement _____________________________________________________________________________________ 7 4-106 Major Impact: Land Use Change: Proposed RV Park, County Rd. 300, Parachute, Garfield County, Colorado Overview: High Mesa Partners, LLC is requesting a LUC to build a 120 space RV Park located on County Rd. 300. (Vicinity Map attached), (See Appendix E). This request is made by the owner, High Mesa Partners, LLC, of which Robert Graham is the Manager. High Mesa Partners, LLC which has been established to own the land, build and finance the park as well as operate the park. High Mesa is owned by Daybreak Realty, and John Hayes. 4-201-C-3 Rezoning Criteria: Reason for requested LUC: The LUC is required as the zoning for the area is currently for agricultural use. The LUC is for the 36 acre parcel only. The application is for a 120 space RV park on the rezoned parcel. The request to build the park originally came from EnCana. Meetings with county officials, various businesses and potential users have shown a need for the park. Currently potential users are commuting long distances, camping illegally on roads or pads, or living in high density man camps. The LUC is in the interest of the community as it would reduce traffic to and from the county, reduce illegal camping and improve quality of life for local workers. Details are below: A. The Park: The Park is designed to occupy a parcel located in sections 24 and 19. This parcel is bounded on the North and East by a parcel owned by Daybreak Realty. The parcel is bounded on the West by a parcel owned by Speakman. The property is bounded on the South by BLM. (Plat attached), (See Appendix F). Currently these properties have a single residence on the Speakman property and a potential single residence on the Daybreak property. The nearest subdivision is in Battlement Mesa, approximately a half mile distance by line, and one and a half miles by road. Access to the park will be through a private road from County Road 300 that extends through section 19 and 24. (See Vicinity Map referenced in 4-502-C- 3) contained herein. This road will be completed to county rural access road standards. (See section on road contained herein) This road was initially constructed for use by EnCana for the purpose of gas drilling pads on BLM land and has been used for over a year. _____________________________________________________________________________________ 8 The park is located approximately 3/4th mile from County Rd 300 in the Battlement Mesa area and will have 120 spaces designed for motor homes and camp trailers. There will be 6 spaces for ADA RV users. There will be no camping facilities. The park will be built in two phases: Phase I: The Park and its supporting infrastructure will be designed for occupancy. Phase II: The store, laundry, and Storage facilities will be built following occupancy. The park will have a small store, storage facility, rest rooms with showers suitable for ADA, and laundry services available to park users only. It is expected that the park will be used by oil and gas workers for a number of years but over time will become an RV park catering to area visitors and traffic from nearby Route 70. Below is a survey of parks within a 50 mile radius. Park Name City Distance Miles Sites Battlement Mesa RV Battlement 1 100 Heron's Nest Silt 20 76 Elk Creek New Castle 30 69 Ami's Acres Glenwood 45 44 Glenwood Canyon Glenwood 45 74 RV Ranch GJ 45 138 Big J GJ 45 98 Battlement Mesa has recently downsized their RV Park from 123 spaces to 100 spaces. The 23 spaces have been reallocated to modular homes. At this time they have informed us they plan to stay at 100 spaces but may convert additional spaces to mobile homes in the future. In addition to the parks listed there is a proposed 50 site park in Rifle. The Canyon Lands Park in Debeque is scheduled to close. The park has been designed as an ascetically pleasing park with open spaces in the park area. Its placement is being engineered into the topography to give park users separation between the clusters of sites. _____________________________________________________________________________________ 9 The park will be oriented to transient guests with a maximum period of occupancy that is determined by the Garfield County Code and by the State of Colorado Potable Water Permit. Over time it is planned that the park will serve a variety of users including transients from I-70 and tourists to the Battlement Area and folks interested in the wilderness areas that surround Battlement Mesa. Surveys and discussions with local business, including the gas and oil industries, show a high demand for park services. EnCana, for example, has over 500 subcontracting companies with multiple employees that work in the area. EnCana pays the subcontractors a per diem to use for RV Parks. Recent studies show that there are up to 3000 workers in the area seeking living quarters. Many of these employees are unable to find adequate facilities of any type. Due to this shortage employees engaged in gas drilling are forced to camp illegally on drilling pads, stay in hotels, or commute long distances. This is impacting the productivity of the workers, increasing costs to the employer and creating problems for the county and local residents. We will implement specific rules to support county regulations concerning stays at RV Parks: Although the park will eventually be a vacation and overnight park for use by visitors to the area, it will have high occupancy rates for the next 5-10 years as the gas industry operates in the surrounding area. We would expect the park to eventually be about 20%-60% occupied with an average stay of less than 10 days. This pattern is normal for these types of RV Parks. During the period when the park is being used by oil and gas workers we would expect to see 70-80% occupancy. Our goal is to cater to workers that are normally on a 60-90 day work cycle and a 15 day off cycle. Conversations with EnCana indicate that most of the workers do not bring families with them when they are on assignment. To accommodate this cycle we have taken or will take the following actions to insure the occupancy period for the park will not exceed 180 days per county regulations. a. Twenty per cent of the park will be reserved for short term stays per county regulations. b. Due to county legal processes we may not be able to immediately evict a tenant from the park at the end of the 180 days. To encourage them to leave we will implement a scale of increasing _____________________________________________________________________________________ 10 charges for tenants after the 180 day period. This will be part of the contract. As the tenants will be required to submit credit cards for payments this process will be automatic. c. We will inquire on the application as to what use the tenant has made of other parks in Garfield County in the past 12 months. If they indicate that they have been in another park more than 180 days we will turn down their application. d. If we begin to experience a resistance to this policy we will shorten the allowed tenancy period to 150-160 days by contract with the higher rates beginning on the 161st day. This will give us a period to address any issues before the 180 day period is complete. e. EnCana and other firms allow their workers and their contractors to stay in local hotels if no other accommodation is available, thus encouraging them to leave. f. We are installing management software that manages park reservations, credit payments and information concerning the tenants. We will use this to manage a process to insure that there are no violations of the 180 day rule, at least relevant to this specific RV Park. Infrastructure to support the customers of the park: Surveys of local workers have resulted in a proposed infrastructure that will support the needs of these tenants and reduce traffic impact on the surrounding community. With the exception of ADA sites, this will be built in Phase II. g. American Disabilities Act. The county has requested that we establish several ADA accessible RV sites. This has been accommodated in the plan. h. Entrance building with a Store: A small store will be operated to provide items that are in daily demand. The intention is to place a store in the entrance building that will be approximately 1500 sq. ft. The store will carry items that are in demand such as dairy, bread, sundries etc. The store will not be advertised or signed and will be oriented to the park community. Hours of operation will coincide with the park office hours which are expected to be 6am to 8pm. It is expected that the store will reduce trips made for _____________________________________________________________________________________ 11 small items to neighboring stores and shopping centers, thus reducing traffic. i. Laundry with Showers: A shower and laundry facility will be constructed for use by tenants. This laundry was an important item in the surveys and will save tenants both time and trips from the park. It will be for tenant use only. Restrooms and showers will be ADA accessible and are not required by the county for operation of the park. j. Storage Facilities: The owner will insist that the park remain clear of items around the RV site so there will be a variety of facilities to assist with this. The site will have a 30 unit storage facility. This will only be available to the tenants and will be rented by the week and month. It will not be signed or advertised. Additional parking has been added for visitors and extra vehicles. Finally, a graveled storage yard will be available for the storage of RV’s by tenants and also for vehicles that are not in active use. Use will be limited to park tenants. k. Support items: The Park will have full internet service offered through a wireless connection. In addition there will be Comcast Cable for TV and other Comcast services. The sites will have 50 and 30 amp services as well as water and waste management. 3-306 Campground/Recreational Vehicle Park Requirements A. General Requirements 1) Minimum Setbacks i. Space width will exceed 20 feet in width. See Site Plans referenced in 4-502 contained herein. ii. Boundaries shall be as specified. See Site Plans referenced in 4- 502 contained herein. 2) Minimum Park Area: The Park is 36 Acres and exceeds the required 5 acres. 3) Buffer: A greater than 300 foot natural landscape buffer is specified. 4) Recreation Vehicle Use is restricted to 180 days per year. (180 days actual park restriction is planned.) 7-806 Additional Standards Applicable to RV Parks A. Site Improvements: _____________________________________________________________________________________ 12 1) Access: The entrance road is being constructed by EnCana. They are obligated by an agreement with Daybreak and Speakman to construct a road to county minor connection road access standards. The road is currently supporting two drilling sites on adjoining BLM property. It is expected that this road will be used until late 2009 or early 2010 by EnCana traffic. EnCana is obligated by the right of way agreement to construct and maintain a road suitable for use by the RV Park and will certify this to the county through the ROW agreement. Upon completion of the drilling, the road will be maintained by the users, High Mesa, Daybreak and Speakman, and will be chipped per the county standards. The entrance has been paved and located for visibility per the requirements of County Public Works and reviewed by Jake Maul. Attached are engineering drawings for the road, engineer’s statement concerning the construction of the road, and the right of way agreement for the road including the clause on construction and ROWs for the RV Park establishing public access to the RV Park. 2) Drainage: See Site Plans referenced in 4-502-c-4 contained herein 3) Landscaping: See 4-502-c-5 contained herein B. Obstruction of Roadways or Walkways Prohibited: See 4-502-c-3 contained herein. The park is being designed to accommodate full size RV’s and the pads will prevent obstruction. C. Minimum Facilities for Recreational Vehicle Spaces: Each Pad will have space for a fireplace supplied by the RV occupier, and picnic table. Outdoor fires will be prohibited. User supplied grills may be used. Spaces shall be designed to confine vehicles to driveways and parking spaces. (See 4-502-c contained herein for design and drainage.) D. Easements, ROW, Public Open Space and Common Areas i. Open Space and Common Areas: In excess of 50% of the Park will be open and common. 2) Dedication of Easements, ROW and Public Lands: There will be no additional easements, ROWs to public or other lands. 3) Restrictions: All restrictions shall be met. E. Driveways: See 4-502-c-3 contained herein F. Walkway widths shall be in specification and graveled. G. Maintenance: The owner shall ensure compliance with the county regulations. H. Water Supply and Distribution: (Includes note relevant in Sections 7-104 and 106): _____________________________________________________________________________________ 13 Note on Water, Waste and Fire Systems: The Water, Waste Treatment and Water Storage Pond facilities for this park are being constructed on an adjoining parcel owned by Daybreak Realty, LLC, which is managed by Robert Graham, who is also an owner of High Mesa Partners, LLC. Due to the nature of the facilities, i.e., their odd locations and shapes it was not possible to include them in the High Mesa Parcel in a logical manner, thus it was decided to build them on Daybreak property and enter into an agreement with High Mesa to use them. In addition easements have been put in place to allow for maintenance and operation by either party of the system in the event of an emergency. High Mesa is working with SGM in Glenwood Springs on the appropriate applications. (See Water Supply and Distribution section below for additional data.) The fire system has been designed by Western Water and Bell Consulting and has been reviewed by the Battlement Mesa Fire District. See 4-502 of the Land Use Change Regulations. Water Supply and Distribution 1) Water Supply General Design: A water system will be required for the park as Battlement Mesa Metro District has denied service to the park. Letter attached (See Appendix G). Potable Water for the RV Park will be supplied by Daybreak Realty, LLC using a water system constructed to state specifications and permitted and regulated by the state. To support this permitting process a water use plan was prepared by Western Water and Land in Grand Junction. (See Appendix H) The water system itself has been designed by SGM and plans submitted to the state for approval. (See Appendix I) The system will consist of an underground tank using a well as a water source and will be located as shown on the site plan. (See Site Plans referenced in 4-502 contained herein) Service Agreement from Daybreak Realty for supply of water for domestic purposes to the RV Park attached. (See Appendix J) The Potable Water Supply Systems will be on Daybreak Property and will be owned and operated by Daybreak Realty, LLC. Easements have been put in place to allow the parties to maintain the system in the event of an emergency or supply interruption. In addition, as there are no residences on the property the RV Park can be shut down in the event of a failure. _____________________________________________________________________________________ 14 The potable water system in the RV Park was designed by Bell Consulting with assistance from Western Water, and SGM in Glenwood springs. The RV Park part of the plan is included in the site layout. (See 4-502-c3 contained herein) High Mesa has signed a water abatement contract to support the use of the system for the RV Park and other purposes. The abatement contract has been put in place with the assistance of Western Water and Land in Grand Junction. (See Appendix K) Topo map showing location of the water system attached (See 4-502-c-3 contained herein) In addition to the domestic water system a fire system has been designed by Bell Consulting, (see 4-502-c-3 contained herein), and the supporting water supply system has been designed by Western Water. (see 4-502-c-3 contained herein). 7-104 Source of Water A. Reliability : 1) Peak usage (See Appendix H) 2) Adequacy: A water supply shall comply with Section 7-105 of the Land Use Change Regulations. The issuing authority for the permit is the State of Colorado and an application shall be made post LUC approval and pre occupancy. The well permit is in Appendix and pump tests will be submitted prior to occupancy. Well Right of Way Agreement attached. (See Appendix MM) This well shall be per state regulations and Section 7-104-B of the Land Use Change Regulations. 3) Quality tests shall be made prior to occupancy and a treatment plan put in place as part of the State Water plan. 4) Irrigation shall be per the landscape plan (See Appendix L). Daybreak shall supply irrigation water per the water supply agreement. The deed for this water is attached (See Appendix M). The supply contract is attached (See Appendix J). The water shall be from Daybreak sources and held in excess capacity in the Fire Pond, which shall be constructed to not less than 100,000 gallons. The fire department requirement is 50,000 gallons which will be sourced from open market sources. See section 4- 502 contained herein. 5) A fire protection plan has been developed by Bell Consulting and the Battlement Mesa Fire Department per Section 7-403 of the Land Use Change Regulations and is included in the Site Plan referenced in 4- _____________________________________________________________________________________ 15 502 contained herein. Fire hydrants shall be as in described in Section 7-403-D of the Land Use Change Regulations. 7-806-h Recreational Park Water System: 1. A water system for the Park has been designed by Bell Consulting and SGM to comply with Colorado Department of Public Health and Environment. Water Pipeline ROW Agreement attached. (See Appendix NN) 2. The location is shown on the site vicinity map. (See Section 4-502-c-2 contained herein). The storage facility is located above the RV Park and is designed as a closed tank to avoid contamination. The well is located below the RV Park in an open area. 3. Treatment: SGM is designing a treatment facility to meet Colorado Department of Public Health and Environment requirements. Proposed treatment facility outline (See Appendix O). 4. Connection: Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) 5. Equipment: Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) 6. Pressure: Pressure will be controlled to 80 PSI. Contained in Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) (Section 502-C-3) 7. Separation: Water and waste will be separated as specified in Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) (Section 502-C-3) 8. Underground Valves: None 9. Supply: Water Use Plan from Western Water attached. (See Appendix H) 10. Individual Water Service Connections: Contained in Bell Consulting Site Plan (See Appendix U) and Documents attached. (See Appendix W) (Section 502-C-3) 11. Water Stations: Contained in Bell Consulting Site Plan (See Appendix U) and Documents attached. (See Appendix W) (Section 502-C-3) 12. There will be no tent camping area. _____________________________________________________________________________________ 16 7-806-I Sewage Disposal 1. Battlement Mesa Metro District has denied use of their waste treatment facility and for this reason the park will require the use of a waste treatment plant. SGM explored the use of a septic system and reviewed this with the state. A determination was made that the best solution for the site was a waste treatment system. (See Appendix O) 2. SGM has designed and submitted a Pells application, which is complete and approved, for a waste treatment plant that has been approved by the State of Colorado. (See Appendix O) The application for the waste treatment plant is being submitted and will be in place before the park begins operation. The plant will be permitted for use by the state and will be regulated by the state. See Vicinity Map referenced in 4-502-c-3 contained herein for the location. The waste treatment plant will be on Daybreak Property and owned and operated by Daybreak Realty, LLC. There is a Service Agreement between Daybreak and High Mesa for use of the plant. (See Appendix J) The vendor for the waste treatment plant will be selected by SGM per Colorado State requirements in January. SGM has forwarded us a generic design for the facility. (See Appendix O). Access roads have been constructed and are shown on the Vicinity Map and Site Plan referenced in 4-502-c-3 contained herein. High Mesa and Daybreak have done cross easements to allow emergency maintenance and repair of the system (See Appendix KK). Actual detail surveys and easements will be completed when the facilities are installed. 3. Sewer Lines: Sewers lines are shown in the Bell Consulting Site Plans (See Appendix N and U) and Documents attached. (See Appendix W) 4. Sewage treatment and discharge: SGM has applied for approval, which has been granted by the Colorado Department of Public Health and Environment to discharge of the treated water at the position shown on the Site Plan referenced in 4-502-c-3 contained herein. This water will follow the contours of the ground as shown on the Site Plan (See Appendix N) and will make its way into the Colorado River as provided for in the permit. 5. Individual Sewer Lines: As shown on the Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) See 4-502-c- 3 contained herein. 6. Solid Waste: No wastes will be discharged or accumulated on the ground. The owner will provide removal services. _____________________________________________________________________________________ 17 7. Sewage Treatment and Discharge: A permit is under application with the Colorado Department of Health and Environment and will be supplied prior to occupancy. All laws shall be complied with. 7-806-J Fire Protection: 1. The Fire system has been designed in conjunction with Battlement Mesa Fire Department. The detailed layout for the system is included in the Bell Consulting Site Plans (See Appendix U) and Documents attached. (See Appendix W) See 4-502-c-3 contained herein. 2. The fire supply system will consist of a dual purpose pond located to the East of the park on Daybreak Realty property as shown on the Vicinity Map referenced in 4-502-c-3 contained herein. The pond will contain 50,000 gallons of water for fire purposes and 100,000 gallons of water for irrigation purposes. There will be two outlets to control this use. The connections and locations are shown on the Vicinity Map referenced in 4-502-c-3 contained herein. A drawing of the pond and intake devices are included (See Appendix P). The fire water portion of the requirement will be obtained from surface water or water purchased on the open market. (See Appendix Q). The Fire Pond supply system will be on Daybreak property and will be owned and operated by Daybreak LLC. Service will be provided as in the Service Agreement attached. (See Appendix J) 3. An emergency egress and entrance route has been designed and is shown on the Vicinity Map referenced in 4-502-c-3 contained herein. It will be constructed prior to the occupancy of the park and to specifications supplied by the Fire department. 4. Fire extinguishing equipment to the specification of the fire department will be installed and supplied per Fire Department specifications. 7-806-k Electrical Distribution and Communications Wiring A. Electrical Distribution and Communications Wiring: The Park will have power provided to the various structures and RV pads as noted in the plans prepared by Grand Valley Engineering. B. Utility Approval: The park will have power access from a three phase power line which passes along the range line in the center of the park. This line was constructed by Holy Cross for EnCana under which Daybreak Realty and Speakman have access. Certificate from Holy Cross attached. (See Appendix R) _____________________________________________________________________________________ 18 C. The attached electrical plan includes the following: (See Appendix S) 1) Electrical system to support the RV sites with 50 and 30 AMP power 2) RV Park lighting plan 3) There will be no telephone service except for the Park Office. RV users will be expected to be equipped with cell phones or use the office equipment. 4) Optional Cable TV system – Design not submitted at this time 5) Power distribution system for the site 6) Power distribution for the structures 7-806-L Service Buildings: Service building will be constructed in Phase II of the construction. They will be designed to meet all of the requirements in Section 7-806-L-2 of the Land Use Change Regulations. Entrance Building: The entrance building will be for the purpose of registering customers and for the park manager to conduct the business of the park. The building will also contain a small store carrying items that are in demand by the park users. Plans attached. (See Appendix T) Storage Building: One of the concerns of the owners of the park is that it remains clean and well ordered. The park will prohibit the storage of items on the pad used for the RV’s. To support this effort there will be a 30 unit storage facility that can be used by park users to store miscellaneous items, such as tools, outdoor equipment and other items. The park will have a vehicle and RV storage facility. Plans attached. (See Appendix T) Laundry and Rest Rooms: The Park will have a laundry room for use by the park users. As the park will not cater to campers, there will be one each women’s and men’s room with showers and will be appropriate for disabled use. They will meet the requirements set out in Section 7-806-L-3 a-c of the Land Use Change Regulations. As there are no plans for camping sites the RV Park will be considered to qualify for the exemption in Section 7-806-L-3-a-1 of the Land Use Change Regulations which states no sanitary facilities shall be required. Therefore the planned restrooms shall not have to meet the qualification as described in Section 7-806-L-3-a of the Land Use Change Regulations. _____________________________________________________________________________________ 19 Utility Building: The Park will have a steel storage building to store park maintenance equipment. Building designs (See Appendix T) M. Refuse shall be handled per the regulations. N. Pest Control: Pest control shall be implemented per the regulations. O. Pet Control: All Pets shall be managed per the regulations. P. Supervision: i. Attendant: The Park will operate 24 hours a day and seven days a week. The entrance office and store will be open from 6 AM until 8 PM daily during which time an attendant shall be on site. ii. Owner shall be answerable to any violation of regulations. 4-502 Required Submittals A. Submissions are prepared by professionals with the proper qualification as outlined in Section 4-502 A. 1-6 of the Land Use Change Regulations. B. Application for is attached and fees paid per the schedule. C. Maps and Plans 1. General Requirements for Maps and plans will be followed. A. The proposed Development is for a 120 space RV Park owned and operated by High Mesa Partners, LLC. B. Total area for the site is 36 acres. Additional facilities, specifically water, waste treatment and fire ponds are on Daybreak Realty property and are shown on the Site Plans. (See Appendix U) C. Names, addresses, and data concerning the map preparer are in or on the exhibits. D. Date of preparation, revision, scale, and graphic scale and North Arrow are included on all exhibits where relevant. 2. Vicinity Map attached (See Appendix E) 3. Site Plan: The Site Plan has been developed by Bell Consulting. They have attached a submittal prepared according to county specifications. (See Appendix U) 4. Erosion and Sediment Control Plan: With the exception of item J, Construction Schedule, all items are included in the Site Plan submitted by Bell Consulting. (See Appendix U) a. Item J: Construction Schedule (See Appendix V). _____________________________________________________________________________________ 20 5. Landscape Plan has been prepared by Bell Consulting and shown on the Site Plan. (See Appendix L) D. Land Suitability Analysis: Bell Consulting has analyzed the site for suitability. Report attached (See Appendix W) Site Plan (See Appendix U). Additional information not related to the design of the site is below. 1. Public Access to the site: There is no historical access to the site. Prior to the current road construction there were no other roads on the site. 2. Access to adjoining roadways: The site serviced by a newly constructed road from county road 300 and shown on the Vicinity Map (See Appendix E) and Driveway Permit (See Appendix X) EnCana ROW documents attached. (See Appendix Y) 3. Easements: There are no deeded easements. The following easements have been put in place to support the project and will be completed prior to Occupancy (See Appendix KK): A. Easement for water supply well on Speakman property. Including access from and to the High Mesa Property. B. Easement for High Mesa to access Daybreak property for maintenance. C. Easement for Daybreak to access High Mesa Property for maintenance purposes. 4. 4-502.D.4. Topo and slope: Contained in Bell Consulting Site Plan. (See Appendix U) 5. 4-502.D.5. Natural Features: Contained in Bell Consulting Site Plan (See Appendix U) and Photographs (See Appendix AA) 6. 4-502.D.5. Drainage Features: Contained in Bell Consulting Site Plan (See Appendix U) and Engineers Report (See Appendix W) 7. There are no historic irrigation, tail water issues, and water demands on the site. The site was created from land previously part of the Speakman and Daybreak parcels. A water supply plan has been created per Section 7-104 of the Land Use Change Regulations and is below. 8. Floodplain: The site is not in a floodplain per the Site Plan. (See Appendix U) 9. Soils: Soils Report attached. (See Appendix BB) 10. Hazards: Per the soils survey no geologic hazards were found. 11. Natural Habitat: EnCana has prepared a wildlife report in conjunction with their work, which includes the RV park area. The results of this work have been reviewed by the USFW. That report is also attached. There is no significant wildlife impact per the report (See Appendix CC). _____________________________________________________________________________________ 21 A full study is available in Supplement to CC Report if requested. In reading the attached reports it is important to note that the area in consideration is in Section 19 &30. 12. Resource Areas: The site is not in any protected or registered areas, report attached. (See Appendix DD) E. Impact Analysis: The land in question is currently used by Daybreak Realty and Speakman as a grazing area and consists of scrub and small trees and is used as grazing land. This use will be terminated with the building of the park, so land quality should improve. The plan will be to clear approximately 10-20 acres of which approximately 10-15 acres has minimal vegetation due to the previous fire, and 5-10 acres of treed areas that have a small number of trees that measure over 6’ in diameter. See landscape plan for trees over 6” in diameter. The trees will be conserved or relocated where possible. 1. Adjacent Property: The adjacent property is grazing land and open BLM land. A. Parcel 2407-193-00-955/954 BLM, 50629 Highway 6&24, Glenwood Springs, Co. 81601 B. Parcel 2409-244-00-124 Daybreak Realty, 400 Panamint Rd. Reno, NV. 89521 C. Parcel 2407-193-00-162 Eugene and Monique Speakman, 198 Tamarisk Rd. Parachute, Co. 81653 D. Mineral Interest Owner: A title search was conducted by EnCana and Mineral Ownership Special Warranty Deed is attached (See Appendix D). All rights are owned by: ExxonMobil, Inc. PO BOX 53 Houston, TX 77001-0053 2. Adjacent Land Use: The adjacent land is grazing land. 3. Site Features: Topo Map attached (See Appendix E) and Photographs (See Appendix AA) Much of the property was burned in a fire in the 1960’s and has brush on it not exceeding 1 to 2 feet. The areas that were not burned, approximately 25-35% are covered with Juniper and Cedar of _____________________________________________________________________________________ 22 3-9 inches in diameter and approximately 6-10 feet in height. There are no lakes, high ground water areas, or other unusual features. 4. Soil Characteristics: Soils Report attached. (See Appendix BB) The area is alluvial earth from 6” to 24” thick with river bottom rock and sand below that. This makes the area highly suitable for use as an RV Park. 5. Geology and Hazard: Soils Report attached (See Appendix BB) There are no man-made structures or hazards on the property. Photos attached (See Appendix AA) 6. Water supply: See Section 7-104 contained herein 7. Groundwater: See Section 7-104 contained herein 8. Environmental Effects: A. Effect on Fauna: The area shown on the Site Plan for construction of the park will be re-vegetated per the landscaping plan. (See Appendix L) All other areas will be left in their natural state. The cessation of grazing should improve the land quality. B. Archaeological, Cultural, Paleontological, and Historical Sites. The site has no structures of any type on it. Study prepared by Metcalf Archaeological Consultants attached. (See Appendix DD) C. Wildlife Resources: Report attached (See Appendix CC) D. Radiation Hazard: There are no radiation hazards, letter attached (See Appendix EE). 9. A traffic study has been prepared per Section 4-602-J of the Land Use Change Regulations (See Appendix II) 10. Nuisance: The RV Park borders grazing land on three sides and BLM on one side. There are no structures within 1500 ft. The nature of use emits no vapors, dust, noise, glare or vibration, or other emanations. 11. Reclamation Plan: Included in the Site Plans prepared by Bell Consulting. (See Appendix FF) F. Rezoning Justification: See section 4-201-C contained herein G. Statement of Appeal: N/A H. Development Agreement: (See Appendix GG) I. Improvements Agreement: (See Appendix HH) J. Traffic Study: The Traffic Study was conducted and prepared by SGM. (See Appendix II) The summary is: The High Mesa RV Park will generate a maximum of 599 daily trips per day at build out. This results in an increase of approximately 25 trips in the AM peak and 47 trips in the PM peak to the road system. Existing CR 300 _____________________________________________________________________________________ 23 provides adequate capacity for this additional demand from the RV Park. No turn lanes are required on CR 300 at the entrance to the site. J-1-D Construction Phase: The SGM study did not include the construction phase: The access road and County Road 300 are currently being used for heavy equipment for the gas industry. We do not expect to add significant use to this road. 1. All staging and storage shall be on site and shall be minimal due to the nature of construction; 2. Underground utilities: There are no temporary access points. 3. There will be some trucking of gravel that will take place during daylight hours. This traffic will come from the West on county road 300 and will not pass through any built up areas. 4. There is no impact to access roads. 5. There are no closures or other traffic related actives. 6. There are no county and state permits required, other than the land use change. J-5 On-Site and Off-Site Improvements and Fees A. On-Site Improvements Roads: Road improvements on the High Mesa Parcel are included in the Site Plan. The access road is being constructed as shown on the Site Plan. (See Appendix U) 1. The site is using an entrance road constructed by EnCana to county rural access standards. EnCana is required by their agreement with High Mesa to engineer and build a road to the standards required by the county for the RV Park. The road is currently being used for the purpose of constructing two well platforms on BLM land adjoining Daybreak and Speakman. 2. EnCana has engineered, built, and now uses the road. The entrance was reviewed by the county engineer with the knowledge that it will be used for the RV Park. On recommendations of Jake Mull the road has been positioned to give the required visibility and the entrance has been paved. The plan will be to chip the road at a future date when heavy EnCana use has been terminated. This is in approximately 1-3 years. EnCana is responsible for maintenance until such time heavy use of the road is discontinued. The RV Park has been granted a ROW by Speakman _____________________________________________________________________________________ 24 and Daybreak. Other than this the road use is restricted to Daybreak, Speakman and EnCana. 3. Road engineering and profiles attached. (See Appendix X) 4. The Roads within the RV Park will be constructed to county standards with additional space and considerations for their use in the RV Park. See site plans for details on roads, drainage and construction. B. Off Site County Road Segments: No improvements required. C. State Highway Improvements: No improvements required. D. Road impact Fee: Not required per county planner. E. Funding for Off-site improvements: None required. J-6 Additional Submittal Requirements and Documentation: A. Existing Permits: High Mesa Partners, LLC and EnCana Oil and Gas (USA), Inc. driveway access permits attached. (See Appendix JJ) B. Easements and ROWs attached as follows: (See Appendix KK) 1. Speakman to Daybreak 2. Speakman to High Mesa 3. High Mesa to Daybreak C. Other permits: None required D. Consultation with county: Consulted with Dusty Dunbar and added width to ROW and put in planned turnaround on at Daybreak property line. E. CDOT: Not Required. F. See J-6-B above. G. Sound Wall: Not required. J-7 No additional thresholds per the SGM traffic study. See Appendix II Article XIII Financial Guarantee: The parties shall provide the county with a Letter of Credit from Wells Fargo Bank for up to $2.1 Million or the mitigation amount to be agreed with the county. The estimated construction costs for mitigation purposes of Section 13-102 (See Appendix LL).