HomeMy WebLinkAbout2.0 BOCC Staff Report 12.08.2003• • • •
Exhibits for Public Hearing held on 12 /08 /03
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A lication materials
Staff Memorandum
Letter from the Board of County Commissioners to the Division of Water
Resources dated 1115 /03
Letter from Grand Valle Fire Protection District dated 11 /25 /03
Well Permit from the Di vision of Water Resources
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Garfield County FJI
-ANDBTIJtl)fN(plfM_EMN G DEPARTMENT
REQUEST: Exemption from the Definition of Subdivision
OWNER (APPLICANT): Michael D. Knox
PROPERTY LOCATION: 1600 CR 306, South of Parachute
SITE DATA: 3 5 acres split by CR 306
WATER: ISDS
SEWER: Well (permit #254098)
ACCESS: CR 306 ("Wallace Creek Road")
EXISTING ZONING: N RIRD
STAFF RECOMMENDATION: Approval with conditions.
I. THE PROPOSAL
Michael Knox (Applicant) is the owner of a 35 acre parcel which is currently split by CR 306
(Wallace Creek Road). This split leaves approximately 8.13 acres on the west side of the road and
26 .29 acres on the east side of the road. The Appl ica nt requests the Board acknowledge that CR
306 has effectively split the parcel into two lots which is allowable through the Subdivision
Exemption process.
II. PROPERTY DESCRIPTION
The property contains approximately 35
acres and is located southwest of
Parachute on CR 306. Staff conducted a
site visit to the property on November
20, 2003. The property contains
moderate to steep slopes with vegetative
cover consisting of stands of pin yon and
juniper as well as sagebrush cover.
Proposed Lot 1 is improved by a single-
family residence (owned and occupied
by the Applicant), shed type structures,
and a pond. The photo shows the
driveway into Lot 1 and the typical lay
108 8th Street, S uite 20 1, Glenwood Sprin gs, Co lorado 8 1601
(970) 945 -82 12 (970) 285-7972 Fax: (970) 384-3470
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of the land.
Proposed Lot 2 has been improved
by a driveway off of CR 309 that
serves a cleared building site as
shown in the photo to the right. This
property contains moderate to steep
slopes that fall in a west to east
fashion down towards CR 309 and
the property is heavily vegetated with
pinyon and juniper as well as
sagebrush cov er as shown in the
photo to the right.
III. REFERRAL AGENCIES
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Staff referred the application to the following referral agencies for review:
A. The Grand Valley F ire Protection District (Exhibit J)
B. The County Road and Bridge Department (Exhibit I)
C . The County Attorney's Office (Exhibit G)
IV. GENERAL COMPLIANCE WITH THE COMPREHENSIVE PLAN
The property is located in Study Area 3. The area is designated as "outlying residential" which
assumes a development density of the underlying zone district of a minimum of 2 acres or more
per dwelling unit.
V. STAFF COMMENTS
A . Exemption Qualification Regulations
The language in the Subdivision Exemption section of the county's regulations (Section 8.52) that
the Board is mo st familiar with states that "no more than a total of four ( 4) lots, parcels , interests or
dwelling units will be created from any parcel, as that parcel was described in the records of the
Garfield County Clerk and Recorder's Office on January 1, 1973, and is not a part of a recorded
subdivision."
The same section also states that "any parcel to be divided by exemption that is split by a publ ic
right-of-way (State or Federal highway, County road or railroad) preventing joint use of the
proposed tracts, and the division occurs along the public right-of-way , such parcels thereby created
may, in the discretion of the Board, not be considered to have been created by exemption with
regard to the four ( 4) lot, parcel, interest or dwelling unit limitation otherwise applicable."
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Staff Finding
The Applicant provided two quit claim deeds (attached as Exhibit H) where H. B. Gibson and
John Gibson conveyed a 60 -foot wide road (an easement for right-of-way) to the Board of County
Commissioners in 1913 which provided an easement for right-of-way purposes, including the use
of the subsurface for support of the roadway. Further, Staff plotted the legal description of the
right-of-way provided in the quit claim deeds with the County Assessor's Office and found that it
falls just where CR 306 does on the County Assessor's maps. Therefore, Staff finds the subject
parcel is split by CR 306 preventing joint use . As such, this request is consistent with the county
regulations and may, at the discretion of the Board , be created as its own parcel via Exemption and
not count as one of the four exemption lots.
It should be noted, the Applicant requested the County take position on whether the area of ground
occupied by the road easement mentioned above actually decreased the total acreage of the
property. The reason for the request was to explain to the Division of Water Resources that the
subject property contained 35 acres and was therefore eligible for an exempt 35-acre well. (Please
see Exhibit G). In fact, the Division of water resources agreed with the County and has now issued
a well permit for the property that may serve the proposed uses (see Exhibit K).
B. Garfield County Zoning Requirements
No property shall be created that conflicts with the underlying zoning regulations of Garfield
County.
Staff Finding
The property is zoned AIR/RD which requires a minimum lot size of 2 acres. The proposed lots
will not exceed this minimum standard as the lots to be created are 26.29 acres (Lot 1) and 8 .13
acres (Lot 2). Staff finds these lot sizes are consistent with the underlying zoning. All uses and
dimensional requirements shall comply with the uses and dimensional requirements required in the
AIR/RD zone district as the properties develop.
C. Legal and Physical Access
Section 8:52 C states: "All lots created will have legal access to a public right-of-way and any
necessary access easements have been obtained, or are in the process of being obtained";
Staff Finding
The Applicant currently lives in a single-family residence on Lot l with an established driveway.
Because CR 306 splits the property, both proposed lots have significant frontage on a public road.
The Applicant has worked with the County Road and Bridge Department to establish a driveway to
Lot 2 according to standards required by the Road and Bridge Department (see Exhibit 1). Staff
finds this standard is met.
D . W at e r
Section 8:52 D of the Subdivision Regulations states "the Board shall not grant an exemption
unless the division proposed for exemption has satisfied the following criteria: Provision has been
made for an adequate source of water in terms of both the legal and physical quality, quantity and
dependability, and a suitable type of sewage disposal to serve each proposed lot."
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Staff Finding
The Applicant has received a well permit for an exe mpt 35-acre well from the Division of Water
Resources which may provide domestic water for thr ee residen tial dwellings , 1 acre I foot for lawn
irrigation, and water for domestic animal watering. The Applicant proposes to serve both parcel s
with this well as the existing single-family well is presently served by a spring.
The Applicant proposes to drill the well on the we st side of CR 306 on propo sed Lot 2 and run a
water line eastward under CR 306 to Lot 1. Thi s shared well requires 1) a water well I line
easement to be defined and depicted on the plat and 2) a well sharing agreement that governs the
u se and maintenance responsibilities of the well for both lots. The Applicant shall be required to
provide and record these documents as part of the fi nal plat proces s.
Since the Applicant proposes to extend a water line from the well under CR 306 to Lot 1, the
Applicant has obtained a "road bore permit" from the County Road and Bridge Department for that
endeavor which is in the application m aterials. The Applicant will bore underneath CR 306 which
is acceptable to the County Road and Bridge Department. While this permit has expired, the Road
and Bridge Department will reinstate the permit when the Applicant is ready to extend the water
line through the road .
As is normall y required , pri or to th e s igning of a final plat for Exemptions, all physica l w ater
supplies shall d emonstrate the following points:
a. That a four ( 4) hour pump test be performed on the well to be used;
b. A w ell completion report demonstrating the depth of the well , the characteristics of the
aquifer and the static water level;
c. The results of the four (4) hour pump tes t indicating the pumping rate in gallons per
minute and information showing drawd own and recharge;
d. A written opinion of the person conducting the well test that this well should be
adequate to supply water to the number of proposed lots;
e. An assumption of an average of no les s than 3 .5 people per dwelling unit , using 100
gallons of water per person, per day;
f. If the well is to be shared, a legal , well sharing declaration which discusses all
easements and costs associated with the operation and maintenance of the system and
who will be responsible for paying the se costs and how assessments will be made for
these costs;
g. The water quality is tested by an independent testing laboratory and meets State
guid elines concerning bacteria and nitrates .
h. For water supplies based on the use of cistern, the tank shall be a minimum of 1000
gallons .
E. Sewer
The Board shall not grant an exemption unless the d ivi sion proposed for exemption has satisfied
the following criteria: Provision has been made for an adequate source of water in terms of the
legal and physical quality, quantity and dependabili ty, and a suitable type of sewage disposal to
serve each proposed lot.
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Staff Finding
The Applicant already has an ISDS system on Lot 1 associated with the existing residence and
proposes that an ISDS will handle wastewater generated on each lot.
F. All state and local environmental health and safety requirements have been met or are in
the process of being met
Sta ff Finding
No State or Local health requirements are applicable to the application with the exception of
Colorado Department of Health ISDS setback standards. The Applicant will be responsible for
meeting the required standards and criteria for the loc ation of the wells relative to the placement of
the ISDS systems.
G. Soils
Staff Finding
The property contains soils called Potts -ildefonso and Potts Loam which indicate the property may
have moderate to steep slopes and that community development and recreation are limited by low
strength and shrink swell potential. Dwellings and roads can be designed to compensate for these
limitations. Staff shall require that foundations and individual sewage disposal systems (ISDS)
shall be engineered by a professional registered engineer within the State of Colorado. This shall
be included as a plat note on the final plat.
H. Fire Protection
Sta ff Finding
The property is located in the Grand Valley Fire Protection District. David Blair, District Fire
Chief, reviewed the proposal and provided a lett er regarding fire protection (see Exhibit J). The
applicant will need to provide the following minimum fire protection practices as apart of their
"Fire Protection Plan".
The District Chief stated that "because of the size of your project, it would appear that the
localized water supply systems (NFPA 1231) and fire protection sprinkles might be better suited to
provide such protection ... Fire sprinklers are not req u ired in structures less than 3500 square feet,
however we encourage homeowners to consider their v alue and the benefits that they may provide
in the event of an actual fire. After consulting other fire agencies within Garfield County, a
minimum size of 2,500 gallon water tank per lot is a reasonable requirement for residence under
3500 square feet. Sprinkler systems would be optional for residences up to 3500 square feet.
Residences over 3500 square feet will need to have both the calculated size storage tank and a
sprinkler system to provide initial knockdown capabili ties.
As far as access I egress requirements & defensible space, the Colorado State Forest Service has
recommended using the NFPA 299 standard, Protection of Life and Property from Wildfire. The
Grand Valley Fire Protecti on District , as well as the other fire districts within Garfield County, has
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adopted this as the standard within its boundaries. Other issues to be included and noted in the
proposal are as follows:
~ If a sprinkler system is installed, the requ irements for NFP A 13 D will be adhered to
minimum flow of26 gpm with duration often minutes or 260 gallons (see Section 2-1) is
required. The storage tank used for fire protection may be separate from that used for
domestic use . If a homeowner wishes to combine the water supply for both the sprinkle
system and domestic use, the requirements of the code shall be met. Annual inspection
maintenance and reporting requirements of a sprinkler system are the responsibility of the
homeowner. For structures over 3500 square feet , an approved fire protection sprinkler
system will be required.
~ An agreement to use the water stored in a fire water cistern, in the event of an emergency ,
is not limited to the specific residence where it is located and that its use/need is at the
discretion of the fire department.
~ The water supply (fire water cistern) is for fire protection only, not to be used for domestic
use . If the homeowner wishes to combine the firewater cistern with domestic use water, an
additional amount of storage will be required to maintain the minimum required firewater
protection capacities.
If the above conditions are met and /or made apart of a plat note to be a requirement of the new
Owner prior to the issuance of a building application, the Grand Valley Fire Protection District has
no further concerns regarding this project.
While not required , due to the heavy vegetation in the area, Staff would encourage the Applicant to
consider an increase in the amount of defensible space buffering around the unit as well as thin the
area below the building site on the steep hillside. Specific methods to improve defensible space can
be provided by contacting the Colorado State Forest Service and reviewing their "Firewise"
materials regarding effective buffering or defensible space around structures.
VI. STAFF RECOMMENDED FINDINGS
1. That proper posting and public notice was provided as required for the meeting before the
Board of County Commissioners.
2. That the meeting before the Board of County Commissioners was extensive and complete, that
all pertinent facts, matters and issues were subm itted and that all interested parties were heard
at that meeting.
3. That for the above stated and other reasons, the proposed exemption has been determined to be
in the best interest of the health, safety, morals , convenience, order, prosperity and welfare of
the citizens of Garfield County.
4. That the application has met the requirements of the Garfield County Subdivision Resolution
of 1984 a.a. Section 8 :00, Exemption.
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VII. STAFF RECOMMENDATION
Staff recommends the Board of County Commi ssioners APPROVE this application for a
subdivision exemption with the following conditi ons:
1. That all representations of the Applicant, either w ithin the application or stated at the meeting
before the Board o f County Commissioners , sh a ll be considered conditions of approval.
2. The Applicant shall be required to provide a 1) water well I line easement to be defined and
depicted on the plat and 2) a well sharing agree ment that governs the use and maintenance
responsibilities of the well for both lots. The Applicant sh a ll be required to provide and record
these documents as part of the final plat process.
3. That the applicant shall have 120 days from the date of this approval , to present a plat to the
Commissioners for signature from the date of co nditional approval of the exemption ;
4. Prior to the signing of a plat, the Applicant sh a ll provide proof to the Building and Planning
Department that a well test has been completed fo r the newly created Lot 2 which demonstrates
an adequate pump rate and water quality pursu an t to subset a -jbelow. If the aforementioned
proof is not submitted , the Applicant shall b e required to conduct a well pump test that
demonstrate the following points :
a. That a four ( 4) hour pump test be perform ed on the well to be used;
b. A well completion report demonstrating the depth of the well, the characteristics of the
aquifer and the static water level;
c. The results of the four ( 4) hour pump tes t indicating the pumping rate in gallons per
minute and information showing drawd own and recharge;
d. A written opinion of the person conducting the well test that this well should be
adequate to supply water to the number o f proposed lots;
e. An assumption of an average of no les s than 3.5 people per dwelling unit , using 100
gallons of water per person, per day ;
f. The water quality is tested by an ind ependent testing laboratory and meets State
guidelines concerning bacteria and nitrates .
5. That the following plat notes shall appear on th e Final Plat:
a) No further divisions by Exemption from the ru les of Subdivision will be allowed.
b) No open hearth solid-fuel fireplaces will be allowed anywhere within an exemption. One
(1) new solid-fuel burning stove as defied by C.R.S . 25-7-401 , et. sew., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances.
c) All exterior lighting will be the minimum amount necessary and all exterior lighting will
be directed inward and downward toward s the interior of the subdivision, except that
provisions may be made to allow for safety lighting that goes beyond the property
boundaries.
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d) Foundations and Individual Sewage Disposal Systems shall be engineered by a
Professional Registered Engineer within the State of Colorado .
e) Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101 , et seq. Landowners,
residents and visitors must be prepared to accept the activities, sights, sounds and ·smells
of Garfield County's agricultural operations as a normal and necessary aspect ofliving in
a County with a strong rural character and a healthy ranching sector. All must be
prepared to encounter noises, odor, lights, mud, dust , smoke chemicals, machinery on
public roads , livestock on public road s , storage and disposal of manure, and the
application by spraying or otherwise of chemical fertilizer s, soil amendments , herbicides ,
and pesticides, any one or more of which may n aturally occur as a part of a legal and
non-negligent agricultural operations.
f) All owners of land, whether ranch or residence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation ditches,
controlling weeds, keeping livestock and pets under co ntrol, using property in accordance
with zoning, and other aspects of using and maintaining property. Residents and
landowners are encouraged to learn about these rights and responsibilities and act as
good neighbors and citizens of the County. A good introductory source for such
information is "A Guide to Rural Living & Small Scale Agriculture" put out by the
Colorado State University Extension Office in Garfield County.
g) One (1) dog will be allowed for each re s idential unit within a subdivision and the dog
shall be required to be confined with in th e owner 's property boundaries .
6. The Applicant shall comply with the recomme ndat ions of the Grand Valley Fire Protection
District which includes, but is not limited to , the following:
a) A water supply shall be located within 150 feet of a residence and have a 4 1/2" hydrant
connection capable of providing 500 gallons per minute. T ater upply capacity shall
be determined by the square footage of the res idence, ho ever: a mi 1 imum size of2 ,500
gallon tank shall be required for Lot 2 per residence un r 3 ,50 quare feet. -----------b) For residences over 3,500 square feet in si ze a fire sprinkler system shall be installed . For
residences up to 3,500 square feet a fire sprinkler system shall be optional. Fire
sprinklers systems shall be meet the requirements of NFPA l 3D.
c) NFP A 299 standards shall be adhered to for access I egress requirements and defensible
space.
d) Access to the subject lots shall be adequate to meet the requirements of the Fire District
and shall meet all turning requirements of the Fire Districts equipment.
e) An agreement shall be in place, prior to finalization of the Exemption Plat via a plat note
or agreement, between the Fire District and the property owners that the use of water
stored in a fire water cistern, in the event o f emergency, is not limited to a specific
residence where the cistern is located and that its use and need shall be at the discretion
of the Fire District.
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J ohn Mart in
G lenwoo d Springs, CO
L arry Mc Cown
Rifl e, CO
• • EXHIBIT
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Garfield
Tresi Houpt
G lenwo od Springs, CO
BOARD OF CO UNTY COMMISSION ERS
November 5 , 2 0 03
Claud i a Engelmann
Colorado Div i sion of Water Resour ce s
Depa r tment o f Natural Resources
1313 Sherman Street , Room 818
Denve r, CO 80203
VIA FAX : (3 0 3 ) 866-3589
RE: Knox 35 Acre "Exempt Well" Applicatio n Co unty Ro ad 3 0 6
Dear Ms . Engelmann :
During our regularly scheduled No vember 3 , 20 0 3 Boa rd meeting ,
we discussed t he Colo r ado Divisi o n of Water Resources ' position
regard i ng the thirty-five (35 ) a c re tra c t of land in Garfield
County owned by Michael D. Knox a n d Raynell J . Knox . The Co unt y
Attorney 's Of f i c e provided the Com missioners with c o pies o f the
quit claim deeds , attached to t h is l etter , wh ereby the Co unty
ga i n e d title to the d escribed portion of what is now known as
"County Road 306" or Wa l lace Creek Ro ad .
Please be adv ised that it i s the p o sition of the Bo ard o f
County Commissioner that the Count y received only an easement for
right -of-way purposes and not the full "fee " t itle to the land
conta i n i ng the desc ri bed roadway . The quit claim deeds grant the
BOCC the right to us e the surf a ce o f the land "c o nta i n e d with
thirty feet (3 0 ') o f each side of a center line of a road" as an
easement for right-of -way purposes, including use of the subsurface
for support o f the roadway . We bel i eve that Mr. and Mrs . Knox o wn
a thi r ty-five (35 ) acre of land o v er which we have an easement .
Our County Assessor's r ecords also show this property as a thirty-
five (35 ) acre property .
Thank you for you r consideration of our opinion. Mr . Knox 's
r eque s t for Exemption from t he De f inition of Subdivisi o n is
scheduled before us on D 2 00 3.
By :
CMD/nm
cc : Michael D . Knox
Building and Planning Depart me nt
Dwight Whitehead
108 8th Stree t, Suite 213 , Glenwoo d Sprin gs, Colorado 81601
(970) 945-5004 Fax (9 70) 945-778 5
. TO ~A VE A_ND 'PO HOLD THE SAME, together with all and singular the appurtenances and privileges thereunto be-~o;~~;, or m anywise . thereunto app?rtai:n ing, and all the estate, right, title, interest and claim wh~?"~;:i,r of the said part.~ -~~~~ only proper use, benefit and behoof of the said par~ of the second pa_r(,
IN WITNESS WHEREOF, t e said part .. *. of the first part ha ... ~.u~no ~-·· . . ... . ........... hand ........ and seal ........ the day and year first above written. (/ ~ __.# -.
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personally known to me to be the person ...... whose name ..... ~ .................. snbM.bed to the forego-
mg Deed, appeared before me this day in person, and ack:n6i'ed.-ed thaL.~ ................ signed,
sealed and delivered the said instrument of writing as .. ~ ............ free an~nt~
the ~~~e:!J;.,;:;~~~seal, this.~/£..day of.I/-«# .................. . ~n~/Q ~ ~~ . ~
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BY.... ............................... . ....... DEPUTY.
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J QUIT .CLAIM DEED. TKll w. K. IOS1'Ult 9TAT'Y co .• 'Ol:H'tUt
TO HA VE AND TO HOLD THE SAME, together with all and singular the appurtenances and privileges thereunto he-
. ~~n~g or in anY'."ise t~ereunto appertaining, and all the estate, right, title, interest. and claim whatsoever of the said part.~ ·jfi;;a~.r~t ~-~It.fl~: only proper use, benefit and behoof of the said part£~. of the second part;
IN WITNESS WHEH.EOF, ~ife"'sv:idv~art.:::"/ .... of the first part ha>.?' ..... hereunto s~~ ............ hand ........ and sea~ ....... th; day and y:r first abovepwritten. i ~~-.P~.~-.............. [SEAL]
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!"ersonally known"~e the_ person ...... whose name ...... ..&<.'.':'.'. ................. subscJ'!l?ed,t'<> the forego-
mg Deed, appeared before me this day m person, and acknow:fed~rnd that. ..... ~ ............. s1gned,
sealed and delivered the said instrument of writing as .... ~ .......... free an~oluntary act, for
the uses and purposes therein se~ · /,/' ,:;;? ~ ~
A_ D~t~f.Q".1der =~~~/'.~~a;£aeal, thi~s ......... /f.Y. ...... day of ..... 7~ ..... .
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Filed for record the ....... .
BY. ······················· ............................................................................... DEPUTY.
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1 a~c; 1 Vl 1 • • • • EXHIBIT
Fred Jarman I
From: Jake Mall
Sent: Tuesday , December 02 , 2003 7:04 AM
To: Fred Jarman
Subject: RE: Mike Knox property
Fred:
Mike has completed everything I have asked him to do and even used his own equipment to place some gravel
for us after some settling had occurred and my equipment wa s not avai lable . Mike has kept me informed on his
work progress as he completed it and asked for my input. If you need more information let me know.
Jake B. Mall
District Road Foreman
-----Original Message-----
From: Fred Jarman
Sent: Monday, December 01, 2003 4:37 PM
To: Jake Mall
Subject: Mike Knox property
HI Jake,
I was hoping you cou ld spare a few words regardi ng the proposed exemption for Mike Knox on CR
306 . Thanks .
Fred A. Jarman, AICP , Senior Planner
Garfield County Build ing and Planning Departmen t
108 8th Street, Suite 201
Glenwood Springs , Colorado 81601
970.945 .8212
12 /2/2003
Nov 25 03 01:06p gvf'pd 9702859748
November 25 , 2003
• •
GRAND VALLEY
FffiE PROTECTION DISTRICT
1777 E. BA ITLEMENT PAR.KW A Y
PO BOX 295
PARACHUTE, CO 81635
(970) 285-9119, FAX (970) 285-9748
Garfield County Building & Planning Dept.
109 81h Street, Suite 30 3
Glenwood Sp tings, CO 8160 l
Sub_ject : Fire Protecti on Plan for Michael D. Knox
GCB&PD ,
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I have reviewed the applicant 's request and have verified that it lies within the Grand Valley Fire
Protection District The applicant will need to provide the following minimum fire protection
practices as apart of their "Fire Protection Plan ".
The options available to you include either a local water supply for each residence or a central
pressurized water supply for all residence as well as fire prot ection sprinklers . Because of the size
of your project, it would appear that the localized water suppl y systems (NFPA 123 I) and fire
protection sprinkles might be better suited to provide such protection .
The use of sprinklers in new construction is always encouraged, and has pro ved to be both cost
effective and to have made the critical difference in the "saving of a structure". The key element
of a 13D system is to provide enough suppressant to get the occupants out of the residen ce The
system is designed to provide a I 0-minute water supply . In a normal urban setting, with prompt
notification to the fire department , a response and extingu is hment can be started during this l 0-
minute time frame . However, with a small volunteer fir e department, which does not staff fire
station crews, response times can be much longer. Hence, it is hoped the sprinklers provided
enough time for the occupants to leave, but the fire has most likely continued to bum, and after
the I 0-minute period of water delivery , the fire may agai n start actively burning . Fire sprinklers
are not required in structures less than 3 500 square feet , however we encourage homeowners to
consider their value and the benefits that they may provide in the event of an actual fire .
The recommendations of NFPA 1231 are to have a water supply located within 150 feet of a
residence, a 4 Yi'' hydrant connection capable of provi ding 500 gpm and a capacity to be
determined by the square footage of the residence . Afte r consulting other fire agencies within
Garfield County, a minimum size of 2500 gallon tank pe r lot is a reasonable requirement for
residence under 3500 square feet. Sprinkler system s would be optional for residence up to 3500
square feet. Residences over 3500 square feet will need to have both the calcu lated size storage
tank and a sprinkler system to provide initial knockdown capabilities . As far a s access I egress
requirements & defensible space, the Colorado State Forest Service has recommended using the
NFPA 299 standard , Protection of Life and Property from Wildfire. The Grand Valley Fire
EXHIBIT :r
Nov 25 03 01:07p gvf'pd • • 9702859748 • • Protection District, as well as the other fire districts within Garfield County, has adopted this as
the standard within its boundaries .
Other issues to be included and noted in the proposal are as follows :
);;> If a sprinkler system is installed, the requirements for NFPA 13D will be adhered to. A
minimum flow of26 gpm with duration of ten minu tes or 260 gallons (see Section 2-1) is
required . The storage tank used for fire protection ma y be separate from that used for
domestic use. If a homeowner wishes to combine the water supply for both the sprinkler
system and domestic use, the requirements of the code shall be met. Annual inspection I
maintenance and reporting requirements of a sprinkler system are the responsibility of the
homeowner. For structures over 3500 square feet , an approved fire protection sprinkler
system will be required .
J;;. An agreement to use the water stored in a fire water cistern, in the event of an emergency,
is not limited to the specific residence where it is located and that its use/need is at the
discretion of the fire department.
~ The water supply (fire water cistern) is for fire protection only, not to be used for
domestic use . If the homeowner wishes to combine the firewater cistern with domestic
use water, an additional amount of storage will be required to maintain the minimum
required firewater protection capacities .
If the above conditions are met and/or made apart of a plat note to be a requirement of the new
owner prior to the issuance of a building application , the Grand Valley Fire Protection District has
no further concerns regarding this project.
Ifl can be of any assistance, J can be reached at (970) 285-911 9, or cell (970) 285-9851 .
. 00A6 .~
David A Blrur ·
District Fire Chief, GVFPD
Xe: Developer/homeowner Name
File
p.3
Form No.
GWS-25
OFFICE OF TA
COLORADO oWJS TA~NGINEER • • EXHIBIT
818 Centennial Bldg., 1313 Sher
;,, K ~ ION F WATER RESOURC S .0
man St., Denver , Colorado 80203 3
(303) 866-3581
WELL PERMIT NUMBER 254098 ----
APPLICANT DIV. 5 WD45 DES. BASIN MD
APPROVED WELL LOCATION
GARFIELD COUNTY
NE 1/4 SE 1/4 Section 3
MICHAEL D KNOX Township 8 S Range 96 W Sixth P .M.
1600 COUNTY ROAD 306
PARACHUTE, CO 81635-
DISTANCES FROM SECTION LINES
1985 Ft. from South
1280 Ft. from East
Section Line
Section Line
(970) 285-9542 UTM COORDINATES
PERMIT TO CONSTRUCT A WELL Northing: Easting :
ISSUANCE OF THIS PERMIT DOES N OT CONFER A WATER RIGHT
CONDITIONS OF APPROVAL
1) This well shall be used in such a way as to cause no material injury to existing water rights. The issuance of this permit
does not ensure that no injury will occur to another vested water righ t or preclude another owner of a vested water right from
seeking relief in a civil court action.
2) The construction of this well shall be in compliance with the Water Well Construction Rules 2 CCR 402-2, unless approval
of a variance has been granted by the State Board of Examiners of Water Well Construction and Pump Installation
Contractors in accordance with Rule 18 .
3) Approved pursuant to CRS 37-92-602(3)(b)(ll)(A) as the only well on a tract of land of 35 acres described as that portion of
the NE 1/4 of the SE 1/4, Sec . 3, Twp. 8 South, Rng. 96 West, Sixth P.M., Garfield County, more particularly described on the
attached exhibit A.
4) The use of ground water from this well is limited to fire protection, ordinary household purposes inside not more than
three (3) single family dwellings, the irrigation of not more than one (1) acre of home gardens and lawns, and the watering
of domestic animals .
5) The pumping rate of this well shall not exceed 15 GPM .
6) The return flow from the use of this well must be through an indiv id ual waste water disposal system of the
non-evaporative type where the water is returned to the same stream system in which the well is located.
7) This well shall be constructed not more than 200 feet from the locat ion specified on this permit.
NOTE: Parcel Identification Number (PIN): 23-2447-034-00-070
NOTE : Assessor Tax Schedule Number: R005069 ~ ii /1 v;:}
APPROVED
MBC
Recei tNo.9501616
State Engineer
DATE ISSUED 11-14-2003 11-14-2005