HomeMy WebLinkAbout1.1 Supplemental Application MaterialsHEPWORTH-PAWLAK GEOTECHNJCAL
December 29, 2015
Roger Eshelman
7378 County Road 100
Carbondale, Colorado 81623
rbeshelman@gmail.com
1-lcpv.orth -Pawlal.. Gcotcchn1cal, Inc
5020 County RoaJ I 54
GlcnwooJ Springs, Color.1do 81601
Phone 970-945 7988
Fax · 970-945 8454
email . hrgco@hpgcotcch com
Job No. 115 592A
Subject: Geologic Hazards Evaluation, Proposed Building Envelope, Lot 7,
Cottonwood Hollow, South of County Road 113, Garfield County,
Colorado
Dear Roger:
As requested, the undersigned representative of Hepworth-Pawlak Geotechnical, Inc. met
with you to observe the existing site conditions at the subject site on December 28, 2015
to evaluate the potential geologic hazards impacting development. The findings of our
observations and recommendations for the development are presented in this report. The
services were performed in accordance with our agreement for professional engineering
services to you, dated December 18, 2015 .
Site Conditions: The proposed building envelope is located on a northwest facing
hillside with slopes of about 3 to 5 Horizontal to 1 Vertical. There are some small areas
of steeper slopes associated with the existing driveway fill on the south side of the
proposed building envelope. A very steep slope with grades of 11A to 1 Y2 Horizontal to 1
Vertical down to the north is located to the north of the proposed building envelope. A
rough "jeep trail" bisects the site from southwest to northeast and roughly parallels an
ephemeral drainage running down through the site. We understand that the drainage
typically has water in it only during spring runoff and occasionally due to irrigation
runoff from the fields located uphill of the site. The current drainage path will be
maintained as part of the proposed development. The lot is heavily treed with pinon and
juniper trees with an understory of scattered small trees and brush. There are basalt rocks
on the ground surface. An existing well is located near the end of the existing gravel
driveway. About 1 foot of snow covered the site at the time of our site visit.
Geology: The upper part of the site consists of basalt flow deposits overlying Eagle
Valley Evaporite bedrock consistent with the surrounding area from Missouri Heights to
the southeast to Spring Valley to the north. The lower, flatter part of the site likely has
more soil cover. The basalt flow consists of basalt rocks up to large boulder size in a
gravelly sandy silt matrix. The evaporite contains gypsum deposits. Dissolution of the
gypsum under certain conditions can cause sinkholes to develop and can produce areas of
localized subsidence. Sinkholes have been observed in Roaring Fork Valley. Sinkholes
have not been observed or documented in the immediate area of the subject lot. Based on
Parker 303-841-7119 • Colorado Springs 719 -633 -5562 • Silve rtho rne 970-468-1989
Roger Eshelman
December 29, 2015
Page2
our present knowledge of the site, it cannot be said for certain that sinkholes will not
develop. In our opinion, the risk of ground subsidence at Lot 7 is low and similar to other
lots in the area but the owner should be aware of the potential for sinkhole development.
Geologic Hazard Evaluation: Based on our observations at the site and our experience
in the area, the proposed building envelope is not impacted by slope instability rockfall,
snow avalanche, debris avalanche, debris flow or flooding. The steep slope to the north
of the proposed building envelope has slopes on the order of I Y2 to 1 Horizontal to 1
Vertical but there was no evidence near the top of the slope of slope instability such as
ground cracks, slumping, seeps or distressed vegetation. The snow cover obscured the
ground surface and made it too hazardous to traverse the steeper parts of the slope. Our
experience with similar slopes is that they are armored with basalt rock and overall are
generally stable.
Recommendations for Development: The site should be suitable for residential
development with regard to soils and geologic hazards. Site Class C should be used for
determining seismic loads on buildings. We recommend that the proposed building
envelope be set back from the top of the very steep slope on the north side of the site at
least 10 feet. Excavation into the basalt rocks can be difficult and some rock excavation
such as blasting or chipping should be expected particularly in excavation corners, utility
trenches and excavations deeper than about 5 feet. If desired, pits could be excavated
prior to construction to further evaluate the difficulty of excavation. The lower, flatter
part of the site, with more soil cover, should be suitable for a septic field . We recommend
that soils testing be performed in the lower part of the site to assess the permeability and
depth of the soils prior to septic system design.
The recommendations submitted in this letter are based on our observation of the
conditions exposed on the site surface with the limitations discussed above and do not
include subsurface exploration to evaluate the subsurface conditions. As development
plans are developed, we can provide recommendations for foundation and septic system
design.
If you have any questions or need further assistance, please call our office.
Sincerely,
HEPWORTH -PAWLAK GEOTECHNICAL, INC.
Job No. 115 592A
Form No.
GWS-25
OFFICE OF THE STATE ENGINEER
COLORADO DIVISION OF WATER RESOURCES
818 Centennial Bldg., 1313 Sherman St., Denver, Colorado 80203
(303) 866-3581
APPLICANT
ROGER & AMELIA ESHELMAN
7378 CR 100
CARBONDALE, CO 81623-
WELL PERMIT NUMBER ___ 7:..;:9:...:4""""13,.__ __ -~F __ -
DIV. 5 WO 38 DES. BASIN MD
lot: 7 Block: Filing: Subdiv : COTIONWOOD HOLLOW
i
APPROVED WELL LOCATION
GARFIELD COUNTY
NW 1/4 SW 1/4 Section 12
Township 7 S Range 88 W Sixth P.M .
DISTANCES FROM SECTION LINES
1465 Ft. from South Section Line
1080 Ft. from West Section Line
EXST
(970) 963-9800 UTM COORDINATES (Meters.Zone:13.NAD83)
PERMIT TO USE AN EXISTING WELL Easting : Northing:
ISSUANCE OF THIS PERMIT DOES NOT 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 right 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 37-90-137(2), to use an existing well constructed under permit no . 75787-F (expired), on the
condition that this well is operated in accordance with the Ora W . and Norma N. McVey Augmentation Plan approved by the
Division 5 Water Court in case no. 80CW0359, and as amended by the Cottonwood Hollow Homeowners Association and
Gailen Smith Augmentation Plan in case no. OOCW0159 . If this well is not operated in accordance with the terms of said
decrees, it will be subject to administration including orders to cease diverting water. This well is known as Bobcat Ridge
Estates Well No . 7 .
4) Approved for a well on a residential site of 5.3 acre(s) described as lot 7, Cottonwood Hollow Subdivision , Garfield County.
5) The use of ground water from this well is limited to ordinary household purposes inside one single family dwelling and
the irrigation of 1,000 square feet of lawn and garden.
6) The pumping rate of this well shall not exceed 15 GPM.
7) The annual withdrawal of ground water from this well shall not exceed 2.0 acre-feet.
8) The return flow from the use of this well must be through an individual 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.
9) The owner shall mark the well in a conspicuous place with well permit number(s), name of the aquifer, and court case
number(s) as appropriate. The owner shall take necessary means and precautions to preserve these markings.
10) A totalizing flow meter must be installed on this well and maintained in good working order. Permanent records of all
diversions must be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon
request.
11) This well must be located not more than 200 feet from the location specified on this permit.
NOTE: Parcel Identification Number (PIN): 239312302007. e::;?:? /0(;2.1>/s-
APPROVED
JSG
Recei t No. 3671147
State Engineer By
EXPIRATION DATE 10-20-2016
1
EASEMENT DEED AND AGREEMENT
This Easement Deed and Agreement is made and entered into this ___ day of November,
2015, by and between Roger Eshelman and Amelia Eshelman (hereinafter referenced as
“Eshelmans”), Owners of Lot 7, Cottonwood Hollow Subdivision, whose legal address is 7378
County Road 100, Carbondale, Colorado 81623; Mark A. Bassett and Erin J. Bassett (hereinafter
collectively referenced as “Bassetts”), owners of Lot 8, Cottonwood Hollow Subdivision, whose
legal address is 202 Cotton Hollow Lane, Carbondale, Colorado 81623-8835; and Barry C. Till
and Jane A. Henzel-Till (hereinafter collectively referenced as “Tills”), Owners of Lot 9,
Cottonwood Hollow Subdivision, whose legal address is 206 Cotton Hollow Lane, Carbondale,
Colorado 81623-8835; and (collectively the “Parties”).
RECITALS
WHEREAS, the Eshelmans are the owners of certain real property located at Lot 7,
Cottonwood Hollow Subdivision, whose physical address is to be determined, Carbondale,
Garfield County, Colorado, which is a 5.304 acre parcel adjacent to the Lot 8, as more particularly
depicted and described on Exhibit “C”, attached hereto and incorporated herein by reference; and,
WHEREAS, the Bassetts are the owners of certain real property located at Lot 8,
Cottonwood Hollow Subdivision, also known as 202 Cotton Hollow Lane, Carbondale , Garfield
County, Colorado, which is a 5.088 acre parcel, as more particularly depicted and described on
Exhibit “C”, attached hereto and incorporated herein by reference; and
WHEREAS, the Tills are the owners of certain real property located at Lot 9, Cottonwood
Hollow Subdivision, also known as 206 Cotton Hollow Lane, Carbondale, Garfield County,
Colorado, which is a 7.360 acre parcel, as more particularly depicted and described on Exhibit
“C”, attached hereto and incorporated herein by reference; and
WHEREAS, the Owners of Lot 7 (Eshelmans) and the Owners of Lot 8 (Bassetts) utilize
an access easement road (“Road”) which traverses from Cottonwood Hollow Lane south across
Lot 9 and Lot 8 ending at Lot 7; this Road was constructed as a result of a thirty (30) feet easement
depicted on the Cottonwood Hollow Subdivision original plat filed and recorded in the Garfield
Clerk and Recorder’s Office at Reception No. 356154 (“Original Plat”) and also depicted on the
amended plat for Lot 8 filed and recorded in the Garfield County Clerk and Recorder’s Office at
Reception No. 620279 (“Amended Plat”); and
WHEREAS, the Road as constructed and used does not precisely mirror the Road as platted
on the Original Plat and Amended Plat; specifically, in certain spots, the left and right boundaries
of the Road as constructed and used does not adhere to an area within the platted area following
the centerline as depicted on the Original Plat and Amended Plat;
WHEREAS, the Parties desire to create a recorded access road easement which conforms
to the actual construction of the Road as built; and also, as owners of their respective parcels, the
2
Parties also wish to set forth their understanding with regard to the joint use, and costs associated
with the maintenance and repair of the Road within the easement.
TERMS AND CONDITIONS
NOW, therefore, for valuable consideration, the adequacy and sufficiency of which is
hereby acknowledged, the Parties hereby agree as follows:
1. Grant of Easement over Lot 9, Cottonwood Hollow Subdivision. The Tills, owners
of Lot 9, Cottonwood Hollow Subdivision, hereby grant, sell, convey, and quitclaim to the Bassetts
and Lot 8, Cottonwood Hollow Subdivision, and the Eshelmans and Lot 7, Cottonwood Hollow
Subdivision, and their heirs, successors, assigns, and personal representatives, a perpetual , non-
exclusive easement thirty (30) feet in width over and across Lot 9, Cottonwood Hollow
Subdivision, in the location shown on Exhibit “B” attached hereto and incorporated herein by this
reference, for purposes of ingress and egress and underground utility access (the “Easement”) to
Lot 8 (Bassetts’ property) and Lot 7 (Eshelmans’ property). This Easement grant is without
warranty of title and is subject to all prior encumbrances, easements, restrictions, reservations, and
rights-of-way affecting the Tills’ property and/or Lot 9.
2. Grant of Easement over Lot 8, Cottonwood Hollow Subdivision . The Bassetts,
owners of Lot 8, hereby grant, sell, convey, and quitclaim to the Eshelmans and Lot 7, Cottonwood
Hollow Subdivision and their heirs, successors, assigns, and personal representati ves, a perpetual,
non-exclusive easement thirty (30) feet in width over and across Lot 8, Cottonwood Hollow
Subdivision, in the location as shown on Exhibit “A” attached hereto and incorporated herein by
this reference, for purposes of ingress and egress a nd underground utility access (the “Easement”)
to the Lot 7 (Eshelman’s property). This Easement grant is without warranty of title and is subject
to all prior encumbrances, easements, restrictions, reservations, and rights -of-way affecting the
Bassetts’ property and/or Lot 8.
3. Use of Easement. The Bassetts and Eshelmans, at their expense, shall have the
right to construct, operate, use, maintain, and repair a road within the Easement for access by motor
vehicles to and from the property of the Bassetts (Lot 8) and Eshelmans (Lot 7), and they may
install underground utilities in the Easement. A gravel driveway road already exists in a portion
of the Easement, and the Bassetts and Eshelmans and their heirs, successors, assigns, and personal
representatives are entitled to the joint use of such driveway, subject to the provisions of this
Agreement regarding expense sharing, below. In the event that washouts, erosion, or other natural
causes require a relocation of some portion the Road, the Bassetts and Eshelmans shall have the
right to relocate the Road in a reasonable manner to another location, at their own expense,
including a re-survey of the new Easement location, if necessary; however, the changed location
shall be subject to the owner’s approval of the property over which the Road is to be relocated.
4. Costs. All costs associated with the surveying or re-surveying of the Road and
Easement shall be paid for by the Eshelmans. All recording costs associated with this Agreement
shall be paid for by the Eshelmans. With regard to any maintenance costs of the Road and
Easement, Lot 9 and the owners thereof (Tills) shall not be responsible for the payment thereof.
With regard to any maintenance costs of the Road and Easement, the Basset ts, owners of Lot 8,
and the Eshelmans, owners of Lot 7, agree to the following: From the north entry point of the Road
onto Lot 8 and continuing south past the constructed driveway to the accessory dwelling unit
3
constructed on Lot 8, the owners of Lot 8 (Bassetts) and the owners of Lot 7 (Eshelmans) shall
equally share any costs associated with any maintenance or improvements to the Road and
Easement up to a total cost of one thousand dollars ($1,000) for each occurrence. The owners of
Lot 8 and Lot 7 shall approve in writing any action of maintenance or any improvement whose
costs is in excess of one thousand dollars ($1,000). If the owners of Lot 8 and Lot 7 cannot agree
that an event of maintenance or an improvement in excess of one thousand dollars ($1,0 00) shall
occur, either Lot 7 or Lot 8 may make the improvement or perform the maintenance at its sole
expense. At the point in which the Road and Easement travels west passed the entrance driveway
for the accessory dwelling constructed on Lot 8, any costs associated with maintenance or
improvements thereof shall be the sole responsibility of the owners of Lot 7. Neither the owners
of Lot 7, Lot 8 or Lot 9 shall have any right to fence the Easement or to erect any barriers, gates,
or cattle guards thereon.
5. Non-Exclusive Easement. The use of the Easement by the owners of Lot 8
(Bassetts’) and the owners of Lot 7 (Eshelmans’) shall be non-exclusive, and the owners of Lot 8
and Lot 7 and their heirs, successors, assigns, personal representatives, guests, and invitees shall
have an equal right to the use of the property underlying the Easement, provided such use does not
unreasonably interfere with grantee’s use thereof.
6. Run with Land; Benefit. The Easement shall be an easement appurtenant to the
Bassetts’ (Lot 8) and the Eshelmans’ (Lot 7) property, shall run with the land and shall inure to
the benefit of their heirs, successors, assigns, and personal representatives, subject to the conditio ns
and limitations set forth herein.
7. Limitations on Use. The use of this Easement by the Owners of Lot 7 and the
Owners of Lot 8 shall be limited to the normal use associated with one single -family dwelling and
any use which is in conformity with the land use regulations of Garfield County and appropriate
under the Garfield County land use, building and zoning codes.
8. Recording. This Agreement shall be recorded in the Garfield County Clerk and
Recorder’s Office and the cost of recording shall be paid for by the owners of Lot 7 (Eshelmans).
9. Notices. Any notices required or permitted herein shall be deemed delivered when
deposited in the United States mail, postage prepaid, certified or registered, addressed to the Party
intended at the address set forth above, or to such other address as may be furnished from time to
time by notice hereunder.
10. Miscellaneous. The agreements, covenants, grants, and releases herein shall be
binding upon and shall inure to the benefit of the Parties hereto, their heirs, successors, assigns,
and personal representatives, subject to the conditions and limitations set forth herein.
IN WITNESS WHEREOF, the owners of Lot 7 (Eshelmans), owners of Lot 8 (Bassetts) and the
owners of Lot 9 (Tills) have executed this Easement Deed and Agreement this ____ day of
November, 2015
***Signatures of Parties on following page-Page 5***
4
OWNERS, LOT 7, COTTONWOOD OWNERS, LOT 8, COTTONWOOD
HOLLOW SUBDIVISION HOLLOW SUBDIVISION
_________________________________
Roger Eshelman Marc A. Bassett
_________________________________
Amelia Eshelman Erin J. Bassett
OWNERS, LOT 9, COTTONWOOD
HOLLOW SUBDIVISION
____________________________________
Barry C. Till
____________________________________
Jane A. Henzel-Till
STATE OF COLORADO )
) ss.
COUNTY OF GARFIELD )
The foregoing instrument was acknowledged before me this ____ day of November, 2015, by
Roger Eshelman and Amelia Eshelman, Owners of Lot 7, Cottonwood Hollow Subdivision .
WITNESS my hand and official seal.
___________________________________
Notary Public
My Commission Expires:_______________
5
STATE OF COLORADO )
) ss.
COUNTY OF GARFIELD )
The foregoing instrument was acknowledged before me this ____ day of November, 2015, by
Marc A. Bassett and Erin J. Bassett, Owners of Lot 8, Cottonwood Hollow Subdivision.
WITNESS my hand and official seal.
Notary Public
My Commission expires:
STATE OF COLORADO )
) ss.
COUNTY OF GARFIELD )
The foregoing instrument was acknowledged before me this ____ day of November, 2015, by
Barry C. Till and Jane A. Henzel-Till, Owners of Lot 9, Cottonwood Hollow Subdivision.
WITNESS my hand and official seal.
Notary Public
My Commission expires:
CURVE
C2
C3
RAD IUS DELTA
400.00' 6"38'19"
50.00' 87"44'40"
LINE I
L2 I
CURVE TABLE
POINT OF COMMENCEMEN T
NW CORNER LOT 8
A FOUND 1-1 /2"
ALUMINUM
CAP LS11204 POINT OF
BEGINNING/ f /;
LENGTH TANGEN T CHORD BEARING CHORD I ~
I b~f
I ' I 14
1/1/
46.35' 23.20' s11 ·25'54"w
76.57' 48.07' S58°40' 44"W
LINE TABLE
BEAR ING I LENGTH
s14·45'24"w I 58.56'
30' ACCESS AND
UTILIT Y EASEMENT
REC. #620279
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/ ~~~ / UTILITY EASEMENT
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30' DRIVEWAY AND ;1 I 1 1;
UTILITY EASEMENT I I I/
REC. #620279 /I I I LOTS
BASSE TT, MARC A.
<>s ~ --~ / /:;I :~~cl);
/
AND ERIN J
202 COTTON HOLLOW LANE
CARBONDALE, CO 81623
PARCE L NO .
2393-123-02-008
30 FOOT WIDE ACCESS AND UTILITY EASEMENT
A 30 FOOT WIDE STRIP OF LAND SITUATED IN THE AM END ED PLAT OF LOT 8, COTTONWOOD HOLLOW
SUBDIVISION RECORDED FEBRUARY 6, 2003 AS RECEP TI ON NO. 620279 IN THE GARFIELD COUNTY CLERK
AND RECORDERS OFFICE; SAID STRIP OF LAND LY ING 15 FEE T ON EACH SIDE OF THE FOLLOWING
DESCRIBED CENTERLINE;
BEGINNING AT THE NORTHWEST CORNER OF SAID LO T 8, A 1-1/2" ALUMINUM CAP LS 11204 FOUND IN
PLACE ; THENCE S41"08'33"E A DISTANCE OF 76.20 FEET TO A PO INT ON THE EASTERLY LINE OF SAID
LOT 8, THE POINT OF BEGINNING · THENCE S14"46'04"W A DISTANCE OF 173 .10 FEET; THENCE ALONG THE
ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 400.00 FEE T AND A CENTRAL ANGLE OF 06°38'19",
A DISTANCE OF 46.35 FEET (CHORD BEARS S11"26'54"W A DISTANCE OF 46 .32 FEET); THENCE
sos·o7'45"w A DISTANCE OF 289.03 FEET; THENC E S14"48'24"W A DISTANCE OF 58.56 FEET; THENCE
ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RAD IUS OF 50.00 FEET AND A CENTRAL ANGLE
OF 87"44'40", A DISTANCE OF 76.57 FEET (CHORD BEARS S58"40'44"W A DISTANCE OF 69.31 FEET );
THENCE N7T26'56"W A DISTANCE OF 255.11 FEET TO A PO INT ON THE WESTERLY LINE OF SA ID LOT 8,
THE POINT OF TERMINUS (WHENCE THE NORTHWEST CORNER OF SAID LOT 8 BEARS: N31°44 '53"E A
DISTANCE OF 697.92 FEET), SAID STRIP OF LAND CONTA INING 26,961 SQUARE FEET MORE OR LESS.
DRAWN BY: SCALE:
•
HIGH COUNTRY ENGINEERING, INC.
1517BLAKEAVENUE,STE IOI
GLENWOOD SPRINGS, CO 81601
PHONE (970) 945-8676 FAX (970) 945-2555
WWW.HCENG.COM
COTTONWOOD HOLLOW SUB
GARFIELD COUNTY, CO
EXHIBIT A
ACCESS a U11UIYEASEMENI'
LOTS
LL
C H ECKED BY:
RPK
DATE:
1 1·12·15
FILE:
1" =80'
PROJECT No:
2151036.00
PAGE:
1 OF2
CURVE I RADIUS I DELTA
C1 I 25.oo· I 61°12'03"
LINE r
L1 T
CURVE TABLE
I LENGT H I TANGENT I CHORD BEARING I CHORD
I 26.70' I 14.79' I S15°49'58"E I 25.45'
LINE TABLE
BEAR ING I LE NG TH
S46°25'59"E I s.69'
COTTON HOLLOW
LANE
PO INT OF~
BEG INN ING . \ /
POINT OF COMMENCEMENT
R=s s.oo "</;
---..._::._.:.....-.......,-
LOT7
NE CORNER LOT 7
A FOUND 1-1/2"
ALUMINUM
CAP LS11204
30' DRIVE WAY &
UTILI TY EASE MENT
REC . #620279
I
I
I
I
I
I I
I I
I
I
I
30' ACCESS &
UTILI TY EASEME NT
LOT10
I
I I ;,I LOT9
I I
TILL BARRY C AND
HENZE L-TILL . JAN E A LOTS II 111 I ~
II I I ~
1 1 I I I ~
2 06 COTTON HOLLOW LA NE
CARBO ND ALE , CO 8 1623-8835
PARC EL NO. 2393-12 3 -0 2-009
I I I I I ~
30 FOOT WIDE ACCESS AND UTILITY EASEMENT
A 30 FOO T WIDE STRIP OF LAND SITU ATED IN LOT 9, CO TTONWOOD HOL LOW SUBD IVISION RE CO RDED
OCTOBER 1, 1984 AS RECEPTION NO. 356 154 IN THE GARFIELD COUNTY CLER K AND REC ORDERS OFFICE;
SAID STR IP OF LAND LYING 15 FE ET ON EACH SID E OF THE FO LLOWIN G DE SCR IBED CE NTER LIN E;
BEG INN ING AT TH E NORT HEAST COR NER OF LOT 7 OF SAID COTTONWOOD HOLL OW SUBD IVISION, A 1-1/2"
AL UM INUM CAP LS 11 204 FO UN D IN PLA CE ; TH ENCE ALONG TH E SOU THER LY LIN E OF COTTO N HOLL OW
LAN E ALON G THE ARC OF A CURVE TO TH E LEFT HAVING A RADIU S OF 6 5.00 FEE T AND A CE NTRAL
ANGLE OF 49'40'33", A DISTANCE OF 56.36 FEET (C HOR D BEAR S: N7 0'33'52"E A DI STANCE OF 54.61
FEET) TO THE PO IN T OF BEG INNI NG: THENCE LEAVING SA ID SO UTHER LY LI NE OF COTTO NW OOD HOLLOW
LA NE S46'25'59 "E A DISTANC E OF 5 .69 FEET; THENCE ALONG THE ARC OF A CURVE TO THE RIGHT
HAVIN G A RAD IU S OF 25.00 FE ET AND A CENTRAL ANGLE OF 61°1 2'03", A DISTAN CE OF 26.7 0 FEE T
(CHORD BEA RS S15 '49 '5 8"E A DIST AN CE OF 25.45 FEE T); TH ENCE S14'46'04"W A DI ST ANCE OF 48 .7 6
FEET TO TH E WESTER LY LIN E OF SAID LOT 9 , TH E POIN T OF TER MIN US (WH ENCE THE NORTHWEST COR NER
OF SAID LOT 7 BE AR S: N41'0 8 '33 "W A DISTANCE OF 7 6 .20 FEET). SAID STR IP OF LAN D CONTA INING
2,452 SQUARE FEET MORE OR LE SS .
•
H IGH COUNTRY ENGINEERING, INC.
1 5 17BLAKE AVE NUE,STE 101
GLENWOOD SPRINGS, CO 81601
P HONE (97 0) 945-8676 FAX (970) 945-2555
WWW.HCENG.C OM
COTTO NWOO D H O LLO W S U B
GARFIE LD COUNTY, CO
E XHIBITB
ACCESS. unurv EASEMENI'
L O T9
DRAWN BY:
LL
C H ECK E D BY:
RPK
DATE:
11 ·12·15
F ILE :
SCALE:
1" =40'
PRO J E CT N o:
2 15 1036.00
PAGE:
2 O F 2
AMENDED PLAT OF LOT 7, COlTONWOOD HOLLOW SUBDIVISION
RECEPTION NUMBER 356154 LEGEND
SCHEDULE B-2 EXCEPTIONS NOTES COUNTY OF GARFIELD, STATE OF COLORADO PROPERTY BOUNDARY
TITLE COMMITMENT
OARD Tin.E EXCEPTIONS. -----EASEMENT - -BUILDING ENl/ELDPE lHE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER
ON, SOIL CONSERVATION, OR OTHER DISlRICT OR INCLUSION IN ANY WATER (NOO"OO'OO"E nB.66') RECORD DATA PER lHE
1-7) lHESE EXCEPTIONS ARE STAN
8.) THIS PROPERlY IS SUB.ECT TO
CONSERVANCY, FIRE PROTECll
SER\JICE OR SlREET IMPROVEM
AND REMO\IE HIS ARE THERE
PREMISES HEREBY GRANlED,
BOOK 205 AT PAGE 380 AS
ENT AREA. RIGHT OF THE PROPRIETOR OF A VEJN OR LODE TO EXTRACT ORIGINAL SUBDIVISION PLAT
FROM, SHOULD THE SAME BE FOUND TO PENETRATE OR INlERSECT THE
AS RESERVED IN UNllED STATES PATENT RECORDED DECEMBER JO, 1941 IN
RECEPTION NO. 145554. NON-BUILDABLE AREA OF ~ PROPOSED BUILDING ENI/ELOPE
9.) lHIS PROPERTY IS SUB.ECT R IGHT Of WAY FOR DlltHES OR CANALS OONS1RUCTED BY lHE AUlHORITY
10.)
OF lHE UNITED STATES, AS RESERl/ED IN UNITED STATES PATENTS REOORDED AS FOLLOWS: JULY 6,
1911 IN BOOK 71 AT PAGE 483 AS RECEPTION NO. 42198 AND DECEMBER :30, 1941 IN BOOK 205 AT
PACE 380 AS RECEPTION NO. 145554.
HOLY CROSS El.EClRIC ASSOCIATION, INC. RIGHT-Of-WAY EASEMENT REOORDED JULY 10, 1972 IN BOOK
433 AT PACE 25 AS RECEPTION NO. 254439, WAS CREATED FOR A POWERUNE TO BE OONS1RUCTED,
lHE LOCATION OF Vlt!ICH IS TO VACUE TO BE SHOV!tl HEREON.
11.) THIS PROPERlY IS SUB.ECT TO DEED RECORDED MARGI 25, 1966 IN BOOK 375 AT PAGE 50 AS
RECEPTION NO. 234013. orra-i AND WAlER RIGHTS.
12.) lHIS PROPERTY IS SUB.ECT TO DEED REOORDED NOi/EMBER 8, 1974 IN BOOK 468 AT PACE 103 AS
RECEPTION NO. 285290. DlltH AND WATER RIGHTS.
13.)
14.)
15.)
16.)
WAii/ER REOORDED JUNE J, 1982 IN BOOK 800 AT PACE 835 AS RECEPTION NO. 328312. MOBILE HOME
ALLOWED ON lHE SMllH HORSE PROPERTY IN SWl/4 Of SECTION 12 AND DOES NOT AFFECT lHE
SUB.ECT PROPERTY.
THIS PROPERTY IS SUB.ECT TO SUBDl\1SION IMPROVEMENT AGREEMENT, RECORDED OCTOBER 1, 1984 IN
BOOK 657 AT PAGE 647 AS RECEPTION NO. 356155 AND AMENDMENT THERETO, RECORDED .llLY 23,
1985 IN BOOI( 672 AT PAGE 409 AS RECEPTION NO. 368260 AND AMENDMENT RECORDED JUNE 3, 1986
IN BOOK 689 AT PAGE 299 AS RECEPTION NO. 371585, AND AMENDMENT RECORDED JULY 1, 1986 IN
BOOI( 690 AT PAGE 655 AS RECEPTION NO. 372238.
lHIS PROPERTY IS SUB.ECT TO DECLARATION Of PROTECTIVE 001/ENANTS, REOORDED OCTOBER 1, 1984
IN BOOK 657 AT PACE 857 AS RECEPTION NO. 358156 AND REOORDED DECEMBER 4, 2001 IN BOOK
1307 AT PACE 915 AS RECEPTION NO. 592809, ANO AMENDMENTS TO lHE 001/ENANTS Of OOITONWOOO
HOLLDW SUBDMSION REOORDED JANUARY 10, 2002 IN BOOK 1319 AT PACE 622 AS RECEPTION NO.'S
595446, 595447, 595446, 595449, 595450, 595451, AND 595452, AMENDMENT REOORDED JANUARY 14,
2002 AS RECEPTION NO. 595573, AMENDMENT TO lHE DECLARATION OF PROTECTIVE OOVENANTS
REOORDED JANUARY 21, 2009, AS RECEPTION N0.761907, AMENDED AND RESTATED DECLARATION OF
PROTECTIVE 001/ENANTS REOORDED JUNE 13, 2014 AS RECEPTION NO. 850247.
ANY ADVERSE CL.AIM BASED UPON lHE ASSERTION lHAT {A) SOME PORTION Of lHE LAND FORMS lHE
BED OR BANK OF A NAl/1GABL.E RIVER, OR LIES BELOW lHE MEAN HIGH WATER MARK lHEREOf, (B) lHE
BOIJNDARY Of lHE LAND HAS BEEN AFFECTED BY A CHANCE IN lHE OOURSE OR WATER LEVEL Of A
NAl.lGABLE RIVER, (C) lHE LAND IS SUB.ECT TO WATER RIGHTS, CLAIMS OR Tin.E TO WATER AND TO
ANY LAW OR GOVERNMENTAL RECULATION PERTAINING TO \\ETLANDS; (D) lHE PUBLIC'S RIGHTS TO USE
lHE WATERS. lHERE ARE NO WATER OOURSES OR BOOIES OF WATER ON lHE SUB.ECT PROPERTY.
17.) lHIS PROPERlY IS SUB.ECT TO MATTERS AS SHOWN ON lHE COITONWOOD HOl..l.OW SUBDIVISION FINAL
PLAT RECORDED OCTOBER 1, 1984 AS RECEPTION NO. 356154.
18.) WELL SHARING AGREEMENT REOORDED SEPTEMBER 8, 1988 IN BOOK 740 AT PACE n5 AS RECEPTION
NO. 395129 IS BCTl\HN LOT 1 AND LOT 11 ANO DOES NOT AFFECT lHE SUBJECT PROPERTY.
19.) MEMORANDUM OF WATER ALLOlMENT OONTRACT REOORDED JUNE 20, 2002 IN BOOK 1364 AT PAGE 137
AS RECEPTION NO. 605621, DOES AFFECT lHE SUBJECT PROPERTY.
20.) EXHIBIT B TO WAlER LEASE AND AGREEMENT RECORDED MARCH 10, 2003 IN BOOK 1444 AT PAGE 729
AS RECEPTION NO. 6225n. DOES AFFECT lHE SUBJECT PROPERTY.
21.) lHIS PROPERTY IS SUB.ECT TO WATER RIGHTS AGREEMENT REOORDED DECEMBER 9, 2008 AS RECEPTION
NO. 759882, AMENDMENT REOORDED APRIL 22, 2010 AS RECEPTION NO. 784993.
22.) lHIS PROPERTY IS SUB.ECT TO FlNDINGS Of FACT, OONCLUSIONS OF LAW, RULING Of REFEREE AND
DECREE Of lHE WATER OOURT, REOORDED NOVEMBER :30, 2011 AS RECEPTION NO. 811320.
23.)
24.)
ENCROACHMENT AND/OR POSSESSORY RIGHTS OF WOOD FENCE LDCATED ON lHE SOUlHEAST PORTION
OF LDT 7 AS DISCLOSED BY IMPROVEMENT LDCATION CERTIFlCATE DATED SEPTEMBER 3, 2014 BY DAl/1D
C. NICHOLSON LS. 34595, DMDE CREEK SURVEYORS, INC.
DEED OF TRUST EXECUlED BY ROGER AND AMELIA ESHELMAN TO lHE PUBIJC TRUSTEE Of GARFIELD
OOUNTY, DATED JANUARY 5, 2015, IN lHE PRINCIPAL AMOUNT OF $92,700.00, PAYABLE TO ALPINE
BANK AND REOORDED JANUARY 8, 2015 AS RECEPTION NO. 858024.
FOUND REBAR
CAP LS NO. 11204
LOTS
JENBROOK. JOANNA AND
NATIONIEWS!(I. AARON
4972 COUNTY ROAD 113
CARBONDALE. CO 81823
PARCEL NO.
2393-123-02-005
FOUND REBAR
ALUMINUM CAP LS
NO. 11204
MINEJREE. THOMAS A.
x
/
FENCE
~--,(TYPICAL)
PLAT NOTES:
1. BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF N6n9'1o•E ALONG THE
NORTHWESTERLY LOT OF LOT 7 BETWEEN A FOUND REBAR AND CAP L.511204 AND A FOUND
REBAR AND CAP L.514111 AS SHOWN HEREON.
2. DATE OF THIS SURVEY WAS .l.INE 8, 2015.
3. LINEAR UNllS USED TO PERFORM THIS SURVEY WERE US SURVEY FEET.
4. THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS. COVENANlS AND EASEMENlS
OF RECORD OR IN PLACE AND EXCEPTIONS TO llill SHOWN IN THE llll.£ COMMITMENT
PREPARED BY STEWART Tin.E GUARANTY OOMPANY, DATED' JANUARY 8, 2015. (FILE
NUMBER 01JJ0-4921801P).
5. ALL RIGHTS, Tin.E AND INTEREST IN AND TO ALL OF lHE OIL, GAS, AND OlHER MINERALS, IF
ANY, IN, ON AND UNDER, AND lHAT MAY BE PROOUCED FROM, ANY LANDS LDCATED IN LOT
7, OOTTONWOOO HOLLDW SUBDll/1SION ACOORDING TO lHE ANAL PLAT REOORDED OCTOBER 1,
1984 AS RECEPTION NO. 356154 WERE DEEDED FROM lHE GAIL.EN B. SMllH FAMILY TRUST
TO RODER AND AMELIA ESHELMAN IN JANUARY 2015.
6. A CEOTECHNICAL EN~NEER ~LL BE EMPLOYED TO PREPARE A SOILS ANALYSIS FOR lHE
BUILDING FOUNDATION AT lHE TIME Of lHE BUILDING PERMIT APPLICATION ON lHE BUILDING
ENVELDPE.
VICKERS. MATIHEW T. AND
MESSNER-VICKERS. CARRIE J.
168 COTION HOLLOW LANE
CARBONDALE. CO 81623
PARCEL NO. 2393-123-02-011
N82"07'11"E
14.34'
N88"04'39•E
24.72'
N08i4'3rw
14.72'
LOT 11
"\."" "' " "~"
GRAPHIC SCALE
50 O 25 SI 100 200
lm:•:..••::m• .... :::1-1--1----1
( IN FEET )
1 Inch -50 ft. "~" " ' ' I!. -29'57'29" '-R =85.00'
" L •33.99" '\. T -17.39'
PROPOSED NORlH PORTION
OF BUILDING ENl/ELDPE
'\. '\. ca-~9:~~
"' ~" (I!. -29"38'13"
" R -85.00' '\. L =JJ.81'
'\. '-. T -17.40' ,ca-ses'53'23"E
" ' " c -34.00') "~ "::-""
C01TON HOLLOW
LANE
FOUND REBAR .,__""'';:---~:;.~ YELLOW PLASTIC
OUND REBAR &
ALUMINUM CAP
LS NO. 11204
I CAP LS NO. 14111
15' EXISTIN,,;..._,
UTILITY
EASEMENT
REC. #356154
I I
"
II / / L:E:z:_ nu. JANE A
206 COTON HOLLOW LANE
I I CARBONDALE. CO 81623-B8J5
'\. " / PARCEL NO. 2393-123-02-009
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I I LOTS '
'-NON-BUILDABL.£
\ AREA OF I I '
LOT7
5.304±AC.
FENCE
_,,--(TYPICAL)
PROPOSED
\ ~ BUILDING l ENVELOPE
J 'Ci ,, ~ ... .,_
/ -~~
~VACATE EXISTING <"
4000 SF BUILDING
ENl/ELDPE BY lHIS )
AMENDED PLAT
N09"3i4'25•w
37.88' (TIE)
JO' ACCESS AND
UTILITY EASEMENT
~....--(AMENDED ANAL PLAT LOT
I
I I
I I
I I ' I I
I I
I I ' I I
I I I
BASSETT. MARC A.
AND ERIN J
202 COTON HOLLOW LANE
CARBONDALE, CO 81823
PARCEL NO.
2393-123-02-008
1-,_.,(---l---:;;r-JO' DRIVEWAY AND UTILITY EASEMENT
I I I
PO BOX 2408
PARCEL NO.
2393-141-00-380 TITLE CERTIFICATE -0:::...~C::::::J. 8, OOTTONWOOD HOLLOW ~ SUBOll/1SION REC. 1620279
~-
1; J / I
JOHNSON. RANDALL L
AND PAMELA A.
3059 COUNTY ROAD 103
CARBONDALE. CO 81623
PARCEL NO.
2393-123-00-298
NOTICE: ACCORDING TO COLORADO LAW YOU MUST CCMIENCE NfY LEGAL
ACTION BASED UPON MY DEFECT IN THIS SUR\4EY WITH.. THREE YEARS
Af'1ER YOU FIRST DISCOVER SUQt DEFECT. IN NO EVENT NAY NfY ACTIQ\I
BASED I.PON NfY DEFECT .. THIS SUR'-IEY BE COMMENCED MORE lHAH
1EN YEARS FROM lHE DATE OF CERTlFIOAllON SHOWll tEREON.
I, AN AGENT AUlHORIZED BY A TITILE COMMITMENT
COMPANY, DO HEREBY CERTIFY lHAT I HAVE EXAMINED lHE TITILE TO ALL LANDS SHOWN
UPON lHIS PLAT AND lHAT TITILE TO SUCH LANDS IS VESTED IN ROGER B. AND AMELIA
S. ESHELMAN, FREE AND CLEAR Of ALL LIENS AND ENCUMBRANCES {INCLUDING
MORTGAGES. DEEDS OF TRUST, JUDGMENTS. EASEMENTS, CONlRAClS AND AGREEMENlS
OF RECORD AIFFECTING lHE REAL PROPERTY IN lHIS PLAT), EXCEPT AS FOLLOWS'
"SEE TITILE COMMITMENT NOTES FOR EXCEPTIONS TO TITLE".
DATED THIS~--~DAY OF ______ A.O., 2015.
STEWART TITILE
BY: _________________ _
AUlHORIZED AGENT
)(-----:::::::....")"---= -'~ )( ----..:._---=--, . ------~ )(---=---------
ND REBAR & X __
ALUMINUM CAP LS
NO. 11204
-/ / /
~/
/ -~
LIMINA Y
CERTIFICATE OF OWNERSHIP
VICINITY MAP
SCALE: 1" = 2,000'
KNOW ALL MEN BY lHESE PRESENTS lHAT RODER AND AMELIA ESHELMAN BEING lHE Ov.tlERS Of REAL PROPERTY Sll\JATED IN GARFlEl.D
OOUNTY, DESCRIBED AS FOLLOWS:
LOT 7 OOTTONWOOO HOU.OW SUBDMSION, ACOORDING TO lHE PLAT REOORDED OCTOBER 1, 1984 AS RECEPTION NO. 356154, GARFlEl.D OOUNTY,
STATE Of OOLORAOO OONTAINING 5.:304 ACRES, MORE OR LESS, lHAT SAID Ov.tlERS HAVE CAUSED REAL PROPERTY TO BE LAID OUT AND
SURI/EYED AS lHE AMENDED ANAL PLAT Of LOT 7, OOITONWOOO HOLLDW SUBOll/1SION, A SUBDMSION IN lHE OOUNTY OF GARREl.D.
EXECUTED lHIS __ DAY OF -------A.O., 2015.
~ RODER ESHELMAN
BY'--------------
STATE OF OOLORAOO ) , ..
OOUNTY Of )
~ AMELIA ESHELMAN
BY'--------------
STATE OF OOLORAOO )
)as
OOUNTY Of )
lHE FOREGOING CERTIFICATION OF O\WllERSHIP WAS Aa<NOM.EDGED BEFORE ME lHIS ---DAY Of _______ 2015,
BY __________ _
RODER AND AMELIA ESHELMAN
MY COMMISSION EXPIRES: _________ _
l\lll<ESS MY HAND AND OFFICIAL SEAL
NOTARY PUBLIC
SURVEYOR'S CERTIFICATE
I, RODNEY P. KAISER, DO HEREBY CERTIFY lHAT I AM A PROFESSIONAL LANO SURVEYOR LICENSED UNDER lHE LAWS OF lHE STATE OF
00..0RADO, lHAT lHIS PLAT IS A TRUE, CORRECT ANO COMPLETE PLAT OF LQL2. COTIQNWQOO HOLLOW SUBDIVISION, AS LAID OUT,
PLATTED, DEDICATED AND SHOV!tl HEREON, lHAT SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY ME, OR
UNDER MY SUPERVISION, AND CORREClLY SHOWS lHE LOCATION AND DIMENSIONS OF lHE LOlS, EASEMENlS AND STREETS Of LQLL.
COJIQNWQQP HOLLOW SUBDIVISION AS lHE SAME ARE STAKED UPON lHE GROUND IN COMPLIANCE WllH APPLICABLE REGULATIONS
GOVERNING lHE SUBDMSION OF LAND.
IN 'MlNESS YIHEREOF I HAVE SET MY HAND AND SEAL lHIS __ DAY OF -----2015.
BY:~=~~=~~~~=~~~--ROONEY P. KAISER, LS. NO. 38215, cr.dS
COUNTY SURVEYOR'S CERTIFICATE
APPROl/ED FOR OONTENT ANO FORM ONLY AND NOT lHE ACCURACY Of SURVEYS, CALCULATIONS AND DRAFTING PURSUANT TO C.R.S.,
36-51-101 AND 102, ET SEQ.
DAlED lHIS __ DAY OF ------2015.
BY: ______________ _
GARFlEl.D OOUNTY SURllEYDR
CERTIFICATE OF TAXES PAID
I, lHE UNDERSIGNED, DO HEREBY CERTIFY lHAT lHE ENTIRE AMOIJNT Of TAXES ANO ASSESSMENTS DUE AND PAYABLE AS
Of UPON ALL PARCELS OF REAL ESTATE DESCRIBED ON lHIS PLAT ARE PAID FULL
DAlED lHIS __ DAY Of -------A.O., 2015.
BY'--------------TREASURER OF GARFlELD OOUNTY
COUNTY COMMISIONERS' CERTIFICATE
BASED UPON lHE REVIEW AND RECOMMENDATIONS OF GARFIELD COUNTY DIRECTOR OF BUILDING AND PLANNING, lHE BOARD
OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, HEREBY APPROVES lHIS AMENDED ANAL PLAT
lHIS __ DAY OF .D., 2015, FOR RUNG Vt11H lHE CL.ERK AND RECORDER OF GARFlELD
COUNTY AND FOR CONVEYANCE TO lHE COUNTY OF lHE PUBLIC DEDICATIONS SHOWN HEREON, SUBJECT TO lHE PROl.lSION
lHAT APPROVAL IN NO WAY OBLIGATES GARFlELD COUNTY FOR lHE FlNANCING OR CONSTRUCTON OF IMPROVEMENTS ON
LANDS, PUBLIC ROADS, HIGHWAYS OR EASEMENTS DEDICATED TO lHE PUBLIC, EXCEPT AS SPECIFlCALL Y AGREED TO BY lHE
BOARD OF COUNTY COMMISSIONERS BY SEPARATE RESOLUTION.
CHAIRMAN, BOARD Of OOUNTY OOMMISSONERS
GARFlELD OOUNTY, OOLORADO
Mll<ESS MY HAND ANO SEAL Of lHE OOUNTY OF GARFlELD.
ATIEST: ---------------OOUNTY CLERK
CLERK AND RECORDER'S CERTIFICATE
lHIS PLAT WAS AL.ED FOR REOORD IN lHE OFFICE Of lHE CL.ERK AND REOORDER Of GARFlEl.D OOUNTY AT--·~
ON lHIS __ DAY OF A.O. 2015, ANO IS DULY RECORDED AS RECEPTION NO. _______ ~
CLERK ANO RECORDER
BY:~=~-----------
OEPUTY
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PROJECT NO.
2151036.00
4
SLOPE ANALYSIS OF A PORTION OF LOT 7
COLOR SLOPE RANGES PERCENT OF
SURVEYED LOT AREA
• SLOPES 0-20% ( 5· 1)
SLOPES 20-30% (3.J3: 1) ~~·~
SLOPES 30-33.33% (3 : 1) ·
SLOPES 33.33-40% (2.5 : 1) 2 ~-~
SLOPES 40-50% (2: 1) ·
SLOPES 50-100% (1:1) ;:~ •
GRAPIUC SCALE
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LOT 8
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EASEMENT
PROPOSED BUILDING ENVELOPE
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HEAD ELECTRIC
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• OR 1 • COPPER FUTURE 3/4
WATER stRVICE ELECTRIC CONDUIT
FUTURE UNDE~flllLiv~g ENVELOPES TO SERVICE
GRAPHIC SCALE
LOT 7
EXISTING
4X4 ROAD
FENCE
(TIPICAL') ~
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R -85.00'
L =33.99'
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DRIVEWAY ~~TY EASEMENT) DRIVEWAY AND
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PROJECT NO.
2151036
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ROGER ESHELMAN
GARF'!EL.D COUNTY § ~ I z p
LOT7C01TONWOOD HOU.OW
EXISTING BUBDMSION
OVERLAY MAP
HIGH COUNTRY ENGINEERING, INC.
1917 llLAKE AYBNUE, in'IC IOI,
GL.llNVWODISPRING8, CO 9UIOI
PHONE (870) MIMMl78·FAX ~-
WWW,HCl:NG.COM
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Craig,
For the Eshelman's proposals (Eshelman Accessory Dwelling Unit; GAPA – 08-15-8381
& Amended Final Plat; FPAA-08-15-8382), the current well permit, permit no. 79413-F, could
serve either an ADU or a primary residence. The Division of Water Resources would not distinguish
between the two types of dwelling units in this case, since the water demands for both dwelling units as
decreed in the augmentation plans are based on the same assumption of 100 gallons per day per person
and 3.5 persons per dwelling.
As I indicated in my letter to the County on November 3, 2015, the well under it's current permit is
restricted to serving one single family dwelling. However, it is not a concern in terms of the well permit,
if the dwelling unit is classified as an ADU or a primary residence since the water demands for each
dwelling unit were calculated to be the same.
Please let me know if you have any additional questions.
Regards,
Megan Sullivan
‐‐
Megan Sullivan, P.E.
Water Resource Engineer
P 303.866.3581 x8212 | F 303.866.3589
1313 Sherman Street, Room 818, Denver, CO 80203
megan.sullivan@state.co.us | www.water.state.co.us
1517 Blake avenue, suite 101
Glenwood Springs, CO 81601
970-945-8676 phone
970-945-2555 fax
www.hceng.com
An Employee-Owned Company
February 4, 2016
Garfield County
Building & Planning Department
108 8th St. Suite 401
Glenwood Springs, CO 81601-
RE: Land Use Change Permit Application Lot 7 Cottonwood Hollow Subdivision
Accessory Dwelling Unit (ADU) Request Narrative
Per the direction of the BOCC we have prepared a new submittal for the Amended Plat to
modify the building envelope and the Director has recommended this package to call-up
with the Garfield County BOCC. Along with that application we are including an update
to the land use application that is currently continued at call-up with the Garfield County
BOCC. We have updated the narrative below to discuss the revision to the envelope and
the associated changes. We have also included revised drawings showing the updated
envelope. The applicant has connected the two previous envelopes into one envelope and
have reduced the size of the envelope per direction of planning staff. We have identified
a location in the southern envelope area for the accessory dwelling unit.
The applicant intends to build the ADU first and has proposed as one of the conditions of
approval that a note shall be placed on the Plat amendment that will require the second
residence at the time of building permit to provide legal augmentation and a 4-hour pump
test for the ADU’s potable water prior to issuance of a building permit. This will allow
the planning department to issue the ADU permit, but the lot owner will not be able to
construct a second residence until the water court issue is resolved. The State has issued
a letter indicating that the currently permitted water source serving the 1st residence
would have no distinction on whether it was for the primary residence or ADU.
The existing Cottonwood Hollow Subdivision was created in 1984. Since the creation of the
subdivision individual lots have been developed and accessory dwelling units (ADUs) have
been constructed on a number of the properties. The covenants of the subdivision were
revised to specifically allow ADUs on all of the lots that had not yet constructed ADUs. This
was not described in the original creation of the subdivision. The latest version of the
covenants recorded in June of 2014 allows for one single family house, one ADU, and two
outbuildings. The covenants also describe the limitation on the proposed building and the
review process of the Architectural Control Committee (ACC). The installation of an ADU is
common throughout Cottonwood Hollow Subdivision.
This application is being updated with the new materials that have been submitted with the
permit to amend the plat for Lot 7 Cottonwood Hollow. This amendment enlarged the
envelope to provide a large enough area for the primary single family house and the ADU.
Civil Engineering Land Surveying
The limitations in the size of the ADU by the Land Use Code and the Cottonwood Hollow
Subdivision Protective Covenants will insure that the scale and visual impacts to the
subdivision are kept within the existing uses.
Source of Water (Section 7-104)
The existing onsite well was intended to serve the original building envelope which is the
location of the proposed ADU envelope. The 2-hour pump test performed when the well was
constructed produced 15 gallons per minute. This rate would be more than capable of serving
both units on Lot 7 (700 gallons per day) and any minor irrigation uses. The location of the
well is centralized to the building envelope reflected in the Final Plat Amendment application
for this lot. A waiver is being requested for some of the submittal requirements in Section 4-
203M.
The status of the water rights and permits for the property is covered in the “Utility Report”
section of the application in a letter from the Applicant’s water attorney from Corona Water
Law.
The first water right currently allows for one single family house, 1000 square feet of lawn
irrigation, and fire protection on Lot 7. The well for Lot 7 was constructed in April of 2012
and has a valid active well permit.
A separate (second) water right is in place for a second single family residence in agreements
between Lot 1 and Lot 7 and the status of this right is explained in the letter attached from
Craig Corona. This letter also explains alternatives in case the existing reservoirs can’t be
used including installing storage tanks on Lot 7 to hold the required augmentation water
release volume. The location of this second right will need to be relocated in a water court
application that will be filed soon. The original Division of Water Resources correspondences
for the 1984 Cottonwood Hollow Subdivision are attached in the Utility Report (Tab 7)
section.
Central Wastewater Distribution and Wastewater Systems (Section 7-105)
The Cottonwood Hollow Subdivision does not have access to a public water or wastewater
system. All of the lots currently have individual wells and septic systems.
Individual water services from the existing well will serve both dwelling units proposed on
Lot 7.
The location of a future onsite wastewater treatment system (OWTS) field or trench will also
be determined at a later date but there is no indication from the original subdivision geology
study that a suitable location for the treatment can’t be found at or around the proposed
building envelope and served without pumps. The County GIS map also does not show the
area of the proposed envelopes to be in an area that is expected to be problematic for the use of
a traditional OWTS system. The future OWTS system will require a set of three percolation
test holes at the proposed OWTS absorption field location. If the results require a special
design beyond the typical chamber system due to high or low percolation rates, an engineered
design will be provided. With the re-configured envelope it is also feasible to have a
combined system for the main house if it makes sense to combine them.
Public Utilities (Section 7-106)
The electric is already in place up to an existing transformer and then along the existing
driveway into Lot 7. This underground electric is installed within the utility easement along
the southern edge of Lot 8. The overhead power pole that serves this line is on the southeast
corner of Lot 8. The existing transformer can serve both proposed building envelopes.
There is not currently a public gas line or cable line available to Lot 7. Underground phone
service is not currently in place up to Lot 7.
The utility easements are in place to provide connectivity to the ROW in Cotton Hollow Lane
and through Lot 8 to provide additional utilities (if necessary) in the future. The utilities will
be placed under the future driveways to avoid trenching in areas not already disturbed with the
driveway construction.
Access and Roadways (Section 7-107)
The main subdivision road, Cotton Hollow Lane, intersects directly with County Road 113
(Cattle Creek Road). This internal road is within a 40’ road right-of-way and utility easement.
This road provides access for 7 of the 13 lots within Cottonwood Hollow Subdivision. This
gravel road is between 20-24’ feet in width up to the one-way cul-de-sac which is
approximately 18’ wide. The subdivision allows ADUs on each lot so there could be up to 14
residential units served off of Cotton Hollow Lane. This road would fit the “rural access”
classification per the Garfield County Land Use Code Table 7-107. This road is maintained
by the homeowner’s association and has been in place since the original subdivision was
created in 1984. Cotton Hollow Lane is a common element as defined in the covenants and
meets the standards for a rural access and is acceptable to the Carbondale and Rural Fire
District.
The additional traffic generated by this project at build out is 9.57 average daily traffic (ADT)
based on an additional single family housing unit. The total ADT generated by the lot is 19.14
on the local road network.
The existing shared driveway for Lot 7 and 8 is in place and was constructed for the purposes
of serving these two lots. This driveway has a Cotton Hollow Lane address and traverses Lots
8 and 9 within a 30’ wide driveway and utility easement. The driveway does stray from the
easement in places but has a prescriptive use over years of use to access both Lot 7 and 8. A
letter from the attorney for the Eshelmans in Tab 10 of the application explains this
prescriptive use in detail as well as how the maintenance of the shared portion of the driveway
has been addressed. A draft agreement proposal is also included with this submittal that was
provided to Lots 8 and 9.
Lot 8 currently has a primary residence that is accessed by this driveway. Lot 7 has not built
any structures upon the property as of the time of this application. However, the driveway is
in place up to and beyond the Lot 7 lot line and the Applicant plans on utilizing this existing
driveway alignment to access the future building. The existing shared portion of the driveway
will service a maximum of 4 residential units at build-out by the driveway. This fits within the
“semi primitive” classification of 21-100 trips per day according to the Garfield County Land
Use Code. The Carbondale and Rural Fire District has examined and driven the driveway up
to Lot 7 and has determined that it is suitable for their emergency vehicle access and
recommends not making any alterations to the shared portion of the driveway for pullouts or
road widening. The reason for this is the adequate sight distance from the bottom to the top of
the straight section of the shared driveway. A profile of this existing driveway with the sight
line can be seen on sheet 3 of the land use change plan set. The Fire Department used this
driveway in 2010 to fight a nearby wildfire that threatened the surrounding homes where the
Fire Department provided structure protection for homes in the subdivision. A letter from the
District has been included as part of the application.
The fire hazard in area of the access driveways and building envelopes of Lot 7 is between
moderate to high. There are not any areas defined at “severe” hazards. There is an agreement
between the owner of Lot 7 and the ranch to the south maintain a gate that would allow a
secondary exit path for both parties in case of a wildfire due to the long dead end driveways
for both properties.
The driveway beyond the Lot 8 units would fit the “primitive driveway” classification of 0-20
trips per day to serve the future primary unit and ADU. The existing portion of the driveway
in place beyond the Lot 8 buildings currently meets the standards for slope and width of the
primitive driveway but a design waiver is requested so that this portion of the road through Lot
8 be evaluated on all criteria in Table 7-107 at the building permit stage and not at the land use
change application stage. The future internal driveway if modified, will be constructed to be
compatible with the topography of the area. A waiver is being requested to complete a full
grading and drainage plan along with the building permit application because the exact
driveway location and building footprint has yet to be established.
Use of Land Subject to Natural Hazards (Section 7-108)
The original building envelope (southern area) has already been studied for hazards in the
original subdivision Geology Report. The proposed northern envelope area has also been
reviewed by HP Geotech. That envelope area was not found to be hazardous by HP Geotech.
We have attached their letter which discusses the findings.
Fire Protection (Section 7-109)
Adequate fire protection will be provided to the future ADU per the review comments from
the Carbondale and Rural Fire Protection District. The access has been reviewed by the
District and the comments can be seen in the letter in Tab 10 of the application.
Agricultural Lands (Section 7-201)
Lot 7 is already platted and only intended for agricultural or livestock. There are not any
irrigation ditches on Lot 7.
Wildlife Habitat Areas (Section 7-202)
The wildlife analysis is limited to referencing the County Wildlife maps. The property is on
the edge of a resident elk population and within overall range of the black bear and mule deer.
These maps are included in Tab 10 of the application. The ADU will have no effect on any
migration patterns. There is no need for a detailed impact analysis. The applicant will require
that all garbage be stored inside of the buildings or within bear proof containers. All future
fencing to be constructed within Lot 7 will be according to Colorado Department of Wildlife’s
“Fencing with Wildlife in Mind” guidelines to maintain the ability of wildlife to move across
the fencing. These standards include making the fencing visible and to allow animals to
negotiate under or over the wires/rails without getting caught or tangled. A waiver is being
requested to the requirement the hiring of a qualified wildlife biologist.
Protection of Waterbodies (Section 7-203)
There are not any existing water bodies on Lot 7 or above Lot 7.
Drainage and Erosion (Section 7-204)
The ADU is not being designed as part of this application. The design of erosion control
methods, culverts, runoff treatment and detention, and proper drainage away from the building
will all be addressed with the building permit. The applicant is asking for a waiver from these
requirements at this stage.
Environmental Quality (Section 7-205)
Hazardous materials related to the ADU must be stored in compliance with applicable State
and Federal hazardous materials regulations.
Wildfire Hazards (Section 7-206)
Tab 10 has the overlay of the County wildfire hazard map showing the upper portions of Lot 7
containing the building envelopes to have a moderate to high level of fire hazard. The ADU
will be developed so as not to adversely affect wildfire behavior and roof materials will be
made of noncombustible materials.
Natural and Geologic Hazards (Section 7-207)
Portions of the impact analysis are covered in the other application for the amended final plat
to create the amended building envelope. The geology, hazards, and soil characteristics are
covered in the “Geologic and Soils Report” section. Additional study of geology for the
northern area has been completed by HP Geotech and is included with this update. Further
study will be completed at building permit for the OWTS and foundation design.
The site includes a defined stormwater drainage path that crosses the middle of the envelope.
This drainage will not be impacted by the ADU.
The proposed ADU location is beyond the mapped areas of hazardous slopes and hazardous
soils per the countywide geologic hazards analysis prepared by Lincoln-Devore in 1975-1976.
Reclamation (Section 7-208)
Areas disturbed by the future construction of the ADU, OWTS, and access driveway will be
designed in a way to avoid visible cut slopes and retaining walls will be made to blend in with
the natural landscape.
The impacts to the flora will be minimal to cover the future building footprints, minimal
landscaping area, and future driveways. The future building permit plan set will need to
minimize the disturbance of the lot and provide a revegetation plan for the areas not replaced
with impervious surfaces. The disturbed areas from cuts created in the future grading permits
and building permits will need to be reseeded according to an approved Garfield County dry
seed mix design.
Compatible Design (Section 7-301)
The ADU design will need to be compatible with the adjacent uses and will also be reviewed
by subdivision architectural review committee and must follow the current Protective
Covenants.
Off-Street Parking and Loading Standards (Section 7-302)
The site allows a lot of flexibility to locate the required 2 off-street parking spaces for the
proposed ADU. This will be a residential lot so there is not a concern with loading areas for
delivery vehicles.
Landscaping Standards (Section 7-303)
Landscaping is not required for accessory dwelling units.
Lighting Standards (Section 7-304)
Exterior lighting for the ADU must be downcast and inward so that they do not shine directly
onto other properties. All exterior light sources will be restricted to 40’ in height.
Snow Storage Standards (7-305)
Snow storage area will be provided on Lot 7 for the driveway beyond the Lot 8 buildings, the
internal driveways, and off-street parking areas at a level of 2.5% of the area plowed. This
snow storage area can’t include any of the area required for the driveway widths and parking.
This area will be designed with the building permit application for the ADU.
Trail and Walkway Standards (Section 7-306)
Not required for this rural ADU site.
Conclusion
Lot 7 Cottonwood Hollow Subdivision is seeking approval to construct an ADU on a lot
within a subdivision where there is a precedent for allowing ADUs. The 5.3 acre size of the
lot provides ample area for the envelope that can provide a level of privacy between the
structures. The impact to the local road system is minimal and the existing subdivision roads
either meet the County standard or have been in place for many years and have the approval of
the Fire District to serve the building envelope on Lot 7 as proposed. The utilities for the
ADU either exist currently on site or can be extended to the lot via existing utility easements.
The applicant intends to build the ADU first and has proposed as one of the conditions of
approval that a note shall be placed on the Plat amendment that will require the second
residence at the time of building permit to provide legal augmentation and a 4-hour pump
test for the ADU’s potable water prior to issuance of a building permit. This will allow
the planning department to issue the ADU permit, but the lot owner will not be able to
construct a second residence until the water court issue is resolved. The State has issued
a letter indicating that the currently permitted water source serving the 1st residence
would have no distinction on whether it was for the primary residence or ADU.
Sincerely,
Roger Neal, P.E.
Project Manager
HIGH COUNTRY ENGINEERING, INC.
Attachments
1. Letter from HP Geotech Inc. regarding Geologic Hazards
2. Well permit
3. Road Maintenance and Easement Agreement
4. Amended Plat
5. Slope Analysis Exhibit
6. Conceptual Site and Utility Plan
7. Existing Subdivision Overlay Map
8. Proposed Conditions of Approval
9. Letter from State Water Resource Engineer
1517 Blake avenue, suite 101
Glenwood Springs, CO 81601
970-945-8676 phone
970-945-2555 fax
www.hceng.com
An Employee-Owned Company
February 4, 2016
Garfield County
Building & Planning Department
108 8th St. Suite 401
Glenwood Springs, CO 81601
RE: Land Use Change Permit Application Lot 7 Cottonwood Hollow Subdivision
for an Accessory Dwelling Unit (ADU)
Engineer’s Technical Explanation of the Waiver Requests
Waiver of Standards
Roadway Standards
Table 7-107 of the Garfield County Land Use Code establishes roadway standards for roads
based on design capacity in Average Daily Traffic (ADT). These waivers are to represent
what road standard waivers are required to access the revised building envelope location.
The main subdivision road, Cotton Hollow Lane, intersects directly with County Road 113.
This road is within a 40’ road right-of-way and utility easement. This road provides access for
7 of the 13 lots within Cottonwood Hollow Subdivision. This road is between 20-24’ feet in
width up to one-way cul-de-sac which is approximately 18’ wide. The subdivision allows
ADUs on each lot so there can be up to 14 residential units served off of Cotton Hollow Lane.
This road would fit the “rural access” classification per the Garfield County Land Use Code.
This road is maintained by the homeowner’s association and has been in place since the
original subdivision was created in 1984. Cotton Hollow Lane is a common element as
defined in the covenants.
The applicant is asking for a variance to allow Cotton Hollow Lane as constructed and that
they not be required to perform a full survey of the road to confirm the cross slopes and
drainage slopes to determine if there are some isolated spots that vary from the rural access
standard.
The shared driveway for Lot 7 and Lot 8 currently serves to residential units on Lot 8
currently that are accessed by this driveway. Lot 7 has not built any structures upon the
property as of the time of this application. The existing shared portion of the driveway will
service a maximum of 4 residential units if both lots have ADU’s. This fits within the “semi
primitive” classification of 21-100 trips per day according to the Garfield County Land Use
Code but would likely be closer to the Primitive/Driveway standard of 20 trips per day due to
the remoteness and shared driving often attributed with an ADU and primary residence. The
existing shared driveway serving the units on Lot 8 is approximately 12’ wide and varies in
slope from 12-16.6%. This driveway was approved by the County in the past as part of the
subdivision process and is currently in use. There is line of sight for vehicles from the top of
Civil Engineering Land Surveying
the hill to the bottom so that cars can wait to drive till the oncoming vehicles have cleared the
steep straight section of driveway. A profile of this existing driveway with the sight line can
be seen on sheet 3 of the land use change plan set.
The shared portion of the access driveway requires a design waiver in a number of categories
conservatively assuming the semi primitive classification with Table 7-107. The existing
drive has a single lane and does not meet the design standards for two 8’ lanes. The existing
access does not have 2’ wide shoulders throughout. The ditch width does not meet the four
foot wide standard but sheet flows down and off of the roadway to the downhill side. The
horizontal radius at the top of the steep section of the driveway is approximately 35’ radius.
The design standard is to allow for a minimum radius of 50’. The maximum grade for the
semi primitive road is 12% and the existing driveway has a maximum slope of 16.6%.
The Carbondale and Rural Fire District has examined and driven the driveway up to Lot 7 and
has determined that it is suitable for their emergency vehicle access and recommends not
making any alterations to the shared portion of the driveway for pullouts or road widening.
The reason for this is the adequate sight distance from the bottom to the top of the straight
section of the shared driveway. The Fire Department used this driveway in 2010 to fight a
nearby wildfire that threatened the surrounding homes where the Fire Department provided
structure protection for homes in the subdivision. HCE also believes that the existing
driveway is appropriate for the addition of one ADU. The available sight distance and
physical limitations to improving the driveway due to the existing topography and platted
easement location make the existing driveway as constructed appropriate for the traffic
utilizing the road. The shared driveway will need to be maintained and plowed in order to
maintain a safe driveway. The benefit will be that more people will be contributing to the
maintenance of the road as Lot 7 has offered to contribute 50% of the maintenance of this
section of roadway. A draft agreement with Lot 8 and Lot 9 was provided to both parties and
is included with the Miscellaneous Data Exhibits.
The driveway beyond the Lot 8 units would fit the “primitive driveway” classification of 0-20
trips per day to serve the future primary unit and ADU. The existing portion of the driveway
in place beyond the Lot 8 buildings currently meets the standards for slope and width of the
primitive driveway but a design waiver is requested so that this portion of the road through Lot
8 can be evaluated on all criteria in Table 7-107 at the building permit stage and not at the land
use change stage. The Grading and Driveway Plan and Profile sheet does show the ability of a
conforming driveway standard to access both building envelope areas that would service the
primary residence and the ADU.
Sincerely,
Roger Neal, P.E.
Project Manager
HIGH COUNTRY ENGINEERING, INC.