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HomeMy WebLinkAbout1.0 ApplicationGARFIELD COUNTY Building & Planning Department 108 8th Street, Suite 201 Glenwood Springs, Colorado 81601 Telephone: 970.945.8212 Facsimile: 970.384.3470 www.garfield-county.com Subdivision Application Form GENERAL INFORMATION (To be completed by the applicant.) A Subdivision Name: Valley View Commons A Type of Subdivision (check one of the following types): Sketch Plan X Preliminary Plan Final Plat A Name of Property Owner (Applicant): Darter, LLC A Address: 786 Valley Court Telephone: 970.523.5555 A City: Grand Junction State: CO Zip Code: 81505 FAX: 523.0103 A Name of Owner's Representative, if any (Attorney, Planner, etc): Leavenworth & Karp, PC A Address: P.O. Drawer 2030 Telephone: 970.945.2261 A City: Glenwood Springs State: CO Zip Code: 81602 FAX: 945.7336 A Name of Engineer: Mountain Cross Engineering, Inc. A Address: 826 1/2 Grand Avenue Telephone: 970.945.5544 A City: Glenwood Springs State: CO Zip Code: 81601 FAX: 945.5558 A Name of Surveyor: SurvCo, Inc. A Address: 826 1/2 Grand Avenue Telephone: 970.945.5945 A City: Glenwood Springs State: CO Zip Code: 81601 FAX: 945.5946 A Name of Planner: Genesis Designs, PC A Address: PO Box 1851 Telephone: 970.245.6093 A City: Grand Junction State: CO Zip Code: 81502 FAX: 245.7568 • • • GENERAL INFORMATION continued... ➢ Location of Property: Section 18 Township 7 South Range 95 West Practical Location / Address of Property: South west corner of the intersection of West Battlement Parkway and Stone Quarry Road ➢ Current Size of Property to be Subdivided (in acres): 7.99± acres ➢ Number of Tracts / Lots Created within the Proposed Subdivision: 57 Tots ➢ Property Current Land Use Designation: 1. Property's Current Zone District: (Submitted Application for Amendment) 2. Comprehensive Plan Map Designation: Existing PUD Proposed Utility Service: ➢ Proposed Water Source: Battlement Mesa Metropolitan District ➢ (See "Attachment C" to be completed with Preliminary Plan Application) > Proposed Method of Sewage Disposal: Battlement Mesa Metropolitan District ➢ Proposed Public Access VIA: Stone Quarry Road and Valley View Drive ➢ Easements: Utility: None Ditch: None ➢ Total Development Area (fill in the appropriate boxes below): (1) Residential Units / Lots Size (Acres) Parking Provided Single -Family Duplex Multi -Family 54 3.9± acres 135 spaces Mobile Home Total 54 135 spaces Floor Area (sq. ft.) Size (Acres) Parking Provided (2) Commercial 4,000 1.0± acres 20 spaces (3) Industrial (4) Public / Quasi -Public (5) Open Space / Common Area 3.09± acres 23 spaces Total 4.09± acres 43 spaces Base Fee: Sketch Plan - $325.00; Prelim Plan - $675.00; Final Plat - $200 2 • • I. THE SUBDIVISION PROCESS In order to subdivide land in Garfield County, an Applicant is required to complete the following land use processes in the following order: 1) Sketch Plan Review Process, 2) Preliminary Plan Review Process, and 3) Final Plat Review Process. This section will briefly describe the nature of each process and provide general direction including subdivision regulation citations to a potential applicant requesting subdivision approval in Garfield County. All of the Garfield County Zoning and Subdivision Regulations are located for purchase at the Planning Department and can also be found on the World Wide Web at the following address: http://www.qarfield-county.com/building and planninq/index.htm A) The Sketch Plan Review (Section 3:00 of the Subdivision Regulations) 1. Purpose The purpose of the Sketch Plan process is to allow an individual an opportunity to propose a subdivision in a "sketch" format to the Planning Department and the Garfield County Planning Commission in order to obtain a cursory review for compliance with the County's land use review documents, regulations, and policies to identify any issues that would need to be addressed if the proposed subdivision were to be pursued. 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Sketch Plan review process as the first step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision (Section 2:20.48) as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Sketch Plan Review an Applicant is responsible for reviewing Section 3:00 of the Subdivision Regulations and providing enough information to the Planning Department in the application to conduct a thorough review and provide the resulting comments to the Planning Commission for their review and comments. Specifically, Section 3:30, 3:32, and 3:40 of the Subdivision Regulations contain the specific information required to be submitted to the Planning Department in order to satisfy the application requirements in addition to the information requested on this application form. 4. Process / Public Meeting The Sketch Plan review process is considered a 1 -step process because the application is reviewed only by the Planning Commission at a public meeting. In order to appear before the Planning Commission, an applicant will have submitted all required application submittal requirements mentioned above to the Planning Department Staff. Once submitted, Staff will have 15 working days to review the application to determine if all the required submittal information has been submitted as required. If Staff determines that all the required information has been submitted, a letter will be 411 sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been 3 scheduled to be reviewed before the Planning Commission and will request the applicant supply additional copies to provide the Commission for their review. If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. If the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. In addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application. As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant. At the date and time set for the public meeting before the Planning Commission, Staff will present the findings in the Memorandum and the applicant will be required to present the proposed subdivision and respond to comments and questions provided by the Planning Commission. The comments provided to the Applicant by the Planning Department and the Planning Commission as a result of the Sketch Plan Process will be kept on file in the Planning Department for 1 -year from the meeting date before the Planning Commission. If an Applicant does not submit a Preliminary Plan application to the Planning Department within the 1 -year timeframe, the Sketch Plan file will be closed and the Applicant will need to reapply for a Sketch Plan review prior to a Preliminary Plan review. B) Preliminary Plan Review (Section 4:00 of the Subdivision Regulations) 1. Purpose The purpose of the Preliminary Plan review process is to conduct a thorough review of the many aspects that are associated with dividing land in Garfield County for the purposes of residential, commercial, and industrial development. This is the most intensive review step where the Building and Planning Staff, the Planning Commission, and the Board of County Commissioners (BOCC) will conduct a thorough review of all the issues associated with the proposed subdivision against the County's regulatory requirements. Ultimately, the purpose of this process is to identify all the major issues in the proposed subdivision by using the County's Zoning Resolution, Subdivision Regulations, Comprehensive Plan of 2000, as well as other state and local referral agencies that will provide comments on any issues raised in their review. This is the process that will either approve or deny the application request. 4 • • 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Preliminary Plan review process as the second and most intensive step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Preliminary Plan Review, an Applicant must have already completed the Sketch Plan review process addressed in Section 3:00 of the Subdivision Regulations. An applicant requesting Preliminary Plan review will be required to submit this application form, all the required submittal information contained in Sections 4:40 to 4:94 of the Subdivision Regulations as well as address all of the applicable Design and Improvement Standards in Section 9:00 of the Subdivision Regulations. In addition to the substantive submittal information related to the proposed subdivision project itself, an applicant is required to complete all the public notice requirements so that legal public hearings can be held before the Planning Commission and the BOCC which is addressed in Sections 4:20 — 4:31 of the Subdivision Regulations. 4. Process / Public Hearings The Preliminary Plan review process is considered a 2 -step process because the application is ultimately reviewed by two County decision-making entities during public hearings: the Planning Commission who makes a recommendation to the BOCC. In order to obtain dates for the public hearings before the Planning Commission and the BOCC, an applicant will have submitted all required application submittal requirements mentioned above to the Planning Department Staff. Once submitted, Staff will have 30 working days to review the application to determine if all the required submittal information has been submitted as required. If Staff determines that all the required information has been submitted, a letter will be sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been scheduled to be reviewed before the Planning Commission / BOCC. Additionally, Staff will provide the applicant with the notice forms to be mailed, published, and posted. If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the 5 • • applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. If the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission / BOCC will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. In addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application. As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission / BOCC containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant prior to the public hearings. As mentioned above, Staff makes a recommendation to the Planning Commission and the BOCC regarding the issues raised in the analysis of the proposed subdivision. The Applicant will first propose the subdivision to the Planning Commission who is responsible for making a recommendation of approval, approval with conditions, or denial to the BOCC. Next, the application will be reviewed by the BOCC during a regular public hearing. The BOCC will consider the recommendations from the Planning Staff and the Planning Commission, the information presented by the applicant, and the public. As a result, the BOCC is the final decision-making entity regarding the proposed subdivision and will either approve, approve with conditions, or deny the application. If the BOCC approves the subdivision application at the public hearing, the approval shall be valid for a period not to exceed one (1) year from the date of Board approval, or conditional approval, unless an extension of not more than one (1) year is granted by the Board prior to the expiration of the period of approval. (See the specific information provided in Section 4:34 of the Subdivision Regulations.) Following the hearing, Staff will provide a resolution signed by the BOCC which memorializes the action taken by the Board with any / all conditions which will be recorded in the Clerk and Recorder's Office. Once an applicant has Preliminary Plan approval, they are required to complete the third and final step in the County's Subdivision Process: Final Plat Review. C) Final Plat Review (Section 5:00 of the Subdivision Regulations) 1. Purpose The purpose of the Final Plat review process is to provide the applicant with a mechanism to prove to the County that all the conditions of approval required during the Preliminary Plan review process have been met / addressed to the satisfaction of • the Planning Staff and the BOCC. This being the case, the chairman of the BOCC will 6 sign the Final Plat and have it recorded memorializing the subdivision approval granted by the BOCC. This is the last step in the County's subdivision process. 2. Applicability Any individual proposing a subdivision in Garfield County is required to complete the Final Plat review process as the third and last step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple -dwelling units, as further defined by Colorado state law. 3. Application / Submittal Requirements In order to apply for a Final Plat review, an Applicant must have already completed the Preliminary Plan review process addressed in Section 4:00 of the Subdivision Regulations. An applicant requesting Final Plat review will be required to submit this application form, all the required submittal information contained in Section 5:00 of the Subdivision Regulations and responses to all the conditions of approval required as part of the Preliminary Plan review process. 4. Process The Final Plat review process is considered a 1 -step process because the application is ultimately reviewed by the Building and Planning Staff and presented to the BOCC • for their signature if the application satisfies all the required submittal information to the satisfaction of the Building and Planning Department. • If Staff determines that all the required information has been submitted, a letter will be sent to the applicant indicating the application has been deemed "technically complete." It is at this point Staff will also indicate when the application has been scheduled to be presented to the BOCC for signature. (This is not a public hearing or meeting and therefore does not require public notice.) If Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the applicant knows what additional information needs to be submitted. Once the application has been deemed technically complete and a date has been established as to when the BOCC will review the Final Plat, Staff will review the application / Final Plat in terms of adequacy to determine if all the submittal information satisfies the Final plat requirements as well as the responses to the conditions of approval. During this review, Staff will forward the Final Plat the County Surveyor for review and a signature. In the event there are additional questions or clarification issues to be addressed, the County Surveyor will generally contact the applicant to have the plat adjusted as necessary. Once, Staff has completed the review and all required information has been submitted to the satisfaction of the Planning Department 7 and the County Surveyor has signed the Final Plat in Mylar form, it will be scheduled at the next BOCC meeting to be placed on the consent agenda with a request to III authorize the Chairman of the BOCC to sign the plat. Once the Final Plat is signed, it is then recorded by the County Clerk in the Clerk and Recorder's Office for a fee of $11 for the first sheet and $10 for each additional sheet thereafter. This fee shall be paid by the applicant. This act of recording the signed Final Plat represents the completion of the Garfield County Subdivision Process. Please refer to the specific language in the Final Plat portion (Section 5:00) of the Subdivision Regulations for specific timelines and additional responsibilities required of the applicant to complete the Final Plat process. Please Note: This information presented above is to be used as a general guide for an applicant considering a subdivision in Garfield County. It is highly recommended that an applicant either purchase the Garfield County Zoning Resolution and Subdivision Regulations or access them on-line at: http://www.qarfield-county.com/buildinq and planninq/index.htm in order to ascertain all the necessary requirements for each of the three steps including Sketch Plan Review, Preliminary Plan Review, and Final Plat Review. I have read the statements above and have provided the required attached information which is correct accu • the best of my knowledge. (Signature of applic Last Revised: 07/25/2005 • ner 8 (21/ Date 5.--' • • GARFIELD COUNTY Z Building & Planning Department 108 8th Street, Suite 201 Glenwood Springs, Colorado 81601 Telephone: 970.945.8212 Facsimile: 970.384.3470 www.garfield-county.com Zone District / Comprehensive Plan Map Amendment GENERAL INFORMATION (To be completed by the applicant.) > Name of Property Owner(t g t Edward & Ida Lee Hoagland > Address: 4064 County Road 309 Telephone: 970-625-2565 > City: Parachute State: Co Zip Code: 81 635 FAX: Amlicant: Lester, TIC, 786 Valley (brut, (rand Jurcticn, (D 81505 lel : 970-523-5555; Fax 970-523-0103 > Name of Owner's Representative, if any (Planner, Attorney, etc): Leavenworth & Karp, P.C. Address: P.O, Drawer 2030 Telephone: 970-945-2261 > City: Glenwood Springs State: CO Zip Code: 81602 FAX: 970-945-7336 > Street Address / General Location of Property: Southwest corner of the intersection of West Battlement Parkway and Stone Quarry Road > Legal Description: Attached under Tab 8 > Existing Use & Size of Property (in acres): vacant land 7.99± acres > Property's Current Zone District Designation Neighborhood Commercial > Proposed Zone District Designation: Mi XPd USP nisi-ri rt Property's Current Comprehensive Plan Designation: Existing PUD Property's "Study Area" Designation: Existing Subdivision STAFF USE ONLY > Doc. No.: Date Submitted: TC Date: ➢ Planner: Hearing Date: 1 • GARFIELD COUNTY Building & Planning Department 108 8th Street, Suite 201 Glenwood Springs, Colorado 81601 Telephone: 970.945.8212 Facsimile: 970.384.3470 www.garfield-county.com Zone District / Comprehensive Plan Map Amendment GENERAL INFORMATION (To be completed by the applicant.) ➢ Name of Property Owner (Applicant): Darter, LLC ➢ Address: 786 Valley Court Telephone: 970.523.5555 ➢ City: Grand Junction State: CO Zip Code: 81505 FAX: 523.0103 ➢ Name of Owner's Representative, if any (Planner, Attorney, etc): Leavenworth & Karp, PC ➢ Address: P.O. Drawer 2030 Telephone: 970.945.2261 > City: Glenwood Springs State: CO Zip Code: 81602 FAX: 945.7336 ➢ Street Address / General Location of Property: South west corner of the intersection of West Battlement Parkway and Stone Quarry Road ➢ Legal Description: Attached under Tab 8 ➢ Existing Use & Size of Property (in acres): vacant land 7.99± acres ➢ Property's Current Zone District Designation Neighborhood Commercial > Proposed Zone District Designation: Mixed Use District > Property's Current Comprehensive Plan Designation: Existing PUD > Property's "Study Area" Designation: Existing Subdivision ➢ Doc. No.: ➢ Planner: STAFF USE ONLY Date Submitted: TC Date: Hearing Date: I. APPLICATION SUBMITTAL REQUIREMENTS As a minimum, specifically respond to all the following items below and attach any additional information to be submitted with this application: 1. The Colorado Revised Statutes (CRS) establish general standards of review for rezoning land in the county. The standard used to review a rezoning request depends on whether the proposed rezoning is in compliance with the Comprehensive Plan. If so, the proposed rezoning need only bear a reasonable relationship to the general welfare of the community. If the rezoning would be in conflict with the Comprehensive Plan, the Applicant generally needs to show either 1) that an error was made in establishing the current zoning, or 2) that there has been a change in the conditions of the neighborhood that supports the requested zone change. Depending on the subject property's Comprehensive Plan designation as mentioned above, you will need to appropriately address one of the following standards in a narrative form being as descriptive and specific as possible: A. The proposed rezoning for the subject property is in compliance with the Comprehensive Plan. As such, the proposed rezoning bears a reasonable relationship to the general welfare of the community. B. If the rezoning would be in conflict with the Comprehensive Plan, the Applicant generally needs to show either 1) that an error was made in establishing the current zoning, or 2) that there has been a change in the conditions of the neighborhood that supports the requested zone change. 2. If the proposed zoning of the subject property conflicts with the current designation as defined on the Comprehensive Plan's Proposed Land Use Districts Map, an Applicant may wish to amend the Comprehensive Plan designation so that the proposed rezoning does not conflict with the Comprehensive Plan Map. If an Applicant requests to amend this Map, they will need to provide a thorough narrative that shows how their proposed Comprehensive Plan designation is better suited than the existing designation by addressing the goals, objectives, policies, and programs listed for that designation in the Comprehensive Plan. This information can be obtained from the Building and Planning Department upon request. 3. Submit a zoning map showing the current zoning of the subject property and adjacent properties. 4. Submit a vicinity map showing relative location of the property at a scale of 1" = 2000', and extending at least 1/2 mile from all property boundaries. 5. Submit a copy of the appropriate portion of a Garfield County Assessor's Map showing all subject property and public and private landowners adjacent to the property (which should be delineated). 6. Submit a list of all property owners and their addresses adjacent to or within 200 ft. of the site. This information can be obtained from the Assessor's Office. We will also need the names (if applicable) of all mineral right owners of the subject property. (That information can be found in your title policy under Exceptions to Title). 7. Submit a copy of the deed and a legal description of the subject property. 8. If you are acting as an agent for the property owner, you must attach an acknowledgement from the property owner that you may act in his/her behalf. 9. Submit payment of the $450.00 Base Fee: Applicant shall sign the "Agreement for Payment" • form and provide the fee with the application. • • 10. Submit 2 copies of this completed application form and all the required submittal materials to the Building and Planning Department. Staff will request additional copies once the application has been deemed technically complete. II. PROCEDURAL REQUIREMENTS (A Zone District Map Amendment is considered a two step process because it is first reviewed by the Planning Commission which makes a recommendation to the Board of County Commissions. The following steps outline how the Zone District Map Amendment application review process works in Garfield County.) 1. Submit this completed application form (pages 1-4), base fee, and all submittal requirements to the Garfield County Planning Department. It will be received and given to a Staff Planner who will review the application for technical completeness. 2. Once the application is deemed technically complete, the Staff Planner will send you a letter indicating the application is complete. In addition, the letter will indicate the dates and times scheduled for your request to be heard before the Planning Commission during a public meeting (no notice required) and the Board of County Commissioners during a public hearing (notice required). The Planning Commission will forward a recommendation to the Board of County Commissioners to be considered during a properly noticed public hearing. Staff will send you the appropriate "Public Notice Form(s)" indicating the time and date of your public hearing and will provide you with a Staff Memorandum regarding your requested Zone District Amendment. (If Staff determines your application to be deficient, a letter will be sent to you indicating that additional information is needed to deem your application complete.) 3. Please note, if an application includes a request to amend the current designation as defined on the Comprehensive Plan's Proposed Land Use Districts Map, the request may be considered at the same meeting before the Planning Commission. However, the request to amend the Comprehensive Plan shall be considered prior to the request to amend the zoning map. In addition, the Applicant shall be required to provide proper notice (as described below) for the request to amend the Comprehensive Plan for the Planning Commission to hold a public hearing on the request. Further, the Planning Commission is the final decision maker on the Comprehensive Plan amendment request whereas the Planning Commission will make a recommendation on the rezoning request to the Board of County Commissioners. 4. It is solely the Applicant's responsibility to ensure proper noticing occurs regarding the public hearing before the Planning Commission and / or the Board of County Commissioners. If proper notice has not occurred, the public hearing will not occur. Notice requirements are as follows: a. Notice by publication, including the name of the applicant, description of the subject lot, a description of the proposed amendment and nature of the hearing, and the date, time and place for the hearing shall be given once in a newspaper of general circulation in that portion of the County in which the subject property is located at least thirty (30) but not more than sixty (60) days prior to the date of such hearing, and proof of publication shall be presented at hearing by the applicant. b. Notice by mail, containing information as described under paragraph (1) above, shall be mailed to all owners of record as shown in the County Assessor's Office of lots within two hundred feet (200') of the subject lot and to all owners of mineral interest in the subject property at least thirty (30) but not more than sixty (60) days prior to such hearing time by certified return receipt mail, and receipts shall be presented at the hearing by the applicant. c. The site shall be posted such that the notice is clearly and conspicuously visible from a public right-of-way, with notice signs provided by the Planning Department. The posting must take place at least thirty (30) but not more than sixty (60) days prior to the hearing date and is the sole responsibility of the applicant to post the notice, and ensure that it remains posted until and during the date of the hearing. 5. The Applicant is required to appear before the Planning Commission and the Board of County Commissioners at the time and date of the public meeting / hearing at which time they will consider the request. In addition, the Applicant shall provide proof at the hearing before the Board of County Commissioners (and Planning Commission for an Amendment to the Comprehensive Plan) that proper notice was provided. 6. Once the Planning Commission and/ or the Board of County Commissioners make a decision regarding the request(s), Staff will provide the Applicant with a signed resolution memorializing the action taken by either Board. Following the Boards' approval, this office will change the property's zoning designation on the zoning map and the Comprehensive Plan Map (if so decided) if approved. I have read the statements above and have provided the required attached information which is correct and accurate to the best of my kn ledge. //7-- 17 l 7/ --- (Signature of applicant/owner) �� Date f iii Last Revised: 07/25/2005 • • Zone District Amendment and Sketch Plan Applications for: Valley View Commons Battlement Mesa, CO Prepared for: Darter, LLC 786 Valley Court Grand Junction, CO 81505 Prepared by: Leavenworth & Karp 201 14th Street, Ste. 200 Glenwood Springs, CO 81602 Date: Genesis Designs: Architecture + Planning, PC 2764 Compass Drive, Suite 217-3 Grand Junction, CO 81506 MOUNTAIN CROSS jENGINEERING, INC Civil and Environmental Consulting and Design 826 1/2 Grand Avenue Glenwood Springs, CO 81601 ph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com December, 2005 MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 4 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com • REAL ESTATE & CONSTRUCTION • • Quality • Value • Integrity December 16, 2005 Board of Commissioners of Garfield County, Colorado C/O Mr. Fred Jarman Garfield County Planning Department 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: PUD Application and Subdivision Sketch Plan for Valley View Commons Dear Fred: Attached for your use and review is the PUD application and the Subdivision Sketch Plan application for Valley View Commons. The applicant is: Darter, LLC 786 Valley Court Grand Junction, CO 81505 Phone: 970.523.5555 Fax: 970.523.0103 The immediate attachment to this letter details the submittal requirements. The applications propose to rezone 7.99 acres of an existing PUD zoned as neighborhood commercial into a PUD of mixed use of commercial and multi -family residential. The subdivision Sketch Plan is submitted for review by the Planning and Zoning Commission. The project is located in Battlement Mesa which has a significant amount of commercial area that is, as of yet, undeveloped. The previous phases of Valley View Village have been very successful offering single and multi -family housing. Based on the sales history of these previous phases, there is a demand for the townhomes and/or multi -family units that are anticipated for this project. This project will help satisfy that demand. Also the project will generate clientele that would increase demand for the areas currently zoned as commercial throughout Battlement Mesa. In an effort to maintain some of the intent of the original zoning, the project also proposes a portion of commercial use. Thank you for your consideration. It is greatly appreciated. We look forward to working together through the review process. Feel free to call with any questions or comments. Sincerely, .--'.., ( • ei-- .c e a 786 Valley Court • Grand Junction, Colorado 81505 Office (970) 523-5555 • Fax (970) 523-0103 • Valley View Commons December, 2005 This attachment is intended to be an explanation of the submittal requirements as well as facilitate and expedite searching for submitted information. The following sections of the Garfield County governing documents were determined to be those applicable to the attached applications, as discussed with staff from Garfield County Building and Planning: ********************************************************* :************* *** Zone District / Comprehensive Plan Map Amendment Application: Zone District Amendment Application is attached under Tab 1. Subdivision Sketch Plan Application: Subdivision Sketch Plan Application is attached under Tab 2. Amendment of an Existing PUD: Zoning Resolution Section 4.12.03 4.12.03 All those provisions of the Plan authorized to be enforced by the County may be modified, removed or released by the County, subject to the following: (1) No modification, removal or release of the provisions of the Plan by the County shall affect the rights of the residents, occupants and owners of the PUD to maintain and enforce those provisions at law or in equity; and The rights of the public will be protected through the public involvement process. (2) No substantial modifications, removal or release of the provisions of the Plan by the County shall be permitted except upon a finding by the County, following a public hearing called and held in accordance with the provisions of Section 24-67-104. C.R.S., that the preservation of the entire PUD does not affect in a substantially adverse manner either the enjoyment of land abutting upon or across a street from the PUD, or the public interest, and is not granted solely to confer a special benefit upon any person. The abutting land owners and rights of the public will be protected through a public hearing. Parcel map and a list showing property owners within 200' are included under Tab 3. (3) If time-share or fractional ownership units or other similar interest in property are proposed after PUD zoning is granted by the Board of County Commissioners, an application for such designation shall contain unanimous approval of all owners of real property within the PUD. (A. 97-109) Not applicable. No fractional ownership or time-share is proposed. (4) No modification removal or release of a TPUD plan shall be permitted which would cause any conflict with the operation or utilization of the adjacent Mass Transit Facility or with any of the standards contained in Section 5.11 et seq. of this zoning resolution. (added 2002-12) Not applicable. A TPUD is not proposed. Zoning Resolution Section 10.03 10.03 Each landowner application for amendment shall be in the form of a written request to the County Commissioners identifying the applicant and clearly stating the nature of the proposed amendment and reasons in support of such change. See the letter accompanying this attachment. MOUNTAIN CROSS ENGINEERING. INC. Civil and Environmental Consulting and Design 826 '/3 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Page 1 of 4 • • • Valley View Commons December, 2005 10.03.01 An application for change in Zone District, or for a Planned Unit Development, shall be accompanied by the Zone District Map of the subject property showing the property proposed for change, the uses and owners of record of adjacent property, and any other information which may be noted thereon to explain the proposed amendments. A concept sketch is included under Tab 4 entitled, "Valley View Commons — Existing Zoning". This details the current project zoning as well as adjacent property. The existing zoning is based on the Gun Stock Ranch PUD map entitled, "Conceptual Land Use Diagram, Scheme 1" also included under Tab 4. 10.03.02 An application for a Planned Unit Development shall also be accompanied by a general development plan indicating the several zone district designations requested. The requested zone district designation is for Valley View Commons — Mixed Use District. This is a combination of multi -family uses and commercial uses. The entire project would be one Mixed Use District. The description for the Mixed Use District is included under Tab 5. This is shown on the Sketch Plan included under Tab 6. 10.03.03 The County Commissioners shall establish a fee schedule for amendments to the Zoning Resolution, including amendments to the Zone District Map, to cover costs of processing and review associated with such amendment applications. (A. 79-140) Payment of $450 for the Zone District Amendment Application and payment of S325 for the Subdivision Sketch Plan Application was included with this submission. Subdivision Sketch Plan: Subdivision Regulations Section 3:30 and 3:40 3:30 SKETCH PLAN REQUIREMENTS The Sketch Plan application shall include a map clearly representing and identifying the area in which the project is proposed, adjacent natural and man-made features and adjacent landowners. The Sketch Plan is included under Tab 6. Adjacent natural and man-made features are shown on the Existing Conditions Map under Tab 7. Adjacent landowners are shown on the parcel map under Tab 3. 3:32 The Sketch Plan shall be at a scale of not less than 1"=200', and shall contain, at a minimum, the following information, represented graphically or as a map note: A. Proposed name of the subdivision; Proposed name is included on the Sketch Plan under Tab 6. B. Location, boundaries and legal description of the project; Location and boundaries are included on the Sketch Plan under Tab 6. The legal description of the project is included under Tab 8. C. Names, addresses and phone numbers of the owner(s), applicant(s), planner(s) and engineer(s); Contact information is shown on the Existing Conditions Map under Tab 7. D. Date of sketch map preparation, map scale and a symbol designating true North; Items are included on the Sketch Plan under Tab 6. MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Page 2 of 4 • Valley View Commons December, 2005 E. Topography of the proposed subdivision showing, at a minimum, five (5) foot contours for terrain with an overall average slope of less than twenty percent (20%) and at a minimum ten foot (10') contours for terrain with an overall average slope of over twenty percent (20%), contours developed by interpolation of U.S.G.S. quadrangle contours are acceptable; Contours are shown on the Existing Conditions Map under Tab 7. F. General location and dimensions of all existing and proposed lots, streets, alleys, easements, road rights-of-way, irrigation ditches and water courses within and immediately adjacent to the proposed development; Proposed features are included on the Sketch Plan under Tab 6. Existing features are shown on the Existing Conditions Map under Tab 7. G. Description of any natural or man-made features bordering on or within the development which may require buffering or screening, particularly the one hundred (100) year floodplain of any major drainages; Features are included on the Existing Conditions Map under Tab 7. The drainage to the south of Valley View Commons is a Zone A flood designation per the FEMA Flood Insurance Rate Map Panel 1315 of 1900, Community Panel Number 080205 1315 B. A copy of this panel information and applicable area is attached with the Existing Conditions Map under Tab 7. H. Vicinity map from a U.S.G.S. quadrangle at a scale of 1 "=2000' depicting the location of streets, highways and adjacent utility systems within a minimum of one-half (1/2) mile of the proposed subdivision and showing the natural drainage courses for streams flowing through the proposed subdivision with the limits of tributary areas shown where reasonable; and Vicinity Map is included on the Existing Zoning map under Tab 4. I. Land use breakdown including: 1. Existing zoning and proposed zoning changes, if applicable; 2. Total development area; 3. Total number of lots proposed; 4. Total number of dwelling units proposed; 5. Total area of proposed non-residential floor space; 6. Total number of individual dwelling units proposed for each structure; 7. Total number of proposed off-street parking spaces; and 8. Total proposed density. Land use breakdown is included on the Sketch Plan under Tab 6. 3:40 SUPPLEMENTAL INFORMATION In addition to the Sketch Plan map, the following supplemental information shall be submitted, in graphic and/or written form: A. Source and amount of water supply; Battlement Mesa Metropolitan District will be providing potable water. Water supply calculations and a "Will Serve" letter, dated January 28, 2003 from the District Manager, Mr. Bruce Smith are attached under Tab 9. MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Page 3 of 4 • • • Valley View Commons December, 2005 B. Proposed type of sewage disposal; Battlement Mesa Metropolitan District will be providing sewer service. Sewer calculations and a "Will Serve" letter, dated January 28, 2003 from the District Manager, Mr. Bruce Smith are attached under Tab 9. C. U.S.D.A. Soil Conservation Service soil designations, with interpretation tables attached; SCS soils mapping with tables and figures is attached under Tab 10. D. Statement assessing the impact of the proposed subdivision on the lakes, streams and topography of the site; Topography of the site is gradually sloping with no interesting rock outcrops or features. The drainage to the south is within the Open Space tract of the HOA and is protected. There are no lakes or streams on the site and so the proposed subdivision will have no impacts. Only minimal impacts to the existing topography are anticipated due to small grading for construction of building lots and roads. E. Statement assessing potential radiation hazards to the site; Letter, dated March 5, 2003 from HP Geotech is attached under Tab 11. F. Evidence that all lots and parcels created by the subdivision will have access to a public right-of-way, in conformance with the Colorado State Highway Access Code and applicable County Regulations; Proposed public access is anticipated on Stone Quarry Road and Valley View Drive and is shown on the Sketch Plan under Tab 6. G. Anticipated source of electricity, natural gas, telephone and cable T.V. services; "Will Serve" letters from Holy Cross, Xcel Energy, Qwest, and Comcast are attached under Tab 12. MOUNTAIN CROSS ENGINEERING. INC. Civil and Environmental Consulting and Design 826 '/a Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Page 4 of 4 Btar LEEMEta cn PROJECT LOCATION VALLEY VIEW COMMONS ae1I 411/30/05 MINER Chris Haw DM FILE VIc1Aap JOB 509-001 AERIAL MAP VALLEY VIEW COMMONS Battlement Mesa, CO Darter, LLC A.mtMOUNTAIN CROSS = /Civil and ENGINEEtRIN al IG,g and Design INC. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 ph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com ROJECT LOCATION VALLEY VIEV COMMONS 11/30/05 s _ 2000' MINER Chris Hale DFILE Vidiap Joh 509-001 VICINITY MAP VALLEY VIEW COMMONS Battlement Mesa, CO Darter, LLC MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue Glenwood Springs, CO 81601 ph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com • • • Valley View Commons December, 2005 Table of Contents Zone District Amendment Application . Tab 1 Subdivision Sketch Plan Application Tab 2 Parcel Map & 200' Property Owners Tab 3 Existing Zoning & Gun Stock Ranch PUD . Tab 4 Mixed Use District Tab 5 Sketch Plan Tab 6 Existing Conditions & FEMA FIRM Tab 7 Project Legal Description Tab 8 Water Calculations Sewer Calculations & Battlement Mesa Metropolitan District "Will Serve" Letter . . Tab 9 SCS Soils . Tab 10 Radiation Letter . Tab 11 Holy Cross, Xcel Energy, Qwest, and Comcast "Will Serve" Letters Tab 12 MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com S TRACT (OPENDACE) • *214 • TRACT A • • *EST 1 COBION OP. SPACE 1 '200' PROJECT OFFSET BATTLEMENT PARKWAY 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I • TRACT G (EUTUREPHASE) 1493 0.11,1 006 Adjoining 2407-184 1.0T 13 LOT 12 OT 11 tOT 6 LOT 7 CD LOT 6 LOT 5 10T 4 LOT 3 2407-181 T.7S.-R95W SEC. 18 N.E.1./4 2407-172 * PARCEL MAPPING FROM GARFIELD COUNTY G.I.S. DEPARTMENT DAZE 12/8/05 11. 3°°. mown Chris Hats DWID RAE 509-001 PARCEL MAP VALLEY VIEW COMMONS Battlement Mesa, CO Darter, LLC MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue Glenwood Springs, CO 81601 ph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com • • Irereigrikfit Io 'TJKPB DEED, Made this �t' day of i anuary between EDWARD J . HOAGLUNL of the County of Garfield and state of Colorado, of the First part. and BARD J . HOAGLiiHD and ILA LI: HuA'L5ii.' rhpeelegal addresrs in joint Tenancy 4064 309 Road, Parachute, _n 81635 of the County of Garfield and -ta:v••I ' Colorado. of the second wart. WITNESSETH, That the said Mart y of rhe first part. for and in rons,des at ion of the sun: of f Ten DOLLARS. to the said par, V :.f i nr nf.St part in hand paid by :1,e said part les of .1.e sernnd part. the receipt where•.f 1 is hereby confessed and acknowledges'. ha$ remised, released sold. conveyed and QUIT (•LT!MED, and by tnese presents do e5-emise, release, sell, convey and QUITCLA IM unto the said patty Sef the second part. thellrei -s. successors and assigns. forever. all the right. title. interest, Maim and demand which the said party of the first Dirt haE in std to the following described iot or pareei of land situate, lying and being in the County - 1 of Garfield and State cf Colorado. to wit: 19 34 reorder. RECORDER'S STAMP BOOK 642 PILE 65 See EXrtiisIT 'A" attached he-eto and by this reference made a part hereof II II also known as street and number I TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and privileges thereunto ,+ belonging or in anywise thereunto appertaining. and all the estate, right, title, interest and claim whatsoever. of the said part Y y�o.fft ,t�hhe first part, either in law or equity. to the only proper use, benefit and 'whim( of the said parte sof the second pa ttiti r heirs and assigns forever. - I IN /WITNESS WHEREOF. The said party of the first part ha OhergGAfo set hi Shand and seal the day and year first above written. ISigned, Sealed and Delivered in the Presence of _ ISEA LI I STATE OF COLORADO Conner of n atrmentwas,aelsowledged before me this card J :. 1iomg.luad E .yard . , agl ISEALI ASEAN ISEALJ day of January ly:comnrission expires , " G // ya r5' t�t � il. 19 . Witne y nd and official sect i4d- J Tqgirt 211011 MORIN JUNCTION, SUITE 400 J i UNC ION, COLORADO 3.14.87 -AUSE4-1t03t magas -a *, M • Bor 642 PILE -66 Township 7 South, Range 95 West of the 6th P. M. Section 18: SE;NE; EXCEPT that portion conveyed to the Board of County Commissioners, Gar field County, Colorado by instrument recorded in Book 561 at Page 675, Reception No. 310152, which is also described as follows: Commencing at the SE corner of said NE; thence North 1°05'52" East along the East line of said NES a distance of 131',.83 feet, to the NE corner of the said SE; of the NE; of Section 18; thence North 88°11'4" West along the North lire of said SE6 of the NE/4 a distance of 1293.43 feet, to a point oa a nc_-tangent curve; whence the center of said curve bears North 13°45'16" East thence along the arc of said curve to the left having a radius 1350.00 feet and a central angle of 12°39'24", a distance of 298.21 feet, to a point of tangent; thence South 88°54'08" East aicng said tangent, a distance of 957.54 _feet to a point 40.00 feet West, as measured at right angles, of said East line of. the NEI of Section 18; thence South 1°5'52" West, parallel with the East line, a distance of 1300.12 feet to a point of curve, thence along the arc of said curve to the right, having a radius of 460.00 feet and a central angle of 0°20'31", a distance of 2.75 feet to a point on the South end of the NES of Section 18, thence South 88°23'00" East along said South line, a distance of 40.01 feet to the true ooint of beginning; containing 80.852 square feet or 1.856 acres; AICD EXCEPT that portion of the SE,NE,, Section 18, Township 7 South, Range 95 West of the 6th P. M. conveyed to the Garfield County Board of County Commissioners der .ribed as follows: Beginning at the NW Corner of said SE; of the NE; of said Section 18, thence South 01°01'32" West a distance of 40.00 feet to the true point of beginning; thence South 88011'07" East a distance of 511.07 feet to a point on the westerly right-of-way line of a pro- posed road; thence South 01°48'53" West and along said westerly right-of-way line a distance of 30.94 feet; t!+ence continuing along said westerly right-of-way line along a curve to the right having a central angle of 46°58'00" and a radius of 151.27 feet for an arc 'length distance of 124.00 feet and whose chord bears South 25°17'53" West a distance of 120.56 feet; thence continuing along said westerly right-of-way line along a curve to the left having a central angle of 46°58'00" and a radius of 201.27 feet for an aic length distance of 164.99 feet and whose chord bears South 25°17'53' Wert a distance of 160.41 feet; thence North 50°54'00" West and following the center- line of a gulch a distance of 92.88 feet; thence North 83°05'00" West and continuing along said centerline of gulch a distance of 188.00 feet; thence West a distance of 135.00 feet more or less to a point on the West line of said SEI of the NEI, of said Section 18; thence North 01°01'32" East and along said West line, a distance of 219.96 feet more or less to the point of beginning, Garfield County, Colorado Subject Parcel 2407-181-02-002 Lot 47 Owner Name Hoaglund, Edward & Ida Lee Address 4064 County Road 309 City/State Parachute, CO Zip 81635-9108 Mineral Rights Owner Name Hoaglund, Edward & Ida Lee Address 4064 County Road 309 City/State Parachute, CO Zip 81635-9108 ******************200' PROPERTY OWNERS LIST** Parcel 2407-181-00-001 Tax Exempt Name Board of County Commissioners of Garfield County Address 108 8`h Street, Suite 213 *************** City/State Glenwood Springs, CO Zip 81601-3363 Parcel 2407-181-02-001 VVV Townhomes Lot 46 Name Darter, LLC Address 796 Valley Court City/State Grand Junction, CO Zip 81505 Parcel 2407-181-02-003 Open Space Tract B Name Valley View Village Homeowners Association Address 796 Valley Court City/State Grand Junction, CO Zip 81505 Parcel 2407-181-02-004 Open Space Tract C Name Valley View Village Homeowners Association Address 796 Valley Court City/State Grand Junction, CO Zip 81505 Parcel 2407-181-02-005 Open Space Tract D Name Valley View Village Homeowners Association Address 796 Valley Court City/State Grand Junction, CO Zip 81505 Parcel 2407-181-02-007 Tract F Phase C Name Hoaglund, Edward & Ida Lee Address 4064 County Road 309 City/State Parachute, CO Zip 81635-9108 Parcel 2407-181-03-001 Bldg M -A Name Tomasko, Robert L. & Phyllis E. Address 0017 Angelica Circle • City/State Parachute, CO Zip 81635 • Parcel 2407-181-03-002 Bldg M -B Name Carol Abbott Address 0019 Angelica Circle City/State Parachute, CO Zip 81635 Parcel 2407-181-05-001 Bldg K Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-05-002 Bldg K Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-05-003 Bldg K Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-05-004 Bldg K Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-06-001 Bldg H Name Brian L. Martin Address 0157 Angelica Circle City/State Parachute, CO Zip 81635 Parcel 2407-181-06-002 Bldg H Name Hays, Bobby J. & Sylvia A. Address 0159 Angelica Circle City/State Parachute, CO Zip 81635 Parcel 2407-181-07-001 Bldg I Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-07-002 Bldg I Name Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 • Parcel Name 2407-181-07-003 Bldg I Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel Name 2407-181-07-004 Bldg I Jerry J. Alvir Address 672 Miranda Street City/State Grand Junction, CO Zip 81505 Parcel 2407-181-00-004 Willow Creek Village Section 2 Name Battlement Mesa Realty Partners Address PO Box 6000 City/State Battlement Mesa, CO Zip 81636-6000 Parcel Name 2407-172-00-001 Tax Exempt US West Communications, Inc. MBC -3130 K.D. Cox Address 6300 S. Syracuse Way, Suite 700 City/State Englewood, CO Zip 80111-6727 Parcel Name 2407-172-00-002 Battlement Mesa Partners Address PO Box 6000 III City/State Battlement Mesa, CO Zip 81636-6000 • Parcel Name 2407-172-06-001 Battlement Cemetery Grand Valley Cemetery District Address PO Box 103 City/State Parachute, CO Zip 81635-0103 Parcel Name 2407-181-08-001 Bldg L — 1B Address City/State Zip Parcel Name 2407-181-08-002 Bldg L — 1C Address City/State Zip Parcel 2407-181-08-003 Bldg L — 2A Name Address City/State Zip • Parcel Name 2407-181-08-004 Bldg L — 2B Address City/State Zip Parcel 2407-181-08-005 Bldg L — 2C Name Address City/State Zip Parcel 2407-181-08-006 Bldg L — 2D Name Address City/State Zip Parcel 2407-181-09-008 Bldg J Name Address City/State Zip Parcel 2407-181-10-008 Bldg F Name Address City/State Zip Parcel 2407-181-1 1-008 Bldg G Name Address City/State Z i p • • Valley View Commons - Mixed Use District Uses, by right: Retail commercial establishments not exceeding 15,000 square feet of building area for each principal use, including grocery, dry goods, hardware, bakery, liquor, drug, florist, books, and similar uses. Personal service establishments not exceeding 5,000 square feet of area for each principal use, including barber, beauty, self-service, laundry, dry cleaning, photo and art studios, travel agency, shoe repair, health spa, private clubs, indoor eating and drinking establishments (which may include liquor), banks, and similar uses. Offices for business and professional uses. Gasoline service stations with two or less service bays, which must be sited with limited vehicular access and service areas reasonably screened from public view. Self service storage facilities. Unmanned carwash facilities (coin operated self-service or automatic touchfree) with four or less wash bays and vacuum stations, which must be sited with limited vehicular access. Single family residential, multi -family residential, townhouses, and condominiums and customary accessory uses including buildings for shelter or enclosure of animals or property accessory to use of the lot for residential purposes and fences, hedges, gardens, walks, and similar landscape features. Open space, parks, bike paths, stormwater detention facilities and the like. Uses, conditional: Church, school, community building, and day nursery. Uses, special: Warehouse facilities, public gatherings, commercial park, and group home for the elderly. Minimum Lot Area: (1) 600 square feet for townhouse and condominiums, zero -lot -line attached single- family dwellings. (2) 7,500 square feet for single-family detached dwellings and two-family dwellings. (3) 9,000 square feet for multiple -family dwellings. (4) 7,500 square feet for commercial uses. • • Maximum Lot Coverage: • (1) Residential Uses: Not more than eighty percent (80%) shall be covered by buildings, parking areas and streets. (2) Commercial Uses: Not more than eighty percent (80%) shall be covered by buildings, parking areas and streets. Minimum Setbacks : (Unless otherwise permitted by special use permit.) (1) Residential Uses: Front yard: Twenty-five (25) feet from front lot line, if there is a front -facing garage; or no setback if there is a side -facing garage or at least 25' feet of common open space between the curb line and the lot line Rear yard: Ten (10) feet from rear lot line; Side yard: Zero (0) feet from side lot life. Ten (10) feet from one side of end units. (2) Commercial Uses: Front yard: Twenty-five (25) feet from front lot line; Rear yard: Twenty-five (25) feet when adjacent to residential uses or ten (10) feet when not; Side yard: Zero (0) feet from side lot lines or ten (10) feet when on a corner lot. Maximum Height of Buildings: Forty (40) feet (Unless variance obtained). Minimum Parking: (1) Residential Uses: Two (2) spaces per dwelling unit. (2) Commercial Uses: Retail and Personal Service; one (1) space per 200 square feet of floor area, excluding storage areas. Office; one (1) space per 300 square feet of floor area. Service Stations: four (4) spaces, excluding service areas and bays. Self Service Storage: one (1) space for every two storage units. Other uses: see Sections 10.0 and 11.0, Battlement Mesa Planned Unit Development District Regulations. Additional Requirements: All uses shall be subject to the provisions under Sections 10.0 and 11.0, Battlement Mesa Planned Unit Development District Regulations as amended. FEB 12 Town of Parachute AREA NOT INCLUDED 13 ZONE A LIMIT OF STUDY 0) LIMIT OF STUDY LIMIT OF STUDY LIMIT OF STUDY 1 307 18 ZONE A ZONE C termine if flood insurance is available in this community, t your insurance agent, or call the National Flood Insurance m, at (800) 638-6620. ZOtl LIMIT OF STUDY 17 301 0 • ZONE A JOINS PANEL 1705 302 APPROXIMATE SCALE IN FEET 1000 0 1000 E-- H I—I NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP GARFIELD COUNTY, COLORADO (UNINCORPORATED AREAS) PANEL 1315 OF 1900 (SEE MAP INDEX FOR PANELS NOT PRINTED) 11111111111 COMMUNITY -PANEL NUMBER 080205 1315 B MAP REVISED: JANUARY 3, 1986 Federal Emergency Management Agency SURVCO, INC. RTK GPS and Conventional Land Surveying Services Legal Description of Valley View Commons A tract of land being situated in the SE1/4NE1/4 of Section 18, Township 7 South, Range 95 West of the 6th P.M., County of Garfield, State of Colorado, said tract of land being described by metes and bounds as follows: Beginning at a point from whence the East 1/4 corner of said Section 18 bears S.03°58'34"W. 654.27 feet, said 1/4 corner being a 3" brass cap, PLS No. 11643 found in place; thence N.90°00'00"W. 99.20 feet; thence N.67°08'44"W. 149.78 feet; thence N.18°58'20' W. 69.34 feet; thence N.67°08'44'W. 255.68 feet; thence N.00°29'59'W 196.68 feet; thence 54.22 feet along the arc of a curve to the left having a radius of 125.00 feet, central angle of 24°51'15" and sub- tending a chord which bears S.51°07'15"W. 53.80 feet; thence 213.55 feet along the arc of a curve to the right having a radius of 175.00 feet, a central angle of 69°54'57" and sub -tending a chord which bears S.73°39'07"W. 200.54 feet; thence N.71°23'25'1N. 85.37 feet to a point on the Easterly Right -of -Way line of Valley View Drive; thence along said Right -of -Way line the following 4110 five (5) courses: 1) 51.27 feet along the arc of a curve to the right having a radius of 122.49 feet, a central angle of 23°58'48" and sub -tending a chord which bears N.18°48'59"E. 50.89 feet; 2) N.59°33'29"W. 10.00 feet; 3) 39.84 feet along the arc of a curve to the right having a radius of 141.23 feet, a central angle of 16°09'39" and sub -tending a chord which bears N.38°49'04"E. 39.70 feet; 4) 177.16 feet along the arc of a curve to the left having a radius of 218.88 feet, a central angle of 46°22'31" and sub -tending a chord which bears N.23°42'38"E. 172.36 feet; 5) N.00°13'38"E. 45.01 feet to a point on the Southerly Right -of -Way line of Battlement Mesa Parkway; thence along said Southerly Right-of-way line N.89°31'29"E. 704.50 feet to a point on the Westerly Right -of -Way line of Stone Quarry Road; thence along said Westerly Right -of -Way S.00°29'59"E. 649.61 feet to the Point of Beginning. • Said tract of land contains 7.99 acres as described herein. PH: (970) 945-5945 826-1/2 GRAND AVENUE, SUITE No. 26 POST OFFICE Box 2782 GLENWOOD SPRINGS, CO. 81602-2782 EMAIL: SURVCO@EARTHLINK.NET FAX: (970) 945-5946 Consolidated Metropolitan District January 28, 2003 Derek Walter, Project Manager High Country Engineering, Inc. 1517 Blake Avenue, Suite 101 Glenwood Springs, Co 81601 Re: Water & sewer service; Valley View Village, PUD Dear Mr. Walter: Based on your memorandum to me dated January 20, 2003, wherein you estimate peak day water demand at 225,750 gallons per day for 215 proposed equivalent residential units, the Consolidated Metropolitan District has the ability to provide water and sewer services to the proposed subdivision, and will do so. Provision of water and sewer service is expressly conditioned on the property owners compliance with the Rules and Regulations of the District, as they currently exist or may be subsequently amended, and the comments made in my letter to Tamara Pregl, dated October 3, 2002. Please contact me if you need additional information. Very truly yours, R. Bruce Smith District Manager cc: Board of Directors P.O. BOX 6116, BATTLEMENT MESA, CO 81636 • (970) 285-9050 • • • ESTIMATED WATER REQUIREMENTS It is anticipated that Lot 47 Valley View Village, Phase E will receive its potable water by tieing to the water system of the Battlement Mesa Metropolitan District. At this time, an 8" PVC C900 water main is intended to create a looped system. There is planned to be two connection points, one to the 18" water main in Stone Quarry Road and the other to the 8" stub provided in Valley View Drive in anticipation of this phase. At this time, working pressures in the existing water mains are assumed to be adequate to serve the lots. Water will be delivered to the units through individual service taps off of the looped main line. The anticipated demands on the system are based on 54 attached single-family units (townhomes, duplexes, etc.), plus 4,000 square feet of commercial use, and 46 storage units. The average in house use is 100 gallons per person per day with a household average of 3.5 people per unit. • Average In -House Use: [(54 single family units) * (3.5 people/units) * (100 gal/person/day)] = 18,900 gpd The actual commercial use is unknown at this time but estimated to be similar to a neighborhood shopping center, office building, or professional center. This is anticipated to occupy 0.09 acres. The storage units would be similar to a warehouse with 46 units of 10'x20' anticipated to occupy 0.22 acres: • Average Commercial Use: [(0.09) * (4,500 gal/day/acre)] = 405 gpd • Average Storage Use: [(0.22 acres) * (100 gal/day/acre)] = 22 gpd The estimated irrigated area would be approximately 800 square feet per unit and twice the square footage of commercial and storage uses. This equates to 8,000 square feet for commercial irrigation and 18,400 square feet for storage irrigation. Also an allowance of 20,000 sq.ft. for open space has been added. The average irrigated use is assumed to be 0.125" per square foot per day. • Average Outdoor Use: [(43,200 sq ft)+(8,000 sq ft)+(18,400 sq ft)+(20,000 sq ft)] * (0.125"/day) * (1 ft/12") * (7.48 gal/cu ft) = 6,982 gpd This calculates an average day demand of 26,300 gallons per day. Using a factor of 3.0, the maximum day demand calculates as 78,870 gallons. Using a factor of 4.0, the peak hour demand calculates as 73.1 gpm for the flow rate during the peak hour. Fire flow is anticipated to be not greater than 2,250 gpm. The 8" water line size is adequate to supply this flow with maximum pipe velocities less than 15 feet per second. Worksheet Worksheet for Pressure Pipe • Project Description • Worksheet Pressure Pipe Flow Element Pressure Pipe Method Hazen -William: Solve For Pressure at 2 Input Data Pressure. 37.00 psi Elevation -20.00 ft Elevation -10.00 ft Length '00.00 ft C Coeffici 130.0 Diameter 8 in Discharge 5.18 cfs Results Pressure at 2 33.78 psi Headloss 17.43 ft Energy Grade ;08.77 ft Energy Grade -91.33 ft Hydraulic Gra ;05.34 ft Hydraulic Gra-87.91 ft Flow Area 0.3 ft2 Wetted Perim 2.09 ft Velocity 14.84 ft/s Velocity Heac 3.42 ft Friction Slope B7170 ft/ft Project Engineer: Christopher F. Hale c:\...\509-002 vvv lot 47\flowmaster\1ot47.fm2 Mountain Cross Engineering, Inc. FlowMaster v6.1 [614n] 12/13/05 10:05:36 PM © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA (203) 755-1666 Page 1 of 1 • ESTIMATED SEWER REQUIREMENTS It is anticipated that Lot 47 Valley View Village, Phase E will provide sewer services by tieing to the sewer system of the Battlement Mesa Metropolitan District. At this time, an 8" PVC SDR -35 main is planned. It is anticipated to tie to the 8" stub provided in Valley View Drive for this phase. The anticipated demands on the system are based on 54 attached single-family units (townhomes, duplexes, etc.), plus 4,000 square feet of commercial use, and 46 storage units. The average in house use is 80 gallons per person per day with a household average of 3.5 people per unit. • Average In -House Use: [(54 single family units) * (3.5 people/units) * (80 gal/person/day)] = 15,120 gpd The actual commercial use is unknown at this time but estimated to be similar to a neighborhood shopping center, office building, or professional center. This is anticipated to occupy 0.09 acres. The storage units would be similar to a warehouse with 46 units of 10'x20' anticipated to occupy 0.22 acres: • • Average Commercial Use: [(0.09) * (4,500 gal/day/acre)] = 405 gpd • Average Storage Use: [(0.22 acres) * (100 gal/day/acre)] = 22 gpd This calculates an average day demand of 15,550 gallons per day. Using a factor of 3.0, the maximum day demand calculates as 46,650 gallons. Using a factor of 4.0, 43.2 gpm calculates as the flow rate during the peak hour. The 8" sewer line size is adequate to supply this flow even at minimum pipe slopes of 0.4%. • tmp#2.txt Manning Pipe Calculator Given Input Data: Shape circular solving for Depth of Flow Diameter 8.0000 in Flowrate 0.0960 cfs slope 0.0040 ft/ft Manning's n 0.0130 computed Results: Depth 1.9147 in Area 0.3491 ft2 wetted Area 0.0642 ft2 wetted Perimeter 8.1790 in Perimeter 25.1327 in velocity 1.4961 fps Hydraulic Radius 1.1297 in Percent Full 23.9332 Full flow Flowrate 0.7643 cfs Full flow velocity 2.1895 fps Critical Information Critical depth 1.6919 in Critical slope 0.0066 ft/ft Critical velocity 1.7835 fps Critical area 0.0538 ft2 Critical perimeter 7.6458 in Critical hydraulic radius 1.0138 in Critical top width 6.5338 in • Specific energy 0.1943 ft Minimum energy 0.2115 ft Froude number 0.7854 Flow condition Subcritical • Page 1 72 56 BATTLEMENT CEMETERY 56 ineation o DATE 11/30/05 •2000 . Chris Hais DWG MIX V1cMap 509-001 SCS SOILS MAP VALLEY VIEW COMMONS Battlement Mesa, CO Darter, LLC V) Civil and Environmental Consulting and Design 826 1/2 Grand Avenue Glenwood Springs, CO 81601 ph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com MOUNTAIN CROSS ENGINEERING, INC. • United States Department of Agriculture Soil Conservation Service in Cooperation with the Colorado Agnculturai Experiment Station Sol; Survey of (2.) g Parts of c.arfieid and Mesa Counties • • • 32 SOIL SURVEY 55—Potts loam, 3 to 6 percent slopes. This deep, well drained, moderately sloping soil is on mesas, bench- es, and sides of valleys. Elevation ranges from 5,000 to 7,000 feet. This soil formed in alluvium derived from sandstone, shale, or basalt. The average annual precipi- tation is about 14 inches, the average annual air tem- perature is about 46 degrees F, and the average frost - free period is about 120 days. Typically, the surface layer is brown loam about 4 inches thick. The subsoil is reddish brown clay loam about 24 inches thick. The substratum is pinkish white loam to a depth of 60 inches. Included with this soil in mapping are small areas of Olney, Kim, and Ildefonso soils that have slopes of 3 to 6 percent. These areas make up 10 to 15 percent of the map unit. Permeability is moderate, and available water capacity is high. Effective rooting depth is 60 inches or more. Surface runoff is slow, and the erosion hazard is moder- ate. This soil is used mainly for irrigated crops and hay and for dryland farming (fig. 10). Alfalfa, small grains, and grass -legume hay are grown. Small areas are used for grazing. These soils are usually irrigated by flooding. Drop structures in irrigation ditches, grassed waterways, and minimum tillage prevent serious erosion. Irrigation water should be carefully managed to avoid piping and erosion. Cover crops or stubble mulching also help to limit ero- sion in dryfarmed areas. The native vegetation on this soil is mainly wheat - grass, needleandthread, and sagebrush. When range condition deteriorates, forbs and shrubs increase. When the range is in poor condition, undesira- ble weeds and annual plants are numerous. Properly managing grazing maintains and improves range condi- tion. Reducing brush .improves the range. Seeding im- proves range in poor condition. Crested wheatgrass, western wheatgrass, and Russian wildrye are suitable for seeding. Preparing a seedbed and drilling the seed are good practices. Pheasant, mourning dove, cottontail rabbit, some mule deer, and squirrel find habitat on this soil. Community development and recreation are limited by low strength and the shrink -swell potential. Dwellings and roads can be designed to overcome these limita- tions. Community sewage systems will be needed if the population density increases. This soil is in capability subclasses Ille, irrigated, and IVe, nonirrigated. 56—Potts loam, 6 to 12 percent slopes. This deep, well drained, moderately sloping to rolling soil is on mesas, benches, and sides of valleys. Elevation ranges from 5,000 to 7,000 feet. This soil formed in alluvium derived from sandstone, shale, or basalt. The average annual precipitation is about 14 inches, the average annual air temperature is about 46 degrees F, and the average frost -free period is about 120 days. Typically, the surface layer is brown loam about 4 inches thick. The subsoil is reddish brown clay loam about 24 inches thick. The substratum is pinkish white loam to a depth of 60 inches. Included with this soil in mapping are small areas of Kim, Olney, and Ildefonso soils that have slopes of 6 to 12 percent. These areas make up 10 to 15 percent of the map unit. Permeability is moderate, and available water capacity is high. Effective rooting depth is 60 inches or more. Surface runoff is medium, and the erosion hazard is severe. This soil is used mainly for grazing, wildlife habitat, and some dryland farming (fig. 10). Wheat, barley, and oats are grown. Minimum contour tillage and stubble mulching help to prevent excessive erosion. The native vegetation on this soil is mainly wheat - grass, needleandthread, and sagebrush. When range condition deteriorates, forbs and shrubs increase. When the range is in poor condition, undesira- ble weed and annual plants are .numerous. Properly managing grazing improves and maintains range condi- tion. Reducing brush improves range. Seeding improves range in poor condition. Crested wheatgrass, western wheatgrass, and Russian wildrye are suitable for seed- ing. Preparing a seedbed and drilling the seed are good practices. Community development and recreation are limited by low strength, shrink -swell potential, and slope. Dwellings and roads can be designed to overcome these limita- tions. Community sewage systems will be needed if the population density increases. This soil is in capability subclass IVe, irrigated and nonirrigated. 57—Potts-Ildefonso complex, 3 to 12 percent slopes. These gently sloping to rolling soils are on mesas and sides of valleys. Elevation ranges from 5,000 to 6,500 feet. The Potts soil formed in alluvium derived from sandstone, shale, or basalt. The Ildefonso soil formed in very strongly calcareous, basaltic alluvium and small amounts of eolian material. The average annual precipitation is about 14 inches, the average annual air temperature is about 46 degrees F, and the average frost -free period is about 120 days. The Potts soil makes up about 60 percent of the map unit, and the Ildefonso soils makes up about 30 percent. The Potts soil is on slightly concave positions, and the Ildefonso soil is on the breaks of steeper slopes. The Potts soil is deep and well drained. Typically, the surface layer is brown loam about 4 inches thick. The subsoil is reddish brown clay loam about 24 inches thick. The substratum is pinkish white loam that extends to a depth of 60 inches. • • RIFLE AREA, COLORADO Permeability of the Potts soil is moderate, and availa- ble water capacity is high. Effective rooting depth is 60 inches or more. Surface runoff is slow, and the erosion hazard is moderate. The Ildefonso soil is deep and well drained. Typically, the surface layer is brown stony loam about 8 inches thick. The underlying material is white, calcareous very stony loam that extends to a depth of 60 inches. Permeability of the Ildefonso soil is moderately rapid, and available water capacity is low. Effective rooting depth is about 60 inches. Surface runoff is slow, and the erosion hazard is moderate. Included with this soil in mapping are small areas of Olney and Kim soils that have slopes of 3 to 12 percent. These areas make up 5 to 15 percent of the map unit. These soils are used mainly for limited grazing and wildlife habitat. The native vegetation on the Potts soil is mainly wheatgrass, needleandthread, and sagebrush. .The native vegetation on the Ildefonso soil is mainly pinyon and Utah juniper and an understory of Indian ricegrass, wheatgrass, junegrass, serviceberry, bitterbrush, and sa- gebrush. When the understory vegetation deteriorates, grasses almost disappear and forbs and shrubs increase. Proper- ly managing grazing maintains and improves range con- dition on both soils. Seeding improves range on the Potts soil if it is in poor condition. Crested wheatgrass, western wheatgrass, and Russian wildrye are suitable for seeding. Preparing a seedbed and drilling the seed are good practices. Reducing brush on the Potts soil im- proves the range. Properly managing the vegetation on the Ildefonso soil maintains wood production and graz- ing. Selectively thinning pinyon and juniper improves grazing and provides firewood, posts, and Christmas trees. The Ildefonso soil is suited to production of pinyon and Utah juniper. It can produce 9 cords of wood per acre when trees more than 4.5 feet tall reach an average diameter (at one foot) of 5 inches. The low available water capacity affects survival of tree seedlings. Mule deer, wild turkey, chukar, gray squirrel, cottontail rabbit, and some pheasant find habitat on these soils. Community development is limited on the Potts soil by low strength, shrink -swell potential, and slope. Communi- ty development is limited on the Ildefonso soil by steep slopes. This complex is in capability subclass Vle, nonirrigated. 58—Potts-Ildefonso complex, 12 to 25 percent slopes. These strongly sloping to hilly soils are on mesas, alluvial fans, and sides of valleys. Elevation ranges from 5,000 to 6,500 feet. The Potts soil formed in alluvium derived from sandstone, shale, or basalt. The Ildefonso soil formed in very strongly calcareous, basaltic alluvium and small amounts of eolian material. The aver- age annual precipitation is about 14 inches, the average 33 annual air temperature is about 46 degrees F, and the average frost -free period is about 120 days. The Potts soil makes up about 60 percent of this unit, and the Ildefonso soil makes up about 30 percent. The Potts soil is in slightly concave positions, and the Ilde- fonso soil is on the breaks of steeper slopes. The Potts soil is deep and well drained. Typically, the surface layer is brown loam about 4 inches thick. The subsoil is reddish brown clay loam about 24 inches thick. The substratum is pinkish white loam to a depth of 60 inches. Permeability of the Potts soil is moderate, and availa- ble water capacity is high. Effective rooting depth is 60 inches or more. Surface runoff is medium, and the ero- sion hazard is moderate. The Ildefonso soil is deep and well drained. Typically, .the surface layer. is brown stony loam about 8 inches thick. The underlying material is .white, calcareous very stony loam to a depth of 60 inches. Permeability of the Ildefonso soil is moderately rapid, and available water capacity is. low. Effective rooting depth is about 60 inches. Surface runoff is medium, and the erosion hazard is moderate. Included with this soil in mapping are small areas of Morval and Lazear soils. The Morval soils are at the higher elevations. The Lazear soils are shallow and are on ridge crests and steep mountainsides. These areas make up 10 to 18 percent of the map unit. These soils are used mainly for limited grazing and wildlife habitat. The native vegetation on the Potts soil is mainly wheatgrass, needleandthread, and sagebrush. The native vegetation on the Ildefonso soil is mainly pinyon and Utah juniper and an understory of Indian ricegrass, wheatgrass, junegrass, serviceberry, bitterbrush, and sa- gebrush. When the understory vegetation deteriorates, grasses almost disappear and forbs and shrubs increase. Proper- ly managing grazing maintains and improves range con- dition on both soils. Seeding improves range in poor condition in less sloping areas of the Potts soil. Blue - bunch wheatgrass, western wheatgrass, and need- leandthread are suitable for seeding. Preparing the seedbed and drilling the seed are good practices. Con- trolling brush on the Potts soil improves range that is producing more shrubs than are normally found in the potential plant community. Properly managing the under - story vegetation on the Ildefonso soil maintains wood production and grazing. Selectively thinning pinyon and juniper improves grazing and provides firewood, posts, and Christmas trees. The Ildefonso soil is suited to production of pinyon and Utah juniper. It can produce 9 cords of wood per acre when trees more than 4.5 feet tall reach an average diameter (at one foot) of 5 inches. The low available water capacity affects survival of tree seedlings. 34 • Mule deer, wild turkey, chukar, gray squirrel, cottontail rabbit, and some pheasant find habitat on these soils. The steep slopes limit community development. Struc- tures are needed to divert runoff to minimize gullying and erosion. This complex is in capability subclass Vle, nonirrigated. 59—Potts-Ildefonso complex, 25 to 45 percent slopes. These hilly to very steep soils are on alluvial fans and sides of valleys. Elevation ranges from 5,000 to 6,500 feet. The Potts soil formed in alluvium derived from sandstone, shale, or basalt. The Ildefonso soil formed in very strongly calcareous, basaltic alluvium and small amounts of eolian material. The average annual precipitation is about 14 inches, the average annual air temperature is about 46 degrees F, and the average frost -free period is about 120 days. The Potts soil makes up about 60 percent of the map unit,. and the Ildefonso soil makes up about 30 percent. The Potts soil is in slightly concave positions, and the Ildefonso soil is in the steeper, breaklike areas. The Potts soil is deep and well drained. Typically, the surface layer is brown loam about 4 inches thick. The subsoil is reddish brown clay loam about 24 inches thick. The substratum is pinkish white loam to a depth of 60 inches. Permeability of the Potts soil is moderate, and availa- ble water capacity is high. Effective rooting depth is 60 inches or more. Surface runoff is medium, and the ero- sion hazard is severe. The Ildefonso soil is deep and well drained. Typically, the surface layer is brown stony loam about 8 inches thick. The underlying 'material is white, very strongly cal- careous very stony loam to a depth of 60 inches. , Permeability of the Ildefonso soil is moderately rapid, and available water capacity is low. Effective rooting depth is about 60 inches. Surface runoff is medium to rapid, and the erosion hazard is severe. Included with this soil in mapping are small areas of Morval and Lazear soils. The Morval soils are at the higher elevations. The Lazear soils are shallow and are on ridge crests and steep mountainsides. These areas make up 10 to 18 percent of the map unit. These soils are used mainly for limited grazing and wildlife habitat. The native vegetation on the Potts soil is mainly wheatgrass, needleandthread, and sagebrush. The native vegetation on the Ildefonso soil is mainly pinyon and Utah juniper and an understory of Indian ricegrass, wheatgrass, junegrass, serviceberry, bitterbrush, and sa- gebrush. When the understory vegetation deteriorates, grasses almost disappear and forbs and shrubs increase. Proper- ly managing grazing on the Potts soil maintains and improves the range condition. Properly managing the vegetation on the Ildefonso soil maintains wood produc- tion and ground cover. The value for grazing is low ID • SOIL SURVEY because of steep slopes and the tree canopy. Firewood, posts, and Christmas trees can be harvested from the more gently sloping areas. The Ildefonso soil is suited to production of pinyon and Utah juniper. It can produce 9 cords of wood per acre when trees more than 4.5 feet tall reach an average diameter (at one foot) of 5 inches. The low available water capacity affects survival of tree seedlings. Steep slopes and the severe erosion affect harvesting. Mule deer, wild turkey, chukar, gray squirrel, cottontail rabbit, and some pheasant find habitat on these soils. Community development is limited by very steep slopes. This complex is in capability subclass Vile, nonirrigat- ed. 60—Rhone loam, 5 to 30 percent slopes. This deep, well drained, gently sloping to steep soil is on mountain- sides. and ridges. Elevation ranges from 7,600 to 8,600 feet. This soil formed in residuum from sandstone and marlstone. The average annual precipitation is about 20 inches, the average annual air temperature is about 40 degrees F, and the average frost -free period is less than 75 days. Typically, the upper part of the surface layer is brown loam about 8 inches thick, and the lower part is brown sandy clay loam about 20 inches thick. The underlying material is brown extremely channery sandy clay loam about 24 inches thick. Sandstone is at a depth of 52 inches. Included with this soil in mapping are small areas of Parachute and Northwater soils. The moderately deep Parachute soils are on smooth ridge crests and west - and south -facing side slopes. The Northwater soils are on north -facing side slopes. These areas make up about 10 to 15 percent of the map unit. Permeability is moderate, and available water capacity is moderate. Effective rooting depth is 40 to 60 inches. Surface runoff is slow, and the erosion hazard is slight. This soil is used mainly for wildlife habitat and limited grazing. The native vegetation is mainly brome, needlegrass, and sagebrush. There are small areas of dwarfed aspen, but they are of little or no commercial value. When range condition deteriorates, (orbs, shrubs, and Kentucky bluegrass increase. Properly managing grazing maintains and improves range condition. Seeding and removing brush improve range on less sloping areas if it is in poor condition. intermediate wheatgrass, slender wheatgrass, and mountain or smooth brome are suitable for seeding. Preparing the seedbed and drilling the seed are good practices. Elk, mule deer, coyote, grouse. and rabbit find habitat on this soil. Use of this soil for community development or as a source of construction material is limited by steep slopes. RIFLE AREA, COLORADO alidefonso series The Ildefonso series consists of deep, well drained soils that formed in basaltic alluvium and eolian material. Ildefonso soils are on valley sides, hilly mesas, and benches. Slopes are 6 to 45 percent. The average annual precipitation is about 14 inches, and the average annual air temperature is about 46 degrees F. Ildefonso soils are similar to Tridell and Begay soils. Tridell soils are at higher elevations and have a frigid temperature regime. Begay soils do not have a Cca horizon, have less than 35 percent coarse fragments in the control section, and have a cambic horizon. Typical pedon of Ildefonso stony loam, 6 to 25 percent slopes, about 2,490 feet east and 300 feet north of the southwest corner of section 35, T. 7 S., R. 96 W.: A1-0 to 2 inches; brown (10YR 5/3) stony loam, dark brown (7.5YR 3/2) moist; weak very fine to medium granular structure; soft, friable; 20 percent rock frag- ments (10 percent stones, 5 percent cobbles, and 5 percent gravel); 'calcareous; mildly alkaline; clear smooth boundary. AC -2 to 8 inches; brown (10YR 5/3) stony loam, dark brown (10YR 4/3) moist; moderate medium suban- gular blocky structure; slightly hard, friable; 20 per- cent rock fragments (10 percent stones, 5 percent cobbles, and 5 percent gravel); calcareous; moder- ately alkaline; clear smooth boundary. C1 ca -8 to 15 inches; white (10YR 8/2) very stony loam, light gray (10YR 7/2) moist; moderate coarse subangular blocky structure; slightly hard, friable; 35 percent rock fragments (20 percent stones, 10 per- cent cobbles, and 5 percent gravel); visible second- ary calcium carbonate as disseminated lime, lime nodules, and crusts on bottom of stones; calcare- ous; moderately alkaline; gradual smooth boundary. C2ca-15 to 60 inches; white (10YR 8/2) very stony loam, light gray (10YR 7/2) moist; massive; slightly hard, friable; 50 percent rock fragments (30 percent stones, 10 percent cobbles, and 10 percent gravel); calcium carbonate accumulations as disseminated lime, lime nodules, and crusts on bottom of rock fragments;• calcareous; moderately alkaline. 61 Inchau series The Inchau series consists of moderately deep, well drained soils that formed in residuum from shale and sandstone. Inchau soils are on moderately sloping to very steep ridges and mountainsides. Slopes are 25 to 40 percent. The average annual precipitation is 18 inches, and the average annual air temperature is about 40 degrees F. Inchau soils are similar to Jerry and Dateman soiis. Jerry soils contain more than 35 percent clay in the control section. Dateman soils have a mollic epipedon more tha": 17 inches thick and contain more than 35 percent stones in the control section. Typical pedon of Inchau loam, 25 to 40 percent slopes, located along the Battlement Creel,access road, about 1,000 feet south and 200 feet wes of the north- east corner of section 26, T. 7 S., R. 95 VV.: Cobbles and gravel cover 10 to 20 percent of the surface, and stones cover 5 to 10 percent. The A horizon has hue of 10YR or 7.5YR, value of 5 or 6 dry and 3 or 4 moist, and chroma of 2 or 3. The A horizon contains 15 to 30 percent rock fragments, of which more than one-half, by volume, is stones. The C horizon has hue of 10YR or 7.5YR, value of 7 or 8 dry and 6 or 7 moist, and chroma of 1 to 3 dry and 1 to 4 moist. The C horizon contains 35 to 60 percent rock fragments. The content of stones increases with depth. Small lime nodules are common in the Cca horizon. • 01-1 inch to 0; leaves, twigs, and decomposed grasses. A1-0 to 3 inches; grayish brown (10YR 5/2) loam, very dark brown (10YR 2/2) moist; weak -thin platy struc- ture parting to moderate fine granular; soft, very friable, neutral; clear smooth boundary. B1-3 to 11 inches; dark grayish brown (10YR 4/2) light clay loam, very dark brown (10YR 2/2) moist; mod- erate fine and medium subangular blocky structure; slightly hard, friable, slightly s ttisticky and slightly tai plas- las- tic; few thin patchy clay films r smooth boundary. B2t-11 to 18 inches; yellowish brown (10YR 5/4) clay loam, dark yellowish brown (10YR 4/4) moist; mod- erate medium subangular blocky structure; hard, fri- able, sticky and plastic; thin, nearly continuous clay films; 10 percent shale fragments; neutral; clear wavy boundary. gravel- lyto 36 inches; yellowish brown (10YR 5/4) g ly clay loam, dark yellowish brown (10YR 4/4) moist; weak medium subangular blocky structure; hard, fri- able, sticky and plastic; few thin patchy clay films; 20 percent small shale fragments; neutral; clear wavy boundary. Cr -36 inches; weathered sandstone and shale. The mollic epipedon generally ranges from 8 to 14 inches in thickness. Depth to paratithic contact ranges from 21 to 38 inches. These soils are generally leached throughout. The A horizon has hue of 2.5Y to 7.5YR, value of 4 or 5 dry and 2 or 3 moist, and chroma of 2 or 3. The B2 horizon has hue of 7.5YR or 10YR, value of 5 or 6 dry and 4 or 5 moist, and chroma of 2 to 5. RIFLE AREA, COLORADO 1-12 to 30 inches; very pale brown (10YR 7/3) very stony sandy loam, brown (10YR 5/3) moist; weak fine subangular blocky structure; slightly hard, very friable; 45 percent large stones; calcareous; moder- ately alkaline; gradual wavy boundary. C2ca-30 to 60 inches; very pale brown (10YR 8/3) very stony sandy loam, pale brown (10YR 6/3) moist; massive; slightly hard, friable; 45 percent large stones; visible secondary calcium carbonate as fine seams and soft concretions; calcareous; moderately alkaline. Depth to the Cca horizon is 15 to 30 inches. Content of rock fragments ranges from 35 to 55 percent. The mollic epipedon ranges from 8 to 16 inches in thickness. The A horizon has hue of 10YR or 7.5YR, value of 3 or 4 dry and 2 or 3 moist, and chroma of 2 or 3. The AC horizon has hue of 10YR or 7.5YR, value of 4 or 5 dry and 3 or 4 moist, and chroma .of 2 to 4. The C horizon has hue of 10YR or 7.5YR and has more than 15 per- cent calcium carbonate equivalent. • Potts series The Potts series consists of deep, well drained soils that formed in alluvium derived from sandstone, shale, or basalt. Potts soils are on moderately sloping mesas, benches, and valley sides. Slopes are 1 to 12 percent. The average annual precipitation is about 14 inches, and the average annual air temperature is about 45 degrees F. Potts soils are similar to Olney soils. Olney soils have more than 35 percent fine and coarser sand in the con- trol section. Typical pedon of Potts loam, 3 to 6 percent slopes, 1,300 feet north and 1,300 feet west of the southwest corner of section 3, T. 7 S., R. 92 W.: A1-0 to 4 inches; brown (7.5YR 5/4) loam, dark brown (7.5YR 3/2) moist; weak medium platy structure parting to moderate fine granular; slightly hard, fri- able; mildly alkaline; clear smooth boundary. B1-4 to 11 inches; reddish brown (5YR 5/4) heavy loam, dark reddish brown (5YR 3/4) moist; weak medium prismatic structure parting to moderate fine subangular blocky; hard, firm, slightly sticky and non- plastic; mildly alkaline; clear smooth boundary. B2t-11 to 20 inches; reddish brown (5YR 5/4) light clay loam, reddish brown (5YR 4/3) moist; moderate medium subangular blocky structure parting to mod- erate fine subangular blocky; very hard, firm, slightly sticky and slightly plastic; calcareous; moderately al- kaline; gradual smooth boundary. B3ca-20 to 28 inches; reddish brown (5YR 5/4) light clay loam, reddish brown (5YR 4/4) moist; weak medium subangular blocky structure parting to mod- erate fine subangular blocky; hard, firm, slightly 67 sticky and nonplastic; common fine round lime con- cretions; calcareous; strongly alkaline; clear smooth boundary. Cca-28 to 60 inches; pinkish white (5YR 8/2) loam, light reddish brown (5YR 6/4) moist; massive; hard, firm; visible disseminated calcium carbonate; calcar- eous; strongly alkaline. Depth to calcareous material ranges from 9 to 18 inches. In many places, the lower part of the C horizon has 10 to 15 percent gravel and cobbles. These frag- ments increase in quantity with depth. The A horizon has hue of 7.5YR or 5YR, value of 5 or 6 dry and 3 or 4 moist, and chroma of 2 to 4. The B horizon has hue of 5YR or 2.5YR, value of 5 or 6 dry and 4 or 5 moist, and chroma of 3 to 5. Rhone series The Rhone series consists of deep, well drained soils that formed in residuum from sandstone and marlstone. Rhone soils are on mountainsides and ridges. Slopes are 5 to 70 percent. The average annual precipitation is about 20 inches, and the average annual air t mperature is about 40 degrees F. Rhone soils are similar to Silas, Northwater, and Para- chute soils. Silas soils contain 0 to 15 percent rock fragments throughout. Parachute soils have lithic contact at a depth of 20 to 40 inches. Northwater soils have an argillic horizon. Typical pedon of Rhone loam, 5 to 30 percent slopes, about 300 feet south and 200 feet east of the northwest corner of section 13, T. 5 S., R. 96 W.: A11-0 to 8 inches; brown (10YR 4/3) loam, very dark grayish brown (10YR 3/2) moist; weak fine granular structure; soft, very friable, slightly sticky and slightly plastic; many fine and very fine roots; neutral; clear wavy boundary. Al2-8 to 15 inches; brown (7.5YR 5/2) sandy clay loam, dark brown (7.5YR 3/2) moist; moderate medium subangular blocky structure parting to mod- erate fine subangular blocky; slightly hard, friable, slightly sticky and slightly plastic; neutral; clear wavy boundary. A13-15 to 28 inches; brown (7.5YR 5/2) sandy clay loam, dark brown (7.5YR 3/2) moist; moderate medium subangular blocky structure parting to weak fine subangular blocky; slightly hard, friable, slightly sticky and slightly plastic; neutral; clear wavy bound- ary. IIC-28 to 52 inches; brown (7.5YR 5/4) very channery sandy clay loam, dark brown (7.5YR 4/2) moist; massive; slightly hard, friable, slightly sticky and slightly plastic; 40 percent channery fragments; neu- tral; abrupt wavy boundary. R-52 inches; fractured sandstone bedrock. RIFLE AREA, COLORADO TABLE 6. --RANGELAND PRODUCTIVITY AND CHARACTERISTIC PLANT COMMUNITIES --Continued 1111 a site name Ran Soil name and g map symbol 45*: Morval 46, 47 Nihill ;Deep Loam ; Total production 1 Characteristic vegetation ;Kind of year Dry , ;'weight I Lb/acre; ;Favorable ;Normal ;Unfavorable Rolling Loam ;Favorable ;Normal ;Unfavorable 49, 50, 51 {Rolling Loam ;Favorable ;Normal Olney ;Unfavorable 52 ;Brushy Loam " ;Favorable Parachute ;.Normal ;Unfavorable 053*. Parachute ;Mountain Loam I • Rhone ;Mountain Loam Favorable Normal Unfavorable ;Favorable ;Normal ;Unfavorable 54, 55, 56 (Rolling Loam Favorable Potts I ;Normal ;Unfavorable 57*, 58*, 59*: Potts Rolling Loam See footnote at ena of table. 1,800 ;Western. wheatgrass 1,500 ;Needleandthread 700 ;Big sagebrush ;Bluebunch wheatgrass ;Utah serviceberry 101 ;Compo- ;sition Pct 1 1,000 ;Western wheatgrass 120 800 ;Bluebunch wheatgrass ; 15 500 ;Big sagebrush 115 ;Needleandthread ; 10 ;Indian ricegrass 1 10 ;Low rabbitbrush 1 5 1,000 ;Western wheatgrass 120 800 ;Bluebunch wheatgrass 115 500 ;Big sagebrush 115 ;Needleandthread 1 10 ;Indian ricegrass 110 I.Rabbitbrush ' 5 ; 3,000 ;Utah serviceberry 115 2,000 ;.Gambel oak ; 15 1,500 ;Elk sedge ; 10 Mountain brome• ; 10 Columbia needlegrass I 5 Letterman needlegrass 1 5 ,Idaho fescue 1 5 5 (Mountain snowberrY 1 1 5 ;Big sagebrush ; 1,800 ;Letterman needlegrass 115 1,500 ;Columbia needlegrass 110 1,200 ;Elk sedge ; 10 ;Big sagebrush 110 ;Idaho fescue 5 ;Bluebunch wheatgrass 1 55 ;Big bluegrass 5 ;Utah serviceberry 15 ;Mountain snowberry 15 ;Douglas rabbitbrush 1 ; 1,800 ;Letterman needlegrass 115 1,500 ;Columbia needlegrass ; 10 1,200 ;Big sagebrush ; 10 ;Elk sedge 110 ;Bluebunch wheatgrass 5 ;Idaho fescue 1 5 ;Big bluegrass 1 5 ;Utah serviceberry 1 55 ;Mountain snowberry ' 5 ;Douglas rabbitbrush 1,000 ;Western wheatgrass 1 25 800 ;Needleandthread 1 15 500 ;Bluebunch wheatgrass 115 ;Big sagebrush ; 10 ;Indian ricegrass ; 10 ;Low rabbitbrush 5 1Squirreltail 5 20 15 10 10 5 1,000 ;Western wheatgrass 1 25 ,Favorable � 15 ;Normal 800 ;Needleandthread 115 ;Unfavorable ; 500 (Bluebunch wheatgrass 110 ;Big sagebrush 1 10 ;Indian ricegrass � 5 ;Low rabbitbrush ;Squirreltail 5 • • 106 TABLE 7. --BUILDING SITE DEVELOPMENT --Continued SOIL SURVEY Soil name and map symbol Shallow excavations Dwellings without basements Dwellings with basements Small commercial buildincs Local roads and streets 43 Limon 44 Morval 45*: Morval Tridell Moderate: too clayey. Slight Moderate: slope. Severe: slope, slope, large stones. 'Severe: cutbanks cave. :Severe: shrink. -swell. ,Moderate: shrink -swell. :Moderate: shrink -swell, slope. ;Severe: slope, I large stones. ,Slight (Severe: shrink -swell, ;Moderate: ; shrink -swell. :Moderate: 1 shrink -swell, 1 slope. 'Severe: slope, large stones. ;Slight ;Severe: 1 shrink -swell. ;Moderate: 1 slope, 1 shrink -swell. :Severe: I slope. :Severe: slope, 1 large stones. ;Slight Severe: low strength, shrink -swell. Moderate: low strength, shrink -swell, frost action. Moderate: low strength, shrink -swell, slope. Severe: slope, large stones. 46 ;Slight. Nihill 1 : : I 47 ;Severe: ;Severe: :Severe: :Severe: :Severe: Nihill 1 slope, I slope. 1 slope. : slope. 1 slope. 1 cutbanks cave. 1 , I , I I 48 ;Severe: :Severe: :Severe: :Severe: (Severe: Northwater ; slope. 1 slope. I slope. 1 slope. : slope. , 49 ;Slight Slight;;Slight :Slight ;Slight. Olney 1 1 : i I I , 50 ;Slight ;Slight Slight;:Slight ;Slight. Olney 51 Olney 52 Parachute 53*: Parachute Rhone 54 Potts 55 Potts 56 Potts 57*: Potts (Moderate: slope. 'Severe: slope, depth to rock. ;Severe: slope, depth to rock. ;Moderate: ; slope, depth to rock. Slight ;Moderate: slope. (Severe: slope. ;Severe: ' slope. Moderate: slope, shrink -swell. Slight :Moderate: slope. Severe: , slope, , depth to rock. ;Severe: slope, depth to rock. ;Moderate: slope, depth to rock, I shrink -swell. ,Slight Severe: slope. Severe: slope. Severe: slope. Severe: slope. ;Sligh' Slight ;Slight ;Slignt ;Moderate: slope. ,Moderate: slope. Moderate: slope. :Moderate: slope. :Severe: slope. Moderate: slope. Severe: slope. Severe: slope. ;Moderate: slope, frost action, shrink -swell. :Slight. :Slight. ,Moderate: slope. ;Slight (Slight 'Slight ;Moderate: ;Slight. slope. 'Severe: :Severe: 'Severe: ;Severe: ;Severe: large stones. large stones. large stories. 1 slope, 1 large stones. ' large stones. ildefonsc See footnote at enc of table. FLE AREA, COLORADO TABLE ' . - gtl.,DINO SITE DEVEL0PMEENT--Continued Dwellings Shallow name and without map symbol excavations basements 58*' 59*: Potts Ildefonso o, 61 Rhone 62*: Rock outcrop. Torriorthents. 63 ;Severe: slope. Severe: slope, large stones. ;Severe: slope. Silas 64 Tanna 65*. Torrifluvents 66*: Torriorthents. Camborthids. outcrop. Tiorthents. Rock outcrop. ;Moderate: floods. ,Severe: ; slope. 66 ;Slight Vale b9 ;Moderate: Vale ; slope. 70 ;Severe: Vale 1 slope. 71*: Villa Grove ;Severe: ; slope. Zoltay ;Severe: slope. 'Severe: ;y slope. Dwellings with basements ;Severe: slope. ;Severe: ;Severe: slope, slope, large stones. large stones. g ;Severe: ;Severe: ; slope. ; slope. ;Severe: ;Severe: floods. ' floods. 'Severe: ; siope. Severe: slope. Small commercial buildin 5 ;Severe: slope. ,Severe: slope large stones. ;Severe: slope. ;,,cal roads and streets ;Severe: slope ;Severe: slope, large stones. ;Severe: slope. 107 Severe: ; Severe. floods. I floods ;Severe: ;Severe: slope. ; slope, low strength. Slight ;Moderate: ;Moderate: Slight , slope. ; low strength. ; ' Severe: ;Moderate: ;Moderate: I slope. I slope, ; slope. ; low strength. ; Severe: ;Severe: ; slope. ;Severe: slope. I slope. ;Moderate: ; slope. ;Severe: slope. Severe: slope. Severe: slope, shrink -swell, ;Severe: slope. 'Severe: J slope, shrink -swell. ;Severe: ;Severe: ; slope. ; slope, low strength. ; ;Severe: ;Severe: slope, ; slope shrink -swell. low strength, shrink -swell. 'Severe: ;Severe: ;Severeeeoes. floods, 72 ;Severe: ' flood: ;Severe: s, wetness. floods frost action. � , wetness. * See description of the map unit for composition and behavior characteristics of the map unit. 118 SOIL SUR\s TABLE 9• --CONSTRUCTION MATERIALS --Continued Soil name and Roaafill Sand Gravel map symbol Topsoil 54, 55 ;Fair: ;Unsuited ;'Unsuited Potts low strength. 56 ;Fair: ;Unsuited ;Unsuited Potts I low strength. ; 1 57*: Potts ;Fair: ;Unsuited ;Unsuited ; low strength. ' I Ildefonso ;Poor: ;Unsuited ;Unsuited ; large stones. I . i ' 58*: Potts ;Fair: ;Unsuited ,Unsuited ; slope, ; ; low strength. I i Ildefonso ;Poor: ,Unsuited {Unsuited ; large stones. 59*: Potts ;Poor: Unsuited ;Unsuited ;.slope. Ildefonso ;Poor: Unsuited ; slope, ; large stones. ; 60 ;Fair: Unsuited ,Unsuited Rhone ; slope, ; thin layer, ; low strength. 61 ,Poor: (Unsuited slope. ;Unsuited Rhone 62*: Rock outcrop. Torriorthents. 63 Silas 624 Tanna 65*. Torrifluvents 66*: Torriorthents. Camoortnias. Rock outcrop. 67*: Torriorthents. Rock outcrop. ;Fair: ; low strength. ;Poor: slope, low strength, thin layer. See footnote at enc of table. • Unsuited ;Unsuited ;Unsuited Fair: small stones. Fair: slope, small stones. Fair: small stones. Poor: large stones. Poor: slope. ;Poor: ; slope, ; large stones. ;Poor: ; slope. ;Poor: ; slope, large stones. ;Poor: ; slope. ;Poor: slope. Unsuited ;Good. Unsuited ;Poor: slope, I too clayey. RIFLE AREA. COLORADO TABLE 10.--WATEP MANAGEMENT --Continued 123 Soil name and map symbol Pond reservoir areas Embankments, dikes, anc levees Drainage Irrigation Terraces and diversions Grassed waterways 53*: ;Depth to rock, ;Slope, ;Depth tc rock, ;Slope, th, Parachute ;Depth to rock, ;Thar. layer ,Depp ; rooting dep slope. droughty, ; slope. ; droughty. slope rooting depth., � seepage. , ; Rhone ;Slept, ;Thin layer ;Slope, ;Slope, ',Slope, ;Slope, depth to rock.; ; depth tc rock.; rooting depth.. depth to rock.. rooting depth. .Erodes easily --;Erodes easily. ;Slope ;Slope, 54, 55 Seepage;Piping erodes easily.. Potts Sl 56 ;Seepage ;Piping ;Slope ope Slope, ;Slope, ;Slope, erodes easily.; erodes easily.; erodes easily. Potts i I ' 57*:Po; Slope e ;Slope, ;Erodes easily --;Erodes easily. Potts .Seepage ;Piping p ' erodes easily., ' ;Slope, ;Large stones, ;Slope, e ;Large stonesSlope, ; loped stones, lldefonso ;Seepage, large stones. large stones, ; slope. lre droughty. I slope. i droughty. 58*, 59*: Potts ,Seepage ;Piping Slope ;Slope, {Slope, Slope, I erodes easily.; erodes easily.; erodes easily. ;Slope, ;Large stones, ;Slope, ;Large stones--- Slope, ; large stones, lldefonso ;Seepage, large stones. I large stones, slope. ' droughty. 1 i I slope. ; droughty. . i ;' ' ;Slope., _ iSlope, ;Slope, 60,'61 ;Slope, ;Thin layer iSlope, Rhone i depth to rock.; depth to rock., rooting depth.; depth to rock.; rooting depth. i i ' ' 1 ; ; 1 ;Favorable. 621: ; Rock outcrop.• ; Torriorthents. i 1 i ; 63 ;Slope, ,Piping iSlope, Silas i seepage. 1 floods. 1 1 ;Thin layer i 6T 1 depSlope, t, peres slowly, anna depth to rock.; depth to rock. I 65*. Torrifluvents 66*: Torriorthents. Camborthids. Rock outcrop. 67*: Torriorthents. Rock outcrop. 68 Vale 69 Vale 70 Vale ;Seepage ;Slope, seepage. ;Slope, i seepage. See footnote at end of table. ;Piping ;Favorable ;Piping ;Slope I I ;Piping iSlope ' ;Slope, ;Favorable floods. ;Slope, ;Slope, Slpereopes slowly, ; depth to rock,; erodes easily, i rooting depth.' percs slowly. rooting depth. ;Favorable Slope ;Slope Erodes easily ;Erodes easily. ;Erodes easily, ;Slope, ; slope. erodes easil ;Slope, ;Slope, ; erodes easily.; erodes easil. 132 III Soil name and map symbol TABLE 12. --WILDLIFE HABITAT POTENTIALS --Continued 40, 41 Kim Potentiai for ,Grain ; ,Wild , ; and ;Grasses;herba-;Hard- ;seed ; and ; ceous; wood ;crops ;legumes;plants:trees , , I , I , ;Fair ;Fair ;Fair 42 Poor Poor ;Good Lamphier 43 Poor Limon 44 ;Fair Good ;Good Morval 45': Morval ;Fair Tridell Very poor 4b Fair Nihill I Poor ;Fair 47 ;Poor Nihill 48 ;Poor Northwater 49, 50, 51 ;Poor Olney 2 ;Very Parachute ; poor. 53': Parachute ;Poor Rhone 54, 55, 56 Potts 57', 58': Potts • Ildefonso 59': Potts Ildefonso 60 Rhone 61 Rhone 62': Rock outcrop. Torriortnents. Good ;Good ;Very ;Poor poor. ; , ;Good ;Fair ;Fair ;Fair Poor ;Good Fair ;Fair Very ;Good poor. ; , Poor ;Good Poor Poor ;Good Poor Poor {Fair Poor ;Fair ;Poor ,Poor Poor ;Poor Poor ;Very Very I poor. poor. ,Poor Poor II ;Very poor. ;Fair ;Fair ;Fair Good Very ;Good poor. See footnote at end of tao'.e. habitat elements Open- Conif-1ShrubslWetland;Shallo'w, land erous: ;plants ; water ; wild - plants; I areas life ; I ;Poor (Very ;Fair ; poor. SOIL SURVEY Potential as habitat for -- Wood- ; ; Range- ;Fair ;Fair Ii ;Fair ;Fair ;Fair ;Fair ;Fair ;Fair ;Fair -;Fair . ;Fair Fair I , I ;Poor ;Very ;Fair poor. ; ; ; ;Poor ;Very ;Poor ; poor. :Poor ;Poor ;Good t , ;Poor ;Poor ;Very ;Very ; poor. ; poor. ; I ;Very ;Very ; poor. ; poor. ;Very ;Very poor. ; poor. ;Very ;Very poor. ; poor. ;Poor ;Very ; poor. ;Very ;Very poor. I poor. Very poor. Fair Very poor. Fair ;Very poor. ;Fair ;Very poor. --- ;Fair ;Very poor. Very ; poor. ,Very ; poor. ;Very poor. ;Very poor. ;Very poor. ;Good ;Poor ;Fair ;Fair ;Fair ;Fair ;Poor ;Fair ;Very ;Very I poor. poor. ;Fair ;Very ;Very poor. poor. ;Fair ;Very ;Very poor. poor. ;Fair ;Very ;Very poor. poor. Fair Fair ;Poor land ;Wetland; wild- , wild- life life land wild- life Very poor. Very poor. Fair. Fair. ;Very Fair. poor. , --- ;Poor Fair. ; I ;Poor ;Fair. ;Very ;Fair. poor. I Very ;Fair. poor. ; --- ,Very ;Fair. ; poor. ; --- ;Very ;Fair. ; poor. ; Very ;Fair. poor. ; Very ;Fair. poor. ; ; --- Very ;Fair. poor. ; ;Very ;Good. ; poor. ; ;Very ;Fair. ; poor. ; ;Poor ; --- ;Very ;Fair. ; poor. ; ;Poor ;Poor Poor Fa Poor ;Very ; poor. ;Very poor. ;Very poor. ,Very poor. ;Very poor. Fair. Fair. ;Fair. ;Good. Good. UFLE AREA. COLORADO mSame and ymbol Parachute TABLE 13. --ENGINEERING INDEX PROPERTIES --Continued ;Depth; USDA texture In ; Classification 1Frag- ;ments Unified AASHTO , > 3 ;inches Pct Percentage passing sieve number -- , 4 10 40 200 0-5 1Loam 'CL -ML 1A-4 0 90-100 90-100 4 A-6; 0 75-100;75-95 5-181Loam �1CL, 1A 1 ; CL -ML, 1 SM -SC, 1 1 SC i ; 18-291Very channery 1GM-GC, GM1A-1, A-21 5-30 25-40 20-30 1 loam, very i 1 channery sandy loam. 29 ;Unweathered --- bedrock. ; 1 1 , Rhone 0-8 ;Loam 100, CL-MLIA-4, A-6; 0 90-100180-95 8-281Sandy clay loam,ICL, ;A-4, A-6; 0-5 85-100175-95 CL -ML, 1 ; loam. � SM -SC, ; , SC , 28-521Channery sandy ;GM -GC 1A-2 I 0-10 clay loam, very) I 1 ' channery sandy 1 1 clay loam. ; 52 ;Unweathered 1 1 ' bedrock. ; i4, 55, 56 0-4 ;Loam IML 1A-4 Potts 4-281Clay loam 1CL A-6 28-601Loam 1ML A-4 1 i7*, 58*, 59*: 0-4 ;Loam ;ML A-4 Potts 4-281C1ay loam ICL A-6 28-601Loam 1ML 1A-4 1 1 11 onso 0-8 ,Stony loam SM, GM A-1, A-2 8-601Very stony loam, SM, GM A-1, A-2 very gravelly sandy loam. 50, 61 0-8 ;Loam ;CL, CL-ML1A-4, A-61 Rhone 8-281Sandy clay loam,: CL, ;A-4, A-61 loam. 1 CL -ML, 1 SM -SC, 1 1 1 SC ; 28-52;Channery sandy ;GM -GC ;A-2 clay loam, very; ; ; channery sandy ; 1 clay loam. 1 ' 52 ;Unweathered ; bedrock. 139 65-95 150-75 70-95 135-75 ;Liquid ; limit Pct Plas- ticity inaex 20-30 5-10 20-35 5-15 15-30 10-20 1 15-25 NP- 10 70-90 150-70 1 20-35 ; 5-15 60-90 35-65 ; 20-40 ; 5-20 45-60 ;40-55 I30-50 15-30 62*: Rock outcrop. Torriorthents. 20-30 1 5-10 O 175-100175-100165-90 50-70 ; 25-35 O ;75-100175-100;70-100 55-80 ; 25-35 0 175-100175-100165-90 50-70 ; 25-35 1 0 175-100175-100;65-90 50-70 25-35 NP -5 O 175-100175-100170-100 55-80 25-35 10-15 0 175-100175-100;65-90 50-70 25-35 NP -5 5-25 150-75 140-60 30-45 20-35 20-25 1 NP -5 20-70 ;40-75 135-60 25-50 10-30 20-25 NP -5 1 , ; 0 ;90-100180-95 70-90 150-70 { 20-35 1 5-15 0-5 185-100175-95 60-90 35-65 20-40 5-20 i 1 ; ; 0-10 45-60 ;40-55 30-50 15-30 ; 20-30 ; 5-10 1 ; I 1 ' 1 NP -5 10-15 NP -5 63 0-601Loam ;ML iA-4 1 0-10 Silas 64 Tanna 0-9 ;Silty clay loam 1CL 9-24;Clay loam, elay,;CL 1 silty clay loam; 24-301Very channery ;GM -GC, 1 loam, channery CL -ML ; clay loam, 1 loam. 30 ;Unweathered bedrock. •See footnote at end of table. ;A-6, A-71 0-5 ;A-6, A-7 0-5 1A-2 I 0-10 1 1 1 90-100;80-100;75-95 155-80 1 20-25 NP -5 r, 90-100;90-100;90-100185-95 1 35-45 1 15-20 90-100;90-100180-95 175-90 1 35-45 1 15-25 40-100130-95 125-80 120-70 1 25-30 1 5-10 • • • 144 SOIL SURVEY TABLE i4. --PHYSICAL AND CHEMICAL PROPERTIES OF SOILS --Continued Erosion Soli name and lueptn;C'_ay <2mm1 Permeaoiiity ;Availaole; Soil ;Salinity; Shrink -swell factors ;Crganic map symbol ; water ;reaction! potential matter 'capacity ' K ; T , In Pct In/hr In/in p8 mmhos cm, Pct 53*: ; Rhone 1 0-8 ; 20-27 0.6-2.0 10.19-0.21;6.6-7.8 <2 ;Low 0.24; 3 3-b 8-281 20-30 ; 0.6-2.0 10.15-0.1716.6-7.8 <2 ;Moderate 0.241 128-52; 20-30 ; 0.6-2.0 10.08-0.10;6.6-7.8 <2 ;Low ;0.15; 1 1 1 54, 55, 56 1 0-4 ; 15-25 0.6-2.0 10.16-0.1816.6-7.8 <2 ;Low 10.371 5 ; 1-2 Potts 1 4-281 20-35 0.6-2.0 10.19-0.2116.6-8.4 <2 ;Moderate ;0.43; 1 128-60; 15-25 0.6-2.0 10.16-0.1817.9-9.0 <2 ;Low ;0.55; 57*, 58*, 59*: 1 ; 1 ; ; 1 Potts 1 0-4 1 15-25 ' 0.6-2.0 10.16-0.18;6.6-7.8 • <2 ;Low10.371 5 1-2 1 4-28; 20-35 ; 0.6-2.0 10.19-0.2116.6-8.4 <2 ;Moderate ;0.43; ; ;28-601 15-25 0.6-2.0 10.16-0.1817.9-9.0 <2 1Low 0.551 ; Ildefonso 1 0-8 ; 15-25 ; 2.0-6.0 10.08-0.1017.4-8.4 <2 ;Low 00:11 1 3 0.5-1 1 8-60; 15-25 2.0-6.0 ;0.06-0.0817.9-8.4 <4 ;Low 0.151 1 1 ; ; ' 60, 61 0-8 ; 20-27 ; 0.6-2.0 ;0.19-0.2116.6-7.8 <2 ;Low 0.241 3 3-6 Rhone 1 8-281 20-30 ; 0.6-2.0 10.15-0.1716.6-7.8 <2 ;Moderate ;0.24; ; ;28-52; 20-30 1 0.6-2.0 10.08-0.1016.6-7.8 <2 ;Low 10.151 1 1 1 ; 1 , 1 1 1 1 1 1 I 1 1 1 1 1 1 62*: 1 1 1 Rock outcrop. Torriorthents. 1 ;1 63 1 0-601 15-27 1 0.6-2.0 ;0.14-0.1616.6-7.8 <2 ;Low ;0.241 5 1 3-5 Silas 1 1 1 1 1 1 ; 1 ; ; ; ; ; ; , Tanna b4 ; 0-9 ; 27-35 1 0.06-0.2 10.14-0.2016.6-7.8 <2 ;Moderate 10.37; 2 ; 20-40 1 9-24 35-45 ; 1 0.06-0.2 10.12-0.1817.4-9.0 <4 ;Moderate ;0.431 1 124-301 15-30 1 0.06-0.2 10.07-0.1217.4-9.0 <4 ;Moderate 10.241 1 30 1 --- 1 1 1 , 1 ,1 , I 1 65*. Torrifluvents 66*: Torriorthents. Camborthids. Rock outcrop. 67*: Torriorthents. Rock outcrop. 68, 69, 70 Vale 71*: Villa Grove Zoitay 72 Wann ; 0-111 20-27 0.6-2.0 0.19-0.22;6.1-7.8 <2 'Moderate 0.32 111-261 25-35 0.6-2.0 '0.17-6.22;6.6-8.4 <2 ;Moderate 10.43 126-601 15-30 1 0.6-2.0 10.13-0.20;7.4-9.0 1 <2 ;Low 10.43 0-4 1 15-27 ; 0.2-0.6 4-151 20-35 1 2.0-6.0 15-601 15-25 0.2-2.0 0-191 20-27 1 0.6-2.0 19-601 35-45 ; 0.06-0.2 0-17 10-18 ; 2.0-6.0 '17-60; 10-18 2.0-6.0 10.16-0.18;7.4-8.4 ;0.10-0.14;7.4-8.4 10.14-0.16;7.9-8.4 10.17-0.19;6.6-7.8 10.13-0.1516.6-7.8 10.15-0.1816.6-8.4 10.15-0.1717.9-8.4 5 2-4 2-8 ;Moderate ;0.24; 5 1 2-4 <8 ;Low 10.20' <8 ;Moderate 10.321 <2 ;Moderate ;0.28; 5 2-4 <2 ;High ;0.24; <2 1Low 10.20; 5 3-5 <2 Low 10.20' ' * See description of the map unit for composition and behavior characteristics of the map unit. TABLE 15. --SOI WATER FEATURES--Continuedlfrtl isk of osion_ D igh water table , Bedrock ' - 37 Flooding ; Potential 1 — r-' 1 frost ,Uncoated ;Concrete D Soil name and ;Hydro-; ' i th ; Months ; Depth ; Hardness , _� Duration ,Months , Dep ; action i stet logic; Frequency T_ --T 1 r map symbol �� 0 lgrou. , t 1 0 _ -- - r ;Moderate. _ oder ate--- g • ' >60 i ;M Ilii h >6.0 ; 1 1 > 39 C ;None 1 Jerry{ ; - ;Low ,High it-nw• 0 ' , ' >6.0 i , >60 , 1 , 8 IN -one � 1 ' ; � 90, 41 i ; 1 i 1 >60 i !Moderate ---;High ;Low , >6.0 1 1 42 I B iNone --- , ; 1 oderate Lamphier 1 ,Low High M 1 ' 1 ; >6.0 i 1 >60 , 43 C ;None ; 1 ; I j Limon ' ;l 1 ' ;Moderate--_lModerate {Low. 1 i i >6.0 ; >60 i i 49 A ;None 1 Morval 1 ' d t ow. 1 . 1 Moderate ---;Mo era e ;L ' l >60 u5*: >6.0 ; Low. B ;None 1 ' ' Morval 1 1 1 � >60 i ;Moderate-- ;High , 1 ' >6.0 B ;None Low. Tridell >60 1 ;Moderate -- -;High----- -1 1 1 l >6.0 1 1 l ; B ;None 1 46, 47 ; 1 1 , 1 1 dihill 1 ' 1 1 1 40-60 Hard iMaderate-- ;Moderate Low. 1 >6.0 ; 1 8 ;None 1 - 48 ; Northwater 1 >6.0 >60 ; :derate---1Moderate ;Moderate nw• l l { 49, ri0, 51 ; B ,PJone Olney i ;>6.0 ; 20-40 iRippable 52 ; B ;None ; 1 ; 1 1 ; Parachute 1 ' ; 1 ' 1 to OW. odera . 20-40 lRippable ;Moderate---iM I 1 >6.0 ; - 1 , , , l ' 53*: B ;None 1 1 ' 1 ' Parachute ; 1 1 Moderate Low.l >6.0 40-60 Rippable lModerate---, 1 1 ' B ;None 1 Moderate. Rhone � 1 i ___ ,High 1 --- ' X60 ; Low 1 , ' ; >6.0 54, 55 , 56 i B None i --- ; 1 i ; ; Potts i ' l ; ; Low iHigh Moderate. , ; >60 ; 5'1* 58*, 59*: >6.0 ; ow. ' B ;None 1 1 Potts l ow High L i ' , >60 I ' 1 1 l >6.0 ; B ;None 1 ' Tldefanso , l l ; ' I >6.0 ; -- ; 40-60 iRippable ;Moderate ---;Moderate ILow. B ;None 1 ' , l 60, 61 ; i l I 8000e ' ; I 1 , ' ; 6 62*: ' '' I ' 1 Rock outcrop. ; 1 '; I l ' 1 Torriorthents. I ' See footnote at end of table. Low. G)-14-2005 13:25 H—F' GEOTECH HEPWORTH - PAWLAK GEOTECHNICAL March 5, 2003 Grace Homes, Inc. Attn: Terry Lawrence 786 valley Court Grand Junction, Colorado 81505 F. 02'�-�2 HcFvc>rt=h.-Paw-ak Geocec'rL:uca:, 1:.. 5010 County Rand L54 Gienwood Springs o_rr..; ,,, ni63i Phone: 970-945-798Z'. Fax: 970-945-454 ema�t: hpgeoG hpgeotech-:(,-) Job No. 102 526 Subject: Radiation Potential, Proposed Roan Cliff Village Development, Parcels 2-5 and 2-6, Battlement Mesa, Garfield County, Colorado Dear Mr, Lawrence: As requested by Deric Walter of High Country Engineering, we are providing radiation potential information for the. subject site as a supplement to our prelirninmry geotechnical study report dated September 16, 2002, Job No. 102 526. The proposed development is not located in an area where geologic deposits are expected to have unusually high concentrations of radioactive minerals. However, there is a potential that radon gas could be present in the area. It is difficult to assess the potential for future radon gas concentrations in buildings before the buildings are constructed._ Testing for radon gas can be done after construction of a residence or other occupied structure. New buildings are often designed with provisions for ventilatioti'<t lower:— enclosed ower- enclosed spaces should post construction testing show unacceptable radon gas concentrations. If you have any questions or if we can be of further. assistance, please call our office. Sincerely, HEPWORTH-PAWLAK GEOTECHNICAL, INC. Steven L. Pawlak, P_E. SLPIksw cc: High County Engineering - Attn: Deric Walter Parker 303-841-7119 • Colorado Springs 719-633-5562 • S:lvert_horne 97:K-468-1989 TOTAL P.22 8799 HIGHWAY 82 • F C BOX 2150 GLENVvOOD SPRINGS, COLORADO 81602 94S-5419' EAX !970, 945-408' v SSG9 • • November 15, 2005 Mr. Chris Hale Mountain Cross Engineering 826'/ Grand Avenue Glenwood Springs, CO 81601 RE: Valley View Village PH C & D Dear Mr. Hale: The above mentioned development is within the certificated service area of Holy Cross Energy. Holy Cross Energy has existing power facilities located on or near the above mentioned project. These existing facilities have adequate capacity to provide electric power to the development, subject to the tariffs, rules and regulations on file. Any power line enlargements, relocations, and new extensions necessary to deliver adequate power to and within the development will be undertaken by Holy Cross Energy upon completion of appropriate contractual agreements and subject to necessary governmental approvals. Please advise when you wish to proceed with the development of the electric system for this project. Sincerely, HOLY CROSS ENERGY U ZZ Buzz Quaco, Staking Engineer BQ:vw W/O#05-1 9228:1 7-87:Vailey View Village PH C & D . luuCnsLone Ener c' operaitvr /p ' Xcel Energy • November 15, 2005 Chris Hale Mountain Cross Engineering, Inc. 826 / Grand Ave. Glenwood Springs, CO 81601 2538 Blichmann Avenue Grand Junction, Colorado 81505 Dear Mr. Hale, The area of Valley View Subdivision in Battlement Mesa is in Public Service Co of Colorado's service territory and will be served by Public Service Co in accordance with the Rules and Regulations on file with the Colorado Public Utilities Commission • at the time of application. I have enclosed an application for gas service. If I can be of further assistance, please contact me at 970-244-2695 or 970-244-2661 FAX. Since • Tillmon NtSchooler Planner, Western Division • • • 4.11;Q'wE5` EiNcj. Qwest, Spirit of Servce" 11/15/2005 To: Mountain Cross Engineering Inc. Att: Chris Hale Re: Valley View Village Phase E, Lot 47 Qwest Communications will provide telephone facilities to above-mentioned project, as defined by the current PUC Tariffs. Gary Gibson Senior Design Engineer 970-384-0255 CC: • Comcast. • • November 17. 2005 Mountain Cross Engineering, Inc. Chris Hale 826 % Grand Ave, Glenwood Springs, Co. 81601 970-945-55411 RE. Valley View Village, Lot 47 Phase E Battlement Mesa, Colorado Dear Chris: Please accept this letter as confirmation of Comcast of Colorado/Florida, Inc.'s ability to provide cable service to the captioned location. The provision of service is contingent upon successful negotiations of an agreement between the developer and Comcast Cable. Should you require additional information, please contact Michael Johnson at 970-925- 4311 or mobile at 970-930-4713, Sincerely, .11/Ljtj g Michael Johnson Construction Supervisor Colorado Market This letter is not intended to give rise to binding obligations for either party. Any contractual relationship between the parties will be the result of formal negotiations and will only become effective upon execution of the contrail by representatives of the parties authorized to enter into such agreements. During any negotiations. each party will bear its own costs and will not be responsible for any costs or expenses of the other party. unless separately agreed to in writing. ASPEN OFFICE 601 East Hyman Avenue Aspen, Colorado 81611 Telephone (970) 925-1936 Facsimile (970) 925-3008 GLENWOOD SPRINGS OFFICE The Denver Centre 420 Seventh Street, Suite 100 Glenwood Springs, Colorado 81601 Telephone (970) 947-1936 Facsimile (970) 947-1937 • • GARFIELD & HECHT, P.C. ATTORNEYS AT LAW Since 1975 www.garfieldhecht.com May 22, 2006 Richard Wheeler Garfield County Building and Planning Department 108 Eighth Street, Suite 201 Glenwood Springs, Colorado 81601 rwheeler@garfield-county.com AVON OFFICE Avon Town Square, Unit 104 0070 Benchmark Road Post Office Box 5450 Avon, Colorado 81620 Telephone (970) 949-0707 Facsimile (970) 949-1810 BASALT OFFICE 110 Midland Avenue, Suite 201 Basalt, Colorado 81621 Telephone (970) 927-1936 Facsimile (970) 927-1783 David H. McConaughy, Esq. Glenwood Springs Office dmcconaughyga,Qarfieldhecht. com Re: Lot 47, Valley View Village Dear Richard: Thank you for meeting with me on May 18, 2006 regarding the proposed resolution for the zone text amendment as to Lot 47, Valley View Village. We discussed the legislative intent and the proper interpretation of the minimum lot coverage and setback provisions as applied to condominiums and townhomes, which are also defined as "zero lot line" attached single family units in the applicable zoning regulations. As you know, there will be a two-step process for the platting of multifamily units as contemplated by Section 5:25 of the Subdivision Regulations and other provisions. The first plat will show the gross parcels proposed for development and may dedicate rights of way or easements as contemplated by a preliminary plan approval. It will also show building envelopes for any proposed townhomes or condominiums, which envelopes will designate the maximum number of units that may be permitted within such envelopes. For purposes of the minimum lot area calculation, the number of proposed attached units within a gross parcel will be calculated, and the area of the total parcel will be applied to determine the minimum lot area. For example, if a plat proposes a three-plex townhome, the total parcel including the building envelope and future common space will be at least 9,000 square feet. If three townhome buildings with three units each are proposed within a parcel, the total area must be at least 27,000 square feet. The 600 square foot minimum lot size requirement for attached units will apply to the second plat, which will define the actual boundary of the unit based on an as -built survey. That 129441 Printed on recycled paper GARS ELD & I[ECF T, RC. • • Richard Wheeler Garfield County Building and Planning Department May 22, 2006 Page 2 of 2 plat (a "condo plat" or a "townhome plat") will define the unit boundaries as well as the common space, which will be the area outside the unit boundaries. In the above example with a three-plex building, the footprints of all of the units plus the common space will need to meet or exceed 9,000 square feet. With respect to setbacks, we understand that both townhomes and condominiums are "zero lot line" units that have no setbacks themselves, and the front, side, and rear yard setback measurements will be based on the dimensions of the common space surrounding the units. Based on this interpretation, we agree that the resolution as written meets the spirit and intent of the motion passed by the BOCC on May 1, 2006. If this is not correct, please let me know. Thank you for your help with this project. DHM: j ac Cc: Chris Hale, P.E. John Lawrence Carolyn Dahlgren, Esq. 129441-1 ASPEN OFFICE 601 East Hyman Avenue Aspen, Colorado 81611 Ielephone (970) 925-1936 Facsimile (970) 925-3008 GLENWOOD SPRINGS OFFICE The Denver Centre 420 Seventh Street, Suite 100 Glenwood Springs, Colorado 81601 Telephone (970) 947-1936 Facsimile (970) 947-1937 • • GARFIELD & HECHT, P.C. ATTORNEYS AT LAW Since 1975 www garfieldhecht. com May 22, 2006 Richard Wheeler Garfield County Building and Planning Department 108 Eighth Street, Suite 201 Glenwood Springs, Colorado 81601 rwheeler@garfield-county.com AVON OFFICE Avon Iown Square, Unit 104 0070 Benchmark Road Post Office Box 5450 Avon, Colorado 81620 Ielephone (970) 949-0707 Facsimile (970) 949-1810 BASALT OFFICE 110 Midland Avenue, Suite 201 Basalt, Colorado 81621 Telephone (970) 927-1936 Facsimile (970) 927-1783 David H McConaughy, Esq Glenwood Springs Office dmcconaughy@garf eldhecht. com Re: Lot 47, Valley View Village Dear Richard: Thank you for meeting with me on May 18, 2006 regarding the proposed resolution for the zone text amendment as to Lot 47, Valley View Village. We discussed the legislative intent and the proper interpretation of the minimum lot coverage and setback provisions as applied to condominiums and townhomes, which are also defined as "zero lot line" attached single family units in the applicable zoning regulations. As you know, there will be a two-step process for the platting of multifamily units as contemplated by Section 5:25 of the Subdivision Regulations and other provisions. The first plat will show the gross parcels proposed for development and may dedicate rights of way or easements as contemplated by a preliminary plan approval. It will also "show building envelopes for any proposed townhomes or condominiums, which envelopes will designate the maximum number of units that may be permitted within such envelopes. For purposes of the minimum lot area calculation, the number of proposed attached units within a gross parcel will be calculated, and the area of the total parcel will be applied to determine the minimum lot area.. For example, if a plat proposes a three-plex townhome, the total parcel including the building envelope and future common space will be at least 9,000 square feet.. If three townhome buildings with three units each are proposed within a parcel, the total area must be at least 27,000 square feet. The 600 square foot minimum lot size requirement for attached units will apply to the second plat, which will define the actual boundary of the unit based on an as -built survey. That 129441 ® Printed on recycled paper • • GARHELD & HECHT, P.C. Richard Wheeler Garfield County Building and Planning Department May 22, 2006 Page 2 of 2 plat (a "condo plat" or a "townhome plat") will define the unit boundaries as well as the common space, which will be the area outside the unit boundaries. In the above example with a three-plex building, the footprints of all of the units plus the common space will need to meet or exceed 9,000 square feet.. With respect to setbacks, we understand that both townhomes and condominiums are "zero lot line" units that have no setbacks themselves, and the front, side, and rear yard setback measurements will be based on the dimensions of the common space surrounding the units. Based on this interpretation, we agree that the resolution as written meets the spirit and intent of the motion passed by the BOCC on May 1, 2006. If this is not correct, please let me know. Thank you for your help with this project DHM:jac Cc: Chris Hale, P_E. John Lawrence Carolyn Dahlgren, Esq. 129441-1 1111!1111111111111111111111 111101 l 1111111111111111 1 606437 R70 002002 04:03P D 0.00 GARFIELD7COUNTYMALSDORF CO STATE OF COLORADO County of Garfield )ss Toners for Garfield County, Colorado, held in At a regular_ meeting of the Board of County uCourthouse, in Glenwood Springs on Monday, the 1� mmiss the Commissioners Meeting Room, Garfield County day of July, 2002, there were present: Commissioner Chairman John Martin ,Commissioner L ; McCown Commissioner Walt Stowe , County Attorney Don DeFord Clerk of the Board Mildred Alsdorf County Manager Ed Green when the following proceedings, among others were had and done, to -wit: RESOLUTION NO. 2002- 61 O THE A RESO LUTION CONCERNED WITH THE APPROVAL OF AN AMENDMENT TO PUD.PLANNED UNIT DEVELOPMENT ZONE DISTRICT TEXT FOR THE BATTLEMENTCommissioners of WHEREAS, Lynn Shore has filed an application with the Board of County for approval of an amendment to Planned Unit Development zone district text for the Garfield Coun ty Battlement Mesa PUD; Commission reviewed the proposed Battlement Mesa WHEREAS, the Garfield County Planning application and their recommendation was for Planned Unit Development zone district text amendment app approval to the Board of County Commissioners; applicant,d by the the recommendation of the Planning WHEREAS, comments on thematerial d Ctoeunty Planning Department, this Board finds as follows: Commission and the application was filed with the Planning Department and referred to the Planning 1 • The Commission consistent with statutory requirements. published in a newspaper of general circulation at least thirty 2. Notice of the public hearing was P (30) days prior to commencement of the hearing; 3. The substance of the mailing and published notifications substantially informedm�erested parties of the subject matter and location of the requested PUD zone district text 4. The hearing before the Board was extensive and complete, that all pertinent facts, matters and were heard at the hearing. issues were submitted, and that all interested parties .. 0618° Lv�N� G u0:0tG p�NN\N Edward J. and Ida Lee Hoagland 4064 County Road 309 Parachute, CO 81635 Fred A. Jarman, AICP Assistant Planning Director Garfield County Building and Planning Department 108 8th Street, Suite 201 Glenwood Springs, CO 81601 Re: Valley View Village, Lot 47 Dear Mr. Jarman: We are the owners of the following legally described property: Lot 47, Valley View Village Subdivision in Battlement Mesa PUD (the "Property") as described on the Final Plat for Valley View Village Subdivision in Battlement Mesa PUD recorded in the Office of the Garfield County Clerk and Recorder on December 16, 2003 as Reception No. 643048. As you know, Darter, LLC has an option to purchase the Property from us. Thus, we hereby authorize Darter, LLC and its representatives, Chris Hale of Mountain Cross Engineering and David McConaughy of Leavenworth & Karp, P.C., to submit and process a PUD application and a sketch, preliminary, and final subdivision application for the Property. Very.. rulyyours, Edward J. and Ida Lee Hoagland LOYAL E. LEAVENWORTH SANDER N. KARP DAVID H. McCONAUGHY JAMES S. NEU SUSAN W. LAATSCH NICOLE D. GARRIMONE ANNA S. ITENBERG MICHAEL J. SAWYER CASSIA R. FURMAN BETH E. KINNE* CASSANDRA L. COLEMAN** *Admitted in Washington **Admitted in Montana LEAVENWORTH & KARP, P.C. ATTORNEYS AT LAW 201 14T" STREET, SUITE 200 P. O. DRAWER 2030 GLENWOOD SPRINGS, COLORADO 81602 Telephone: (970) 945-2261 Facsimile: (970) 945-7336 crf@lklawfirm.com December 27, 2005 Fred A. Jarman, AICP Assistant Planning Director Garfield County Building and Planning Department 108 8`h Street, Suite 201 Glenwood Springs, CO 81601 Re: Valley View Village, Lot 47 Dear Fred: DENVER OFFICE:* 700 WASHINGTON ST. STE 702 DENVER, COLORADO 80203 Telephone: (303) 825-3995 Facsimile: (303) 825-3997 *(Please direct all correspondence to our Glenwood Springs Office) Enclosed please find the Statement of Authority authorizing Chris Hale of Mountain Cross Engineering and David McConaughy to act on behalf of the applicants, Darter, Inc., in all matters related to the development of Lot 47, Valley View Village in Battlement Mesa. We look forward to working with you on this project. Very truly yours, LEAVENWORTH Rr. KARP. P.C. Cassia R. Furman Enclosure \2005\CliausGracc- 1238\LnrersVannau-7. wpd STATEMENT OF AUTHORITY I, Terry L. Lawrence, as Manager of Darter, LLC, a Colorado limited liability company whose primary address is 786 Valley Court, Grand Junction, CO 81505, hereby authorize David H. McConaughy, Esq., and Christopher F. Hale to act on :jelialf of and by the authority of Darter, LLC in all matters relating to the development of Lot 47, Valley View Village. Terry Ge Lawrence, Ma ager Darter, LLC LOYAL E. LEAVENWORTH SANDER N. KARP DAVID H. McCONAUGHY JAMES S. NEU SUSAN W. LAATSCH NICOLE D. GARRIMONE ANNA S. ITENBERG MICHAEL J. SAWYER CASSIA R. FURMAN BETH E. KINNE* CASSANDRA L. COLEMAN** *Admitted in Washington **Admitted in Montana LEAVENWORTH & KARP, P.C. ATTORNEYS AT LAW 201 14T" STREET, SUITE 200 P. O. DRAWER 2030 GLENWOOD SPRINGS, COLORADO 81602 Telephone: (970) 945-2261 Facsimile: (970) 945-7336 crf@lklawfirm.com December 22, 2005 Fred A. Jarman, AICP Assistant Planning Director Garfield County Building and Planning Department 108 8th Street, Suite 201 Glenwood Springs, CO 81601 Re: Valley View Village, Lot 47 Dear Fred: DENVER OFFICE:* 700 WASHINGTON ST. STE 702 DENVER, COLORADO 80203 Telephone: (303) 825-3995 Facsimile: (303) 825-3997 *(Please direct all correspondence to our Glenwood Springs Office) VIA HAND DELIVERY As we discussed at our meeting, Darter, Inc. is submitting the enclosed application in order to develop Lot 47, Valley View Village. We would like to proceed simultaneously with rezoning the property as a mixed use PUD and submitting a sketch plan showing Darter's concept for the area. In addition to the bound submittal materials prepared by Chris Hale of Mountain Cross Engineering, I am enclosing a copy of the Option Agreement between the current owners of Lot 47, the Hoaglands, and Darter, LLC as well as the form general warranty deed that will convey the parcel. Finally, you will also find enclosed a check in the amount of $775.00 satisfying the County's fee requirements for processing the dual applications. Please feel free to contact David McConaughy, myself, or Chris Hale with any questions or comments related to the Lot 47 development proposal. We look forward to working with the County to realize Darter's vision for the property and thank you in advance for your time and consideration of these applications. Very truly yours, LEAVENWORTH & KARP, P.C. Cassia R. Furman Enclosure cc: Terry Lawrence I:\2005\Clients\Gracc-12381LettersU anon -b. wpd 200 • • ..kGgtEEMENT TO . ,.14 tr.i;101.Ci;'1A ';!r l' D CONTRACT This AGRBk'?1Vi1"J iT made arad entecc,d iast:a Chis ' ay of:May, 1003, by m11. E 1we m DARTER, LLC m,?. GRACE i3OML�3 'MAT, }:ss'1 A E• CCm"i' C)CTIi:::}:f i„ ("Buyer") an.d.:1?LiwA1 r) 3. F]:c:).A>_cit.;t.JND and SDA? L,1tt:'H'O (' lLANJ) ("seller"); WITNESSETH: WHEREAS, alts- pa(:tica hove entered into a Coa,.t.toot. to .Bray and Sell Ain]. Estate) d.a11tti SET 3, 2001, aci ptedby Cc,un.tort r potni. (J.41j:ed C.) ;tober'1, 2001, and a.t:actiOi d Curtbas azIreements dated Jauttary 31, 2002 and ,March 15, 2,003 (ixiilectivelly `'C o ti,E,.c:t"); ' WIUM:F-AS, .1.115 parties tvisla to ILtrrand th•a {:mtrttUt set forth below. NOW, '1'liT:likEFt'?1?l, for va:lmil,lo oon8ideration., th 3•ece:1p1: tinil. su:il..90i.ttt':, of which is acknowledged, the partios agre , as follows: 1. _l;l.ivjmd?I i .iJ�5t4. atiiyer .1.1:011 Septerntiz• 1, 2003, to obtain pre iu nary eubclividloi plat spprovsi :for Cue Property front th 4 Civrftei t Con:nry Board of County CC ser:nrrl.lssiorters. i3u'j'cr shalt haw until Nov:rnber :15, 2003, to a)bt iit. approval for the i'rttt pb;;wr, of -the development. Th,1 cl(AsiIIn tttxd th.c purrJ.0in of the i'rope,ity — [1- oonzprisiu.g oki.ch •pl] sr Shall 1ao daterrnincd. by Tiu:ye.r iri ith diacretiou. fir.at phage shall encu r i' latw.r thart thirty (30) daya 'after rc;s;o•;c'llnt; of the f roil plat fol: the firs • at 4w7/Dt� t ± - al,. me. of t1:16 aver 6.1.(iy exc-to sr 2. ►�t14�;tY 'cr_1ua. 13uyea' gall have elr.U:i1isivr optirn1 tor 7 7' i trc.hzo Property at, t;lle earns 11,t i.oE1 per a.c;r ($21,30('1/ac ars) through April, 30, 20 tho option far eer,,h. a'i;IIitig'hy arming on such fil;a8 within thirty (30) day afar tier, re.,-,o7dittg of a final plat for ryuch filit>.,. Seller agrees not to nail, irrarkvt, negotiaat.a', or <yilttli;t:-wi.th wary t3iirci party for the: wile of ay porion of the 1rropaly ,ttzbject to The option (luring ng 1I4 orifi o:n period without Buy'..r'13 writtern. consent. 3. :6_1 '1Uld111Crat. Q: fl, p:rt1vlaions of the Conti' SELL Eclw a. This Agret in.i)nt supersedes ally pro -vi l:is conflict 11g J. Hoa•' ad SELLER rR,-- IHoagiund BUYER. 8.21/4_2M ‘;:g2.1:7=D3 dak „.„2 Z -z14.3 date )3 UNI. K. Or aco tea Real E6Yr e �:S't, Cc,viai5•tnlc ficin, Ii ao , elate • 1 GENE WARRANTY DEED THIS GENERAL WARRANT DEED made this th day of , 2005, between Edward J. Hoaglund and Ida L e Hoaglund, whose address is 4064 County Road 309, Parachute, CO 81635 (hereinafter "Grantor"), and Darter, LLC, a Colorado limited liability company whose address is 786 Valley Court, Gra d Junction, Colorado, 81505 (hereinafter "Grantee"); WITNESSETH: That the Grantor, for and in co consideration, the receipt and sufficiency sold and conveyed, and by these presen Grantee, its heirs and assigns forever, a situate, lying and being in the County of Lot 47, Valley View Villa as shown on the final p Garfield County Clerk Reception No. 643044 Except all water rights and mineral, oil, property and owned by Grantor are rese provided however that Grantor shall coo to subdivision approvals, and Grantor co surface rights. sideration of Ten Dollars and other good and valuable of which is hereby acknowledged, has granted, bargained, s does grant, bargain, sell, convey and confirm unto the 1 the real property, together with improvements, if any, arfield and State of Colorado, described as follows: e Subdivision in Battlement Mesa P.U.D., at thereof recorded in the Office of the d Recorder on December 16, 2003, as as, hydrocarbons, or any other rights appurtenant to the ed by Grantor and are not conveyed by this instrument, erate with any requirements of Garfield County relative enants never to allow exploration which would disturb the TOGETHER with all and singulthe hereditaments and appurtenances thereto belonging, or in anywise appertaining and the reversion and reversions, remainder and remainders, rents, issues and profits thereof; and all the estate, 'ght, title, interest, claim and demand whatsoever of the Grantor, either in law or equity, of, in anto the above -bargained premises, with the hereditaments and appurtenances; TO HAVE AND TO HOLD t appurtenances, unto the Grantee, its heir personal representatives, does covenant, and assigns, that at the time of the ensea premises above conveyed, has good, sur in law, in fee simple, and has good right, convey the same in manner and form a former and other grants, bargains, sales, 1 whatever kind or nature whatsoever, subject to exceptions set forth on Exhibit "A" attached hereto and incorporated herein by this referenc:. e said premises above bargained and described with and assigns forever. The Grantor, for itself, its heirs and ant, bargain, and agree to and with the Grantee, its heirs ing and delivery of these presents, it is well seized of the , perfect,'absolute and indefeasible estate of inheritance, full power and lawful authority to grant, bargain, sell and aforesaid, and that the same are free and clear from all ens, taxes, assessments, encumbrances and restrictions of 1:2005\Clients\Grace-1238\Documents\G W D Lot 47. wpd December 21, 2005 Page 1 of 2 Please return to: Leavenworth & Karp, PC P.O. Drawer 2030 Glenwood Springs, CO 81602 i The Grantor shall and will W premises in the quiet and peaceable poss every person or persons lawfully claimin i NT AND FOREVER DEFEND the above bargained ssion of the Grantee, its heirs and assigns, against all and the whole or any part thereof. IN WITNESS WHEREOF, the G antor has executed this deed on the date set forth above. By By STATE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) EDWARD J. HOAGLUND IDA LEE HOAGLUND Acknowledged, subscribed and s orn to before me this day of , 2005, by Edward J. Hoaglund. WITNESS my hand and official s -al. My Commission expires: STATE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) Notary Public Acknowledged, subscribed and s orn to before me this day of , 2005, by Ida Lee Hoaglund. WITNESS my hand and official s -al. My Commission expires: 1:\2005\Clients\Grace-1238\Documents\GW D Lot 47.wpd December 21, 2005 Notary Public Page 2 of 2 Please return to: Leavenworth & Karp, PC P.O. Drawer 2030 Glenwood Springs, CO 81602 • • SURVCO, INC. RTK GPS and Conventional Land Surveying Services Legal Description of Valley View Commons A tract of land being situated in the SE1/4NE1/4 of Section 18, Township 7 South, Range 95 West of the 6th P.M., County of Garfield, State of Colorado, said tract of land being described by metes and bounds as follows: Beginning at a point from whence the East 1/4 corner of said Section 18 bears S.03°58'34"W. 654.27 feet, said 7/4 corner being a 3" brass cap, PLS No. 11643 found in place; thence N.90°00'00"W. 99.20 feet; thence N.67°08'44"W. 149.78 feet; thence N.18°58'20"W. 69.34 feet; thence N.67°08'44"W. 255.68 feet; thence N.00°29'59"W 196.68 feet; thence 54.22 feet along the arc of a curve to the left having a radius of 125.00 feet, central angle of 24°51'15" and sub- tending a chord which bears S.51°07'15'W. 53.80 feet; thence 213.55 feet along the arc of a curve to the right having a radius of 175.00 feet, a central angle of 69°54'57" and sub -tending a chord which bears S.73°39'07"W. 200.54 feet; thence N.71°23'25'W. 85.37 feet to a point on the Easterly Right -of -Way line of Valley View Drive; thence along said Right -of -Way line the following five (5) courses: 1) 51.27 feet along the arc of a curve to the right having a radius of 122.49 feet, a central angle of 23°58'48" and sub -tending a chord which bears N.18°48'59"E. 50.89 feet; 2) N.59°33'29'W. 10.00 feet; 3) 39.84 feet along the arc of a curve to the right having a radius of 141.23 feet, a central angle of 16°09'39" and sub -tending a chord which bears N.38°49'04"E. 39.70 feet; 4) 177.16 feet along the arc of a curve to the left having a radius of 218.88 feet, a central angle of 46°22'31" and sub -tending a chord which bears N.23°42'38"E. 172.36 feet; 5) N.00°13'38"E. 45.01 feet to a point on the Southerly Right -of -Way line of Battlement Mesa Parkway; thence along said Southerly Right-of-way line N.89°31'29"E. 704.50 feet to a point on the Westerly Right -of -Way line of Stone Quarry Road; thence along said Westerly Right -of -Way S.00°29'59"E. 649.61 feet to the Point of Beginning. Said tract of land contains 7.99 acres as described herein. PH: (970) 945-5945 B26-1/2 GRAND AVENUE, SUITE No. 26 POST OFFICE Box 2782 GLENWOOD SPRINGS, CO. 81602-2782 EMAIL: SURVCD@EARTHLINK.NET FAX: (970) 945-5946 EXHIBIT i