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Home My WebLink About4.0 Conditions of ApprovalTHE LANDS ,_ INC. landscape architecture land planning community planning 365 River Bend Way • Glenwood Springs • CO 81601 • Tel 970 927 3690 • landstudio2@comcast.net October 6, 2014 Glenn Hartmann Garfield County Building & Planning Department 108 8th Street, Suite 401 Re: Big Juniper LLC Dear Glen, Please find enclosed a response to a request for additional items prior to issuance of the Land Use Change Permit for Big Juniper LLC. Specifically, additional information was requested for items 3,4,5 and 6 and should complete the information needed to proceed with the Land Use Change Permit. If any additional information is required, please let us know. Sincerely, THE LAND STUDIO, INC By: rAe��'� Jul' J. Pratte The Land Studio, Inc. canservmg ratwal resources Noxious Weed Map onservn9 natural resources 0 Legend Noxious Weed Percent Cover Q Absinth wormwood 1-10% O Plumeless thistle 10-25% 25-50% Q Canada thistle RNA 50-100% Common tansy Plumeless thistle #— 1 Parcels Map By: Rick Brooks Mount Sopris Conservation District 9/30/14 Weed Management Plan for Big Juniper LLC Disturbed areas from construction such as roads, driveways, and new utility areas should have the existing topsoil stockpiled and then replaced on the disturbed areas to the extent possible. Imported soils are more likely to be contaminated with other weed seeds and therefore should be avoided. After final grades are established and topsoil is spread, reseeding should take place with a native grass mix allowed in Garfield County. A sprinkler system should be used following planting to encourage healthy plants right away giving weeds less of a chance to become a problem. In the seasons following planting, noxious weed control should take place twice yearly in the disturbed and newly planted areas until well established plants are healthy and cover the bare soil. Other weed management beyond the disturbed areas should be done twice each year. This should include locating and either cutting or selective spot spraying any noxious weeds as shown on the map of noxious weeds for the Big Juniper property. CIVIL ENGINEERING An Employee -Owned Company LAND SURVEYING MEMORANDUM To: Garfield County Community Development Director From: Matthew Langhorst Revised: October 2", 2014 Project: 3765 County Road 103, Garfield County, Colorado Subject: Review of Existing Driveway Features. It was requested that HCE preform an onsite driveway review of the existing driveway alignment, slope and general features of the access to 3765 County Road 103. The existing driveway access off of County Road 103 is a 25' wide asphalt entrance point. The driveway then continues 380LF up to a Y in the driveway that then access 3765 to the east and 3755 to the west. The driveway up to the Y intersection is at an average slope of 6.3% according to the site survey updated by Rocky Mountain Survey in April of 2014. The driveway is approximately 12' in width, which does meet the Primitive Roadway Standards, but the new ADU unit increases the Average Daily Trip numbers on the property pushing the driveway to the next county standard level which it does not meet in its existing condition. The owners of 3755 and 3765 have asked for a variance to this driveway upgrade and HCE feels that the driveway and entrance features to the driveway can handle the additional loading in its current configuration. The driveway has already been signed off on by the local Fire Marshall as being adequate for emergency services response vehicles and fire trucks. The driveway has a 50' long by 9' wide secondary pullout 165LF up from the entrance of the driveway. This will allow passenger car vehicles leaving the site during an emergency to pull out of the way of the fire trucks or emergency service vehicles entering the site. 215LF farther up the driveway is the Y intersection which gives passenger vehicles another point to allow for emergency service vehicle passing. This Y intersection also allows for a hammerhead type fire truck turnaround. HCE would suggest that the northern radius on that intersection be improved at the time of construction for the ADU to allow for a more appropriate back out radius for a fire truck. There are currently two CMP culverts that cross under the driveway. One for a roadside swale crossing at the entrance (12" CMP) and one for an irrigation ditch crossing just up from the entrance of the driveway (15" CMP) Both of these culverts appear to have the appropriate 12" of cover for the required loading capacity of a fire truck and look to be maintained well. 1517 BLAKE AVENUE, SUITE 1 01 GLENWOOD SPRINGS, CO 81 601 970-945-8676 • PHONE 970-945-2555 • FAX W WW. HCENG.COM The driveway itself sits several inches above the two adjacent fields. The grading around the driveway lends itself to flows sloping away from the driveway surface and into the fields. To the west side of the driveway there is an irrigation ditch lateral that is carrying the driveway flows to the driveway crossing irrigation ditch and away from the site. To the east the driveway water sheet flows into the large open field adjacent to the driveway and makes its way to the roadside swale. There appears to be no issue with the grading or erosion as it exists today. The site distances for the entrance of the driveway appear to meet the required stopping distance for any vehicle entering or exiting the site. There is a small rolling hill to the east of the entrance that is approximately 530 feet from the edge of the driveway entrance to the top of the hill. To the west there is an open field view of the roadway for approximately 1000 feet of site distance. Both of these distances more than exceed the required stopping distance for a passenger vehicle even with the slope of the roadway coming down the hill taken into account. HCE feels that the driveway as it exists at the time of our onsite review (9-30-14) is more than adequate to handle the additional traffic loading that will be associated with the ADU unit being proposed. Please let me know if you have questions pertaining to this letter. Thanks, Matthew Langhorst, P.E. High Country Engineering, Inc. 1517 BLAKE AVENUE, SUITE 1 01 GLENWOOD SPRINGS, CO 81601 970-945-8676 • PHONE 970-945-2555 • FAX WWW.HCENG.COM ASPEN WATERWISE 210 H AABC ASPEN, CO 81611 (970)925-1914 FAX (970)925-1915 aspenwaterwiseAsopris. net A full lab test was performed for the residence at 3764 County Road 103 in November of 2013. At that time we found a presence of coliform bacteria ---but no presence of e -coli. Following that result, the well was chlorinated in order to sanitize, and to mitigate this issue. This is a fairly standard practice with wells. A follow-up bacterial test was performed in September of this year, and the results indicated no presence of coliform or e -coli. The original test did show a minor presence of iron related bacteria ---which is also mitigated by the chlorination. There was also a pretty high hardness result in the original testing ---however, the water softener on the domestic supply will soften and relieve this problem. This well water supply tested pretty typically for the area. There are no obvious anomalies. It falls into the "safe" standards of drinking water for the State regulations. Any further treatment, filtration or purification would be simply a matter of the individual owner's personal comfort level. Let me know if you have need for further information or explanations. Hopefully this reasonably answers your questions. For A Better Water for All, David Dawson September 22, 2014 Mr. Glenn Hartmann, Senior Planner Garfield County Building and Planning Department 108 8th St., Suite 401 Glenwood Springs, CO 81601 Re: ADU Application for Parcel 2391-182-00-252 Owners: Big Juniper, L.L.C. Dear Glenn, Samuelson Pump has recently replaced an existing pump at this well location with a larger pump. The new pump will deliver 15 gpm at 60 psi into the system. The newly installed pump has a production that is adequate to serve the existing house and the proposed ADU. Raun Samuelson Samuelson Pump Co. Inc. P.0 Box 297 Glenwood Springs, CO 81601 PO, Box 297 • Glenwood Springs, CO 81602 • (970) 945-6309 • Fax (970) 947-9448 Water Systems • Sales, Service & Installation