HomeMy WebLinkAbout2.0 PC Staff Report 07.09.2003EXIIIBITS
GILEAD GARDNES SUBDIVISION PRELIMINARY PLAN
Planning Commission - July 9, 2003
Proof of Certified Mailing Receipts
Proof of Publication
Garfield County Zoning Regulations of 1978, as amended
Garfield County Subdivision Regulations of 1984, as amended
Garfield County Comprehensive Plan of 2000, as amended
Staff Report dated July 9, 2003
Application Materials
Letter to Claudia Engelman, Colorado Division of Water Resources dated
March 20,2003, from Boundaries Unlimited, Inc. - Well Permit
Applications for Gilead Gardens
Exhibit I: Addendum to application for 5 Accessory Dwelling Units
Exhibit J:Email from Jake Mall, Garfield County Road and Bridge Department,
dated June 2, 2003.
Exhibit K Letter from Jake Mall, Garfield County Road and Bridge Department,
dated January 7,2003.
Exhibit L:Letter from Steve Anthony, Garfield County Vegetation Management,
dated June 20, 2003.
Exhibit M:Letter from the Town of Silt, dated January 7,2003.
Letter for the Town of New Castle, dated February 3,2003
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit N:
Exhibit O:Letter from the Colorado Division of Water Resources dated June 12,
2003.
Exhibit P: Letter from the Colorado Geological Survey dated Jane23,2003.
Exhibit Q: Letter from Jeff Nelson, Garfield County Assistant Engineer, dated June
19,2003.
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Exhibit R: Letter from the Colorado Division of Wildlife, dated August 1,2001
Exhibit S:Letter from the Burning Mountain Fire Protection District dated June 25,
2003.
Exhibit T Letter to Craig Lis, Division of Water Resources, from Boundaries
Unlimited, Inc. dated June 28, 2003 - regarding well permit.
Exhibit U: Letter from Dick Wolfe, Colorado Division of Water Resources, dated
July 2,2003.
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REQUEST:
SUMMARY OF REQUEST:
APPLICANT:
REPRESENTATTVE(S):
LOCATION:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PC 719103
TP
Preliminary Plan review for the Gilead Gardens Subdivision
The suMivision of approximately 3iaererrufffiinto 9fots.
BBD, a Trust, David and Renee Miller, Trustees
Bruce Lewis, Boundaries Unlimited, Inc.
The property is located between County Road 335 (Colorado
River Road) and the Colorado River, approximately 3 miles
west of Apple Tree Park and 3 miles east ofthe I-70 Silt
Interchangen
Central Water System
Individual Sewage Disposal Systems (ISDS)
County Road 335
A/R/RD (AgriculturallResidential/Rural Density)
A/R/RD and A/I (Agricultural / Industrial)
PROJECT INFORMATION AND STAFF COMMENTS
I. PROJECT DESCRIPTION:
The Applicant requests Preliminary Plan
review for the Gilead Gardens SuMivision
The subject site contains #fX
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f,nrrl : l "'- llins.gsjls_.
II. SITE DESCRIPTION
The property is triangular shaped located
between Countu Road 335 (Colorado River
Roadr@hemajority
of the subject property is irrigated pasture-
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Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page2
land, gently sloping in a northwesterly direction towards the Colorado River. The pasture land is
irrigatedwithparal1e1ditchlateralsthattraversethesite.T(and
associated out-buildings) oililtfi1ffitr
tHrene residenc*JnrlrklntlRrllfrr&l an
r#Approximately 4 acres of the northern portion of the property lies mostly within the Colorado River's
100-year floodplain and is vegetated with trees and brush.
TheApp1icantwasintheprocessofs(onproposedLots8&9),however,
The location of these ponds can be seen in more
detail on the Land Use Summary Map included in the application. The ponds are discussed further in this
memorandum.
Thelotsrange@injjeie*TheApplicantnotedthattheproposed9lotshavebeenlaid
out and sized in a manner where historic irrigation and drainage patterns can be maintained. Th*g
en ecrcr*rize. The Applicant noted
that the building envelopes for each of the lots have been sized and spaced with the intent of maintaining a
rural atmosphere that provides views, privacy, and the passage of wildlife. e{kgrclues-anCr
im IV(C ) of the
Protective Covenants.
III. RELATIONSHIP TO THE COMPREHENSIVE PLAN:
f the ve Plan Thrprp*yitr
b
The suggested proposed land use for the site on the Town of New Castle 3-Mile Area Plan map is "Open
Space Rural Residential" (OSRR). OSRR identifies residential densities of one dwelling unit per I to 2
acres with open space areas and limited agricultural. The purpose of this designation is "to provide for
Itome sites in a rural setting where general agricultural practices will not be interfered with."
The suggested proposed land use for the site on the 2-Mi1e Sphere of Influence for the Town of Silt is
AG/AG Conservation PUD. The Comprehensive Plan for the Town of Silt adopted February, 1996, and
revised Septernber,1999, states that for developments in the County within the three-mile and outside the
urban growth boundary, the Town recommends two alternatives:
1. An average density of one dwelling per 80 acres, unless the new dwelling is directly related to the
operation of the agricultural use, or
2. An average density of one dwelling unit per l5 acres in a Conseryation Subdivision or
Conservation Planned Unit Development (PUD).
The
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Preliminary Plan
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The site, on the proposed land use districts for Study Areas 2 & 3 in the Comprehensive Plan, is
designated as "privately owned lands with site specific use limitations such as Jlood platn, slope hazard,
septic constraints, or surficial geologtt (mudflow, debris fan) to be evaluated at plan review".
The underlying zoning A/R/RD which allows for a minimum lot size of 2 acres per dwelling unit. The
lots in the proposed Subdivision range from 2 acres to 7 acres in size, therefore consistent with the density
measure of the Plan.
A number of licies in Plan are aimed at reducing density in future developments and
preservmg opens space and uses.from the Comprehensive Plan
Goals, Objectives and Policies are applicable to this application
5.0 Recreation and Open Space
Objective:
5.3 The County will support and encourage the creation of open space, through the development and
implementation of zoning, subdivision, and PUD regulations designed to retain and enhance
existing open space uses.
With the cooperation of the Division of Wildlife, developments proposed in areas next to streams
or rivers with rafting or fishing potential should dedicate easements for public access to these
areas.
5.0(a) Open Space and Trails
Goal:
5.1(A) To ensure that existing agricultural uses are not adversely impacted by development approved by
Garfield County.
5.1(B) To ensure that wildlife habitat is a component of the review process and reasonable mitigation
measures are imposed on projects that negatively impact critical habitat.
Policies:
5.1(A) All projects approved adjacent to existing agricultural uses shall be required to mitigate any
adverse impacts. These mitigational measures shall include some or all of the following:
a) Appropriate buffering of building envelopes from common property boundaries;
b) The use of open space to provide additional buffering;
c) Dog restrictions, including limiting the number of dogs and requiring kenneling, prior to
issuance of a Certificate of Occupancy.
5.4
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Preliminary Plan
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5.2(A) Developers proposing projects located in areas defined as critical habitat by the Colorado Division
of Wildlife Resources Information System (WRIS) will be required to propose mitigational
measures during the submittal of proposed projects. Mitigational measures shall include the
following:
a) Fencing and dog restrictions consistent with DOW recommendations;
b) Avoidance of critical portions of the property, through the use of building envelope restrictions
or cluster development concepts;
c) Conservation easements.
6.0 Agriculture
Goal:
To ensure that existing agricultural uses are allowed to continue in operation and compatibility issues are
addressed during project review.
Objectives:
6.t
6.2
6.3
Ensure the compatibility of development proposals with existing farms and ranches.
Ensure that active agricultural uses are buffered from higher-intensity adjacent uses.
Developments adjacent agricultural uses should be reviewed in a manner that allows for flexibility
in resolving compatibility conflicts with adjacent uses.
Agricultural land will be protected from infringement and associated impacts of high-intensity
land uses through the establishment of buffer areas between the agricultural use and the proposed
project.
Clustered development will be strongly encouraged in areas that present potential incompatible
USES.
7.0 Water and Sewer Services
Objective:
7.1 Development in areas without existing central water and sewer service will be required to provide
adequate and safe provisions for these services before project approval.
Projects proposing the use of Individual Sewage Disposal Systems (I.S.D.S) will be required to
assess the site's capability to accommodate these systems prior to project approval.
Policies:
6.1
6.3
7.3
8.0 Natural Environment
Goals:
Garfield County will encourage a land use pattern that recognizes that environmental sensitivity of the
land, does not overburden the physical capacity of the land and is in the best interests of the health, safety
and welfare of Garfield County.
Objectives:
Policies:
7.t
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7.4
8.3
8.4
8.5
8.6
Policies:
8.3
8.4
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A11 development proposals in rural areas without existing central water and/or sewer systems will
be required to show that legal, adequate, dependable and environmentally sound water and sewage
disposal facilities can be provided before project approval.
The County will require developers proposing I.S.D.S to provide data that demonstrates to the
County that the proposed site can accommodate these systems prior to project approval.
Where I.S.D.S. is not feasible, Garfield County will require a sewage disposal system approved by
the State of Colorado.
Garfield County will ensure that natural drainages are protected from alteration.
River fronts and riparian areas are fragile components of the ecosystem and these areas require
careful review in the planning process.
Development proposals will be required to address soil constraints unique to the proposed site.
Garfield County will ensure that natural, scenic and ecological resources and critical wildlife
habitats are protected.
Natural drainage patterns will be preserved so that cumulative impact of public and private land
use activities will not cause storm drainage and floodwater patterns to exceed the capacity of
natural or constructed drainways, or to subject other areas to an increased potential for damage due
to flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural
bodies of water.
The County will require development with river frontage to address the issue through physical
design in a way that will protect fragile wetlands and scenic resources and protect floodplains from
encroachment.
Garfield County will require development on lands having moderate or minor environmental
constraints to mitigate physical problems such as minor rockfalls, 17 to 24 percent slopes, minor
mudflows, potential subsidence, high water tables, slow percolation, radioactive soils and/or
8.7
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Preliminary Plan
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corrosive and expansive soils
IV REFERRAL AGENCIES:
The application was referred to the following agency (ies) for comments. Comments that were received
have been integrated throughout this memorandum where applicable.
1.
2.
J.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
t4.
Town of Silt: Exhibit M.
Town of New Castle: Exhibit N.
Burning Mountain Fire District: Exhibit S.
RE-2 School District: No comment.
Holy Cross Electric: No comment.
KN Energy: No comment.
US West Communication: No comment.
Colorado Division of Wildlife: Exhibit R.
Colorado Department of Public Health and Environment: No comment
Colorado Division of Water Resources: Exhibit O & U.
Colorado Geological Survey: Exhibit P.
Garfield County Road and Bridge Department: Exhibit J & K.
Garfield County Vegetation: Exhibit L.
Garfield County Engineer: Exhibit Q.
V. APPLICABLITY:
Pursuant to section 4:20 of the Subdivision Regulations, the Planning Commission shall hold an advertised
public hearing on the proposed subdivision at a regularly scheduled meeting of the Commission.
The Commission shall complete its review and make its recorlmendation to the Board at the public hearing on
the Preliminary Plan or continue the hearing to the next regularly scheduled Planning Commission meeting
for additional information or public input before making a decision.
The Planning Commission may recommend approval, conditional approval or disapproval of the Plan. The
reasons for disapproval, or any conditions of approval, shall be set forth in the minutes of the meeting or in a
written Resolution. If the Final Plat is to be phased, the Planning Commission shall reconrmend a phasing
plan, along with the approval or conditional approval.
VI. STAFF COMMENTS:
A. Zoning
The underlying zoning, A/R/RD, allows for a minimum lot size of 2 acres per dwelling unit. The lots in
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
PageT
the proposed Subdivision range from2 acres to 7 acres in size, therefore consistent with the density
measure of the Plan. The Applicant should be aware of the zone district standards in the Garfield County
Zoning Resolution regarding us es and dimensional requirements.
B. Water Supply
Refiesti€+ater for+hs
o*trA^nrl n+.eratid br-t The central water supply system o
wells, chlorination/treatment facilities, an underground storage tank, a pump station, and distribution
lines. An existing well, currently providing an adequate water supply for the two existing residences
without the use of a storage tank, will be the primary water supply for the proposed water system.
A 24-hour pump test, submitted with the application, conducted in January 200I, yielded a sustained
pump rate of 15 gallons per minute. A functional backup well will be included as part of the water system
construction. The legal water supply for these wells is currently contracted with the West Divide Water
Conservancy District Water Allotment ContractlLease seen in more detail in the application. According
to the Drinking Water Analysis Results provided with the application, the hardness of the water exceeds
the MCL (Maximum Contaminant Level), or the established guideline for hardness. In addition, the Total
Dissolved Solids exceeds the MCL. Individual dwellings will need water-softening equipment and
additional filtration, such as reverse osmosis, for drinking water supplies.
frfr?rltUffiffib be
Inaccordancewithsection9:53oftheSubdivisionRegulations,
"central water systems shall be designed by an engineer qualified to design water systems and be a
registered professional engineer licensed by the State of Colorado. Central water and treatment and
storagefacilities shall be approved by the Colorado Department of Health. trr t:-u ilte ctntrat u,rtfh,
- S r t . Were dead ends are proposed for
cul-de-sacs, there will either be afire hydrant or blow-off valve at the end of the line." Jeff Nelson,
Assistant County Engineer, noted that the central water system is not adequate for quantity and quality of
water supply since the system has dead ends (Exhibit Q).
DickWolfe,ChiefofWaterSupplyfortheCo1oradoffies,{illlut#the
P permit [Permit
No. 56217-Fl. In addition, Mr. Wolfe n ignnf the
wat well (see
Exhibit U).
According to
water supply
Mr. Wolfe, "tlte State pursuant to CRS 30-28-136(1)(h)(I), that the proposed
water rights and is adequate, so long as the
covenant changes are made, thefield inspection to be conducted later this week by lthe State Engineers]
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
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ffice to confirm that the use of the well is as claimed, and the storage capacity provided is acceptable to
the County."
C. Waste Water
I . The individual lot owners will be
responsible for the construction, operation and maintenance of their systerns. The ISDS design and
performance standards shall be in accordance with the Garfield County ISDS Regulations. According to
the Septic System Constraints Map contained in the Garfield County Comprehensive Plan of 2000, the
area of the site is identified on the map as having 'High Water Table'.
The Applicant noted that based on available information and field percolation tests, site conditions are
favorable for the installation of conventional ISDS's within the proposed development. Article IV(F)(5)
of the Protective Covenants outlines ISDS Design and Performance Standards. The Applicant is reserving
the right for individual property owners to locate ISDS's outside of the approved building envelope
should a suitable location within the building envelope not be located.
D. Irrigation Water and Ditches:
The Applicant asserts tha rightsare 1/5 of 4lJhi ditchrjghtci*4hr
@dPipelineadjudicatedinCivi1ActionNo.2759intheGarfieldCountyDistrictCourtforWaterDistrict5andintderPriorityNos.32,104and166-0
as conveyed by deed recorded as Reception No. 294117 in Book 528 atPage 296 of the records of the
Clerk and Recorder of Garfield County; subject to the provisions of agreernent recorded as Reception No.
293355 in Book 525 at Pages 906-908 of the Garfield County Records. The Applicant has provided
copies of these records in the application.
S
anrrietign. The irri'^ri^^ r,:t
stlllltBTbThe Applicant noted that an easernent to the river will
be dedicated to the ditch company for emergency release of water. This easement shall be delineated on
the Final Plat.
The Appli nthpf .1.*f.eel--wsr&
in the process ofbeing constructed on proposed Lots 8 and 9 earlier this year. Construction has ceased on
the ponds until Preliminary Plan approval is granted. The Applicant asserted that the property will
maintain the 1/5 water rights of the ditch companies and will not demand or use any more water than their
allotted shares. Re e
Wat
Gilead Gardens Subdivision
Preliminary Plan
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E. Utilities
Electric power will be provided by Holy Cross Energy and telephone service will be provided by Qwest,
both available off of County Road 335. All existing and proposed utilities shall be buried within the roads
and driveways to each of the residences. Natural gas and cable television service are not available in the
area of the property.
F. Floodplain / Wetlands !lt,r, , , ,C ,l{r rr,;:I:fi,,r*,.T,
Colorado River runs along the property's northern edge. The river'd)OFflndplain elevations are
approximat ely 25 feet lower than the top of the steep southerly bank. The Applicant indicated that the
proposed building areas for the lots adjacent to the Colorado River will adhere to the County floodplain
and stream bank setback regulations.
The Applicant is
and,&trrfrssls
Pursuant to section 6.09.01(2)(C) of the ZoningRegulations [Floodwayl, "recreation and open spdce
uses such asftgolf courses, picnic grounds, green belts, wildlife preserves, and tratl systems,larc
permissible usesf pryi d. "
G. Soils/Geology
The soils on the subject property consist of the following:
1. Arvada loam (#3): 1 to 6 percent slopes, deep, well-drained soil, very slow permeability,
moderate water capacity, and erosion hazard moderate.
2. Kim loam (#a0): 3 to 6 percent slopes, deep, well-drained soil, moderate permeability, high
water capacity, slow runoff and moderate erosion hazard.
3. Potts loam (#56): 6 to 12 percent slopes, deep, well-drained slope, moderate permeability,
high waster capacity, medium run-off and high erosionhazard.
4. Potts-Ildefonso complex: 12 to 25 percent slopes; Potts soil is deep and well-drained,
moderate permeability, high water capacity, rapid run-off, and high erosionhazard; Ildefonso
soil is deep and well-drained, moderately rapid permeability, low water capacity, rapid run-off,
and high erosion hazard.
5. Torrifluvents: nearly level, deep, well-drained slopes on floodplains, moderately slow to
moderately rapid permeability, low to high water capacity, sloe run-off, and slight hazard of
water erosion.
The interpretation tables for these types of soils can be seen in more detail in the application.
Gilead Gardens Subdivision
Preliminary Plan
PC 719103
Page 10
A Preliminary Geotechnical Study (Job No. 100 672, dated December 29,2000), included in the
application, for the subdivision was conducted by Hepworth-Pawlak Geotechnical, Inc. ("flFetEdfUt").
According to HP GeoTech, the property is suitable for the proposed development based on geologic and
geotechnical conditions. Elrrelqngrent of.i
associ s*,olj,kast.
HP GeoTech noted that the geotechnical study describes exploration, summaries findings, and presents
recommendations suitable for planning and preliminary design. HP GeoTech noted that it is important
that they provide consultation during design and field services during construction to review and monitor
the implementation of the geotechnical recommends.
The 'Preliminary Design Recommendations' outlined in the Study provides provisions for foundations,
floor slabs, under-drain system, site grading, surface drainage, and septic disposal subsurface profile
which shall be adhered.
HP GeoTech noted that the findings include interpolation and extrapolation of the subsurface conditions
identified at the exploratory borings and variation in the subsurface conditions may not become evident
until excavation is performed. Significant design changes may require additional analysis or
modifications to the recommendations in the Geotechnical Study.
The ge t^^t-:mlrtrrdferclnstcC * 0. It
is staff s opinion that since the number and the location of the lots have changed, pitleaceCrefGertlaf
Cornnirrieffii@'
Get
Sean Gaffney of the Colorado Geological Survey ("CGS") indicated that although most of the geologic
constraints on the property can be handled with typical engineering practices, issues like construction
setbacks and locating pond features are better handled early in the planning process (see Exhibit P). Mr
Gaffney provided the following comments with respect to the geotechnical study conducted by HP
GeoTech:
1. Slopes: The 10' construction setback, at the crest of the river terrace, recommended in the HP
GeoTech report should be qualified. What is the basis for the 10' setback? Does this setback
account for increased soil moisture due to the proposed ponds on Lots 8 & 9?
2. Drainage: HP GeoTech identifies the location of the property on a relatively young alluvial fan.
These features are typically composed of fine-grained soils that are poorly cemented and tend to
erode quickly during large storm events. The recommendations of HP GeoTech and Boundaries
Unlimited to construct berms on the upstream side of the proposed lots should be included in the
site grading plans. Diversion berms on each of the lots would help to minimize damage in event a
debris flow or flash flood crosses the site.
Gilead Gardens Subdivision
Preliminary Plan
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3. Soils: HP GeoTech's recommendations regarding the mitigation of with swelling and
compressible soils on this site shall be adhered. Given that the soils on this site are moisture
sensitive, the locations of the proposed ponds, on Lots 8 & 9, should be sited with considerations
to how the increased soil moisture will affect the performance of the nearby foundations.
H. Radiation:
According to the HP GeoTech Preliminary Geotechnical Study for the site does not appear to be on
geologic deposits that would be expected to have high concentrations of radioactive materials. However,
there may be radon gas present in the area. HP GeoTech notes that it is difficult to assess future radon gas
concentrations in buildings before the buildings are constructed. HP GeoTech recommends that testing
for radon gas levels should be completed when the residences and other occupied structures have been
completed. New buildings should be designed with provisions for ventilation of lower enclosed areas
should post construction testing indicate unacceptable radon gas levels.
I. Drainage
n The Applicant noted that the
ground surface of the property slopes uniformly downward to the northwest, beginning with grades of 8 to
12 percent at County Road 335 and gradually flattening out to 2to 4 percent as the ground approaches the
steep bank of the Colorado River. The Applicant asserts that the lack of any definite drainage channels
across the site indicates that only minor sheet flow drainage is generated from the adjacent County Road
and other properties.
The Applicant indic fTfiAfar?l8t sizes
that allow natural diffusion of minor flows generated from any proposed lot improvements. The diffi.rse
flows will be intercepted by one of the many ditch laterals traversing the sites. Any new roadside
drainage will be routed into the existing field irrigation ditch laterals.
The Applicant indicated that erosion control will consist of disturbing as little existing vegetation as
possible, and therefore, minimizing reclamation. Minimal site grading is anticipated other than the
grading for the two roads. The Applicant asserts that all disturbed areas will be seeded with a grass mix
recofirmended by the Soil Conservation Service.
J. Road./Access
The prope he easterly
residence (p i4re. The most easterly of these
driveways is shared with the adjacent property (Bullock), and intersects County Road 335 near the crest of
the hill. The wester rhd#reway.
Thisdrivewgy.@."ta"sha st. The
Gilead Gardens Subdivi sion
Preliminary Plan
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t gmfuqhrn*
hausoesi@.
The most easterly access, fl1slh.re*drim/alfrtlfburttainut. The re ave
poor sight distance,+,lllEFEtl?illfi6t6d. The Applicant noted that two short roads proposed will intersect
with County Road 335 near the crests of hills which will provide acceptable sight distance in both
directions. lJ.arrl.Et Is.rtrul-de-sac, approximately 550 feet in length, will serve five lots (Lots2,3,7,
8and9).Gffi-Sac,approximately250feetinlength,willservethreelots(Lots4,
5, & 6). The Applicant notes that these gravel roads will be 22 feet wide with 2 foot shoulders and
terminate with 65 foot radius cul-de-sacs with landscaped islands at the center of the cul-de-sacs. The
roads will be constructed with a 50 foot wide public rights-of way and will be maintained by the
homeowners association and dedicated to the public in accordance with the county subdivision rules and
regulations (section 9:34 of the Subdivision Regulations). All roads shall comply with Garfield County
street / roadway design standards in section 9:35 of the Subdivision Regulations. As noted by the
Applicant, other than the existing driveway for Lot 1, direct access by individual lots onto County Road
335 will not be permitted.
Jdk;lrf!iltflhe Garfield County Road Department provided the following comments at Sketch Plan,
which he has indicated are still applicable (see Exhibits J and K):
1. Driveway permits will be issued after the approval of the subdivision by Board of County
Commissioners. The driveway permits will have special conditions that will be specified in the
permits.
2. Stop signs shall be installed at all entrances accessing Garfield County Road 335 and maintained
by the homeowners association.
3. Brush shall be cleared the length of the property along CR 335 and the fence shall be moved back
to the property line (right-of-way line) at the sub-dividers expense prior to the completion of the
subdivision.
4. The driveway at 1577 CR 335 and the driveway at llTl CR 335 shall be abandoned when the new
roads are installed and operable.
5. The ditch along the property and CR 335 shall be piped in culvert pipe. The installation and all
future maintenance shall be at the sub-dividers and home owner's expense.
6. There are two buildings that encroach within the right-of-way. The Board of County
Commissioners shall make a determination on this issue as it applies to their guidelines. At this
time, the Road and Bridge Department does not have a problem with the buildings. The Applicant
will be required to obtain an encroachment agreement with the County if the structures are allowed
to remain.
7. Construction work zone signage shall be posted on CR 335 during driveway construction.
Signage shall be posted in accordance with guidelines in the Manual of Uniform Traffrc Control
Devices
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Finally, a Shared Driveway Agreement between Lot 1 and Bullocks will be required for the shared driveway.
K. Fire Protection
The Applicant indicated that a dry fire hydrant, proposed to be located at the end of Harvest Lane, will
allow fire truck access year round to irrigation pond water. The Applicant noted that as per an agteement
with the former Fire Chief of the Burning Mountain Fire Protection District, a minimum of 100,000
gallons of pond water will be committed to fire protections.
TheAlan(..WildfirePlan,,)fortheSubdivisionwhich
was submitted with the application. The Applicant indicated that the mitigation measures outlined in the
Plan include landscaping design and maintenance practices that will reduce the wildfire hazard to the
residential units within the Subdivision. The Applicant noted that the following landscape design
standards will be implemented:
i. Trees greater than 1S-feet in height at maturity should have a minimum spacing of 10-feet between
the edges of the crown. All dead trees should be removed.
ii. Spacing between clumps of brush andlor shrubs should be2 % times the height of the vegetation.
iii. The maximum diameter of the brush andlor shrub clumps should be 2 times the height of the
vegetation measured at the crown of vegetation.
iv. All ladder fuels should be removed from under brush, shrubs, and the tree canopies.
v. Non-combustible ground cover (gravel) should be placed under trees, brush, and shrubs to the
edges of the crown or the vegetation should be pruned to a height of l0-feet above the ground or %
the height of the plat, whichever is the least.
vi. Lawns should be kept to a maximum height of 4-inches.
vii. Brush should be removed around the perimeter of all residential structures for a distance of 2 times
the height of the brush or completely removed within 10-feet of any residence and trimmed down
to a height less than 5-feet within 2}-feet of any residence.
Staff is of the opinion that the Wilr{ffr^ Dl^- cL ,'1,{ ha'irlenrn0r^tc,l :- thr Pretcetivc €clerrults for the
subdivision.
Comments were rec g Mountain Fire
Protection District (see Exhibit S).
be incdir+*iecmcnts.
Mr. Watt's additions and modifications shall be incorporated as conditions of approval.
L. Wildlife
The Applicant provided a checklist of wildlife habitat affecting the property. According to the checklist,
the following wildlife habitat are located on the property: black bear, Canadian geese, elk winter range,
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PC: 719103
Page 14
and mule deer severe winter range. The application was referred to the Colorado Division of Wildlife.
Brett Ackerman of CDOW did provided comments which were compiled in 2001 for the subject property.
Mr. Ackerman indicated that these comments are still applicable with some modifications. In summary,
Mr. Ackerman recommends the following wildlife habitation mitigation measures:
1. An increase in domestic animals is likely to accompany this development. Domestic pets should be
monitored closely.
2. The site is periodically used by black bear, primarily for migration. In order to minimize negative
human-bear interactions, refuse storage facilities should be designed to be bear-proof.
3. Of special concern is the feeding of wild waterfowl. Residents of the subdivision should be
educated regarding the detrimental effects of feeding wild waterfowl. Interpretive signage in the
recreational area shall be installed requesting that the residents and guest do not feed the wildlife.
Article IV(FX3Xa-o) of the Protective Covenants outlines wildlife friendly fence requirements within
building envelopes. In addition, the Covenants, Article V(B) addresses dog control and subsection K of
Article V addresses trash containers consisted with Mr. Ackerman recommendations.
M. Vegetation
a..P1an,,),compi1edbyBeachEnvironmental,LLC,,wasincludedinthe
application. Steve Anthony, Garfield County Weed Management Director, indicated that the Plan,
provides some useful information, however,h!-t and looks like it has been "cut and pasted"
from other applications (see Exhibit L). Because of this, some effoneous information has surfaced. Mr.
igns:
1. Noxious Weeds
a) Inventory and mapping: The Applicant has mapped and inventoried the property.
Clarification on the leafi spurge issue would be appreciated. Mr. Anthony would like to meet
the Applicant or a representative on-site to look at the leaff spurge. Since it is rare in the
County, it is important to manage new infestations as soon as possible.
b) Weed Management: The Applicant has provided a weed management plan for the inventoried
noxious weeds. The Plan provides a template for what may happen regarding weed
management. The Applicant will be expected to comply with the Colorado State Noxious
Weed Act and the Garfield County Weed Management Plan and manage Scotch thistle,
corlmon burdock, Russian knapweed, Russian olive, oxeye daisy, and leaff spurge. Mr.
Anthony recofirmends as a condition of approval that the weed management should occur
before lots are offered for sale and should be the responsibility of the applicant.
Gilead Gardens Subdivision
Preliminary Plan
PC: 719/03
Page l5
c) Covenants: Weed management for the Association and each individual lot owner is addressed
in the covenants. It is requested that the Applicant add language under Article II-B that
addresses weed management on all roads and easements within the subdivision.
2. Revegetation:
The revised Revegetation Guidelines from the Garfield County Weed Management Plan (adopted on May
7 ,2001) calls for the following:
A. Plant material list.
B. Planting schedule.
C. A map of the areas impacted by soil disturbances (outside of the building envelopes)
D. A revegetation bond or security at Preliminary Plan and prior to Final Plat.
The Applicant has provided the plant material list and planting schedule. Please provide a map or
information, prior to final plat, which quantifies the area, in terms of acres, to be disturbed and
subsequently reseeded on road cut and utility disturbances. This information will help determine the
amount of security that will held for revegetation.
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 will designate a
member of their staff to evaluate the reclamation prior to the release of the security.
3. Soil Plan
The Revegetation Guidelines also request that the Applicant provide a Soil Management Plan that
includes:
A. Provisions for salvaging on-site topsoil.
B. A timetable for eliminating topsoil andlor aggregate piles.
C. A plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a
period of 90 days or more.
N Assessment / Fees
1. Off-Site Road Impact
A statement regarding traffic impact was provided with the application. The Applicant indicated that the
average daily trip (ADT) is 120, however, as seen in the table below, staff calculates that the ADT for the
project is I 15.
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page 16
No. of New Single Family Residences (SFR)7
No. of New Accessory Dwelling Units
(ADU)
5
No. of Vehicles per Day per ITE Trip
Generation Manual
9.57
Total Average Daily Trips (ADT)114.8 (11s)
The proposed subdivision is located in the Garfield County Traffic Study Area 3. The final impact fee
amount shall be determined prior to finalization of the Final Plat. Pursuant to section 4:94 of the
Subdivision Regulations,50Yo of the road impact fees shall be collected at the Final Plat for the
Subdivision. All other road impact fees will be collected at the issuance of a building permit.
2. Site Acquisition Fee
Pursuant to Section 9.80 of the Subdivision Regulations, the Board of County Commissioners may seek
land or cash-in-lieu of land for parks and / or schools during the subdivision review process when such are
reasonably necessary to serve the proposed subdivision and future residents.
The . Comm l
{Dllnft. Pursuant to Section 9:81 of the Subdivision Regulations, the Board of County Commissioners
may require a developer of residential housing to make a cash payment in-lieu of dedicating land.
Hol
EH The exception is the RE-l School District, which has provided the County a formula for site
acquisition fees, which has been codified in the Subdivision Regulations. TherefrySgledSih
Acggisition Fet,is, t.
3. Open'Space
The Applicant noted to be by all the lot owners and their guests,
include a primarily wl
l' erd er-.
irrigation ditch laterals and lot lines. The location of the proposed trail can be in more detail on the
colored Land Use Map provided with the application. There does not appear to be any provisions in the
Protective Covenants regarding the ownership and maintenance of the pedestrian trail. This shall be
addressed in the final copy of the Covenants.
O. Phasing of the Development
The Applicant indicated that final platting and construction will be done in one phase.
P. Accessory Dwelling Units
TheApplicantindicatewforacceSSorydwellingunits.Inthe
A/R/RD Zone District, pursuant to section 3.02.01of the ZoningResolution, "accessory dwelling unit
approved as part of a public hearing or meeting on a subdivision or subdivision exemption or guesthouse
special use approved after 7/95 and meeting the standards in Section 5.03.21" is a use by right (see
Exhibit D.
Pursuant to section 5.03.21 of the ZoningResolution , "use of a structure as an accessory dwelling unit
whether approved by Special (Jse, use by right in a new subdivision approval, or on an existing lot must
meet thefollowing standards, as well as all other standards applicable to residential use:
1. The minimum lot size shall be four (4) acres containing a building site with slopes less than 40% at
least two (2) acres in size.
Response: Proposed Lots 1, 2, 3, 8 and 9 are greater than 4 acres in size. The Applicant shall modifu the
Protective Covenants, Article III(B), to reflect the correct Lots on which ADUs will be allowed.
2. The gross floor areafor residential use occupancy shall not exceed I 500 sq. ft.
Response: The Applicant noted that the gross area for the ADUs will not exceed 1,500 sq. ft. This is
reflected in Article III(B) of the Protective Covenants.
3. Approval from the subdivision homeowners association and/or allowed by covenant if applicable.
Response: N/A
4. Proof of a legaUy adequate source ofwaterfor an additional dwelling unit.
Response: The Applicant asserted that the water for the ADUs will be supplied by the development's
proposed water system and have been calculated in the West Divide Water Conservation District's
Substitute Supply Plan.
5. Compliance with the County individual sewage disposal system regulations or proof of a legal ability
to connect to an approved central sewage treatmentfacility.
Response: The Applicant noted that sewage disposal will be by ISDS, and comply with the County ISDS
regulations.
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page 17
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page 18
6. Only leasehold interests in the dwelling unit is allowed.
Response: The Applicant noted that only leasehold interests will be permitted.
7. That all construction complies with the appropriate County building code requirements.
Response: The ADUs will be constructed in accordance with the Uniform Building Code applicable at
the time of construction and the proposed HOA rules and regulations.
a. Additional Comments:
Protective Covenants ("Covenants"): A draft copy of the 'Declaration of Protective Covenants for the
Subdivision have been submitted. Some modifications to these Convents will need to be made prior to
frnalizing the Final Plat and recording of the final documents.
tsffa{plf Comments from the Town of Silt were received at Sketch Plan (see Exhibit M). No
additional comments were received for Preliminary Plan. The Town has concerns with the amount of
potential pollution that could be caused by ISDS units. The Town recommends that the County, in lieu of
centralized systems, require the Applicant to install ISTS (Individual Sewage Treatment Systems) units on
each lot, instead of ISDS. These ISTS systems treat effluent chemically or biologically before the effluent
goes into the leach field.
MCommentsfromtheTownofNewCastlewerealsoprovidedatSketchPlan(see
Exhibit N) . No additional comments were received for Preliminary Plan. In summary, the Town of New
Castle has indicated that:
a. The two unlinked cul-de-sac streets do not provide for dual access in the event of ernergency. The
site topography allows for an easy connection between these two cul-de-sacs and would provide a
much better access arrangement.
b. The 1O-lot subdivision with 4 accessory dwelling units will generate approximately 140 vehicle
trips per day. It would be advisable to require a hard surface roadway to minimize dust, potholes
and road maintenance.
c. The Subdivision should contribute a proportionate share of road impact fees for future
improvements to County Road 335. It is likely that traffic heading east will utllize County Road
335 to the New Castle I-70 interchange and traffic heading west will utilize the Silt interchange.
The 3-Mile Plan proposes, "tlte County Road 225 berween the Riverbend subdivision and Garfield
Creek needs to be widened for safer traffic flow, with widened right-of-way where necessary. "
The County should consider allocating road impact fees for this purpose. The Silt interchange is
being considered for improvements by the Town.
Gilead Gardens Subdivision
Preliminary Plan
PC 719103
Page 19
6.
VII. RECOMMENDEDFINDINGS:
2
1 That proper posting and public notice was provided, as required, for the hearing before the Planning
Commission;
That the meeting before the Planning Commission was extensive and complete, that all pertinent facts,
matters and issues were submitted and that all interested parties were heard at that hearing;
That for the above stated and other reasons, the proposed subdivision is [not] in the best interest ofthe
health,,safety, morals, convenience, order, prosperity and welfare ofthe citizens of Garfield County;
3
4
5
That the application is [not] in conformance with the 1978 Garfield County Zoning Resolution, as
amended;
That the application is [not] in conformance with the Garfield County Subdivision Regulations of
1984, as amended;
That the application is [not] in conformance with the Garfield County Comprehensive Plan of
2000, as amended.
\/III. STAFF RECOMMENDATION
StaffrecommendsthatthePlanningCommissionrecomme@ePreliminaryPlanreview
for the Gilead Gardens Subdivision, with the following conditions to the Board of County Commissioners:
1. That all representations made by the Applicant in the application, and at the public hearing before
the Planning Commission, shall be conditions of approval, unless specifically altered by the Planning
Commission.
2. The Applicant shall include in the Protective Covenants for the Subdivision the following:
A. The Wildfire Mitigation Plan shall be incorporated or referenced in the Covenants, and shall
included the following:
i. Trees greater than 15-feet in height at maturity should have a minimum spacing of 1O-feet
between the edges of the crown. All dead trees should be removed.
ii. Spacing between clumps of brush and/or shrubs should be2% times the height of the
vegetation.
iii. The maximum diameter of the brush andlor shrub clumps should be 2 times the height of
the vegetation measured at the crown of vegetation.
iv. All ladder fuels should be removed from under brush, shrubs, and the tree canopies.
v. Non-combustible ground cover (gravel) should be placed under trees, brush, and shrubs to
the edges of the crown or the vegetation should be pruned to a height of 10-feet above the
ground or Yz the height of the plat, whichever is the least.
vi. Lawns should be kept to a maximum height of 4-inches.
vii. Brush should be removed around the perimeter of all residential structures for a distance of
2 times the height of the brush or completely removed within lO-feet of any residence and
trimmed down to a height less than 5-feet within 20-feet of any residence.
B. The Covenants shall incorporate language with respect to ownership and maintenance of the
pedestrian trail through the subdivision.
C. Article III(B) of the Covenants, shall reflect the correct lot numbers on which Accessory
Dwelling Units are allowed.
D. As represented by the Applicant and required by the Colorado Division of Water Resources,
the Covenants shall be modified to conform to the conditions of the approve well permit
[Permit No. 56217-F].
3. The following geologichazard mitigation measures shall be taken:
A. The recommendations by Hepworth-Pawlak Geotechnical, Inc. ("HP GeoTech") outlined in
the Preliminary Geotechnical Study for the Subdivision dated December 29,2000, [Job No.
l0O 672) shall be adhered. These Preliminary Design Recommendations include provisions
for foundations, floor slabs, under-drain system, site grading, surface drainage and pavement
subgrade.
B. The Applicant shall comply with and incorporate the recommendations from the Colorado
Geological Survey, dated J:une 23, 2003:
i. Slopes: The 10' construction setback, at the crest of the river terrace, recommended in the
HP GeoTech report should be qualified, i.e. the basis for the 10' setback and if the setback
accounts for increased soil moisture due to the proposed ponds on Lots 8 & 9.
ii. Drainage: HP GeoTech identifies the location of the property on a relatively young
alluvial fan. Alluvial fan features are typically composed of fine-grained soils that are
poorly cemented and tend to erode quickly during large storm events. The
recommendations of HP GeoTech and Boundaries Unlimited to construct berms on the
upstream side of the proposed lots should be included in the site grading plans. Diversion
berms on each of the lots would help to minimize damage in event a debris flow or flash
flood crosses the site.
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page 20
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page21,
iii. Soils: HP GeoTech's recommendations regarding the mitigation of with swelling and
compressible soils on this site shall be adhered. Given that the soils on this site are
moisture sensitive, the locations of the proposed ponds, on Lots 8 & 9, shall be sited with
considerations to how the increased soil moisture will affect the performance of the nearby
foundations.
C. Due to the possible presence of radon gas in the area, testing for radon gas shall be done when
the residences and other occupied structures have been completed, prior to the issuance of a
Certificate of Occupancy, or radon gas mitigation can be incorporated in the design of the
structures. Should radon gas be found after testing, mitigation shall be done prior to
Certi fi cate of Occupancy.
D. Prior to Board of County Commissioner review of the Preliminary Plan, the Applicant shall
obtain updated comments from HP GeoTech with respect to the proposed development on the
property, since the number and location of the lots has changed from the initial Geotechnical
Study compiled by HP GeoTech in 2000.
4. Any well serving more than one property is defined as a central water supply system. In
accordance with section 9:53 of the Subdivision Regulations, all lines in a central water system shall be
looped, with no dead ends included in the system. Prior to Board of County Commissioner review of
Preliminary Plan, the Applicant shall provide plans for a central water supply systern that is looped to be
reviewed by the County Engineering Department.
5. Any activity in the 10O-year floodplain of the Colorado River other than allowed in accordance
with Section 6.09.01(2)(C ) of the ZoningResolution l"recreation and open space uses such as parl<s,
golf courses, picnic grounds, green belts, wildlife preserves, and trail systems "] shall comply with section
6.00 of the ZoningResolution.
6. The Applicant shall comply with the recommendations of the Garfield County Road and Bridge
Department, dated January 7,2003, as follows:
i. Driveway permits will be issued after the approval of the subdivision by Board of County
Commissioners. The driveway permits will have special conditions that will be specified in
the permits.
ii. Stop signs shall be installed at all entrances accessing Garfield County Road 335 and
maintained by the homeowners association.
iii. Brush shall be cleared the length of the property along CR 335 and the fence shall be moved
back to the property line (right-of-way line) at the sub-dividers expense prior to the completion
of the subdivision.
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page22
iv. The driveway at 1577 CR 335 and the driveway at llTl CR 335 shall be abandoned when the
new driveways are installed and operable.
v. The ditch along the property and CR 335 shall be piped in culvert pipe. The installation and
all future maintenance shall be at the sub-dividers and home owner's expense.
vi. The two structures that encroach within the right-of-way of CR 335 may remain, however,
these structures if replaced shall comply with applicable setback requirements. Prior to Final
Plat, the Applicant shall obtain an Encroachment Agreement for the two structures with the
County.
vii. Construction work zone signage shall be posted on CR 335 during driveway construction.
Signage shall be posted in accordance with guidelines in the Manual of Uniform Traffic
Control Devices
7 . A Shared Driveway Agreement between Lot I and Lloyd and Marilyn Bullock shall be submitted at
Final Plat for the shared driveway.
8. Interpretative signage shall be installed within the park area requesting that residents and guest do
not feed the wildlife.
9. The Applicant shall comply with the recommendations of the Buming Mountain Fire Protection
District ("BMFPD"), as follows:
A. Two copies of the recorded Final Plat shall be provide BMFPD, which shall include:
i. An easement along the full length of the dry hydrant system, from pond to riser, allowing
fire department access.
ii. A plat note that specifies the location of the system and access to it will be maintained at
all times by either the current property owner or an active homeowners association.
iii. A plat note stating that the system will be capable of providing at least 100,000 gallons of
water at all times.
iv. A plat note which stipulates BMFPD has the right to use portions of that 100,000 gallons
for fire suppression outside the bounds of the Subdivision.
v. A 70 foot diameter cul-de-sac dimension at the end of both Garden Lane and Harvest
Court.
vi. A 20 foot driveway width for all lot accesses within the subdivision.
B. Prior to Board of County Commissioner review of Final Plat, two (2) copies of construction
drawings of the system shall be provided to BMFPD which shows:
i. A certified State of Colorado Engineers stamp.
ii. An accurate representation of the information provided in drawing C-2 of the Preliminary
Plan.
iii. That the dry hydrant meets the specifications set out in Section 9.3 of N.F.P.A.ll42.
Gilead Gardens Subdivision
Preliminary Plan
PC 719103
Page23
C. Upon completion of the dry hydrant system, a letter from the design engineer shall be provided
to the BMFPD stating that the system has been installed per design and is capable of providing
the represented function(s).
D. No dwellings shall be given Certificate of Occupancy until allthe above conditions have been
satisfied, specifically the engineer's letter.
10. The Applicant shall provide the following weed management information for review and approval
by the Garfield County Weed Management Director prior to Final Plat:
A. Noxious Weeds:
1.Inventory and mapping: Claifrcation on the leaff spurge. The Applicant shall meet with
the Garfield County Vegetation Management Department on-site to look at the lea$r
spurge. Since it is rare in the County it is important to manage new infestations as soon as
we can.
ii. Weed Management; The Applicant shall comply with the Colorado State Noxious Weed
Act and the Garfield County Weed Management Plan and manage Scotch thistle, common
burdock, Russian knapweed, Russian olive, oxeye daisy, and leaf,i spurge. Weed
management shall occur before lots are offered for sale and should be the responsibility of
the Applicant and the Homeowners Association, when formed.
i1i. Covenazls; Weed management for the Association and each individual lot owner is
addressed in the covenants. The Applicant shall add language under Article II-B that
addresses weed management on all roads and easements within the subdivision.
B. Revegetation:
The Applicant shall provide a map or information of areas impacted by soil disturbance
outside of the building envelopes, prior to Final Plat. This map / information shall quantifu the
area, in terms of acres, to be disturbed and subsequently reseeded on road cut and utility
disturbances. This information will help determine the amount of security that will held for
revegetation.
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 will designate a member of their staff to evaluate the reclamation prior to the
release of the security.
Gilead Gardens Subdivision
Preliminary Plan
PC 719103
Page 24
C. Soil Plan
The Revegetation Guidelines also request that the Applicant provide a Soil Management Plan
that includes:
i. Provisions for salvaging on-site topsoil.
ii. A timetable for eliminating topsoil and/or aggregate piles.
iii. A plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a
period of 90 days or more.
1 1. The proposed subdivision is located in the Garfield County Traffic Study Area 3. This area calls
for an impact fee payment to Garfield County of $226 per average daily trip (ADT) generated by the
subdivision. The total impact fee payment shall be determined prior to Final Plat. Pursuant to section
4:94 of the Subdivision Regulation s, 50o/o of the road impact fees shall be collected at the Final Plat for
the Subdivision. All other road impact fees will be collected at the issuance of a building permit.
12. The Planning Commission accepts the recommendation of the State Engineer's Office detailed in
the July 2,2003,letter of Dick Wolfe, so long as the Protective Covenants is changed to reflect the
conditions of the approved well permit [Permit No. 56217-F], the field inspection confirms that the use of
the well is as claimed, and the storage capacity of the domestic water system is acceptable to the County.
Prior to the Board of County Commissioner review of Preliminary Plan, the above mentioned
requirements shall be addressed and documentation shall be provided.
13. In addition to other required conditions of approval, the Applicant shall include the following plat
notes on the Final Plat:
A. All exterior lighting will be the minimum amount necessary and all exterior lighting will be
directed inward and downward, towards the interior of the subdivision, except that provisions
may be made to allow for safety lighting that goes beyond the property boundaries.
B. One (1) dog will be allowed for each residential unit and the dog shall be required to be
confined within the owner's property boundaries.
C. 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. 25-7-40I, et. seq., and the regulations
promulgated there under, will be allowed in any dwelling unit. All dwelling units will be
allowed an unrestricted number of nafural gas burning stoves and appliances.
D. 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 of living in a
Gilead Gardens Subdivision
Preliminary Plan
PC: 719103
Page25
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 roads, storage and disposal of manure, and the application by spraying or
otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more
of which may naturally occur as a part of a legal and non-negligent agricultural operations.
E. 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 control, 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.
Tamara Pregl
From: Jake Mall
Sent: Monday, June 02, 2003 4:23 PM
To: Tamara Pregl
Subject: RE: Gilead Gardens
Tamara: I have no more comments on Gilead Gardens than those I submitted before. Jake
-----Original Message-----
From: Tamara Pregl
Sent: Monday, June 02,2003 1:43 PM
To: Jake Mall
Subject: FW: Gilead Gardens
-----Original Message-----
From: Tamara Pregl
Sent: Thursday, May 29,2003 1:07 PM
To: Jake Mall
Subject: RE: Gilead Gardens
Jake,
I am back and will be running to a meeting for the afternoon. Will try ya tomorrow. Just an
FYI that I have a site visit schedule with Bruce Lewis for the Gilead Garden site on June lSth
at 10:00 am.
Tamara
----Original Message-----
From: Jake Mall
Sent: Wednesday, May 28, 2003 11:32 AM
To: Tqmara Pregl
Subject: Gilead Gardens
Tamara: lf you did not win a fortune in Las Vegas and decide to live a life of leisure
give,me a callwhen you get back in your office. Jake
61312003
rage r or r
.t,i'
BOUNDARIES
UNLIMITED INC.
Consulting Engineers
May 23,2002
RECEIVED
MAY 2 3 2003
,ffii,!t?S$Yli-ft"
Tamara Pregl, Planner
Garfield County Building and Planning
108 8th Street, Suite 201
Glenwood springs, CO 81601
HAND DELIVERED
RE: Gilead Gardens - Preliminary Plan Application
Dear Tamara:
Please find thirly copies of the Gilead Gardens Preliminary Plan application
plus to sets of full size (24"x36") drawings.
Please contact us with any comments or questions you may have.
Sincerely,
BOI-IND UNLIMITED, INC.
Bruce D. Lewis,
Principal
Attachment:
cc David & Renee Miller, Owner & Applicant
923 Cooper Avenue I Suite 102 | Glenwood Springs Colorado 81-601 i Ph 970.945.5252 Fax 970.384.2833
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