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Garfield Coun ty, Colo rado Prin ted: 7/25 /2 017 at 4 :30 :56 PM Disc laimerThis is a co mp ilatio n o f reco rds as th ey ap p ear in th e G arfield Co un ty Office s aff ecting th e area sh own . This d rawin g isto b e u sed o nly f or refe re nc e p urp ose s an d the Co un ty is n ot resp on sible for any in acc uracies he rein co n taine d. Garfie ld C o unty Land Explorer Co pyright Gar fie ld Cou nty, Colo rado | A ll Rights Reser ved© Gar f ield Count y Land Explor er ¬1 inch = 3,009 fe et 1 inch = 0.57 m ile s 0 0.8 1.60.4 Miles Gar fie ld Cou nty Colorad oGarfield County Coloradowww.gar field-county.com Gar field C oun ty Pr inted by Web User LAND USE CHANGE PERMIT APPLICATION ADMINISTRATIVE REVIEW APPLICATION Property County Road 117 Sunlight Parkway Glenwood Springs, CO 81601 Parcel #2185-343-00-023 Property Owner Cappo Properties LLC PO Box 2317 Glenwood Springs, CO 81602 PROPOSED SITE PLAN The submitted property was purchased by Cappo Properties LLC (from William Zilm) in May of 2017. Cappo Properties is proposing to dedicate close to half of this property (7.7 acres) to the development of a small contractor’s yard. Of this 7.7 acres, roughly half of it is buildable area (the other half is un- buildable due to slopes greater than 30%). The location of the storage areas for the small contractor’s yard has been specifically placed in an area that is nearly hidden from the public eye. The proposed structure for this project will visible from the main entry to the site… although portions of it will be hidden be existing and newly proposed trees. The proposed storage area is located approximately 15 to 25 feet below 4 Mile Road and behind heavy existing tree and shrub vegetation. Access to this site will be from two existing locations… at the north end of the property as well as the middle section (both directly off 4 Mile Road). There are no existing residences that have a direct line of site to this proposed area. Statement of Authority Form is attached Payment Agreement Form is attached ($250) 4-203 DESCRIPTION OF SUBMITTAL REQUIREMENTS 4-203.B (General Application Materials). The following basic materials are required for all applications for a Land Use Change Permit, including division of land. 4-203.B.1 (Application Form) Application form is included within this packet 4-203.B.2 (Ownership). The application shall include a deed or other evidence of the owner’s fee title interest in the land for which a Land Use Change is proposed. Title work is provided within this packet 4-203.B.3.a A list and a map of real property, the owners of record and mailing address, within a 200- foot radius of the subject parcel as shown in the Office of the County Clerk and Recorder. Said list shall be generated at least 15 days prior to sending public notice. Parcel #218534100014 Elk Meadows Properties LLC 2000 Town Center; Suite 1500 Southfield, MI 48075 Parcel #218534402005 John and Nancy Schneider PO BOX 1700 Glenwood Springs, CO 81602 Parcel #218534402007 Roaring Fork Land No7 LLC 333 Southeast 2nd Ave; Suite 4400 Miami, FL 33131 Parcel #218534400021 William and Charlotte Zilm 0013 Laird Lane Glenwood Springs, CO 81601 Parcel #218534400020 Maria Claire Jacobi 5 Alpine Court Glenwood Springs, CO 81601 Parcel #218534400022 Justin Norgaard and Sarah Talbott 12 Alpine Court Glenwood Springs, CO 81601 Parcel #239503204006 Sunlight View Water & Wastewater CO PO BOX 1943 Glenwood Springs, CO 81602 Parcel #218534301001 Creekside Assisted Living LLC 3490 County Road 117 Glenwood Springs, CO 81601-4538 Parcel #218534300008 Charles and Charlotte Lueders 25 County Road 149 Glenwood Springs, CO 81601 Parcel #218534300009 David and Ellen Conry 3397 County Road 117 Glenwood Springs, CO 81601 Parcel #218534300010 McClellan Properties Partnership PO BOX 2078 Glenwood Springs, CO 81602 Parcel #218534300011 McClellan Properties Partnership PO BOX 2078 Glenwood Springs, CO 81602 Parcel #218534300012 William Stark 303 Ivanhoe Street Denver, CO 80220-5841 Parcel #218534300024 Sandra Cline 677 Overlin Drive Glenwood Springs, CO 81601 Parcel #218534100014 Elk Meadows Properties LLC 2000 Town Center; Suite 1500 Southfield, MI 48075 4-203.B.3.b A list of mineral estate owners in the Subject Site, their name, and the mailing address for each owner or lessee. Undivided one-half interest in all oil, gas and other mineral rights, as reserved by Dan C. Wadsworth and Margaret Wadsworth in the deed to J. Hilton Wix recorded July 27, 1948, in book 238 at page 83 as reception no. 165521, and any and all assignments thereof, or interest therein. Undivided one-fourth interest in all oil, gas, and other mineral rights, as reserved by Raymond Smaltz in the deed to John P. Bershenyi and Carol A. Bershenyi recorded September 17, 1955, in book 287 at page 374 as reception no. 191425, and any and all assignments thereof, or interests therein. Undivided one-fourth interest in all oil, gas, and other mineral rights, as reserved by Raymond Smaltz in the deed to John P. Bershenyi and Carol A. Bershenyi recorded September 17, 1951, in book 260 at page 546, and any and all assignments thereof. (affects Parcel A). 4-203.B.4 (Fees). Any application for a Land Use Change Permit must be accompanied by the appropriate fees. $250 application fee has been submitted with this packet 4-203.B.5 (Project Description) Response: The submitted property was purchased by Cappo Properties LLC (from William Zilm) in May of 2017. Cappo Properties is proposing to dedicate close to half of this property (7.7 acres) to the development of a small contractor’s yard. Of this 7.7 acres, roughly half of it is buildable area (the other half is un-buildable due to slopes greater than 30%). The location of the storage areas for the small contractor’s yard has been specifically placed in an area that is nearly hidden from the public eye. The proposed structure for this project will visible from the main entry to the site… although portions of it will be hidden be existing and newly proposed trees. The proposed storage area is located approximately 15 to 25 feet below 4 Mile Road and behind heavy existing tree and shrub vegetation. Access to this site will be from two existing locations… at the north end of the property as well as the middle section (both directly off 4 Mile Road). There are no existing residences that have a direct line of site to this proposed area. 4-203.C (Vicinity Map) Response: A vicinity map has been included within this application 4-203.D 1-14 (Site Plan) Response: Refer to submitted Existing Conditions Site Plan and Proposed Site Plan drawings for the response to items 1-14 of Section D. 4-203.E (Grading and Drainage Plan) 1. Site Map (included with submitted drawings) 2. Drainage Structure Refer to the attached drainage report by Mountain Cross Engineering. 3. Topography Topographical modifications to the site will be done at the proposed gravel road (within the site), building and yard locations, and at the abandoned sewage ponds… the remainder of the site will be left un-touched until further improvements are proposed. 4. Grading Plan A complete set of construction documents for grading, drainage and other site issued will be designed by a licensed engineer and be submitted with a complete set of construction documents when a building permit is desired. Refer to the attached civil engineering drawings for preliminary grading information for road and building. 5. Soil Stockpile and Snow Storage Areas There are no areas of planned soil storage on the site. Snow storage is located per the submitted drawings. 6. Drainage Plan Refer to the attached drainage report by Mountain Cross Engineering. 7. Equipment Storage Areas Per the nature of a contractor’s storage yard, equipment and materials will be stored on the site (within the boundaries of the small contractor’s yard – refer to submitted drawings). All equipment and materials will be stored in a neat, orderly and organized fashion. 8. Temporary Roads There will be no temporary roads during construction 9. Areas of Steep Slope Areas of steep slope are located on the submitted existing conditions plan 10. Construction Schedule 2018 • Complete and Submit to the county the Land Use Change Permit Application Form • Mitigate area of existing sewage ponds (based on tests and recommendations from engineering report). • Re-grade and build-up new road running through proposed contractor’s yard (with road base and chip & seal or road base with mag chloride). • Complete a drainage and grading plan (with erosion control) from a licensed engineer. Work on the road will only be done after a full grading and drainage plan is submitted to the county 2019 • Bring utilities to the site and construct a new facility. Prior to any construction, a full set of design documents will be submitted to the county for a building permit. 11. Permanent Stabilization At the most, stabilization of the site will occur at the base of the existing steep slope along the east side of the proposed limits of the contractor’s yard… only if engineering reports would call for it. 12. Erosion Control Measures Erosion will be controlled during construction around the perimeter of the proposed site. A complete set of construction documents (including erosion control) will submitted at the time a building permit is desired. 13. Estimated Cost To be determined 14. Calculations Final design will be based off of calculations determined at the time of engineering (prior to final design) 15. Neighboring Areas Refer to attached plans for information on neighboring sites 16. Stormwater Management Refer to the attached drainage report by Mountain Cross Engineering. 17. Stormwater Management Plan The Stormwater management plan will be submitted to CDPHE at time of submittal to the county 18. Reclamation Minimal areas of disturbance around the proposed site will be done. The proposed area of improvements currently exists on areas with no vegetation. Areas that are disturbed around the site will be revegetated with natural grasses. 19. Hydraulic Calculations Refer to the attached drainage report by Mountain Cross Engineering. 20. Maintenance Requirements To be determined 21. Spill Prevention Control It is not anticipated that there will be any large areas of oil storage on this site. If there are areas of oil storage, containments areas will be designed and built per EPA regulations. 22. Additional Information or Details To be determined 23. Signature Blocks Signature blocks will be included in the final design of all site engineered drawings 4-203.F (Landscape Plan) Response: Per the Land Use Cade, Industrial uses are exempt from providing a landscape plan. The Site will still comply with section 7-1001 (Additional Standards for Industrial Use), as outlined below: A. Residential Subdivisions: This proposed project is not within the boundaries of a platted residential subdivision B. Setbacks: The boundaries of the proposed Small Contractor’s Yard fall outside of the 100’ minimum setback from adjacent residential properties to the west. On the east side of the proposed Small Contractor’s Yard, the boundaries between it and the adjacent residential property is within the minimum 100’ setback. This property to the east has a large natural barrier (mountain) between the physical residence and the proposed location of this facility. There will be no visual connection between the physical residence and the proposed contractor’s yard (due to the mountain between the two). The approximate distance between the storage yard and the physical residence bordering the east property line is 1,500 feet. A variance will be requested for setback encroachment on east side of the project boundaries (between the edge of the proposed contractor’s yard and the neighboring residential property line). C. Concealing and Screening: This property naturally lends itself to screening of this proposed use. As previously mentioned, the proposed building site sits approximately 15 to 25 feet below 4 Mile Road and behind heavy vegetation between the roadway and project site. Refer to Site Plan. Trees will be added to the south side of the entry drive to create a visual barrier between it and the neighboring properties to the south. Also to the south of the entry drive will be a fence for a physical barrier to the property. Refer to the submitted drawings for actual locations. D. Storing: Storage items that can be easily removed from the property will be stored inside the building. There will be no storage of petroleum or other hazardous materials anywhere on this site (interior or exterior). Products, whether store inside or out, will be stored per all applicable codes. E. Industrial Wastes: All hazardous materials will be handled per all applicable codes. F. Noise: For the most part, this will be an unmanned facility. Any noise that are generated will meet all county regulations and rules. G. Ground Vibrations: This facility is not expected to create any ground vibrations. H. Hours of Operation: The hours of operation for the small contractor’s yard will be 7am – 5pm. The yard will be for storage of materials and equipment as well as limited shop fabrication. The site will see minimal vehicle and employee traffic on the typical day. I. Interference, Nuisance, or Hazard: No neighboring properties will be subject to additional heat, glare, radiation or fumes generated by this proposed facility. 4-203.G.1-8 (Impact Analysis) Response: Refer to submitted Impact Analysis drawing for information 4-203.J (Development Agreement) Response: Not applicable… waiver requested (refer to application form) 4-203.K (Improvements Agreement) Response: Not applicable… waiver requested (refer to application form) 4-203.L (Traffic Study) Response: The anticipated number of trips to the property on the average day would be around 20, with up to 50 trips per day during peak periods. 4-203.M (Water Supply and Distribution Plan) Response: The proposed shop is planned to be an un-manned facility for the majority of the time. Minimal impacts will be made to the existing water supply and distribution services. This facility is planned to have 1 small restroom (1 toilet and 1 sink). Will serve letter from utility company is provided within this packet 4-203.N (Wastewater Management and System Plan) Response: The proposed shop is planned to be an un-manned facility for the majority of the time. Minimal impacts will be made to the existing wastewater services. This facility is planned to have 1 small restroom (1 toilet and 1 sink). Will serve letter from utility company is provided within this packet DEMONSTRATE COMPLIANCE with ARTICLE 7: STANDARDS DIVISION 1: GENERAL APPROVAL STANDARDS Section 7-101 (Zone District Use Regulations) Response: This project currently complies with the zone district, and is required to go through the Administrative Review process. Section 7-102 (Comprehensive Plan and Intergovernmental Agreements) Response: No land use change is being requested Section 7-103 (Compatibility) Response: This project is compatible with all adjacent land uses. Current adjacent land uses are all residential… although very few and scattered in relation to proposed location of project site. Due to the location of the project (terrain and natural shielding), none of the adjacent residences will have a direct view of the proposed facility. Section 7-104 (Source of Water) Response: Water is currently available on the site (refer to the Site Plan). When the final design is submitted, the proper engineering will be provided for the intended improvements. Section 7-105 (Central Water Distribution and Wastewater Systems) Response: Water and sewer are currently available on the site (refer to the Site Plan). When the final design is submitted, the proper engineering will be provided for the intended improvements. Section 7-106 (Public Utilities) Response: Adequate public utilities are currently located on the property (refer to the Site Plan). Section 7-107 (Access and Roadways) Response: Both existing access points off of 4 Mile Road will be utilized and improved. The gate at the smaller western access will be relocated and moved east so that a truck with a trailer can safely be pulled off the road (and onto the property) without interfering with traffic on 4 Mile Road while the gate is being opened or closed. All roadway standards will be met at time of improvements. Section 7-108 (Use of Land Subject to Natural Hazards) Response: at time of improvements, geological hazards will be designed to eliminate or mitigate the potential hazard. Section 7-109 (Fire Protection) Response: Per the counties Wildland Fire Susceptibility Index, this property is located in a high danger area. When the property is developed, they proper steps will be taken in conjunction with the local fire protection districts to ensure that safety requirements are met. DIVISION 2: GENERAL RESOURCE PROTECTION STANDARDS Section 7-201 (Agricultural Lands) Response: No adjacent agricultural lands will be negatively or positively affected by the improvements of this proposed project. Section 7-202 (Wildlife Habitat Areas) Response: Comments from the Colorado Department of Parks and Wildlife will be addressed upon their response to this application Section 7-203 (Protection of Water Bodies) Response: No disturbance will be done within 35 feet of the drainage ditch located on-site. Section 7-204 (Drainage and Erosion) Response: Drainage report and grading plans are part of this submittal Section 7-205 (Environmental Quality) Response: All future improvements will meet county requirements Section 7-206 (Wildfire Hazards) Response: Per the counties Wildland Fire Susceptibility Index, this property is located in a high danger area. When parcels are developed, they proper steps will be taken in conjunction with the local fire protection districts to ensure that safety requirements are met. Section 7-207 (Natural and Geological Hazards) Response: All future improvements will meet county requirements Section 7-208 (Reclamation) Response: All future improvements will meet county requirements DIVISION 3: SITE PLANNING AND DEVELOPMENT STANDARDS Section 7-301A (Site Organization) Response: All future improvements will meet county requirements (refer to site plan for proposed concept) Section 7-301B (Operational Characteristics) Response: The hours of operation for the small contractor’s yard will be 7am – 5pm, with the main part of activity happening between 7am and 12pm. The yard will be for storage of materials and equipment as well as limited shop fabrication. The site will see minimal vehicle and employee traffic on the typical day. The creation of dust, odors, gas, fumes and glare will not be generated from this property. This shop area will for the most part be un-occupied through-out the majority of the day… excessive noise will not be an issue. Section 7-301C (Buffering) Response: The location for the small contractor’s yard has been specifically placed in an area that is virtually hidden from the public eye. This area is located approximately 10 to 15 feet below 4 Mile Road and behind heavy tree and shrub vegetation. There are no existing residences that have a direct line of site to this proposed area. Section 7-301 (Materials) Response: At the time of improvements, the proposed building materials will work with harmony to the existing buildings, uses and site. Section 7-302 (Off-Street Parking and Loading Standards) Response: All future improvements will meet county requirements Section 7-303 (Landscaping Standards) Response: Landscape requirements are exempt for industrial uses. The proposed project will still comply with Section 7-1001 (Additional Standards for Industrial Uses). Section 7-304 (Lighting Standards) Response: All future improvements will meet county requirements Section 7-305 (Snow Storage Standards) Response: All future improvements will meet county requirements Section 7-306 (Trail and Walkway Standards) Response: All future improvements will meet county requirements Statement Addressing Roads There are currently no roads on this property. All future roads will be designed per Garfield County standards. 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY PARCEL NUMBER: 2185-343-00-023 DATE: 6/9/17 PROJECT: Small Contractor’s Yard OWNERS: Cappo Properties LLC REPRESENTATIVE: Jason Neuman and Rich Carter PRACTICAL LOCATION: No address assigned in County Records. The parcel is located approximately 1.15 miles south of the City of Glenwood Springs on the east side of County Road 117 (Four Mile Road). ZONING: Rural TYPE OF APPLICATION: Administrative Review for a Small Contractor’s Yard I. GENERAL PROJECT DESCRIPTION The Applicant would like to develop a Small Contractor’s Yard on the north end of the approximately 16.66 acre property. Development of a Small Contractor’s Yard requires a Land Use Change Permit and an Administrative Review. Once the review is complete, a Director’s Determination will be issued from the Community Development Director with a decision to either approve, approve with conditions, or deny the Land Use Change Permit. The Community Development Director may also choose to “call-up” the application for review by the Board of County Commissioners. The Applicant is also interested in pursuing a Minor Subdivision on the same property, with the ultimate goal of developing a single-family residence on the southernmost parcel and an undetermined use on the middle parcel. As of the pre-application meeting, the applicant had not finalized the proposed property lines. The Applicant may choose to submit both applications for review concurrently. A separate Pre-Application Conference Summary has been attached that addresses the Minor Subdivision Application process. The Applicant has represented to Staff that the site is served by central services for both water and sewer, negating the need for wells or OWTS. Access will be directly off of 2 County Road 117. The Applicant would like to have two accesses to County Road 117, from the north and south end of the parcel. Staff commented that the Applicant should contact the Road & Bridge Department about possible issues with the proposed multiple accesses to one parcel. The Applicant should note that in addition to County required standards for a n Administrative Review, the application will be required to meet Section 7-1001 - Additional Standards for Industrial Uses. In addition, the applicant should be aware that a Small Contractor’s Yard must be less than 5 acres. Anything larger will be reviewed as a Large Contractor’s Yard. II. REGULATORY PROVISIONS APPLICANT IS REQURED TO ADDRESS 1. Garfield County Comprehensive Plan 2030 2. Garfield County Unified Land Use and Development Code, as amended a. Table 3-403: Use Table Contractor’s Yard, Small b. Section 4-103 Administrative Review c. Section 4-118 Waiver of Standards and Section 4 -202 Waiver of Submittal Requirements d. Table 4-201 Application Submittal Requirements e. Section 4-203 Description of Submittal Requirements 3 f. Article 7 Standards – Section 1, 2, and 3 as applicable g. Section 7-1001 Standards for Industrial Uses III. WAIVER REQUESTS Should the Applicant chose to request waivers from submittal requirements or standards, the Application submittals will need to clearly address the review criteria contained in Sections 4-118 and 4-202 in justifying the requests. Where technical issues are concerned (i.e. roadway standards, traffic, drainage, erosion control) the Application needs to demonstrate that the issues are adequately addressed so that the waiver criteria is being met. Technical expertise and engineering reports may still be required to support the waiver request. Further pre-application meetings are recommended to discuss potential waiver requests with Staff prior to finalizing the Application submittals. IV. REVIEW PROCESS – Administrative Review The review process shall follow the steps as contained in Table 4 -102 and Section 4-103. Please see attached flowchart. V. SUBMITTAL REQUIREMENTS Application materials are generally summarized below. Please refer to Table 4 -201 and Section 4-203 for a more detailed description of each requirement. 1) General Application Materials a) Application form – available on Community Development’s website b) Letter of Authorization – if the owner intends to have a representative submit the application c) Statement of Authority – if the property is held by an LLC or Trust (see attached form) d) Payment Agreement Form – available on Community Development’s website e) Ownership Documentation – a copy of a deed and title work with information on any lien holders f) Names and mailing addresses of all owners of the property within 200’ of the subject parcel – this is available using the Garfield County Land Explorer tool available on the Garfield County website g) Names and mailing addresses of all mineral owners on the subject site – see attached memo h) General project description i) Copy of this pre-application form 2) Vicinity Map – 8”x11” copy, showing the parcel boundaries and the area approximately 3 miles surrounding the site 3) Site Plan – Please include a delineation of the maximum 4 area and extent of the proposed contractor’s yard 4) Grading and Drainage Plan – Section 4-203(E) 5) Landscaping Plan – Section 4-203 (F) 6) Impact Analysis – Section 4-203 (G) 7) Development Agreement if applicable 8) Improvements Agreement if applicable 9) Traffic Study – Section 4-203(L) 10) Water Supply and Distribution Plan - Section 4-203(M) 11) Wastewater Management Plan - Section 4-203(N) 12) Sections addressing Article 7, Sections 1, 2, and 3 as applicable a) Also address Section 7-1007 Additional Standards for Industrial Uses 13) Provide a statement addressing whether or not the roads on the property meet Table 7 - 107 Roadway Standards Submit three paper and one electronic copy (CD or USB Stick) of the application. Both the paper and digital copies should be split into the above individual sections. Additional meetings with Staff can be scheduled to address specific questions regarding waiver requests including submittal waivers. VI. APPLICATION REVIEW a. Review by: Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing: _X_ Director’s Decision (with notice but not a hearing) ___ Planning Commission ___ Board of County Commissioners ___ Board of Adjustment c. Referral Agencies: May include but is not limited to: Colorado Department of Public Health and Environment, County Road and Bridge Department, County Environmental Health Manager, Colorado Parks and Wildlife, County Vegetation Manager, County Consulting Engineer, local Fire Protection District (Colorado River Fire and Rescue), Colorado Department of Transportation (CDOT). VII. APPLICATION REVIEW FEES a. Planning Review Fees: $ 250 b. Referral Agency Fees: $ TBD (consulting engineer/civil engineer fees) c. Total Deposit: $ 250 (additional hours are billed at $40.50 /hour) 5 General Application Processing Planner reviews the application for completeness and sends the Applicant a letter once the review is finished. If the application is not complete, the Planner will request further documentation or clarification from the Applicant. Once complete, Planning Staff and referral agencies then review the application to determine if it meets standards of review. Planner makes a recommendation of approval, approval with conditions, or denial to the appropriate hearing body which in the case of Administrative review is the Director of the Community Development Department. The Director’s decision is subject to a 10-day call-up period, during which the Director’s decision may be reviewed by the Board of County Commissioners. Disclaimer The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and up on factual representations that may or may not be accurate. This summary does not create a legal or vested right. The meeting summary is valid for six months after which an update needs to be requested. Application Submittal – Public Information The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: ____________________________________________ 6/14/17_________ Patrick Waller Date Senior Planner 6 7 STATEMENT OF AUTHORITY Pursuant to C.R.S. §38-30-172, the undersigned executes this Statement of Authority on behalf of ____________________________________, a _____________________________ (corporation, limited liability company, general partnership, registered limited liability partnership, registered limited liability limited partne rship, limited partnership association, government agency, trust or other), an entity other than an individual, capable of holding title to real property (the “Entity”), and states as follows: The name of the Entity is ________________________________________________________________, and is formed under the laws of __________________________________________________________. The mailing address for the Entity is _______________________________________________________ ____________________________________________________________________________________. The name and/or position of the person authorized to execute instruments conveying, encumbering, or otherwise affecting title to real property on behalf of the Entity is _______________________________ ____________________________________________________________________________________. The limitations upon the authority of the person named above or holding the position described above to bind the Entity are as follows (if no limitations, insert “None”): _______________________________ ____________________________________________________________________________________. Other matters concerning the manner in which the Entity deals with any interest in real property are (if no other matter, leave this section blank): __________________________________________________ ____________________________________________________________________________________. EXECUTED this ______ day of _________________________, 20______. Signature: ______________________________________ Name (printed): __________________________________ Title (if any): _____________________________________ STATE OF __________________) )SS. COUNTY OF __________________) The foregoing instrument was acknowledged before me this _____ day of _________________, 20____ by ___________________________________, on behalf of __________________________________, a ____________________________________. Witness my hand and official seal. My commission expires: _______________ _____________________ (Date) (Notary Public) [SEAL] 8 9 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 April 3, 2018 D.M. Neuman Construction Company 310 19th Street Glenwood Springs, CO 81601 Attn: Mr. Richard Carter Project Architect Re: Cappo Properties Shop Building Traffic Study Letter Garfield County, Colorado Dear Mr. Carter: This traffic letter has been prepared for a proposed Cappo Properties Shop Building in Garfield County, Colorado. The purpose of this letter is to provide a trip generation estimate for this project. The proposed development is to be located on the east side of CR-117 (4 Mile Road) approximately two miles south of the Midland Avenue/Airport Road (CR 116) and CR-117 (4 Mile Road) intersection. The project is proposed to include an approximate 13,000 square foot building. This building is proposed to be used as a shop for production and storage. This letter identifies the amount of traffic associated with this proposed development use and size. Regional access to the proposed Cappo Properties Shop Building will be provided by State Highway 82. Primary access will be provided by CR-117 (4 Mile Road). CR-117 (4 Mile Road) provides one through lane in each direction, and primarily runs north and south. Direct access is to be provided by two new access points, along CR-117 (4 Mile Road). The proposed project is anticipated to maintain the existing street network and not alter any of the existing conditions at any intersections. Site-generated traffic estimates are dete rmined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Report1 published by the Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. For this trip generation, Kimley-Horn used the average rate equations of the ITE Trip Generation, 10th Edition (current), Manufacturing (ITE Code 140). This land use code is believed to be the most applicable to the proposed shop building. As defined in the Trip Generation Manual, “A manufacturing facility is an area where the primary activity is the conversion of raw materials or parts into finished products.” The following table summarizes the estimated trip generation for the project based on ITE equations for a 13,000 square foot manufacturing facility (calculations attached). 1 Institute of Transportation Engineers, Trip Generation: An Information Report, Ninth Edition, Washington DC, 2012. Mr. Carter April 3, 2018 Page 2 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 Trip Generation – Cappo Properties Shop Building USE AND SIZE Daily Trips WEEKDAY VEHICLE TRIPS AM Peak Hour PM Peak Hour In Out Total In Out Total Manufacturing – 13,000 SF 52 6 2 8 3 6 9 Total Trips 52 6 2 8 3 6 9 As summarized in the table, the currently proposed use of a 13,000 square-foot Cappo Properties Shop Building is anticipated to generate approximately 52 weekday daily trips, of which eight (8) trips would occur during the morning peak hour and nine (9) trips would occur during the afternoon peak hour. Based on these results, development of the Cappo Properties Shop Building project is anticipated to generate a very low traffic volume. When distributed and assigned to the surrounding public streets and intersections, a negligible increase in traffic volumes are anticipated. It is expected that the surrounding street network will successfully accommodate this project traffic volume. If you have any questions or require anything further, please feel free to call me at (303) 228 -2304. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Curtis D. Rowe, P.E., PTOE Vice President 04/03/2018 Project Cappo Properties Shop Building Subject Trip Generation for Manufacturing Designed by CAK Date April 02, 2018 Job No.096721000 Checked by Date Sheet No.1 of 1 TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 10th Edition, Average Rate Equations Land Use Code - Manufacturing (140) Independant Variable - 1000 Square Feet Gross Floor Feet (X) Gross Floor Area =13,000 X =13.0 T =Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (100 Series Page 41) Directional Distribution:77%ent. 23%exit. T = 0.62 (X)T =8 Average Vehicle Trip Ends T = 0.62 *13 6 entering 2 exiting 6 +2 =8 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (100 Series Page 42) Directional Distribution:31%ent. 69%exit. T = 0.67 (X)T =9 Average Vehicle Trip Ends T = 0.67 *13 3 entering 6 exiting 3 +6 =9 Weekday (100 Series Page 40) Directional Distribution: 50% entering, 50% exiting T = 3.93 (X)T =52 Average Vehicle Trip Ends T = 3.93 *13 26 entering 26 exiting 26 +26 =52 SGS Accutest LabLink@25470 09:28 15-Nov-2017 Preliminary Data Report of Analysis Page 1 of 1 Client Sample ID:SUNLIGHT VIEW (SAMPLE SETS 1-12) Lab Sample ID:D99449-1 Date Sampled:10/27/17 Matrix:SO - Soil Date Received:10/28/17 Method:SW846 8260B Percent Solids:17.2 Project:Sunlight View Decommissioned Biosolids File ID DF Analyzed By Prep Date Prep Batch Analytical Batch Run #1 5V44461.D 1 11/03/17 15:27 MB n/a n/a V5V2447 Run #2 Initial Weight Final Volume Run #1 5.00 g 5.0 ml Run #2 VOA Special List CAS No.Compound Result RL MDL Units Q 71-43-2 Benzene ND 5.8 2.9 ug/kg 56-23-5 Carbon tetrachloride ND 12 2.9 ug/kg 108-90-7 Chlorobenzene ND 12 2.9 ug/kg 67-66-3 Chloroform ND 12 2.9 ug/kg 106-46-7 p-Dichlorobenzene ND 12 2.9 ug/kg 75-34-3 1,1-Dichloroethane ND 12 2.9 ug/kg 107-06-2 1,2-Dichloroethane ND 12 2.9 ug/kg 78-93-3 Methyl ethyl ketone 61.7 58 29 ug/kg 127-18-4 Tetrachloroethylene ND 12 2.9 ug/kg 79-01-6 Trichloroethylene ND 12 2.9 ug/kg 75-01-4 Vinyl chloride ND 12 3.5 ug/kg CAS No.Surrogate Recoveries Run# 1 Run# 2 Limits 1868-53-7 Dibromofluoromethane 93%70-130% 2037-26-5 Toluene-D8 113%70-130% 460-00-4 4-Bromofluorobenzene 116%65-142% 17060-07-0 1,2-Dichloroethane-D4 97%70-130% ND = Not detected MDL = Method Detection Limit J = Indicates an estimated value RL = Reporting Limit B = Indicates analyte found in associated method blank E = Indicates value exceeds calibration range N = Indicates presumptive evidence of a compound Draft: 1 of 5 SGS Accutest LabLink@25470 09:28 15-Nov-2017 Preliminary Data Report of Analysis Page 1 of 1 Client Sample ID:SUNLIGHT VIEW (SAMPLE SETS 1-12) Lab Sample ID:D99449-1 Date Sampled:10/27/17 Matrix:SO - Soil Date Received:10/28/17 Method:SW846 8270C SW846 3546 Percent Solids:17.2 Project:Sunlight View Decommissioned Biosolids File ID DF Analyzed By Prep Date Prep Batch Analytical Batch Run #1 1G135274.D 1 10/30/17 23:37 DC 10/30/17 OP15668 E1G2114 Run #2 Initial Weight Final Volume Run #1 5.1 g 1.0 ml Run #2 AB Special List CAS No.Compound Result RL MDL Units Q 95-48-7 2-Methylphenol ND 2300 570 ug/kg 3&4-Methylphenol ND 2300 570 ug/kg 87-86-5 Pentachlorophenol ND 11000 5700 ug/kg 95-95-4 2,4,5-Trichlorophenol ND 2300 570 ug/kg 88-06-2 2,4,6-Trichlorophenol ND 2300 570 ug/kg 121-14-2 2,4-Dinitrotoluene ND 2300 1100 ug/kg 118-74-1 Hexachlorobenzene ND 2300 570 ug/kg 87-68-3 Hexachlorobutadiene ND 2300 570 ug/kg 67-72-1 Hexachloroethane ND 2300 570 ug/kg 98-95-3 Nitrobenzene ND 2300 570 ug/kg 110-86-1 Pyridine ND 11000 8000 ug/kg CAS No.Surrogate Recoveries Run# 1 Run# 2 Limits 321-60-8 2-Fluorobiphenyl 68%23-130% 367-12-4 2-Fluorophenol 65%10-130% 4165-60-0 Nitrobenzene-d5 66%12-131% 4165-62-2 Phenol-d5 68%17-130% 1718-51-0 Terphenyl-d14 90%29-141% 118-79-6 2,4,6-Tribromophenol 77%25-130% ND = Not detected MDL = Method Detection Limit J = Indicates an estimated value RL = Reporting Limit B = Indicates analyte found in associated method blank E = Indicates value exceeds calibration range N = Indicates presumptive evidence of a compound Draft: 2 of 5 SGS Accutest LabLink@25470 09:28 15-Nov-2017 Preliminary Data Report of Analysis Page 1 of 1 Client Sample ID:SUNLIGHT VIEW (SAMPLE SETS 1-12) Lab Sample ID:D99449-1 Date Sampled:10/27/17 Matrix:SO - Soil Date Received:10/28/17 Method:SW846 8082A SW846 3546 Percent Solids:17.2 Project:Sunlight View Decommissioned Biosolids File ID DF Analyzed By Prep Date Prep Batch Analytical Batch Run #1 EE35755.D 1 11/06/17 14:14 TR 11/01/17 OP15682 GEE2281 Run #2 Initial Weight Final Volume Run #1 30.0 g 10.0 ml Run #2 PCB List CAS No.Compound Result RL MDL Units Q 12674-11-2 Aroclor 1016 ND 97 39 ug/kg 11104-28-2 Aroclor 1221 ND 97 39 ug/kg 11141-16-5 Aroclor 1232 ND 97 39 ug/kg 53469-21-9 Aroclor 1242 ND 97 39 ug/kg 12672-29-6 Aroclor 1248 ND 97 39 ug/kg 11097-69-1 Aroclor 1254 ND 97 41 ug/kg 11096-82-5 Aroclor 1260 ND 97 39 ug/kg 37324-23-5 Aroclor 1262 ND 97 39 ug/kg 11100-14-4 Aroclor 1268 ND 97 29 ug/kg 1336-36-3 Total PCBs ND 97 41 ug/kg CAS No.Surrogate Recoveries Run# 1 Run# 2 Limits 877-09-8 Tetrachloro-m-xylene 59%10-149% 877-09-8 Tetrachloro-m-xylene 63%10-149% 2051-24-3 Decachlorobiphenyl 74%11-162% 2051-24-3 Decachlorobiphenyl 81%11-162% ND = Not detected MDL = Method Detection Limit J = Indicates an estimated value RL = Reporting Limit B = Indicates analyte found in associated method blank E = Indicates value exceeds calibration range N = Indicates presumptive evidence of a compound Draft: 3 of 5 SGS Accutest LabLink@25470 09:28 15-Nov-2017 Preliminary Data Report of Analysis Page 1 of 1 Client Sample ID:SUNLIGHT VIEW (SAMPLE SETS 1-12) Lab Sample ID:D99449-1 Date Sampled:10/27/17 Matrix:SO - Soil Date Received:10/28/17 Percent Solids:17.2 Project:Sunlight View Decommissioned Biosolids Metals Analysis Analyte Result RL Units DF Prep Analyzed By Method Prep Method Arsenic 3.0 0.42 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Barium 480 4.2 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Chromium 22.1 4.2 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Copper 495 4.2 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Lead 14.1 1.1 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Mercury <0.48 0.48 mg/kg 1 11/01/17 11/01/17 SB SW846 7471B 1 SW846 7471B 4 Molybdenum 5.2 2.1 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Nickel 16.8 4.2 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Phosphorus 7250 130 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Potassium 3630 420 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Selenium 4.5 0.85 mg/kg 5 11/01/17 11/02/17 SB SW846 6020A 2 SW846 3050B 5 Zinc 673 27 mg/kg 5 11/09/17 11/09/17 SB SW846 6020A 3 SW846 3050B 6 (1) Instrument QC Batch: MA9212 (2) Instrument QC Batch: MA9218 (3) Instrument QC Batch: MA9247 (4) Prep QC Batch: MP23426 (5) Prep QC Batch: MP23449 (6) Prep QC Batch: MP23518 RL = Reporting Limit Draft: 4 of 5 SGS Accutest LabLink@25470 09:28 15-Nov-2017 Preliminary Data Report of Analysis Page 1 of 1 Client Sample ID:SUNLIGHT VIEW (SAMPLE SETS 1-12) Lab Sample ID:D99449-1 Date Sampled:10/27/17 Matrix:SO - Soil Date Received:10/28/17 Percent Solids:17.2 Project:Sunlight View Decommissioned Biosolids General Chemistry Analyte Result RL Units DF Analyzed By Method %solids Solids, Percent 17.2 %1 11/01/17 SWT SM2540G-2011 M Corrosivity as pH a 7.34 su 1 11/03/17 13:12 JD SW846 7.2/9045D Cyanide Reactivity <1.5 1.5 mg/kg 1 11/07/17 JD SW846 CHAP 7.3 Flashpoint At 620 mm Hg b >140 Deg. F 1 11/10/17 ST SW846 1010A, PM CC Nitrogen, Ammonia 0.110 0.00070 %1 11/08/17 08:00 JD SM 4500NH3D MOD-2011 Nitrogen, Nitrate c <2.6 2.6 mg/kg 1 11/03/17 14:54 JB SW846 9056A Nitrogen, Total Kjeldahl d 3.92 0.39 %40 11/06/17 12:48 ANJ EPA 351.2 M/LACHAT Paint Filter Test e <1.0 1.0 ml/100g 1 11/10/17 MM SW846 9095B Solids, Total 16.1 0.50 %1 10/31/17 SK SM 2540G-2011 Solids, Total Volatile 42.3 0.50 %1 10/31/17 SK SM20 2540 E Sulfide Reactivity <10 10 mg/kg 1 11/07/17 JD SW846 CHAP 7.3 pH f 7.34 su 1 11/03/17 13:15 JD SW846 9045D (a) Analysis performed past recommended hold time. Non corrosive. (b) Non Ignitable (c) Result equivalent to 0.0002 % (d) Analysis performed at SGS Accutest, Dayton, NJ. (e) Contains no free liquid (f) Analysis performed past recommended hold time. RL = Reporting Limit Draft: 5 of 5 Addendum to original Land Use Change Permit Application (for Administrative Review Application) Project: Cappo Small Contractor’s Yard Parcel #: 2185-343-00-023 Date: March 7, 2018 The following is a response to Garfield County’s list of identified items for the above-mentioned Land Use Change Permit Application. The following sheets are attached as supplemental information to the items below: • Pre-Application Conference Summary • Statement of Authority (recorded) • Title Commitment (complete) • Traffic Study Letter • Pond Analysis Report • Drawings A1.1 and A1.3 Legal Issues: 1 The Statement of Authority has been recorded with the Garfield County Clerk and Recorder 2 The remainder of the title commitment is attached 3 The list of Mineral Rights owners was provided by Land Title on Schedule B of the Title Commitment, items number 8, 9 and 10 of page 2. Schedule B of the Title Commitment was provided with the original submittal to the county. This original deed was pulled from the records at the Garfield County Clerk and Recorder Traffic and Access: 4 Curtis Rowe of Kimley Horn has prepared a traffic study letter per the County’s request. We would like to request a waiver from the Basic Traffic Study (4-203(L)… attached is a detailed from our engineer explaining why… it is attached. 5 The traffic study has identified that this project will generate a very low trip count (52) to this property. With this in mind, all roads will be designed to meet the Semi Primitive roadway standards per Table 7-107 of the Garfield County Land Use Code. 6 The road on the Impact Analysis has been updated to reflect that on the Site Plan. This revised plan sheet is attached. Industrial Standards: 7 We would like to request a waiver from this requirement (7-1001d for 100’ setback). The boundaries of the proposed Small Contractor’s Yard storage area fall outside of the 100’ minimum setback from adjacent residential properties to the east. On the west side of the proposed Small Contractor’s Yard, the boundaries between it and the adjacent residential property is within the minimum 100’ setback. This property to the east has a large natural barrier (mountain) between the physical residence and the proposed location of this facility. There will be no visual connection between the physical residence and the proposed contractor’s yard (due to the mountain between the two). The approximate distance between the storage yard and the physical residence bordering the east property line is 1,500 feet. 8 The historical use of this property has always been more of an industrial use than a residential use (as the waste water facility for residential properties along 4-Mile Road). The proposed industrial use of this property will have minimal impact to the existing residential neighboring properties. The proposed plan takes advantage of the natural topography in sheltering/screening the activities associated with this type of use. We feel as though we have demonstrated that this project will have negligible effect on the neighboring properties (Section 4-203.F of the original submittal). We would like to request a waiver from this requirement that states that ‘Industrial uses shall not occupy a lot in a platted residential Subdivision’ (7-1001 Industrial Use) 9 Additional vegetation (trees) will be planted on the south side of the Small Contractors Yard proposed property line to provide a visual screen/barrier between it and the future property to the south. The added trees/screen was shown on the originally submitted Site Plan… it just wasn’t labeled. The revised site plan, with the label for this screen, is attached. Other: 10 A note indicating scale has been added to both the Existing Conditions Site Plan and the Impact Analysis (sheet A1.1)… this revised drawing is attached. 11 The proposed contractors yard is for DM Neuman Construction and will be used as a shop and storage yard as required for this business. Construction materials and equipment will be stored in the yard (vehicles, trailers, equipment, building materials…) as well as the shop/building. The shop will also be used for the small construction projects on a limited basis (such as cabinet building, painting, trim work…). 12 The Pre-Application Conference Summary is attached 13 The pond mitigation by Sunlight Waste and Water Company has been completed. In a few weeks, a final report will be provided showing that state standards have been met (this will be forwarded to the county as soon as we receive it). The initial testing reports are included with this resubmittal. SHEET TITLECONSULTANTSPROJECT NO: Cappo Properties LLCMODEL FILE:DMN Shop Property Submittal Revised 1-30-18.plnDRAWN BY: RBCCOPYRIGHT:C:\Users\Rich\Desktop\Projects\DMN Shop Site\CAD\DMN Shop Property Submittal Revised 1-30-18.plnA1.1Cappo PropertiesLLC2nd Amended Plat ofSunlight ParkwayGarfield County, CO816011 5 ' 3 0 ' 3 5 ' 50' 7 '-6 "EMETWSOWSOPondPondConcretePad withGenerator3.25" Dia. Aluminum CapLS No. 15710 in Place(Bears S74°53'59"W 0.72'from point for corner)3.25" Dia. Aluminum CapLS No. 15710 in Place(Bears S74°55'34"W 0.93'from point for corner)3.25" Dia. AluminumCap LS No. 15710 inPlace1.5" Dia. YellowPlastic Cap LS No.15710 in Place(Bears N78°41'17"E1.07' from point forcorner)3.25" Dia. AluminumCap LS No. 15710 inPlaceNo. 5 Rebar in Place1.5" Dia. YellowPlastic Cap LS No.29030 in Place(Bears S74°48'53"E0.40' from point forcorner)1.5" Dia. Plastic Cap LSNo. 19598 in Place(Bears S64°01'29"E2.25' from point forcorner)Lot 5 Prehm Ranch1.25" Dia. Plastic Cap LSNo. 15710 in PlaceN 83°37'30" W 327.00'247.00'80.00'1.5" Dia. Plastic CapIllegible in Place3.25" Dia. AluminumCap Illegible in Place1.5" Dia. Plastic CapIllegible in Place1.25" Dia. Plastic CapLS No. 29030 in Place3" Dia. Aluminum CapLS No. 15710 in PlaceSite BenchmarkEl.=6181.1'N 10°04'56" W 466.81'N 09°38'49" W 455.57'S 88°53'29" E 75.59'S 17°47'37" E 1294.15'S 89°01'16" E 240.00'67.87'172.13'S 03°57'51" W 1049.07'N 10°24'11" W88.37'N 05°44'11" W82.15'GateFenceFenceGateFenceFenceFenceGateFenceFenceBuried Cable TV lineBuried Electric line1.25" Dia. Plastic Cap LSNo. 27613 in PlaceBuried Gasline SignFiberOptics BoxSewerCleanoutWaterSpigotUtilityVaultFiber Optics Pad& Electric Trans.6" Dia.VerticalPVC2" Dia.VerticalPVCSolarPanelGas PipelineTest Point36" Dia.CMP InvertEl.=6170.1'36" Dia.CMP InvertEl.=6175.9'8" Spike18" Dia. CMP InvertIn=6182.3'Invert Out=6180.9'16" Dia. CMP InvertEl.=6183.9'(No Daylight)DitchEdge of AsphaltCounty Road No. 117(4 Mile Road)Gravel RoadGravel RoadDitchBuried Gas &Cable/TV LineTelephonePed.6100611061206 1 3 0 6140615061606140 6 1 5 0 6 1 6 0 6140615061606170619061906200County Road No. 117(4 Mile Road)6190620062106220623062406250626062006 1 7 06190 62206240626062806300Gasline EasementRec. No. 398902Gasline EasementRec. No. 398902N 08°00'15" E168.96'N 00°25'34" W104.91'N 05°57'03" W76.25'N 08°14'30" W24.88'N 33°40'26" W217.02'30' Utility Easement(1st Amended Plat ofSunlight Parkway)Rec. No. 56696850' Setback(1st Amended Plat ofSunlight Parkway)Rec. No. 566968Hill Side area withSlopes greater than 30%Hill Side area withSlopes greater than 30%Utility Easement(2nd Amended Plat ofSunlight ParkwayRec. No.856617)PROPERTY DESCRIPTIONSUNLIGHT PARKWAY, 2ND AMENDED PLAT OF SUNLIGHTPARKWAYACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 1,2014 AS RECEPTION NO. 856617, COUNTY OF GARFIELD,STATE OF COLORADOEXISTING CONDITIONS SURVEYA Parcel of Land Situate in Section 34, Township 6 South, Range 89 West of the 6thP.M. being the 2nd Amended Plat of Sunlight Parkway, County of Garfield, State ofColoradoExisting zone district: RuralSize: 16.66 AcresEXISTING CONDITIONS SITE PLANScale: 1" = 100'4-203.G.1 Adjacent Land Use:All adjacent uses are labeled on theproperty boundaries of this map.Other uses within 1,500 feetinclude single family residential,unimproved land and public lands.proposed roadproposedroadBordering property land use:Creekside Assisted Living, LLCBordering property land use:Single Family ResidenceBordering property land use:Land Only (no residence)Bordering propertyland use:Single familyresidenceBordering property land use:Residential4 Mile Road4 Mile RoadProperty land use (across 4 Mile Road):ResidentialProperty land use (across 4 Mile Road):ResidentialHill Side areawith Slopesgreater than30% & heavyvegetationHill Side areawith Slopesgreater than30% & heavyvegetationHeavy vegetation(trees and shrubs)Heavy vegetation(trees and shrubs)AbandonedsewagepondAbandonedsewagepond4-203.G.2 Site Features:Refer to Impact Plan for locationsof steep grades, heavy vegetationand existing abandoned sewageponds.4-203.G.3 Soil Characteristics:There are no know soil problems onthe site. Soil conditions will beaddressed at time of build-out oneach parcel.4-203.G.4 Geology and Hazards:The only known hazards are theabandoned sewage ponds. Thesewill be removed in a proper mannerwhen the site is improved.4-203.G.5 Groundwater andAquifer Recharge Areas:There are no known difficulties.4-203.G.6 a-d Environmental Impacts:There will only be minor disturbances tothe 16.65 acre site, therefore no negativeforseen impacts are anticipated.4-203.G.7 Nuisance:There are no anticipated negative impactsto this or other neighboring propertiesdue to the development to this site (smallcontractor's yard).4-203.G.8 Hours of Operation:The hours of operation for the smallcontractor's yard will be from 7am - 5pm.Mitigation of existing sewage ponds: Currently testing is beingdone on the existing sewage ponds. The spoils will be hauled offper recommendations from the report. After spoils are hauled offsite, the ponds will be re-graded to a level surface for thecontractor's yard.IMPACTANALYSISScale: 1" = 100' SHEET TITLECONSULTANTSPROJECT NO: Cappo Properties LLCMODEL FILE:DMN Shop Property Submittal Revised 1-30-18.plnDRAWN BY: RBCCOPYRIGHT:C:\Users\Rich\Desktop\Projects\DMN Shop Site\CAD\DMN Shop Property Submittal Revised 1-30-18.plnA1.2Cappo PropertiesLLC2nd Amended Plat ofSunlight ParkwayGarfield County, CO8160144'-0"54'-0"82'-0"41'-0"89'-0"44'-0"6166.5Section 1Scale: 1/32" = 1'-0"6176PropertyLine4 Mile RoadProposed Structure614461726146PropertyLinePropertyLinePropertyLine4 Mile RoadRoadProposed Storage YardContractorYard LimitsContractorYard LimitsContractorYard LimitsContractorYard Limits61206160PropertyLineContractorYard LimitsPropertyLineRoad61906208Proposed StructurePropertyLinePropertyLineApproximately 115' toneighboring property lineApproximately 102' toneighboring property lineSection 2Scale: 1/32" = 1'-0"Section 3Scale: 1/32" = 1'-0"ContractorYard LimitsApproximately 102' toneighboring property lineSection 4Scale: 1/32" = 1'-0"Refer to 4-203.F.B for set-back narrative and Land UseChange Permit Application forwaiver request on set-backrequirementsRefer to 4-203.F.B forset-back narrative andLand Use Change PermitApplication for waiverrequest on set-backrequirementsRefer to 4-203.F.B forset-back narrative andLand Use Change PermitApplication for waiverrequest on set-backrequirementsProposedStorage Yard6166.5RoadTOTAL ACREAGE = 16.65Unbuildable/slope greaterthan 30% (7.76 Acres)Proposed Small Contractor'sYard (3.39 Acres)ProposedRoadPotential Locationfor ParkingCounty Road 117 (4 Mile Road)SMALL CONTRACTOR'SYARD ACREAGE = 3.45Proposed SmallContractor's Yardlocation (looking south).4 Mile Road is behindthe trees on the rightProposed SmallContractor's Yardlocation (looking north).4 Mile Road is behindthe trees on the leftSITE PLANScale: 1" = 100'Existing utilities:Water, gas, electric, cableExisting HeavyVegetationUndeveloped Area (5.5 Acres)approximate location of neighboring property linePotential Locationfor Building87'-0"100'-0"88'-0"1A1.21A1.22A1.22A1.2100'-0"3A1.23A1.24A1.24A1.2Proposed SnowStorageMonument sign: 2' tall x 4' widedepicting company name and address(not illuminated). Sign to be mountedon timber base 30" tallNew Trees (visualbarrier)ExistingfenceExistingfenceNew roadRefer to 4-203.F.B for set-back narrative andLand Use Change Permit Application for waiverrequest on set-back requirementsElk Meadows Properties (Private)Parcel 2185-341-00-014John & Nancy Schneider (Private)Parcel 2185-344-02-005William and Charlotte (Private)Parcel 2185-344-00-021Justin Nordgaard & Sarah Talbott (Private)Parcel 2185-344-00-022Creekside Assisted Living(Private)Parcel 2185-343-01-001Elk Meadows Properties (Private)Parcel 2185-341-00-014Sandra Cline (Private)Parcel 2185-343-00-024William Stark (Private)Parcel 2185-343-00-012McClellan Properties (Private)Parcel 2185-343-00-011McClellan PropertiesParcel 2185-343-00-010David & Ellen ConryParcel 2185-343-00-009New fenceNew gateSnowstorage65'-0"200'-0"38'-0"New trees (forscreening betweenproperties) PondPondFiber Optics Pad& Electric Trans.2" Dia.VerticalPVC36" Dia. CMP Invert El.=6170.1'DitchGravel RoadBuried Gas & Cable/TV LinePROPOSED BUILDINGFFE = 6166.50& EROSION CONTROLph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com826 1/2 Grand Avenue Glenwood Springs, CO 81601ENGINEERING, INC.Civil and Environmental Consulting and DesignMOUNTAIN CROSSC1EROSION CONTROL LEGENDIP56$VTPSTBSFSBRBDCDC&%SWKnow what'sbelow.before you dig.CallRSW4$4$D.M. Neuman ShopGRADING, DRAINGE,MATCH LINE: SHEET C2SWSW56$5VTGCO5GVDCEM PondDitchGravel RoadPROPOSED BUILDING& EROSION CONTROLph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com826 1/2 Grand Avenue Glenwood Springs, CO 81601ENGINEERING, INC.Civil and Environmental Consulting and DesignMOUNTAIN CROSSC2EROSION CONTROL LEGENDIP56$VTPSTBSFSBRBDCDC&%SWKnow what'sbelow.before you dig.CallRSW4$SB4$D.M. Neuman ShopGRADING, DRAINGE,MATCH LINE: SHEET C1SWSW56$ DRIVEWAY PROFILEADRIVEWAY PROFILED.M. Neuman ShopDRIVEWAY PLAN & PROFILEph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com826 1/2 Grand Avenue Glenwood Springs, CO 81601ENGINEERING, INC.Civil and Environmental Consulting and DesignMOUNTAIN CROSSC3Know what'sbelow.before you dig.CallRMATCH LINE: BELOWMATCH LINE: ABOVE DRIVEWAY TYPICAL SECTIONASOIL RETENTION BLANKETSDRAINAGE SWALEKEY LINERINTO SIDES20-MILPVC LINER REQUIREDIF SWALE IS LOCATEDWITHIN 10' OF BUILDINGSILT FENCEINLET PROTECTIONSTRAW BALE BARRIERBSTRAW BALE STAKINGIPVTPSTBSFSWVEHICLE TRACKING PADRBD.M. Neuman ShopDETAILSph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com826 1/2 Grand Avenue Glenwood Springs, CO 81601ENGINEERING, INC.Civil and Environmental Consulting and DesignMOUNTAIN CROSSC4 PondPondConcretePad withGenerator3.25" Dia. AluminumCap LS No. 15710 inPlaceNo. 5 Rebar in PlaceLot 5 Prehm Ranch1.25" Dia. Plastic CapLS No. 29030 in Place3" Dia. Aluminum CapLS No. 15710 in PlaceSite BenchmarkEl.=6181.1'N 09°38'49" W 455.57'67.87'N 10°24'11" W88.37'N 05°44'11" W82.15'FenceFenceGateFenceFenceSewerCleanoutWaterSpigotUtilityVaultFiber Optics Pad& Electric Trans.6" Dia.VerticalPVC2" Dia.VerticalPVCSolarPanel36" Dia. CMP Invert El.=6170.1'16" Dia. CMPInvert El.=6183.9'(No Daylight)DitchCounty Road No. 117(4 Mile Road)Gravel RoadGravel RoadBuried Gas & Cable/TV LineN 08°00'15" E168.96'PROPOSED BUILDINGFFE = 6166.50D.M. Neuman ShopSITE PLAN - OVERALLph 970.945.5544 fx 970.945.5558 www.mountaincross-eng.com826 1/2 Grand Avenue Glenwood Springs, CO 81601ENGINEERING, INC.Civil and Environmental Consulting and DesignMOUNTAIN CROSSC5Know what'sbelow.before you dig.CallR Addendum to original Land Use Change Permit Application (for Administrative Review Application) Project: Cappo Small Contractor’s Yard Parcel #: 2185-343-00-023 Date: May 17, 2018 The following is a response to Garfield County’s list of identified items for the above-mentioned Land Use Change Permit Application. The following sheets are attached as supplemental information to the items below: • Finalized report on the pond mitigation • ILC • Photos of Site that demonstrate natural screening (3 pages) Legal Issues: 1 A boundary line adjustment was recorded after the second Amended Final Plat was recorded. Please provide clarification as to the reason for the boundary line adjustment and a summary of the Amended Final Plat and boundary line adjustment process for the parcel. This item is no longer required. 2 The Attorney’s Office would like a copy of the ILC referenced on Schedule B, Number 18 of the Title Commitment. This document is attached. Industrial Standards: 3 Thank you for identifying the area that will be used for additional vegetated screening on the property. Please provide information as to what kind of vegetation will be in this location (i.e. what kind of trees, how many, and the caliper that will be planted). Additionally, while not required, photos from the public right-of-way, would be helpful to show existing screening on the site. We plan to provide clusters of landscape vegetation. Each cluster will include evergreen trees, aspen trees, boulders and natural grasses that sit on a raised berm… so that it blends-in to the natural surroundings. The evergreen trees will be a minimum of 6’ tall while the aspens trees will be between 8’ and 10’ tall. These trees will sit on a raised berm… which will essentially raise the height of the vegetation an additional 2’. Each cluster will vary in size, with a small cluster being approximately 3 trees (2 evergreens to one aspen) and a larger cluster of approximately 6 trees (4 evergreens to 2 aspen). All clusters will have random sized boulders along with natural grasses scattered through-out. We plan to provide 3 to 4 clusters that are strategically placed to effectively block undesirable sight lines between the properties. Also, attached are three sheets of photos that demonstrate how the existing vegetation along 4 Mile Road will provide a visual barrier between the road and proposed uses for the property. Other: 4 Thank you for describing other uses that will be occurring on the site. The inclusion of cabinet building and other fabrication uses require an Administrative Review – Land Use Permit. The Land Use Permits can be applied for and processed concurrently, however, the application will need to be updated to include this request. Alternatively, you may provide a statement removing the request for cabinet making and other fabrication uses from this application. Please ensure that all uses proposed for the site are included in the application. The proposed contractors yard is for DM Neuman Construction and will be used as a storage facility as needed for this business. Construction materials and equipment will be stored in the yard (vehicles, trailers, equipment, building materials…) as well as other miscellaneous items inside the facility (that require a greater need for security). The facility will only be used/accessed by employees of the company. 5 Please supply the referenced report for the pond mitigation. The pond mitigation report is attached. Building structure, parking and storage yards will all be located behind existing trees (refer to clouded trees below for referenced location). Building structure, parking and storage yards will all be located behind existing trees (refer to clouded trees below for referenced location) Building structure, parking and storage yards will all be located behind existing trees (refer to clouded trees below for referenced location)