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HomeMy WebLinkAboutAmendment to LUC High Mesa RV Park BOCC Meeting 8-10-2009 High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 1 High Mesa Partners, LLC Robert J Graham, Manager 400 Panamint Rd., Virginia City, NV 89521 Phone 775-847-7030 Cell: 408-391-7473 Email: Bgraham@ridgellc.com Land Use Change Application Amendments to the Narrative High Mesa RV Park June 29th 2009 Submission to: Garfield County Planning Department Project Number: MIR2509 High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 2 Amendment to the LUC (Land Use Application) for the High Mesa RV Park. This document is structured to amend the said application. The items are organized in the format of the GarCo planning commission notes taken by Dusty Dunbar and responses and actions are noted with each item. For questions and further information please contact: Jerry Rusch, Rocky Mountain Steel Structures, LLC rmss@sopris.com 970-876-5878 or Pam Holmes, Rocky Mountain Steel Structures, LLC rmssoffice@sopris.net 970-876-5878 Bob Graham, High Mesa Partners, LLC bgraham@ridgellc.com 408-391-7473 High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 3 Additions to Appendices of Original Application as follows: H Water Use Plan Western Water a. Well Permits b. Flow Test c. Water Study – Results will be received late July I Waste Water Treatment Facility Engineers Report from SGM J Daybreak High Mesa Service Agreement a. Park Operating Regulations (includes the following:) i. Welcome Rules and Regulations ii. Registration form iii. Pet Check-in iv. Wildlife Safety v. Storage Facilities vi. Emergency Evacuation and Fire Plan Q Legal Water Source for Fire Pond a. Application for Water Storage b. Application for Non Jurisdictional Dam – Fire Pond c. Application for Non Jurisdictional Dam – High Mesa Pond d. Application for Non Jurisdictional Dam – North Pond e. Application for Non Jurisdictional Dam – South Pond R Holy Cross Certificate a. Electrical Easement S Electrical System Plans a. Updated plans U Site Plans – Updated W Engineers Reports a. Environmental Solutions, Inc. – letter of intent to provide wetlands report by mid July b. Bell Consulting - Updated Report Z Easements for Access Road a. Emergency Access and Utility Easement Agreement JJ Driveway Access Permits a. Emergency Access Driveway Permit b. Emergency Road Maintenance Agreement c. Variance Request Letter d. Road Maintenance Agreement High Mesa Road KK Easements a. Fire Pond and Utility Easement b. Water Tank Access and Utility Easement c. Access and Utility Easement to Fire Pond and Water Tank d. Waste Water Access and Utility Easement e. Storm Water Facility and Maintenance Agreement MM Well ROW Agreement a. Well Access and Maintenance Easement Agreement High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 4  Emergency Road: Battlement Mesa Home Owners Association was unwilling to give an emergency access easement to High Mesa RV Park for a reasonable fee. Monument Properties refused to discuss an easement. For that reason a decision was made to engineer a new emergency exit road through the Daybreak and Speakman Parcels as an alternative. This road is engineered to IFC standards and is included in Appendix 1-A. A variance for grade is not required as the road meets IFC standards for a 20’ wide road with up to 10% grades and 50’ radius. A driveway permit has been granted for the entrance; see appendix 1-P. Easements have been granted by Daybreak Realty and Speakman to High Mesa and Daybreak and will be recorded; see Appendix 1-D. The Daybreak easement will be for 60 feet. The Speakman easement is documented for 20 feet, but is shown on the survey as 60 feet for future expansion. 1. Fire Pond a. Volume & Outlets i. Narrative states pond will contain 150,000 gallons (50,000 for fire flow and 100,000 gallons for irrigation) plans show a maximum volume of 97,790  This is an error, the pond contains a maximum volume of 98,000 gallons, with 48,000 gallons for irrigation and the balance for fire purposes. ii. Narrative states 2 outlets and Plans show single outlet  The pond shall have 1 Outlets. b. Fire Flow – Engineered Calculation for flow & pressure at hydrants  See Bell Consulting Engineers Report Appendix W C-1. Filling the Fire Pond i. Intake devices mentioned in narrative not show on plans  See Updated Site Plans Appendix U ii. Physical means of filling the pond with surface water of evidence of legal rights to use surface water  See Appendix Q for Application for Water Storage Rights C-2. Water Impoundment Regulations: Provide State Engineer’s Office approval for impoundments  See Appendix Q for Application for a non Jurisdictional Dam and filing requirements. Application is not to be filed until 10 days prior to construction per regulations attached in appendix Q. c. Easement: Surveyed Easement for fire pond location and Easement for recordation  See Appendix KK for Fire Pond and Utility Easement Agreement d. Non-potable Water: Provide information regulating resident and visitor use of irrigation water taps fed by fire pond  See Appendix J Park Operating Regulations. All taps will be constructed so that they are unavailable for general use. High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 5 County requires that fire pond be managed to meet conditions of State, Federal and Local regulations and recommends an annual inspection by fire protection service provider.  Park Operations Manual requires annual inspections. See Appendix J 2. Potable Water a. Easement: Easement for recordation for well, pipeline and water tanks or letter from adjoining property stating offer to provide easement  See Appendix MM – Well Access and Maintenance Easement Agreement b. Individual RV Site Water Connection: Provide engineered detail for water service connection that complies with Section 7-806 of County Code  See Updated Site Plans Appendix U c. Water Station: Show water station on map/drawings and provide engineered design detail  See Updated Site Plans Appendix U d. Water Rights: Provide proof of legal water rights  See water rights deed Appendix M e. Water Quality: Provide Water quality test data  See Appendix H – Tests have been done and submitted, reports expected the 3rd week of July. f. Water Pressure: Provide calculation demonstrating water pressure at RV Sites will be between 20 – 80 psi  See Bell Consulting Engineers Report Appendix W System Requirements as set forth in 7-106 (Provide the following)  See Bell Consulting Engineers Report Appendix W for all items below. 1. System must be looped or dead-ends have a hydrant or blow-off valve installed 2. Stem design at campsite connection will prevent infiltration 3. Water mains sized to meet necessary water demands 4. Material specifications showing that systems meets requirements for strength rating, service life and adequate surface cover to avert freezing (Requires County Engineer’s approval) Requirements Specific to Campground/New RV Park as stated in Section 7-106  See Bell Consulting Engineers Report Appendix W for all items below except as noted. 1. Meet CDPHE Requirements 2. NO surface or underground water contamination and NO underground stop and waste valves 3. Treatment and equipment must meet all state, federal and local standards 4. Connections – must be provided by pipes to all equipment, spaces, structures etc. 5. Maintain pressure and supply levels stated in 7-806 (H) 6 & 9 6. Individual water Service connections must meet requirements in 7-806 (H) 10 7. Water station engineered and shown in park design per requirements in 7-806 (H) 11 High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 6 Wastewater 1. Sewers and Wastewater Treatment Facility a. State Approval – County requires Approved State discharge permit  See Appendix I - State Application submitted by SGM b. Wastewater Generation and Water Calculations must meet requirements and not be conflicting in application  See Appendix H and I c. Surveyed Easement for recordation for pipe and/or ditch from Treatment Plant to receiving stream  See appendix KK – Easements d. Provide Engineered detail for individual RV site Service Connections complying with 7-806 of County Code  See Updated Site Plans Appendix U 7-107 Adequate Public Utilities Proposed or actual contracts with Holy Cross for service  See Appendix R 7-108 Access and Roadways  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W for all items except as noted below. Primary access – Engineered “secondary access” road designs and drawings per road standards on page 7-48 of ULUR and Campground/New RV Park specific standards in Section 7- 806 of County Codes Traffic Impact Analysis per section 4-502-E9 of County Codes 1. Access Road from CR 300 a. Design Standards: Engineered road design and drawings b. Road Width: Deficient – needs to be corrected c. Road Slope : Exceeds allowed slope – needs to be corrected  See Appendix JJ Variance for section 10% Road Slope d. Road Surface: Must be chip seal  Current plans call for the completion of use of the road by EnCana in the Q1 to Q2 of 2010 time frame. The road will be chip sealed at that time. e. Minimum Engineering Requirements for Review: i. Typical cross section of road – does not meet width standard ii. Vertical and horizontal geometry – vertical provided NEED horizontal iii. Grading plan for road: Engineered designs and drawing must be submitted iv. Drainage calculation for ditch and culverts – must be submitted v. Confirmation that sight distance is adequate – must be submitted High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 7 vi. Dedication of a 60-foot wide easement or right-of-way – ALREADY RECORDED for Private Use, Public Access will be recorded upon approval. See Appendix KK vii. Maximum side slopes of 2:1 – should be shown in grading plan above viii. Temporary and permanent erosion control measures – must submit County wants a level of design for the road which demonstrates: a. Road meets County standards  Design detail is adequate that a contractor could use the design to bid and construct the project b. Design can be used to determine financial guarantee amount If seeking approval for variances from the Code, provide a table that gives the county standard, the requested variance, and the reason and hardship necessitating the variance. f. Road Maintenance: Mechanism showing how and by whom road will be maintained  See appendix JJ Entrance Road Maintenance Agreement and Road Maintenance association. g. County Road Access Permit: Update current Driveway Permit to RV Park Road with Road and Bridge  See Appendix JJ for Driveway Permits Internal Roads need to be designated on drawings as one-way roads On-going management for safe travel and dust mitigation must be addressed in submittal  See appendix U and W for Construction, Appendix JJ for Maintenance, Appendix J for Operations Manual Emergency Access Road Requirements  All items except as noted are in Amended Site Plans Appendix U and Bell Consulting Engineers Report Appendix W 1. County requires: a. Engineered Plan sheets and profiles of road, b. Culvert/Stream crossing details,  See Bell Consulting Engineers Report Appendix W c. Potentially affected wetlands by qualified professional,  See Environmental Solutions, Inc. Letter Appendix W, Environmental Solutions will provide Engineers Report my mid July d. Preliminary cost estimate (including all calculations) e. Easement or ROW from landowner that road crosses - Surveyed (to be recorded)  See Appendix KK for Easements f. County Road Access Permit for connection to CR 300  See Appendix JJ High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 8 Section 7-202 Protection of Wildlife Habitat Areas County requires Bear-proof dumpsters (needs to be added to application submittal)  Requirement added to operating manual and hand out for visitors and Bear Proof Dumpsters will be ordered from a local trash removal service – See Appendix J County also requires notification to tenants and visitors that pets be controlled via signs or handouts as part of park use contract and to include off site harassment of wildlife.  Appendix J Section 7-203 Protection of Wetlands and Water bodies County requires a sound erosion plan for natural runoff  See Amended Site Plans Appendix U and Bell Consulting Engineers Report Appendix W Section 7-204 Protection of Water Quality from Pollutants County requires a spill containment and cleanup plan as part of management strategy defined in the storm-water plan to include any fluids leaked by RV’s  See Updated Site Plans Appendix U for design and Park Operating Regulations Appendix J for procedures Section 7-205 Erosion and Sedimentation and Section 7-207 Storm-water Run-off County requires that the Erosion Control detail sheet include: a. Detailed drawings of the erosion control measures b. Notes regarding the construction and upkeep of the measures  See Appendix U and W for construction and Appendix J for Maintenance and procedures. c. Limiting Site Disturbance – fencing placed around areas that will not be disturbed, in such a way that pockets of native vegetation be preserved within the site. d. State SWMP Permit – Storm Water Management Plan (SWMP) filed with the State Dept. of Public Health and Environment (Absolute Requirement)  Will be obtained prior to construction per state law. e. Erosion Control – Plans must show all temporary and permanent erosion control measures and show irrigation for re-vegetating disturbed slopes.  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W Section 7-206 Drainage These also apply to access and emergency access roads 1. Road Culvert STA+80: Rip rap or other permanent erosion control measure is required where this culvert discharges onto a 2:1 slope.  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W 2. Detention Basin Easement – Surveyed easement for drainage detention basins on adjacent properties, without the easement, the county will accept a letter from the adjoining property owner stating that they plan to offer the easements, but, will be a condition of approval to submit and record a surveyed easement. High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 9  See Appendix KK Easements Section 7-208 Air Quality 1. Dust Control – Dust suppression during the construction and operation of the RV Park must be addressed in the plans and submitted prior to issuance of the permit.  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W for construction and Appendix J for operation Section 7-212 Reclamation 1. Submittal of a suitable reclamation plan,  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W 2. Post appropriate security to ensure that the RV Park is built to standards and condition, or the County has adequate financial resources to restore the site to its pre-build condition  Financial Security Plan will be prepared by and included in Bell Consulting Engineers Report to be approved or negotiated at BOCC Meeting COUNTY CONDITIONS OF APPROVAL RECOMMENDATIONS: 1. Soil Management Plan (either stand-alone or as a component of the reclamation plan) to include: a. Provisions for salvaging tie topsoil, b. Timetable for the incorporation of topsoil and aggregate piles into the landscape, c. Plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a period of 90 days or more 2. Re-vegetation Plan to include: a. An accounting of the surface disturbance of common areas, road cuts, utility easements, b. Re-vegetation security shall be determined and processed according to standard GarCo re-vegetation requirements detailed in comments (attached) based on aforementioned accounting c. Supplemental irrigation plan for tree and shrub plantings. 3. An inventory of noxious weeds and corresponding map must be developed for weeds that appear on the GarCo Noxious Weed List  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W Section 7-302 Building Design and Section 7-303 Design and Scale of Development County requires that: 1. Buildings and Structures must retain rural character by incorporating architectural elements of existing buildings such as gambrel rooflines, cupolas and muted farm building colors to make buildings less conspicuous. 2. County suggests that proposed steel structures could be made to mimic “g” structures or western storefronts High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 10 3. County requires that the design, scale and surface treatment of structures be done in a way to make them less conspicuous to residential and agricultural uses on adjacent parcels 4. County recommends non-reflective paint in neutral colors to reduce glare and lessen visual impact. 5. Any signs must comply with GarCo Sign Code and be designed as afore mentioned 6. Obtain necessary grading or building permits required for the installation of structures on the park site  All requirements will be met as part of the design for the buildings in Phase 2 of the RV Park Construction Process. Section 7-304 Off-street Parking and Loading Standards 1. All parking spaces and areas must satisfy the requirements set for the in 7-304 as to design, dimension, surface, demarcation, number, use, prohibitions and ADA requirements 2. Required number of ADA spaces is 5 and must conform to CABO/ANSI A117.1  See Updated Site Plan Appendix U and Bell Consulting Engineers Report Appendix W Section 7-305 Landscaping and Lighting Standards 1. On-site lighting must be: a. Limited to where necessary b. Downcast to direct it to the site c. Have minimal impact with regard to light pollution  See Revised Electrical Plans Appendix S Section 7-306 Snow Storage Standards 1. Snow storage areas must be depicted on Site Plan drawings  See Updated Site Plan Appendix U and Bell Consulting Engineers Report Appendix W Section 7-308 Trail and Walkway Standards 1. County requires an 8 foot easement depicted on site plan drawings and built as follows: a. Gravel or Hard Surfaced b. No less than 5 feet in surface width c. Adequately illuminated with downcast lighting d. ADA walkways must comply with CABO/ANSI A117.1 standards  See Updated Site Plans Appendix U No easement required as walkways are on High Mesa Property Section 7-309 Utility Standards 1. Agreements and easements between High Mesa and Holy Cross Energy to include: a. Utility Easement High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 11 b. Utility Locations c. Map depicting aforesaid to serve as site plan d. Recordation of aforesaid e. Installation to be compatible with site disturbance minimization and landscape plan/screening objectives f. Standards specific to Campgrounds/New RV Park as stated and considered in 7-806  See Appendix R for Holy Cross Easement, Contract between Holy Cross Electric and High Mesa to be completed upon permitting of Project per Holy Cross. See Updated Electrical Plans Appendix S 7-806 Additional Standards Applicable to Campgrounds/New RV Park 1. Site Improvements a. Drainage i. Adverse drainage effects will not be allowed onto adjacent properties b. Landscaping i. Adequate landscaping to provide buffering from adjacent uses and roadways and to prevent erosion ii. Proposed landscaping trees must be individually enclosed to prevent browse by deer in the area and watered to ensure their survival  See Appendix U and W for design and Appendix J for Operation and Maintenance 2. Obstruction of Roadways or Walkways Prohibited a. RV Pad Sites must accommodate any other vehicles associated with the unit, including second vehicles, motorcycles, vehicles of any visitors to the site b. Additional parking spaces along the loop roads not depicted, so, County requires that management of the park enforce limitations on parking so that road and path-way obstruction is minimized c. ADA sites and their associated walkways must not be blocked i. Signage may be required to enforce this  See Appendix U and W for design and Appendix J for Operation and Maintenance 3. Minimum Facilities for Recreational Vehicle Spaces a. Each RV site must have: i. Picnic table, ii. Fireplace (provided by operator) iii. Level parking pad iv. User supplied grills allowed v. Outdoor Fires are prohibited vi. Barriers at the end of each pad to prevent roll-off are required  See Appendix U and W for design and Appendix J for Operation and Maintenance 4. Refuse Handling a. Design and location for refuse handling and screening must be incorporated onto an updated site plan and submitted  See Appendix U and W for design and Appendix J for Operation and Maintenance High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 12 5. Supervision a. Operational plan that addresses the relationships and obligations of the park, including maintenance must be developed and submitted  See Appendix J 6. Electrical Distribution and Communication Wiring a. County requires that specific designs unique to Sections 7-105, 7-106 and 7- 309 be incorporated in plans and submitted insufficient detail to satisfy the Project Engineer.  See Appendix S 7. Fire Protection a. High Mesa and GRFPD (fire service provider) must work together to address camper site and park protection measures and must submit: i. Fire Safety and Response Plan for the park that includes: 1. Equipment a. Emergency and evacuation planning b. Annual inspections for equipment and fire protection pond to satisfaction of the GVFPD  Appendix J Conditions of Approval by Planning Commission 1. All representations of High Mesa either within the application or stated at the hearing before the Planning Commission unless explicitly altered by the Commission.  Agreed 2. Operation of the RV Park is done in accordance with all applicable Federal, State and Local regulations governing the operation of this type of facility.  See Appendix J for compliance statement and Park Operations Manual. 3. Volume of sound generated must comply with the standards set forth in the Colorado Revised Statutes for residential standards assessed at a location of 350’ from the park or at a point 25’ beyond the parcel boundary, whichever is lesser.  See Narrative of Application Submittal and Appendix J for enforcement and procedures. 4. High Mesa RV Park must operate so as to comply with all Federal, State and County Air Quality laws, regulations and standards for emissions, heat, glare, radiation, fumes, smoke or other emanation which substantially interfere with the existing use of adjoining property or which constitutes a public nuisance or hazard.  See Narrative of Application Submittal and Appendix J for enforcement and procedures. 5. High Mesa must comply with the fire protection provisions included in the comments of the Grand Valley Fire Protection District (GVFPD), develop a fire safety and response plan to the satisfaction of the GVFPD and arrange for the GVFPD to perform an annual inspection of the fire protection pond at their convenience.  See Narrative of Application and Appendix J for enforcement and procedures. High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 13 6. Any signs associated with the use must comply with the GarGo Sign Code and be designed to be compatible with and enhance the existing character of adjacent users.  See Appendix U and W for construction and Appendix J for ongoing compliance. 7. No storage of heavy equipment is permitted on the site with the exception of a machine or vehicle for snowplowing, which must be parked in the storage area or inside a structure.  See Appendix J for procedures 8. Lighting of the site must be pointed downward and inward to the center of the property and shaded to prevent direct reflection on adjacent property.  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W 9. All equipment, structures and light fixtures on the site must be painted with a neutral shade of tan or sage green non-reflective paint to reduce glare and make the site more inconspicuous. Structures designed to mimic barns, agricultural structures or false-front western storefronts may be either neutral colors or faded barn red, but the surface must be a non-reflective surface to reduce glare.  See Appendix U and W and the section pertaining to buildings above. 10. Prior to site disturbance or construction , the following must be in place: a. All necessary Building Department and grading permits b. Permits from GarCo Road & Bridge Department for all over-sized/over- weight vehicles to be used on site, c. All necessary financial securities related to construction, re-vegetation and reclamation, d. All requirements for engineering design and related plans set forth by the Project Engineer.  Agreed 11. Prior to site disturbance or construction on this project, the following must be submitted to the Garfield County Vegetation Management Department Director: a. “Soil Management Plan” (either stand-alone or as a component of the reclamation plan) to include: i. Provisions for salvaging tie topsoil, ii. Timetable for the incorporation of topsoil and aggregate piles into the landscape, iii. Plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a period of 90 days or more. b. Re-vegetation plan to include: i. An accounting of the surface disturbance of common areas, road cuts, utility easements, ii. Based on the aforementioned accounting, a re-vegetation security shall be determined and processed according to standard GarCo re- vegetation requirements detailed in GarGo Project Information and Staff Comments iii. Supplemental irrigation plan for tree and shrub plantings. High Mesa RV Park Project Number: MIR2509 _____________________________________________________________________________________ Saturday, June 27, 2009 14 c. Inventory of noxious weeds and corresponding map must be developed for weeds that appear on the GarCo Noxious Weed List.  See Updated Site Plans Appendix U and Bell Consulting Engineers Report Appendix W 12. Wildlife safety must be addressed with the following conditions: a. Fencing must meet “wildlife friendly’ fencing standards of the Colorado DOW and be in keeping with the rural character of the neighborhood: i. Non-climbable 2”X4” mesh horse fence with or without barbed wire strands at the crest, no less than 60” in height. b. Design and Construction of the fire pond shall include both fencing to prevent access by wildlife and human beings, and safe egress measures for wildlife and human beings that might inadvertently enter the pond. c. Bear-proof waste receptacles must be used on-site.  See appendix U and W and Appendix J 13. An operational plan that addresses the relationships and obligation of the park including maintenance must be developed and submitted to GarCo Planning prior to the issuance of the permit.  See appendix J 14. Amendments to this permit may be considered with Major Impact Review Amendment process of the Unified Land Use Resolution of 2008 under which it will be administered.