HomeMy WebLinkAbout5.0 PC Staff Report 05.13.2009PC Exhibits (5/1 3/2009)
(MAJOR IMPACT REVIEW- 'compground/RV Pork'-HtGH MESA RV PARK )
Exhibit
letter
(A to Z)
Exhibit
A ftqof of Moil Receipts
B Proof of Publicotion
c Gorfield county Unified Lond Use Resolution of 2008 (ULUR), os omended
D Gorfield County Comprehensive Plon of 2000, os omended
E Applicotion
F Stoff Report
G Stoff Powerpoini Presentotion
H Emoil from Gorfield county Rood & Bridge Dept Administrotive Foremon
Joke Moll, doted 5.5.09
I
Emoilwith ottoched comment letter from Gorfield county vegetotion
Monogement Deportment Director Steve Anthony, doted 4.23.09
J Letter from Gorfield county Plonning Deportment Project Engineer John
Niewoenher, PE, doted 3.27.O9
K Emoil from Gorfield County Environmentol Heolth Monoger Jim Rodo,
doted 4.2O.O9
t Emoilwith ottoched comment letter from Grond Volley Fire proiection
District, Deputy Fire Chief Rob Ferguson, doted 4.8.09
M Emoil with ottoched comment letter from Grond volley Fire protection
District, Deputy Fire Chief Rob Ferguson , doted 2.24.09
N
o
Dunbar
From:
Sent:
To:
Subject:
Attachments:
Jake Mall
Tuesday, May 05, 2009 6:32 AM
Dusty Dunbar
RE: High Mesa RV Park
image001.gif
lf they use access thru Noel Richardson we should require a notarized statement from Noel that he is granting access to
the RV Park in perpetuity. lf they use one of the permitted accesses to Monument Ridge Subdivision we could grant
them an exemption with the statement. lf they are accessing Cr. 300 at a new location they would have to apply for a
new driveway access permit and if it is thru Noel Richardson I would require the statement for this also.
At this time the only legal access they have for the RV Park is the access to the Encana well pad that I issued a permit for
the RV Park. This gives both Encana and the RV Park legal access to Cr. 300 at this location. This access as we have
discussed meets and exceeds all of our driveway access standards.
Let me know if this answers your questions or if you need more information.
Thanks
Jake B. Mall
Administrative Foreman
Garfield County Road and Bridge Department
970€25-8601 Office
970€18-6194 Cell
From: Dusty Dunbar
Sent: Monday, May 04, 2009 9:31 PM
To: Jake Mall
Subject: High Mesa RV Park
You and I have spoken at length informally about the developments related to the High Mesa RV park,s
second access point and the road proposed over to Monument Ridge, but I do not have formal comments fromyou regarding this issue.
Some
1.
2.
3.
of the things you have stated are that:
Legal use and connection to the Monument Ride Road is not certain and would require proof of legal
access that included Noel Richardson, as he had been involved with that property.
Legal connection to CR 300 has not been made official, and it is up to Road & Bridge to authorize a
road connection to that County road.
The former well pad road to the EnCana well site that is intended to be used as the primary access
road from CR 3oo will have to meet county standards, and may be granted a variance to the dead-end
length restriction (if the second access road is provided). The grade iequirements may be discussed
and a variance considered, as some of the grades exceed 10%o on the EnCana well pad road.
If you would be so kind as to either respond to this email or send me formal comments for the High Mesa RV
Park, I'd appreciate it. It is to be considired by Planning Commission 5/ 11,then continues on to the BOCC inJune.
Thanks!
Dusty
us. Dustin Dunbor Arcp. MpA
Senior Plonner
! -t-3J-
MEMORANDUM
To:
From:
Re:
Date:
Dusty Dunbar
Steve Anthony
High Mesa RV MIR2509
April23,2009
Noxious Weeds
Inventory and mapping-The applicant needs to submit a weed inventory and weed managementplan for county-listed noxious weeds.
Revegetation
The applicant shall quanti$, the area of surface disturbance (common areas, road cuts, utilityeasements). The individual lots do not need to be quantified.
Staff may recommend a revegetation security once we learn the area to be disturbed.
The security shall be held by Garfield County until vegetation has been successfully reestablished
according to the attached Reclamation Standards. The Board of County Commissioners willdesignate a member of their staffto evaluate the reclamation prior to the release of the security.
Soil Plan
The Revegetation Guidelines also request that the applicant provide a Soil Management plan thatincludes:
Provisions for salvaging on_site topsoil.
A timetable for eliminating topsoil and./or aggregate piles.
A plan that provides for soil cover ifany disturbances or stockpiles will sit exposed for aperiod of 90 days or more.
Landscaping Plan
Are their plans to provide supplemental irrigation to the tree plantings?
To: Dusty Dunbar, County Senior planner
From: John Niewoehner, County Development Engineer
Date: March 27,2009
::t... t r r r r ! r r r r r r r r r r t r r r r r r r r
The following is a revised version of earlier review memos. Most of the comments are the
same except that they reference the new land use code.
The Applicant must line by line address the comments telling us how and where they have
addressed each comment.
ROADS:
1. lnternal Drivewav:
All of the points below should be addressed prior to approvat. These cannot
be conditions of approval.
a. Drivewav Width: Per County Code Section 5.02.07, the minimum width of the
driveway within a RV Park is 25 feet. The plans show a 2Q-foot wide
driveway.
b. Guardrail: Specify a guardrail between STA 1+20 and STA 2+10 (left side)
and include a detail for the guardrail.
c. Drivewav Cross Sections: Typical cross section of road on plan sheet #9 shall
show the road surface recommended by Geotechnical report.
d. On-site Parkino: Per code, no parking is allowed on the internal driveways.
Owner must place signs in the RV Park showing that no parking is allowed.
All parking must occur on the RV pad or parking areas.
Garfield County
2.Access Road from CR 300:
All of the points below should be addressed prior to approval. These cannot
be conditions of aPProval.
Desiqn Standards: Per the County Design Standards (Section 7-307), the
profit traffic volume requires that the road be constructed to standards of a
minor collector with 12-foot lane widths, 6-foot shoulders, and a chip-seal
surface. (The minor collector road standard applies to roads with 401 to 2500
trips per day based on 120 units and 4.8 trips/day/unit, the ITE trip generation
standard for RV Parks.)
Road Width: Per previous discussions with the applicant, the County will allow
the sf,oulde, width to be reduced to 4-foot, the minimum allowed by the Code'
The road plans dated 2t24t\g are deficient, showing 11-foot wide lanes.
Road slope: The proposed access road has a slope of 1oo/o. Per code
Section 7i07, the maximum slope allowable is 8%. Code Section 7-209
'Areas Subject to Wildfire Hazards' allows roads to have a lOo/o grade on
straight seitions of the road. Unfortunately the 1O% grade on the proposed
accels road is on a 'S' curve. The Code does allow steeper grades subject to
approval by the fire district and sheriff.
Road Surface. Per Code Section 7-307, the minimum standard for the road
surface is ch,p-seal. The submitted plans show a surface of compacted class
6 road base. A chip-seal surface is necessary to mitigate dust.
Minimum Enqineerinq Requirements for Review:
- provided but does not meet width standard
. vertiqal and horizontal OeometrV - vertical provided, horizontal not
b.
c.
d.
e.
provided
Oradinq plan for road - Not provided. We're looking for a plan showing
ffioad, cut and fill slopes and where the proposed
contours join existing grade.
drainaoe calculations for ditch and culvert desion - not provided. We're
@eing that the ditches and culverts are designed
to handle the predicted storm water flows.
confirmation that siqht distance is adequate - not provided
dedication of a 60-foot wide easement or riqht-of-wav - provide evidence
that the easemenUROw is recorded.
. maximum side slopes of 2:1 - this will be shown by the grading plan (see
above)
temporary and permanent erosion control measures - not provided
ln short, we are looking for a level of design which demonstrates that (a) the
road meets County standards, (b) the design detai! is adequate that a
contractor could use the design to bid and construct the project, and (c) the
design can be use to determine the financial guarantee amount.
a
a
2
3.
lf the applicant is seeking approval for variances from the code, they shouldprovide a table that gives the county standard, the requested varian6e, and thereason and hardship necessitating the variance.
t' Road Maintenance: What mechanism will ensure the maintenance of theroad?
g.@Theapplicantneedstodemonstratethatthey
have updated their County access permit for the change in use (the changefrom a well pad road to a RV park road).
Emerqencv Access Road
The only materials provided for the emergency access road are: (a) a dashed line onthe vicinity map and (b) a typical road section.
!t is my understanding that the applicant wants to delay the final design of theemergency access road until they find out if the County is going to ap--prove the RVPark. lf is this acceptabre to other county staff and officials, lian perform atechnical feasibility re-view for the proposed emergency access road if the applicantprovides adequate information. Then, if the
"ou-nty "ppror"" the RV park, acondition of approval must be that the applicant provides a final detaileddesign of the emergency access road prior to startinj any construction workassociated with the development. Thefinal design mu'st c6ntain the Oesijnelements outlined above for the main access road.
ln order for the County to approve the project, the feasibility design and costestimate must be adequate to demonstrate that the road is tec-hnicaliy feasible.
At minimum, in order.that a-feasibility design can be reviewed by the county, theapplicant must provide the following:
' Plan sheets and profiles of the road at a scale no greater than 1,=100,showing existing and final grade.. CulverUstream crossing details
' Delineation of potentially affected wetlands by a qualified professional' Preriminary cost estimate (incruding ail carcurations)
Plan Note #16 on the cover of the plan set, states that the emergency access roadwill have a 1oo/o maximum slope witn a minimum horizontal curve radius of 50 feet. Istronolv recommend that the emergency access road be constructed to the County
9fallaros that require an 8o/o maximum grade, a 60-foot ROWeasement and with185 foot minimum horizontar curve radiui. This will allow the "r"rg"n.y r.""r,rold to be upgraded in the future such that it will provide a second puurii accesspoint into the area. Per Section 7-go7 A 3 of the Land Use Code, Sfreefs aid roadsshall-be designed so that alignments wiltjoin in a togicai i-anner, such that adjacentroad systems can be combined to form a continuou3 route from one area to another.,
Other comments:
. An easement or Row is needed for the land crossed by the emergencyaccess road.
. A County Road Access Permit is needed where the emergency access road
connects to CR 300.
EROSION GONTROL:
Unless noted otherwise, all of the points below should be addressed prior to approval'
These cannot be conditions of approval'
The submitted plans lack erosion control plans and details. The erosion control site plan
must show the location of temporary "no
permanent erosion control measures. The erosion
control detail sheet must provide deiailed drawings of the erosion control measures and notes
regarding the construction and upkeep of the measures'
1. Limitinq Site Disturbance: ln order to prevent erosion and limit the loss of native
vegetation,i-ecommendtrratconstructionfencingbeplacearoundtheareasthatwill
not be disturbed. ln such a way, pockets of native vegetation can be preserved within
the site.
2. State swMp permit: Since the site is greater than one acre, the applicant will need to
file a storm water ManagementFtan (Swrrllpl with the State Dept of Public Health and
Environment. This musl be a condition of the County's approval'
3. Erosion Control: Plans need to-show alltemporary and permanent erosion control
measures "Iil-rno* irrigation for re-vegetating disturbed slopes'
4. Dust Control: The plans should address dust suppression during the construction and
operation of the RV Park.
GRADING AND DRAINAGE:
The county's drainage requirements are outlined in Land Use Code section 7-206' These
standards atso apptito th; grading and drainage for the access and emergency access roads'
1. Road culvert sTA+go: Rip rap or another permanent erosion control measure is
ffilvert discharges onto a 2:1 slope.
2. Detention Basin Easement: Easement are needed for drainage detention basins on
adjacent properties. Obtaining and recording the easements should be a condition
of approvall rt io, as part ot tfie Jpplication thl County still needs a letter from the
propertyownerstatingthattheyplantooffertheeasements.
WATER AND WASTEWATER:
State Approval. The approval by the State is contingent on the approval of the
RiTpark by gte County.' A condition of approval needs to be that, prior to
land disturbance, the Gounty needs to see the approved State discharge
permit for the ProPosed WWTP.
a.
4
1. Sewers and Wastewater Treatment Facilitv:
2.
b. Wastewater Generation: The average water demand is 14,590 gallon per day
(calculated in Western Water's report using 12,000 gpd from RV units, 90 gpd
from office, 2,500 gpd from the laundry). Per the water rights documents, 90%
of the well water (13,131 gallon per day) will end as wastewater. Per the
application, the wastewater treatment plant is being designed for 10,000 gallon
per day so this discrepancy needs to be addressed.
(ln addition to the calculations above, another section of the application (Tab l)
calculates an average water demand of 16,300 gpd and a peak demand of
32,600 gpd.)
c. Easement: An easement is needed for the pipe and/or ditch from the treatment
plant to the receiving stream.
d. lndividual RV Site Sewer Connection: Provide a typical detail for the sewer
service connection that complies with Section 7-806 of County code.
Potable Water:
a. Easement: Although not shown on plans, I recall that the well has been drilled
and is located west of the property at the base of the hill. Perhaps obtaining
and recording the easement for the well. pioeline. and water tanks can be
a condition of approval. lf so, for Gounty approval we still need a letter
from the property owner stating that they plan to offer the easements.
b. lndividual RV Site Water Connection: Provide the typical detail for water
service connection that complies with Section 7-806 of County code.
c. Water Station: Per Code, each RV Park must have at least one water station
for filling water storage tanks. Show the station on map and provide a design
detail.
d. Water Riohts: County attorney has reviewed the water rights.
e. Water Qualitv: ls there any water quality data for the well?
f. Water Pressure: Provide calculations that demonstrate that the water
pressure at the RV sites will be between 20 psi and 80 psi.
Fire Pond:
All of the points below should be addressed prior to approva!.
a. Question Reqardinq Volume and Number of Outlets: The narrative section of
the application says that (i) the pond will contain 150,000 gallons [50,OOO
gallons for fire flow and 100,000 gallons for irrigationl and (ii) there will be two
outlet pipes from the pond. The plans (sheet 10) show a maximum volume of
97.790 oallons and onlv a sinqle outlet.
b. Fire Flow: Provide calculations, stamped by a Professional Engineer, that
show that there will be adequate flow and pressure at the hydrants.
3.
c. Filling the Fire Pond: (i) On the plans, ! don't see the 'intake devices'
mentioned in the narrative of the application. (ii) The application narrative
further mentions that the pond will be filled with surface water or purchased
water. I don't see either the physical means of filling the pond with surface
water or evidence of the legal rights that allow the use of surface water to fill
the pond.
d. Water lmpoundment Requlations: l've been told that the State Engineer's
Office needs to approve allwater impoundments.
e. Easement: An easement is needed for the fire pond.
f . Non-potable Water: Provide information regarding how residents and visitors
witt ne prevented from using the irrigation water taps that are fed from the fire
pond.
ADA RQUIREMENTS:
Alt of the points below should be addressed prior to approval.
. How many RV sites need to be designated as ADA accessible?
o Which sites will be ADA designated? At minimum, allADA sites will need to be paved
and be connected to the laundry with paved sidewalks'
o ADA parking spots at the laundry and store will also need to be paved. (Wheelchairs
can not function on gravel.)
FINANCIAL SECURITIES:
According to the County Code, a cost estimate and financial security for site reclamation must
be providld in case the developer does not complete project and the County has to complete
the project or return the site to pre-disturbance conditions. The financial security must be cash
or a letter of credit.
The cost estimates need to be submitted and approved by the Gounty prior to the proiect
being approved. lt must be a condition of approval that the lefters of credits be provided
to the Gounty prior to any land disturbance.
For this project, I recommend that several letters of credit be provided in order that individual
letter of credits can be released as the work is completed.
Financial Securitv #1 - Main Access Road: lf other County staff and officials agree, I
ffitywaivethefinancialsecurityforupgradingthemainaccessroad.
(The road was originally constructed by Encana as a well pad access road). No significant land
disturbance will oCcur through the upgrade. lnstead, the County should specify that the RV
Park can not function unless the road upgrade is completed.
Financial Securitv #2 - RV Park lmprovements: The amount of the financial security should be
suffiile{lt to return the land to its pre-development conditions if the development is not
completed. ln this case, the County will not request a financial security large enough to cover
the completion of the roads, water system, etc. The applicant has provided a cost estimate
(Tab LL) that addresses returning the site to pre-development conditions. ln order for theCounty to approve the cost estimate, a more detailed cost estimate, stamped by a professional
engineer, must be provided. The cost estimate must include the cost to ieclaim and re-vegetate the entire site except for the main access road and emergency access road.
the cost estimate must be sufficient such that the County Jan complete the road or reclaim theland if the applicant abandons the project.
Financ-ial Securitv #4 - Re-veoetation: The applicant must provide a cost estimate and letter ofcredit for the re-vegetation of all ground left barren by the construction. The re-vegetation areasinclude roadside ditches, detention basins, and cut anO fitt slopes. Typically this letter of creditis released after two growing seasons. This cost estimate is ievieweO, and later released, bythe County's Vegetation Manager.
OTHER:
The applicant must provide a detailed costestimate and letter of credit for the entire cost of the emergency access road. The amount of
o Garbaqe: How will solid waste be handled? No public dumpster sites are shown onthe plans.
Dunbar
From:
Sent:
To:
Subject:
Attachments:
Dusty,
Jim Rada
Monday, April20, 2009 3:46 PM
Dusty Dunbar
MIR 2509 - High Mesa RV Park
Jim Rada (rada@garfield-county.com).vcf; imageO01.gif
I offer my comments regarding the referenced project:
L. The store facility will require a License to Operate a Retail Food Establishment in the State of Colorado.
ln order to receive a license, prior to construction of the facility, the applicant will be required to
submit to a plan review along with any associated inspections by the Colorado Department of Public
Health and Environment, Consumer Protection Division. The retailfood program lead for Garfield
County at this time is Leann Duinn, 303-692-3422.
The application indicates that the potable water system is under review by CDPHE. 7-4OL.A(31, Page 14
of the narrative, indicates that water quality tests will be made prior to occupancy. Water quality tests
are generally required for submittal with applications for the potable water system so that the WQCD
can determine adequacy of the treatment system design. To date, I have not received a water supply
design for review and signature regarding this system as is standard procedure for pubic systems. I
recommend that CDPHE approval for the water system be obtained before site disturbance is allowed.
The application indicates that the wastewater treatment system is under review by CDPHE. To date, I
have not received a wastewater treatment design for review and signature regarding this system as is
standard procedure for pubic systems. I recommend that CDPHE approval for the water system be
obtained before site disturbance is allowed.
No discussion of solid waste management is included in the proposal.
No discussion of dust mitigation during construction or after operation begins.
I count about 12 light poles for the park. Lighting at the park should be of a type that directs light in a
manner that has minimal impact with regard to light pollution.
7. No mention of obtaining a stormwater permit from CDPHE. Construction drawings indicate that the
owner shall obtain a stormwater management plan from CDPHE. Under an approved stormwater
permit, the owner must develop and maintain (update as needed) a stormwater management plan.
Thanks for the opportunity to review this application
J;, (rd., KLfjs
Environmental Health Manager
Garfield County Public Health
195 W 14rh Street
Rifle, CO 8'1650
Phone 970-625-5200 x81 'l 3
Cell 970-319-1579
Fax 970-625-8304
Email irada@qarfi eld-countv.com
Web www.qarfield-countv.com
2.
3.
4.
5.
6.
GRAI\D VALLEY FIRE PROTECTION DISTRICT
1177 S, BATTLEMENT PARKWAY, PO BOX295
PARACHUTE, CO 8I635
PHONE: 285-9 ll 9, FAx (97 0) 285-97 48
April 8,2009
Dusty Dunbar
Garfield County and Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re: High Mesa RV Park - Major Impact Review
Ms. Dunbar.
I have reviewed the Major Impact Review for the High Mesa RV Park file number
MIR2509. The Fire Protection water supply of 50,000 gallons is sufficient . The applicant must
make sure as stated in the Application Packet they will purchase water from the Colorado
Division of water Recourses if the water supply cannot be maintained in the Fire Pond.
The Fire Protection Access was addressed on the letter from February 24,2009 that is
attached in the application as well.
There is one correction I do see. The application addresses the Fire District as Battlement
Mesa Fire Department which is not the legal name. These should be addressed as Grand Valley
Fire Protection District.
Even with the Fire Districts review of the plans it is the responsibility of the owner to
make sure the building complies with the International Fire Code 2003 Edition. If you should
have any further questions please feel free to contact me.
Rob Ferguson
Deputy Fire Chief - Operations
Grand Valley Fire Protection District
Office: (970)285-9119
Fax: (970) 285-9748
email : gvfpdops@so pris.net
EXHIBIT
L
GRAND VALLEY FIRE PROTECTION DISTRICT
1777 S. BATTLEMENT PARKWAY, PO BOX 295
PARACHUTE, CO 81635
PHONE: 285 -9 11 9, FAX (97 0) 285-97 48
z/r+ /c'1
EXHIBlT
Dusty Dunbar
Garfield County and Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re: Eugene Speakman RV Park project
To Whom It May Concem.
Be advised that we have reviewed the fire protection access plan for the RV Park that
Eugene Speakman is working on. The owners have provided two additional access points
to the property/project:
o The old Dry Creek Road at the bend in County Road 300
. The combined entrance into the satellite facility and tie to the Dry Creek Road.
Both of these entrances will have a Fire District lock added to the security chains,
which will allow District access in the event of an emergency.
If you have any questions you can reach me at the above listed contacts.
Rob Ferguson
Deputy Fire Chief - Operations
Grand Valley Fire Protection District
Office: (970)285-9119
Fax: (970) 285-9748
email: gvfpdops@sopris.net