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2.0 Staff Report 12.16.2019
High Mesa RV Park — Extension Request - Exhibits Applicant is High Mesa Partners, LLC, James and Monique Speakman and Daybreak Realty, Inc. December 16, 2019 Exhibit Number 1 Exhibit Description Extension Request Letter from Bob Graham, Dated November 25, 2019 2 Resolution 2018-54 — Resolution of Approval for Extension, Dated November 7, 2018 3 4 5 Resolution 2009-72 — Resolution of Approval for High Mesa RV Park, Dated September 21, 2009 Minutes from Public Hearing for High Mesa RV Park, Dated September 21, 2009 Staff Report for High Mesa RV Park, Dated September 21, 2009 6 7 Memo from John Niewoehner, former Garfield County Project Engineer, Dated September 15, 2009 Garfield County Land Use and Development Code 8 Garfield County Comprehensive Plan 9 Staff Memo 10 11 12 13 M12 -e. Moue }o Afecove. bet: 31,2-02.0 3-0 December 16, 2019 PW PROJECT INFORMATION REQUEST Extension — High Mesa RV Park EXHIBIT PROPERTY OWNER High Mesa Partners, LLC, James and Monique Speakman and Daybreak Realty, Inc. REPRESENTATIVE Jerry Rusch — Rocky Mountain Steel Structures LOCATION Subject property is located off a well pad access road off CR 300, approximately 1 mile south of Battlement Mesa I. BACKGROUND High Mesa RV Park was originally approved via Resolution 2009-72 on September 21, 2009 (See Exhibit 3) under the Unified Land Use Resolution of 2008. The Applicant (High Mesa Partners, LLC, James and Monique Speakman and Daybreak Realty, Inc) have requested seven extensions since their original approval in 2009 to meet conditions of approval. The basis of these extensions were poor market conditions. The project's last extension was reviewed in October of 2018 and was granted an extension by Resolution 2018-54. The current extension will expire on December 31, 2019. The Applicant has requested an eighth extension to December 31, 2019. The High Mesa RV Park was approved with 18 conditions (and 49 sub -conditions). Through the review of the requirements outlined in Resolution 2009-72, it has become apparent that the intent of the approval is that the facility be completely built and ready for operation before the Land Use Change Permit is issued. While this scenario is unusual, the reasoning for this decision was described at the public hearing on September 21, 2009 by then Assistant County Attorney Deborah Quinn (See Exhibit 4). Essentially, the purpose for requiring the facility to be fully constructed and ready to be open to the public prior to issuance of the Land Use Change Permit is a form of security that the facility will be built to the required standards and as represented in the application. This procedural security was accepted by the BOCC in lieu of financial security. It is worth noting that while financial security is not required by Resolution 2009-72 for the construction of the project, a Restoration security of $291,333 and a Revegetation security in the amount of $22,603 are to be collected prior to soil disturbance (grading permit). The Restoration security is to allow the land to be restored to pre -construction conditions should construction of the park not be completed between issuance of the Grading Permit and the issuance of the Land Use Change Permit (completion of construction) for any reason. The Revegetation security is to be held from the time of soil disturbance until disturbed areas are revegetated without weeds and is verified with an inspection by the Garfield County Vegetation Manager (See Exhibit 6). Pursuant to Section 4-101.1.(3), the Board may grant additional extensions prior to the expiration of the current approval. The applicant has provided a letter of explanation (Exhibit 1) that states difficulty in obtaining financing as the reason that they have not been able to complete the project. II.AUTHORITY The Board has the authority to grant extensions pursuant to Section 4-101 I. of the LUDC, which states: I. Extension of Conditional Approval. It is the Applicant's responsibility to timely satisfy any conditions of approval. Prior to the expiration of a conditional approval, however, the Applicant may request an extension of the expiration date as follows: 1. Supporting Documentation. Application shall be made to the decision maker that issued the original approval and shall include a written explanation of the reasons why the conditions have not been met and the estimated timeframe in which the conditions will be met or completed. 2. First Extension. a. Extensions of 1 year may be granted for all conditional Land Use Change approvals, and Subdivision or Conservation Subdivision Preliminary Plan approvals. b. Exemptions and Final Plat approvals may be extended by a period of 90 days. 3. Additional Extensions. Requests for longer periods of time, or additional time extensions following the first extension, shall be made to the decision maker that issued the original approval, prior to the expiration of the current approval. 4. New Application Required. If an Applicant fails to timely request an extension as set forth in section 4-101.1., the approval will be void and the Applicant must submit a new application for the desired Land Use Change or division of land approval notwithstanding the foregoing, the BOCC may grant an extension of an otherwise expired approval upon a finding by the BOCC that the failure to file for an extension was due to extenuating circumstances and that it benefits the public interest to grant the extension. 2 III. BOARD OPTIONS Considering the excerpt from the LUDC, Section 4-101.1., above, the Board has two general options. Option 1: Approve the requested extension. This option would allow the applicant to continue to work to satisfy the conditions of approval and construct the facility. The extension has been requested through December 31, 2020. If the Board wishes to approve the extension, Staff suggests the following findings: 1. Proper public notice was provided as required for the public meeting before the Board. 2. The public meeting before the Board was extensive and complete, that all pertinent facts, matters and issues were submitted and all interested parties were heard at those hearings. 3. The request for an extension was properly set and heard before the Board pursuant to Section 4-101(1)(1) and (3) of the Land Use and Development Code, as amended. 4. The additional extension has been determined to be in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. Option 2: Deny the requested extension. This option would mean that the approval issued under Resolution 2009-72 would expire on December 31, 2019. A new application for a Campground/RV Park would be required. The application would be required to go through the Major Impact Review process. If the Board wishes to deny the extension, Staff suggests the following findings: 1. Proper public notice was provided as required for the public meeting before the Board. The public meeting before the Board was extensive and complete, that all pertinent facts, matters and issues were submitted and all interested parties were heard at those hearings. 3. The request for an extension was properly set and heard before the Board pursuant to Section 4-101(1)(1) and (3) of the Land Use and Development Code, as amended. 3 The additional extension has been determined to NOT be in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4 Jer Rusch From: Bob Graham <bgraham@blackridge.us> Sent: Monday, November 25, 2019 2:38 PM To: Jerry Rusch <rmss@sopris.net> (rmss@sopris.net) Subject: High Mesa RV Park Letter to Patrick Waller Attachments: High Mesa Loan Term Sheet 11-22-2019.PDF; 2019.07.19.R.GRAHAM.ACCEPTANCE.5M.250.REV15.docx Mr. Patrick Waller Re: High Mesa RV Park Plans b .o a EXHIBIT t Patrick, we have had some issues with the financing on the park after we did the LOC in the spring. We had arranged the financing for the park with a company in the Denver area in late fall of 2018 for funding during February of 2019. This led to the filing of the LOC with the county from Mid First Bank in Denver. The financing company had some issues and unfortunately did not close the financing as planned and has since stopped operating. (As we understand it, they had a case of embezzlement.) With this in mind we began the search for back up financing to support the construction in March. We were able to obtain financing from Key Resource Financial Board LLC in July with an anticipated closing in September. (See attached approval document.) Key Resource had originated the financing from Europe. Just prior to the closing they ran into some legal issues with the debt insurance due to the separation of Britain form the European Union. (Referred to in the press as Brexit.) They then informed us they would have to reorganize the debt insurance to solve their issue. This took them until October. In November they recommitted to the closing with a term sheet dated 11/22. (See attached.) We are awaiting the closing documents which are scheduled for this week but may be next week as I may have to the closing personally in Texas. Assuming they close by 12/6 we have been in touch with Mid First Bank in Denver and they are telling us they will have the Letter of Credit to the county in two weeks or less which is the 20th. With this in hand Jerry Rusch will be able to pull the permit and we will begin construction. The closing of the financing has been complicated by all these changes and problems. We are very much wanting to complete this project and apologize for all the delays. Our intention is to start construction immeadiately after the permit is pulled and expedite the completion of the park during 2020. I plan to be present at the Commissioners meeting on the 16th and we should be in process by that time. Bob Graham Manager High Mesa Partners LLC 408-391-7473 This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. If you are the intended recipient, please be advised that the content of this message is subject to access, review and disclosure by the sender's Email System Administrator. 1 00 KEY RESOURCE FINANCIAL BOARD LLC CONSORTIUM LOAN PROGRAM November 26, 2019 Mr. Robert Graham, Principal High Mesa Partners LLC 400 Panamint Road Reno, NV 89521 Re: PRE -QUALIFICATION APPROVAL, CONSORTIUM LOAN PROGRAM TRANSACTION ID: 19 -0717 -RG -250K -5M-01 LOAN AMOUNT: $ 5,000,000.00 US DOLLARS ESCROW FEES REQUIRED: $ 250,000.00 US DOLLARS LOAN TYPE: 15 YEAR (180 MONTHS), FIXED PAYMENTS: APPROX. $35,744.13 MONTHLY INTEREST: 3.50% APR GRACE PERIOD: UP TO 12 MONTHS, PRE -APPROVED, LOAN ARREARS PRE -PAYMENT PENALTY: NONE SECURED: SURETY BOND BY LENDER FOR CONTRACT; NON-RECOURSE Dear Mr. Graham: Congratulations! Your group has applied, has passed compliance, and has been conditionally approved for a loan and terms in the amount stated above. The following conditions will be applied to the loan in accordance with Key Resource's program outline, subject to closing procedures and satisfaction of Escrow and related Fees as included on the following page(s). We are grateful you have Key Resource Financial Board us as your private lender. We are excited at the prospect of serving your funding and project enhancement needs. ESCROWED FEES DISCLOSURE Escrow Fees (Surety Policy Issue, Closing and Legal Fees): $250,000.00 US Dollars. Transfer of required fees to the following Escrow Account initiates the funding process with lender and provides a closing date. Should you choose to cancel acceptance of this offer prior to closing, Escrow Fees, less administrative fees of $5,500.00 are fully refundable within 72 hours of request. Page 1 of 2 KEY RESOURCE FINANCIAL BOARD LLC CONSORTIUM LOAN PROGRAM Once we have your countersignature and receive your transfer of Fees, you will be scheduled and contracted for closing. No additional funds will be required from you to close this loan. Funds will not move from account until closing day disbursement as agreed. This date will be at discretion of the lender, but a date on or before 60 days from Escrow Deposit confirmation. As always, should you have questions, please contact us at your earliest convenience. Kindest Regards, Submitted for and on behalf of Accepted for and on behalf of KEY RESOURCE FINANCIAL BOARD LLC ROBERT GRAHAM, HIGH MESA PARTNERS LLC Signed: -4 Name: Kevin Cook Position: Executive Vice President - Operations Date: 11/26/19 Receiving Account for Escrow of Loan Fees: Bank: Signed: Name: Mr. Robert Graham Position: Principal Date: / / Chase Bank, 112 W. Austin, Marshall TX 75670 Account Name: KEY RESOURCE FINANCIAL BOARD LLC ABA Routing Number: Account Number: SWIFT: Bank Officer: 021000021 232519105 CHASUS33 Elizabeth Acuna Bank Officer Email: elizabeth.I.acuna@chase.com Bank Officer Phone: 903-938-7788 Beneficiary KEY RESOURCE FINANCIAL BOARD LLC, Paymaster for HIGH MESA PARTNERS LLC Page 2 of 2 Term Sheet This document provides the borrower with a written summary of the Private Investment Funding terms Mr. Robert Graham Mr. Robert Graham - Principal High Mesa Partners LLC 400 Panament Road Reno, NV. 89521 $5,000,000 Private Investment Funding / Loan Request Amount Interest for usage of The Investment funding is set at 3.50% interest per year The Term is for 15 years (180 months) of Payments which are to start with the beginning of the first day of the next Month up on closing and funding: Fully Amortized at $35,744.13 per month Escrowed $250,000.00 Fees are as follows: $5,500 Closing Fees, Documentation, Administrative $20,000 Commission Fees $10,000 Loan Servicing Fees Total Fees: $35,500 Total Balance $214,500.00 will be applied to payments at end of the Investment term: SUMMARY: Investment Term is for 180 months CO $35,744.13 per month which will = $6,433,943.40 Tess the balance of escrow which is to be applied at end of the Investment Term. This brings the total at the end of the 1120 months Investment Term to $6,219,443.40. Note: by signing Mr. " bertGraharn accepts the terms presented. Signature: Date: Aiciti7, 4 {I, C,) 1111 mr>:Ili a lli)1 i Vt1ON IPS TAII Mk 11111 Reception 913845 11IC7l2019 419:417:09 RM Jean Rlberloo i of 3 Rec Fee;$0,03 Goo Fee:0.00 GRRFIELD COUNTY CO STATE OF COLORADO ) )ss County of Garfield ) At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Plaza Building, in Glenwood Springs on Tuesday, October 1511, 2018, there were present: John Martin , Commissioner Chairman Mike Samson , Commissioner Toni Jankovsky , Commissioner Tari Williams , County Attorney (absent) Kelly Cave , Assistant County Attorney Jean Alberico , Clerk of the Board Kevin Batchelder , County Manager when the following proceedings, among others were had and done, to -wit: RESOLUTION NO. 019- SY A RESOLUTION CONCERNED WITH THE APPROVAL OF AN EXTENSION FOR THE LAND USE CHANGE PERMIT FOR THE HIGH MESA RV PARK TO COMPLETE REQUIRED CONDITIONS OF APPROVAL TO DECEMBER 31, 2019 Parcel ID: 2407-193-00-189 (RV Park Site) 2407-193-00-162 (Daybreak Realty, LLC) 2407-244-00-124 (James and Monique Speakman) Recitals A. On September 21, 2009, the Board of County Commissioners of Garfield County (the Board), Colorado, approved with conditions a Land Use Change Permit Application submitted by High Mesa Partners, LLC, Daybreak Realty, LLC and James and Monique Speakman (the Applicant) to construct a 119 space RV Park as memorialized in Resolution 2009-72. B. The subject property is located off a well pad access road off CR 300, approximately 1 mile south of Battlement Mesa Planned Unit Development (PUD). C. On August 16, 2010, the Board approved the first 1 -year extension to September 21, 2011 to complete conditions of approval as approved in Resolution 2010- 66. 1 1111 �ffrlf�°11�W 1�� �l .lh��>~�rJ�1'141 +1f tl<� ` 4Yi�� • 411 Recption#: 913843 1110712818 09:07:09 AM Jean A1barloo 2 of 3 Rec Fee:SO.03 Doc Fae,0.00 GARFIELD COUNTY CO D. On May 16, 2011, the Board approved a second 1 -year extension to September 21, 2012 as approved in Resolution 2011-30. E. On August 20, 20I2, the Board approved a third extension of 2 years to September 21, 2014 to meet the required conditions of approval as approved in Resolution 2012-77. F. On September 15, 2014, the Board approved a fourth extension of 1 year to September 21, 2015 to meet the required conditions of approval as approved in Resolution 2014-54. G. On September 21, 2015, the Board approved a fifth extension of 2 years to September 21, 2017 to meet the required conditions of approval as approved in Resolution 2015-55. H. On September 5, 20I7, the Board approved a sixth extension to December 31, 2018 to meet the required conditions of approval as approved in Resolution 2017-42. I. Consistent with Section 4-101(1)(1) and (3) of the Land Use and Development Code, as amended, the Applicant submitted a request on August 17, 2018 for a seventh extension to meet the required conditions of approval. J. On October 15, 2018, the Board considered a request from the Applicant for a seventh extension to meet conditions of approval for the High Mesa RV Park to December 31, 2019 upon the question of whether the request should be granted, granted with conditions, or denied at which meeting the public and interested persons were given the opportunity to express their opinions regarding the issuance of said Application. K. The Board of County Commissioners closed the public meeting on October 15, 2018 to make a final decision. L. The Board, on the basis of substantial competent evidence produced at the aforementioned public meeting, has made the following determination of facts. 1. Proper public notice was provided as required for the public meeting before the Board. 2. The public meeting before the Board was extensive and complete, that all pertinent facts, matters and issues were submitted and all interested parties were heard at those hearings. 3. The request for an extension was properly set and heard before the Board pursuant to Section 4-101(1)(1) and (3) of the Land Use and Development Code, as amended. 2 1111 1AIWANIIMEg wlaWkrii/NAlllkki 11111 Rcceptian#: 013845 15107/2018 69:07:09 AM .lean Alberloo 3 of 3 Rea Fee:$0.00 baa Fee;0.00 GARFIELD COUNTY CO 4. The additional extension has been determined to be in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. RESOLUTION NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the Resolution, B. An extension to complete conditions of approval for a Land Use Change Permit for the High Mesa RV Park is approved and the new deadline for completion of conditions of approval shall expire on December 31, 2019. -rt- Dated this day of `II 011-4--1..1,, , 2018. ATTEST: •-• - — rym rk of the Board GARFIELD COUNTY BOARD OF COMMISSIONERS, GARFI • D COUNTY, COLO Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: John Martin Mike Samson Tom Jankovsky , Aye , Aye , Aye 3 ■III h'IrA?'SWNVOtiLilt#4fNAiri3OWNilr1'il 1I III R6cept1or I 776Z9� IQ13700' p 'ear, Oltsurirn Fun 0 00 00r ICI I] �:0oNTY CO I nt Ari 4a•: Frn 10 00 Dor STATE OF COLORADO )ss County of Garfield EXHIBIT At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Plaza Building, in Glenwood Springs on Monday, September 21, 2009, there were present: John Martin Mike Samson Tresi !Jaunt Deborah Quinn Jean Alberico , Commissioner Chairman , Commissioner , Commissioner , Asst. County Attorney Ed Green_labsent] . Clerk of the Board . County Manager when the following proceedings, among others were had and done, to -wit: RESOLUTION NO. 2009-72 A RESOLUTION CONCERNED WITH THE APPROVAL OF A LAND USE CHANGE PERMIT APPLICATION FOR AN RV PARK KNOWN AS THE "HIGH MESA RV PARK" Parcel IDs: 2407-193-00-189 (RV Park Site) 2407-193-00-162 (Daybreak Realty, LLC Property) 2407-244-00-124 (James and Monique Speakman Properly) Recitals A. The Board of County Commissioners of Garfield County, Colorado, received a Land Use Change Permit Application from High Mesa Partners, LLC, Daybreak Realty, LLC and James and Monique Spealunan (hereinafter Applicants) to construct a 119 space RV Park as reflected in the Site Plan attached as Exhibit A to this resolution; 13. The subject property is generally located offa well pad access road off CR 300, approximately 1 mile south of Battlement Mesa PUD and is legally described as shown an the accompanying Exhibit 13; C. The subject property is located in Study Area III of the Garfield County Comprehensive Plan of 2000 and is designated as Outlying Residential on the Proposed Land Use Districts Map and where a Land Use Change Permit for an RV Park requires a Major Impact Review process as stated in the Garfield County Unified Land Use Resolution of 2008, as amended; 11111 bti'r;MUM 1 Ili CAL,Gl ' wwI.I i". /1 11 Pecepti dnN , 776298 I2/13r2009 10 44 49 Ah Joan IIbil-140 7 01 45 RPC row SO CO Dao Fen tl OD GARFIELD C0l1 1Y CO D, The Planning Commission opened a public hearing on May 13th, 2009 on the proposed Land Use Change Permit Application for an RV Park upon the question of whether the Application should be granted, granted with conditions, or denied at which hearing the public and interested persons were given the opportunity to express their opinions regarding the issuance of said Application; E. The Garfield County Planning Commission closed the public hearing on the May 13th, 2009 and recommended "Approval with Conditions" for the Land Use Change Permit Application for an RV Park to the Board of County Commissioners; F. On August 10, 2009, the Board of County Commissioners (the Board) opened and continued a public hearing for the proposed Land Use Change Permit Application for an RV Park to September 21, 2009; G. On September 21, 2009, the Board of County Commissioners (the Board) opened the public hewing and on the proposed Land Use Change Permit Application for an RV Park upon the question of whether the Application should be granted, granted with conditions, or denied at which hearing the public and interested persons were given the opportunity to express their opinions regarding the issuance of said Application; 11. The Board of County Commissioners closed the public hearing on the September 21, 2009 to make a final decision; I. The Board, on the basis of substantial competent evidence produced at the aforementioned hearing, has made the following determination of facts: 1. Proof of proper public notice was provided as required for the public hearings before the Planning Commission and the Board of County Commissioners. 2. The public hearing before the Planning Commission and the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at those hearings. 3. The Land Use Change Permit Application for an RV Park has met the requirements set forth in the Garfield County Unified Land Use Resolution of 2008, as amended; 4. The above stated and other reasons, the proposed Land Use Change Permit Application for an RV Park has been determined to be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 2 Ell h' .6 P fK `Jt III 41.4// I `>L 511 ri��l t� ' 411 111°i 11111 8 $0,04:2009 10 ea 00 AM 4rdn Albar lea ;i of alb Aar. rale $0 00 AAA ref 0 OO GARFIELD COUNTY CO RESOLUTION NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the Resolution. B, The Land Use Change Permit Application for an RV Park is hereby approved subject to compliance with the following conditions: 1. All representations of the Applicant, either within the application or stated at the hearing before the Board of County Commissioners ($OCC), shall be considered conditions of approval unless explicitly altered by the BOCC. 2. The operation of the facility shall be performed in accordance with all applicable Federal, State, and local regulations governing the operation of this type of facility. 3. Volume of sound generated shall comply with the standards set forth in the Colorado Revised Statutes for residential standards assessed at a location of 350 feet from the park or at a point 25 feet beyond the parcel (RV Park parcel) boundary, whichever is lesser. 4. The High Mesa RV Park shall be operated so as to comply with all Federal, State and County air quality laws, regulations and standards for emissions, heat, glare, radiation, fumes, smoke or other emanation which substantially interfere with the existing use of adjoining property or which constitutes a public nuisance or hazard. 5. The Applicant shall comply with the fire protection provisions included in the comments of the Grand Valley Fire Protection District as follows: A. The developers of the High Mesa RV Park are requesting a variance allowing for a section of the Main Entrance Road to High Mesa RV Park to have a curve radius of 145 ft as opposed to the 185 ft. The developers stated that the road is not intended to be a 25 MPH rural road which would require the 185 ft radius. The road is intended to be a 25 MPH rural road which would accommodate the 145ft radius. The developer states that it will be signed accordingly and it will be park's staff responsibility to monitor for compliance. The decrease in radius will not appreciably affect our ability to respond with the Districts current and projected fleet of response apparatus. The Grand Valley Fire Protection district has no objection to the developer's request for a variance to the minimum required road radius requirements. 3 ■III 11111 Rrccpi 1 QS1tI! 77029E n nt■■. inr. s civ co 10'012009 ;0 d 00 nm .Jea 6 0 4 pre i no S0 C1, tour Fen 0 00 00RFIEl0 i91• 13. The District has reviewed and approved both of the project's Access/Egress roads: The main road enters into the project from County Rd 300 near the Metcalf' residence. The Metcalf residence is directly across the street to the northwest from the Main entrance into the RV Park. Also approved is the secondary Emergency Road that leaves the North side of the RV Park and ties into the Speakman property and then empties onto County Road 300 approximately 200 yards east of the Main Entrance. These roads wills have chains and locks which will ensure 24/7 access in the event of an emergency. C. The fire pond shall be full at the time construction begins. This will help the Fire District have a water supply on site for any initial mitigation of any Wildland fire and/or initial attack of buildings under construction. D. The Fire pond must be able to maintain the minimum 50,000 gallons of water storage at all times. E. It is the responsibility of the owner to make sure the building complies with the International Fire Code 2003 Edition, 6. An y signs associated with the use shall be designed to comply with the Garfield County Sign Code. 7. No storage of heavy equipment is proposed or permitted on this site, with the exception of a machine or vehicle for snowplowing, which shall be parked in the storage area or inside a structure. 8. Any lighting of the site shall be pointed downward and inward to the property center and shaded to prevent direct reflection on adjacent property. 9. All equipment, structures and light fixtures on the site shall be painted with a neutral shade of tan or sage green non -reflective paint to reduce glare and make the site more inconspicuous. Structures designed to mimic hams, agricultural structural or false -front western storefronts may be either neutral colors or faded learn red, but the surface must be a non -reflective surface to reduce glare. 10. Prior to the acceptance of the Maintenance Agreement, the Applicant shall: F. Revise all sections to comply with the limitations for access for the use 6,00 and level described in the application, that being a 119 -unit RV Park with related infrastructure including: casements, a wastewater treatment facility, water treatment facility, ponds for fire flow storage and stormwater detention, shower/laundry facility, dump station, storage building and campground/ office building; 4 VIII F'ir 10.10`,11111414 t4titlAktQit 11/211 H110.i llI T R„capt ionls - a 77629Bn dna siinor (oo of e5 Roc Foe En 00 Doc FD IlTY CO "fi3/"" 'a 8e 08 no Cil GaRFlL'lD 1 0G.Revise all statements to comply with the following comments from the Garfield County Road & Bridge Department: i. Driveway access permits have been issued for this application. One driveway access permit is for the main entrance in and out of the RV Park. The other drive other driveway access pennit is for the emergency entrance only and will have a gate with a knock off system; ii. The emergency driveway access shall not be considered complete until all conditions of the driveway access permit are complete and approved by Garfield County Road & Bridge Department; iii. These Driveway accesses are for this application only. The traffic volume increase caused by this application will impact all of Cr. 300 roads from the point of entry to I-70 through Battlement Mesa. The application has the potentia] to add the traffic impact at the entrance of CR300 to Colorado State Highway 6 at Una. This intersection is already a point of great concern and is requiring improvements. These comments are for this application and traffic impact only. iv. All vehicles hauling equipment and materials for this project shall abide by Garfield County's oversize/overweight permit system. All vehicles requiring oversize/overweight permits shall apply for them at Garfield County Road & Bridge Department. v. No signage other than the approved driveway access stop signs shall be placed within the County ROW without approval of Garfield County. 11 Prior to any disturbance of land, the Applicant shall provide to Garfield County Building and Planning Department: A. Verification of permits issued to serve the High Mesa RV Park for the two (2) commercial wells; and B. Any notification and tests required by Garfield County for the wells. 1 i Prior to the any disturbance of land, the Applicant shall: A. Design the roadways to meet the following standards: 1. Minor Collector road standards, with an allowable exception of foot shoulder widths, and 10% grade provided safety features are installed on curves; and 5 111111 A'',i'��i�.0'1i4144.1Wi'iALP� ,�+��L�+�'l �ti��'l 1! Ill Rcccpt.lanp: 7752,9 +p11 tr�000 to ad 00 nY. .1.•a.. tlLb rrr.P 1:g11tlFY CO u+ 45 R.., ten 57 q0 Oar Fur 0 00 Gf7RF E ( P 2. Design additional safety and drainage enhancements as per Garfield County Project Engineer on curves (guardrail, culverts); rThe Applicant shall provide adequate recorded casements for the public (rather than private) without charge to Garfield County, that being: 60 feet for the main access road, and 20 feet for the emergency access road. C Have in place a plan for chip -sealing of the main access road: 1. If adequately secured, the Applicant may delay chip -sealing the main access roadway to a date no more than 18 months from the BOCC date of approval (9121/139), or 30 days after EnCana's energy development requiring oversized equipment ends, whichever comes first, 2. Prior to chip -sealing, the access roadway shall be built to the standard required by the Garfield County Project Engineer's specifications, 3. During all phases (construction, pre-chip.sealing and afterward) the road shall be maintained to meet Garfield County and State air quality standards with a dust mitigation plan, as stated by Garfield County Environmental Health Manager. Prior to chip - sealing the main access road, the Owner shall apply mag - chloride to the main access road every two weeks to control dust. Have in place all required plans, agreements, and securities including, but not limited to: C3 1. Reclamation 2. Dust mitigation (to meet Colorado Air Pollution Control Commission Regulation 1) 3. Improvements Agreement 4. Maintenance Agreement 5. Securities for reclamation, re -vegetation, and chip -seal Have all required plans and permits required by Garfield County and the State of Colorado, including, but not limited to: 1. Road & Bridge for oversized/overweight vehicles and traffic control; 2. Environmental Health for dust mitigation [Control Measures as per APCC Regulation 1, III.D.b.(iv)] incorporated into the plan and an Air Pollution construction permit (State); 6 .I W.; PriiiMINI01411[ ISI, I'�I���iR.�l"� 11111 t 1 ant! : 776+296 Recap , AA 09 AH .free R[h•r[eo 10/0/20090' rrh o of G#Rl:ftLP corwr c0 nr �1fi Rnc >nv 4[i 0[f lige 3. Planning Department Project Engineer's requirement for cordoning off areas to minimize land disturbance; 4. State Department of Public Health & Environment (CDPHE) required Storm Water Management Plan (SWMP); 5. Record updated easements for the north and south storm water retention ponds, lower fire flow pond, upper fire flow pond, High Mesa storm water retention pond on the RV Park parcel, if applicable, and submit a revised Site Plan depicting all necessary easements. F.) Prior to any disturbance of land, the Applicant shall provide a GPS `shapefile' to the satisfaction of the Realty Specialist of the Glenwood Springs Field Office of the Bureau of Land Management to determine the land status of the ingress & egress to the project. 13. Regarding the fire protection system, the Applicant shall provide the Building & Planning Department with the following information to the satisfaction of the Garfield County Planning Department Project Engineer prior to any disturbance of land: A. Proper recorded easements for the Upper Pond, design of the ditch or pipe conveyance to the lower fire flow pond, and any maintenance road for the Upper Pond that may be required, and amend the Site Plan accordingly; B. Well system details (design specifications, easement and maintenance road requirements) if the wells are to be used to fill the fire flow pond; C. If the Applicant proposes to use water from the potable water system to serve the fire flow pond, the Applicant shall provide a statement from SGM revising the volume of water to be processed through the system to ensure that the water system is adequately sized; (i 4. Prior to issuance of the Land Use Change Permit, the Applicant shall provide a letter from the Grand Valley Fire Protection District to the Garfield County Building & Planning Department acknowledging acceptance of the design and proper installation of the following: A. The fire flow pond including its water delivery system(s), easements, and maintenance roads from all impoundments and wells required for its operation; B. The emergency access road, its knock off gate, and its surface; 7 ■if1 ledriMPFAtil IYta►.I.41#ig Wat'Wt 5 111 RaceptIonil: 7762q8 Io1137200f1 la 44 4H i% dawn Al ber till 0 nl (l( 1411; foe SO 00 bun Fun _• OR .AWF 1€L1 COLnr1 r co C. The fire safety and response plan including the annual inspection date(s) of the fire flow pond; D. An assessment to account for water at the end of spring runoff season to confirm the ready -status of the Upper Pond and Fire Flow Pond, to determine whether additional ground water pumping will be needed, and to initiate arrangements to obtain replacement water from the West Divide Water Conservancy District (WDWCD). i 15 Prior to the issuance of the Land Use Change Permit, the Applicant shall U provide, along with any notification and tests required by Garfield County, verification of permits, licenses, decrees and inspections required for the facilities to serve the High Mesa RV Park, in specific, for the following: A. Two (2) commercial wells B. Wastewater treatment plant C. Water treatment plant D. Operator's license(s) 16. Prior to the issuance of the Land Use Change Permit, all components required fort he operation of the RV Park must be completed, including but not limited to: A. Roadways for access, emergency access and maintenance B. Water, irrigation, and fire flow systems C. Restrooms & shower facility D. RV dump station and wastewater system E. Recorded easements F. Facilities to meet ADA requirements G. Operational plans and agreements H. Securities, permits, licenses, notifications, and tests including water decrees for two storage ponds. 17. Conditions of Approval must be satisfied within one (1) year of BOCC approval date, as per 4-103(G)(8) of the Unified Land Use Resolution of 2009, as amended. 18. Amendments may be considered in accordance with the Major Impact review Amendment process of the Unified Land Use Code Resolution of 2008, as amended, under which it will be administered. 8 1111 FF.1. Z II+ 'I 1 Hifi! 11 III Ruceptionit. 776298 1:+13/2000 +t'.44 ❑u PN Jean Aterlao nl 46 Rnr. Fan S4 00 Ona Filo O OO Ga1iF1ELO COUNTY CO Dated this i a' day of i. A.D. 2009. ATTEST: GARFIELD COUNTY BOARD OF COM ' ON ERS, GAR IELD COUNTY, COL RAD erk of the Board Upon motion duly made and seconded the forcgoin the following vote: John Martin , Aye Mace Samson , Aye Trdsi Hou tit , Aye o �opted by STATE OF COLORADO ) )ss County of Garfield ) 1, , County Clerk and ex -officio Clerk of the Board of County Cunsrnissioners in and for the County and State aforesaid do hereby certify that the annexed and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County Commissioners for said Garfield County, now in my office. IN WITNESS WI -HEREOF, I have hereunto set my hand and affixed the seal of said County, at Glenwood Springs, this day of , A.D. 2009 County Clerk and ex -officio Clerk of the Board of County Commissioners 9 •i Ii. iILII4'IN I itill*CION lidI» 1 111 R&&&&& 170206 11050$20/15. $C $1405 AM Jean AlberIao $0 bl 4b Rbe F.. 5* DO Ooc Vim 0 OR GARFIELD CODATY CO High Me Con structi Located on parcels of land i Range 96 West and Section West, County of Gi vliti A rit:_wrttl :faititp a I EAWNO. VI ln1Y11+111111hLIAt lhl,til1{4:h4141,114141LIN4 11111 Aocepl, 776 9B ICS 13+7000 101.vv 111 J1 111 00 Ooc F11n .. 0 OO Rln.raco 11 n+ RA Aue OARFIELO COU+.7Y CO sa RV Park )n Drawings Section 24, Township 7 South 19 Township 7 South Range 95 riiir•1 rl, State of Colorado OWNER Soh Graham High Mor. rarml+•, 1.1 IC fro Panamint Om r1 Rea D, NV 08601 ENGINEER Boll CiolaultIng, L LC PS) Aral a Rifle, OD 111080 870-686-0310 SURVEYOR Index to Sheets 111.110 LI!n.,1 -' 1 Cover s Eniating Condition. e. Internal Read Plan 4. Aocabe Road Plan .,. Emergency flora. Road Plan e Internal Road Prdlm 7 Access Road Profile e Acrmll Rod Sections Emergency Road Profile 10 Water and Srwrr Pian a 1. Sewor Proflln 1¢ Water Profile. 13 Grading and Drainage 14. Detail., Road ad Drainage 15 Datilla, Utilities 10 De nil, Drainage BMP'. 17 Landscape Plan 10. Storm Water Couceplual Mop Kemal I anguornr. P.1,3 R.•akcliRia.n•r, Sall l -kr, imr.. ise E Ord St µ-w Wale, 008)11011i—,.. w• wrrwi. �.+.w A.. N� +Mn....y u-0 a7o-eae-.77J • low..'o.a.ar r ^'r•. • 1VA1drrrr�r sa.a1•«•.•rr• .•'�1..'N'l ^"1`•'•"r^."I MCMn ...on. r.r++al.ar.« I1•. JNw.r e%. NM•.•••••• Nrr«..w.•.q...r..J raw Y••r lr ar'r•.1••J•}.�a••4•••••.. 1a rrlw.Wr •v1'Nw+N.•ar •.••adavviand .rw•.�ra,•wl alwwn.r air moray ..rwwla wrtae••w• rraa.11.4 wan. •...Ali A ar•.••. 1iI'•.•e1n•••ara•yrr.www 1.0.w •••.••••••••0 l.� •.a • Y.W•••v.e•••••.y...nrr...N".. •••• ryr•.r• .1•tw 8.11 N•.•,r•..••«•r•••.•WrA•.•w•1r,••A7•N-.•ra 1•Wpr/...`wlNn. 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N rrr G -line Sewer Main profile B-3 to G-2 0000 000 1'roo 11 •III KCOWL1441i7,10i 11111 R.cepLavn*: 77G2GB I0i131201 F10 44 un Ril Jaen Alberico T? ei 46 ec Fee SO OB Doc Fee.0 00 ORNFIFLC COUNTY CO Water 2 Profile NM Pei 11011N.M1YrIi k!ti[itJ 1114 11111 p @ ptlan„: 77&196 1�•I�s/ppy 9 -00 PY nX DnJaneI'Y lri1 00 &IRCIELD L04�siY CO )1 �. RO k.r ce SL 110 Water 1 pro1Ie1aonUnuedi sews, was, anssinp set &skills m n..s.rsr rwe Vv6. r.n 11111 111, 1 111111;01161 lift ki.4.1411r11011 .1% 1111 gt2.713"DITY'r:Th9okm ....J"4:"„nranwf cowl 14. C0 • 1 s 0 1, ••• • 1.+•••••••• 11.1 • .. 01141: I • - b , &is:1,v ye eio. Iu -StAt .•••••••••••••••• ...ma... 1M.. Fk I1004 Pond No4ea: 1 IA r 1141A1 reqwrud cwskir 50.(100 yai 2 Pnr...1t.InhVi, ro'km• ol 6.461.!; V9.191> 3. Pe liP•211 te oiibr•trel upon Revved anpVet{on •rui field survey '=:41 P.•• IMO I P two.r.r494.• wer • •••••1.• ..•••-••• •• .•••• • • r ••••• ••••••• • .1. • „_••••••;\ [Pi I41.01 -•••••••• a .4.. 11.•••,..1.•pn y.- I ...r.r; Fokr.ow...orc.r4 rt.f0aFt-A. mp••••=•11•••• 111 1, 1 11111 AN 1>irfri 11111 pocanlientl: 77G798 in I712DD+ 1a 4e as Rh J►.n (Ober+r.o 7F el el nee For in on Doe F►• U OU Minn IED COUVTY CO ids al.uar.11. h . =7.1:::4t; 1e�r�~yya • 1 rrr.rr�'.716.47:17:M. Access Road Typical Section Alternative A L. 11. 1, • �ar� . •133 Mein Loop Road and Emergency Access Road Typical Section Alternative B Main loop Road and Emergency Access Road Typical Section Alternative A �alW .r. n..M ••....L 1.1330 —1.31,1. 10 0.0 .. ^� 111.411r1.10:41.• rw w..11. �• 1" r1 WasteWa Waslawaler Treatment 1 Typical S Altemetl .6.0.4+1• +t,�;1 •• ••, '.i pltilk �. •Zj ,:il:i;:%Ark 1.3:1s i• ! 5. 1 wv.wi..rr Main Loop Road will] RV Perking Areas Typical Section Alternative B rM14Y.a.r/ M• YMM1 7.�M Main Loop Road with RV Parking Areas Typ.l::rl Section AlimilltLvl: A ono ow. LW 111114IriN[10 ,ti�CIST.144.I41'h11011' 11111ol 11111 p.cnutnana. 176208 talo ypap la la u� nn a,nn MAminn 17 n1 U. h.e r.r Sb �7a i1 n Far 0 C6 .iprtEl0 coon, Cb • r'�Mi �,s� yyunat?i N,y j PVI— a ilr:d+?e;, 4r:9 rr/�r�flW' • ]~ I 1.1,131,11:,;(t• ?:'cyl•.'s�T�-i.V.,'IFfri,�,b�'Ia��IY�f4 I or Treatment Facility Access Road Typical Section Alternative B rtir• SOI,Ey AccBSS Road la n t • „r",•0;: Irl.:iiril==.� .r •.I.I,rII.' Access Road Typical Section Atter native B Cra .......>,... i _.141 1 w,rww. r.•Nn .• ..'.".� ...Pieon. • Pi erne Protected Shale, Typical Section '•-i–.. Slope Stabilization •-.....,_.... r_ ... Typical Section NTS M S• -e ItI ,1• lw— r• P,r,N cn Pl,ra bvn one. -11171101 ,gIIMI. . I• leem ~ �..1r. •1 Iw+ �—�. •rte+ frgi l . / w— 1 * NI -r 1, 11 aid Crem Min MTA Ivor _._ i+d M �:` r•'w .V r � 1.01- 10. Water, Typical Trench IE./a= wean.—ra ems 1.0110.6.0n081 000. L' ; mo0.0 w-.-- w on. wwwWw.nn wPeumil Water, Typical Fire Hydrant kigrjr1r, irt Mae • 1 1 / RV Sewer Dump Station ft -- I V43 011.11000, 0 A0 Water. Typical Gate Valve m,e„w•.._w I r.rr. "'" owr�.wy 11.1n1111.11 • wevizemi moon Rritlaik.0 yam 3 Water, Typical Alr Vacuum Valve .e9uryr.}rnrlS^F.'^ Yw1Yu � a..rnac. a�rco�wi w• RV Sewer Dump Station Blow-up Inm TI. \—`")." RV Site Se, Service Aw.w/1••• 4.4404 mem TTV y 1.11.18 Mme+ Sewer, Typical Meade war.. fwrim Water, Typical Service ion =Wd.. Artt 144, .1., yy J .W. M Wr T.wa .4 .4 -� nar.a~ Fn..nl• rte^ = Sewer, Typical Trench mow. .....^: IWO RV Site er Water Hydrant jC 15 ■III1A161 vPALCII I u 1ACMh' JLIN1,11IIII Recvpt ronN: 77G 3 1P�1314 5b eC 00 GO J¢o- Alberle:0.00oo Ap 1, 4L kex tee 10 D9 Dr= Faa: 0.00 GRRr1ELD COUNTY CO Silt Fence Do Not Ddu Cur rbR��a Pin Protected Swale, Typical Section 11n.W�wNTM Straw ! Hey Check Dam Do Nat fide •••••=.11.1.1...: r Dumpeter Area 00 NO1 Sde Tempore, Check DoNol: r.,.,.�... S•.. • M:iTYw w1.w wow., we.• 1 Fw1J1.�..hp.a .w � rlrm+w. pwisibr w ...1Mrwr Typical Culver! bridal with Riprep Sadao View Typical Culvert Outfall with Riprap Front View 1111 EA11111`',I14i'W. It1 " t+1l,iZ' i&INi11III Retap�lbann: 774p2n9D r.": 2p0.�SP D::i 00 Wcaf►af raInoFIOLO CdMTY CO Wattle, Erosion Log Do Not Sola i tti Typical RV She Layout 1 1 1 IIFF..........''' -...._. ....... f • - NON iZONTAL GRACHN:ScALF IN FFFT 23% 24' ADB N-12 C0100I 01 FEB mn 2%, nxi•.r.1• 0301 as nocass0y 3%1030 0334 fil \Ai \ • ?L r' • cNk • ij/r))J/: f rr-; do • l (4 5 ▪ •SA4 M5 . ▪ 5400500TV, • f•2 ( //,' .._ -u • 1) 1.417"Sr.:•:•••• r.. r.an.�. a=.w 1 0064 rr.�.1r ...wr11.4n..w...r1,w. 1\-F1L�LY*.-Ft-•• ((ye k ] E 2 j u -J g to 3|| )p §! f | } .1. � Mill V";IGNIViRLICA111.4141,Nli 11111 Ruc.pllonll' 710208 11x' 11,200 9:41 90 An J.., albar l/.o 14 or 40 4rEr Ift/ $0 00 D.0 r.+'0 W tiARFIELD COUNTY CO P',4•144 ',4•1N K�m41•611.0 oft 6110 fan>v YIYN44141i•,y�h 71 lr W.f MS PI rowl IL Xr.tr /„ 1 ..=Lr.... � NNALINIWY� .AW �lpl• r n.w,epr..Irra.►rinrnr-.arww.rag -..zat4....1S 'i... 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YC.h.tll y•ld1614wwii r16lrl.1 litlY61ORO, Oland 11446441•04hnNIIwt. iN,1µ wlt-al wTY21, >a.7Ve5w.""--M 7wn 1646 666 L�......r..6�:AV./weld A.N. r/�..ml d Yntle.4144‘114 N61.6Ei1 N1611•y.1M.1/ 4FOm.n p0leuloi) M*FM41Y 1)1i14M.4.rM4. 1. 0y�'. 0�1.el0r '10: 1.l.1. 0n� r111ra1llach•i pl�l�rr.p. a61.�.LFrr.fITv1j ow. .1Ri M.p y nN111.p1ry 6.4W11.61.+11Wn.R\II.111 ..... `1, L1 Brag 4100 Y•.... rmC..Y1f.r1 r..RH.. Y..nY pier U+7e tlltlln%Y.r.1 �� 1iMtl. VIR M:41.rM M0014NM 1. nnla r.ida,I..w1.+1 r p.+11� p/ 1¢.. 1 ('., uhlnLr.Puircr lloupi - This is saying you will have cvcryting in o year. The conditions allow you to tier temper mit you have it completed. !-urs P Pte8000 said this Is confusing; we wanted to penult the existing structures su Ihcy can be used until e built tnrcturc. Staff had indicated a well in place must be viable and long term and then later when building sirrk built t cit it would be applied. hie ultimately proposed that OXY bring current structure into compliance o d then Pn1IPICli •7+I the pemWIPcfl itricnlre. Dewy- ;s rnnkci it difficult; these types of applications do not have phasing. Daniel - vC are trying to Bela permit for Mt temporary facility; This to self -reporting effort that we di trot have a permit to r c the fnrility Conum>si1P r Hoapt - We cantor permit a permanent structure. toren Preset+ hold it was not stipulated to Lis lhat we only had one year in which to build the per anent structure. Deb - Cade pr. vides the, tome condition of I year; it einem include the provision of prior to the adtinc the applicant can request an ri cusrun and may request a eoc-ycsr. The opportunity is ihcrc but you Neve a r c -year (onetime. We An not invert. these with the intent to build. Chairman Marlin as d if we need to discuss this in executive session. Dusty The upplicunt ever represented they had a limited time for the permanent and die ntlicnle this was a transihrn for the tempo ry. She was nhle lo condition this and satisfy the applicant's re lest They cannot apply for something other in thi application that should he included which is the perinanernt '. ciiiiy, the water, the 15US, keeping one bailer al i 9 pe •cos au+d the guidurice in die application slanted it !hat w• . The applicant is expressing that they trying to make sure ley can continue W have the temporary end we art a in them to commit 10 0 timeline Ihcy do not have. Daniel- At the request of stat}; applied for both at one time. 11 is our intent 1 get the current site in compliance and ready to build o permanent st nue. Commissioner f Iaupt - Something to compliance must comply with Code tic way it has been presented, you want to build a permanent structure t Pic using the temporary• facility_ ChairmanMarlin - This gives you one car Cath •-Peens on lung term not temporary. Chairman Martin -We tan either deny ur 1 c applicant tan withdrew Sup again wo cannot get there. Motive to continue and that would mean ort log. Thr requirements 1 continuing would he mins the continued scope changes, then it would hove t+P he a pub n !tearing and start s+ r. ,elite was for a professional office nn1 n i 1iIip..+ry office. Commissioner Samsun - Docs not agree with tar ; he favored ep Kr+ ahead and not address lira legalities. We should instruct by Oen otrtTto der what they are doing; he Pd on one t the audience was protesting. Thcy know what they are doing- He would aeon get it dune. Commis:ionor flours! - The problem is the applicant 1 henil>!d in erre direction, the applicant said, no watt oro arc asking for a permit for out temporary facility, and we d PP f know when rve arc going to build ata permanent. Convnisiaoner iinupl reiterated, what we received is not but you are requesting. Driiicl said he tried to break thea out hut he did not r::c c Pc Darr reports until today. Daniel revealed this he continued for a few week!. 1) roelreference is to allow the feciliry lo be into compliance. May slated she wan happy to work with appliranr r, address ih re challenges. Commissioner Houpt made a motion to continue jj iia, until OCIuhL 19 at ITIS p.m. Commissioner Samson - The Board should doP{Pi jub and the suit then looks out for us. We could have done with whet staff asked and he has no problem Chairman Martin seconded. Call for discussion. Commissioner Samson - My question is) ley have come here and have al it everything they have been asked to do; They have some concerns; they were try fig to work Them out; there is not g mg to be a big problem and 11 seems re me wt are talking 011001 seinanttca sn Icg.stcsc which drives mo up the wall oat of the time. 1 think we need to go forward. gni this done, gel it out .if1 • way, and get on. Commissioner Hoop: - I think ;I w old bcncfu the applicant if we continued th because (hey just received these conditions of approval and there Ws been cunfusrun ■hou+ what du[ !acus of the plic;thnn was all about and they could end up with some condo' • r• that really do not help them at 30,11 is not far f in the grand scheme of things and I think you have linnet hi •, on file that everybody understands insteud of trying creiuIPhtit everything al ilio last minute. Daniel - I feel more coned+ able having work session with the planner and getting mint IIIUPg figured out That everyone un the Board C0 hl be more comfortable with it. Chairmen Martin - 1 is • we need to have things that support our findings and I do not Ilii k we have everything so we do 1101 want a 106 -non fur u challenge. Commissioner .!moot rP - My questions, what are wo going to do 30 that this demi not hitl}Iten n the future; we have to tnist ourselves u d do nal take 11 the wrong way but I feel we jus( wasted 2•hours. Chairman Marini I understand but it is also a worthwhile education for this Board under the it Land Ume Codc us well as the c nmrrrtity and learning whet our staff is going through trying to interpret every let 1 of that Land Use. Cods. Cutnmisis° r Samson - My questions is what are wr going lo do 10 melte sure this is not rcpraticd. 1'on+tirixr. reel Haupt - Well, peal}ape you to bat try 10 put Iwo different issues together to help you .hLt:auS'C it may ION you 1 do Writ knew but we can !cern from these experiences as we move forward trod cumttmP cahnn NMI: the applicant and the planner is key- 1 do not wing su put Marne on any of tlhe parties. Coo +lcsmm Sontsnn agreed, I have not put ony blame, 1 think Dusty did whet she thought was }n tate host P IrivNt nu dre applicant did what they were asked to do. I favor Houle • aye Sanson - aye Mali - aye CONSIDER A REQUEST POR A LAND USE CHANGE PERMIT T(IROIUCII THE MAJOR IMPACT REVIEW PROCESS FOR A 'CAMPCROUND/RY PARK' UN A 36.677 ACRE PARCEL, SOUTH OF BATTLEMENT MESA AND PARACHUTE OFF CR300 IN THE, RIIRAI, (11) ?MN E: DISTRICT'. (T1115 EXHIBIT i y 455 ITEM WAS CONTINUED FROM 0/10/09) APPLICANT JS HiGH MESA PARTNERS, LLC- DUSTY DUNBAR D ttely explained it needed adjacent partials to be - treated ua a new, Dusty Dunbar, Deb Quinn, Nathan Hell, Nick Hillbom SOM, Pam Holmes, Eugene Speakman, Mark Williams, Bub Graham end Icny Ruth were present. Chairman Martin ewose in the speakers. Deb Quinn reviewed 0 i rwtteing requirements and determined they weer tlmaly and aciwrado. She advised the Board there were eniit)ed to proceed with the !oaring Chairman Martin swore in the speakers. Dusty submitted the folluwing exhibits for the record' Exhibit A - Proof of Mail Receipts, Exhibit H - Proof of Publicilion; Exhibit - GarfieldCuunly Unified Land Use Resolution eC2008, as amended; Exhibit 0 - GatIield county Camprcheniive Plan of 2000, ns aniarded; I. xInbiI E - 'fawn of Peril huic hurter Plan of 2002; Exhibit F • Application; Exhibit(i - Staff Memorandum of 8.10.09; Hxhihil 11 - Exhlbltst issuer] from august 10.7009. Exhibit 1- Letter. applicant request an Waiver Wright of -public hearing within 40•days; Rob Graham. dated 5.14.09; Exhibit J • Ismail Garfield County Road and pndge depanmenl - Adniinistretive Foremen. Jake iiTe1F, dined 7.9.09; Cahibil K - Email - Garfield County Vegetation Manager Department - Dorcrint. Steve Anthony, dined 7.29.09; f xhibil L - Email Garlick' County Planning Department - Projem Engineer, John Nhcwashuer, P.B., dated 7.20.09; Exhibii M • Entail, Garfield ('aunty Environmental Health Department, UirecturJim Reda. rioted 0.2-119; Exhibit N - Email Division of Wildlife Division •• Game Officer. Dan Skinner for J. T. Romalrke, Ares Wildlife Manager doled 1l-7.19; Exhibit 0 - Dlslrict Email, Colorado Division of Water Resources- Stare Engineer. Craig M. Lis, mt. dared 7-2909; Exhibit P Lows. Grand Valley fire Protection District, Rob Ferguson, Deputy Fire Chicf- Operi+tions, re: Vannncc ui road eankturaciouraccess, dined 7.2+9.09; Exhibit 0 - Excerpt, MiuuIes, Plaruting commission meciingaf 5.13.89; lixhlhil R - Applieant supplied' Easement nap document (1(nnkclifTSurvey); Exhibit S - Applicant suppiied: IMO' ru: 7.000 (h) stands+ds (SUM); Exhibit T - Applicant Supplied: Revised Prcliunnury WWfE Engineering report (SLIM); Exliibit ll - Applicsrnt aupplled: Revised WWTF ('DTII application - SGM, [sxhihil W - Applicant xigtpiicd NI01 to Construct Nn i-jlu+srliuinnal Water Intpnundrnmil, West and Fast Ponds, Revised (CO Thvtsion of Wntcr Resources Office of the State Engineer) Exhibit X - Applicnnt supplied: Impruvumonu Agreement Draft (13. Graham); Exhibit AA - Email - Garfield County Vegcn inon Monism I)tpartmem - Director. Sieve Anshuny. rimed 9-15-09. Exhibit 1111- Cana Garf;eld Courcy Road and linelge dcpenmen' - Admurisimtive Fireman, bike Mall, dined 11.31.09; Exhibit CC - Email (infield County Oil and (Fns Liaison. ail and Glu Administrative Assistant, Wendy Swat, Baled 9.1.09; Exhibit DO - Ennui, {iarlidd Comity I?nvirunntenia) Health Department. Director Jun Rode, dated 9.4.09; Exhihn EE - Email, Colorado Depart/nem of Pult e Ifeeirb and Euvuonrnrnt (CDPIII Mack Kndnuck. P.E. doled 0.4.07; Vxhihu FF - Letter Cirnnd Valley lire Protection District, Rob Ferguson, Ucpaly Fire Chief - Opctnnons, dated 9.15.09; Exhibit (Ki Email Garfield County Pinismng Department - Project Engineer. John Ni wnehner, P.C., dated 0.15.09: Exhibit 1111 - Pintail, Human of Land Mnnageinenl. ralenwetn.l Springs richt Office - Rcnit), Spt i dial. CHrolr )fucy.tfnicd 9. 15-09; Exhibit 11 - Email Colerndr+ Divia)nn of Wnrnr ltertnnrrass - Srnre f•.neinracr's nava • Mike Ratan..ared 9- 10-00. Exhibit JJ - handout - single sheet - applicant's response to land use change respams Noi suhmnicd ea an exhibit pan of power poird. • We i kallcct Chairman Martin entered Exhibits A - JJ into the record. Dusty explained this is a Land Use Change for n "L'umpgtouud/RV Park" through a Major impact Review fur High Mesa Partners. LLC, Daybreak Rarity, Ll.('; James Eugene Spcnkman, Mnnigsrc 'Perces Speakman un propmy Iuealed off a well pad meccas road off CR 300. approsimately 1 imlc south of Hutdcmcnl Mesa in the [bind; Adjtsxul, Public lauds(ALM1 The campground wuulJ r[uisiSI at 119 h;irk•ur ptukinyespMZcs fit RVs with full look -tips and utililres with sin tern spaces prultnard 1 hr applicant Wo revised their upplicaiion bused an comments ptovidcd by the County planning Staff Repan and the Planning C'omnniaion. The Applicant has rcquesitl) shit main access roadway ohm provides aviceu for clic public to be surfaced (chip•srnlcdl ptiar to the issuance of the Lend Usc Change Pernsli EtlCann tld and Cies 'LAM has several well pods to the stunk o1•the RV Park and tate apphcatits stales Wind heavy ng equipment is removed, these ovLraircd pieces of equipment tnny damage dor road surface shat will be installed in serve the RV Perk. The applicant request that Gnrfteld County accept a security and allow rhe chip seating to sake plats 19 monde from ihe stars of construction. Staff ('andiIum► of approval (1.10) were those recommended by the Planning Conimitaiun and agreed to by the applicant. The c,tiu1llians of approval 10 - IS ate those recommended by staff, hared un review of Illr updated millennia supplied by the upplicael, with new icfenul agency coatullcnts (Exhibits AA • Exhibit 113. Staff rccmnincndaliun ii fw approval with the eondiliuns recommended Unlike subdivisions, this does moil have phasing. It Is handled ii such as way and has adequate sectinty sn Garfield County will nut be exposed to picking up the lab if the Intl it dixiurbed-11 believers like a subdivtsiun, *Mins pertnanrnt occupancy ns the Hoard took away the 180. -day requirement m the new Land Use (:ode Ongoing wulrr, road maintenance, tion RV Park ground amt the churl talks dont the rttommcnded flow within laud ttit resulultoi to undisfy anal nicut the conditions of approval Ml 14 condmtom however, 1.9 mune (tom the Planing Commission and were unaltered. New e:anditiau No. 10 might shire the npp)icenl haste addtcax Conditions 11, 12 and 13 - stuff has gone back Ihruugh the applicant's additional response for conditions ill the land tier code for approval. No. i tt -- Speaks to the maintenance agreement and includes language for [hot permission. The applicant needs lo comply wish the acme and use of the mad No. 11 - Disturbance of land has been discussed with the applicants and it meet the rcquucmen's iv such a way they cap put tate application forward. The Planning Commission was very specific with tangnage to ailaw the step -by xtcp approval lit entre plate ('attdiiian 12 • Exceptions for laundry end shower; conditions for an RV park require public showers and restratms in these have to be o pan of approval of the park and they need to satisfy these before the lend use park can be issued the permit. Dusty - No, 111 is Ilia urain/cnuttce and low the park well be nmininnncd prior to disturbance it the ground. Limitations for access read limitations include the following and aro timed en lite access permit. Wastewater, ponds. i0 r ip station cm. and the rood the matches what Ihcy will be tentnving. All xlulemcnu in the opportunity on the limitation for access far the use and ilia level described in the application regluremeni as per Garfield County Road and Bridge. No. 1I - Provide vcriftaatinn 10 scree the park with two walls. ConRtsion as to wheat the wool, will laws 956 pumps I hey hove xglnrtilled ull of die paper warts, dee wells arc drilled and exist. A vcrificptinu of permili 155ucd w serve IIIc Nigh Meso kV Path will need to be>t hntiued. Nu. 11 - l'rlur 10 any disturbance of the co1l1:eaot unnls 111111 sign for additional sufaty including curves. guatdsails end culverts. Item 13— Meet the following requirement for road right•of--way I and 2 and the road right away is 30 -feet. Commissioner Haupt was confused; it is a request nota requirement- So she suggested to Strike Condition l2B 2 Dusty -- Misspoke. Now Dusty gave die staff report nn,ANNINt; COMMISSION{ RECOMMENDATION 1 he Planting Commission heard this nusuer on 5.13.09 and forwarded it to the IlOt'C. with a recommendation for approval with 14 conditions reeanunun+lcd by Staff that are also slated in an excerpt of the meeting minutes (Exhibit Q): I. All representalious of the Applicant, either within the application or slated of the hearing before the Board of County Cammisioner (1 0ft), shall be cuustdered tondttions ofappnwal unless explicitly altered by Ilio Ai 1CC. 2. 'lir oncrauun oldie facility shall be performed mace srdatete with all applicable Federal, State. and local regulations gotemiug Ilio operation of Ibis type of frier lily, 3. Volume of sound generated shall comply with Ihf standards sal forth in the Colorado Revised Staines rut residential standards assessed al location of 35(1' fiOIn the pink 111 51 1 pain! .S' beyond the parcel IRV Park parcel, boundary. whrchcvor is lesser. 4 Um rhgh!vies, AV Park shall he operated lotaniply with MI Federal, Slate and runty art mustily Taws, regulntinns and standards fol cnet>sioas. tient. glare, radiation, fumes. smoke or tither commune which substantially interfere with the existing use of adjoining praprity or whlrh couxutiars it mobile osis uecc or Iierarrd. i 11tc Applicant vhuIl eensply with the lire protection provisions ntchakd in idle comments of the (Imus Valley Fere Protection District (fiVF11D); develop a lire protection pone) al (heir convenience. fi. Any signs associated oath the tilt shall be designated to comply wish the Garfield Cpnnty Sign Code No storage of heavy egmpntenl is 1lrupuscd o1 permitted on this site. with tlir erycepItdn of o Inachoer t i vcltis Ir for snowplowing, which shall lie parked tit Ilrr storage area to nistdr a iirueIute- 11. Any lighting ofthv site shall h pointed dawaward and inwarsl to the prnpclty canter aHyl lltodell Iu parent direct rcllection on adjacent properly, V All equipment, 91ruCture6 Itnd light flxltlret on the site Shall be painted with a neutral shade of inn or sage sit een non•relleetivc paint to reduce glare and make the site more inconspicuous, Stntrtures designed to mimic barns, agricultural slnIclttre or fatsr.front wectem :ii rrfronla mity he Tither neutral colors or faded bunt red. lupi the surface must be a nen•Icf eelive surface to reduce glare. 10. Prion•IulhtsIIe•distttebantn-ot kkOnsi h.•inrtane• A. MI•lacy.rssory-Ii>tltlintiaelnr+tment.pemnls,rnoltnitnle•Ltraslnsg pfrrnIlw; Prrrmlfrfronl{ 5100-1Z4)54++nsl-ridge Department—for-nil urn -41$V-11 t 141 sveagi,t-vriritlnwu l+n uwd set-in.: C A11•oretwhHry Ieolliv aultteolpianrtee{ttrrrll 1l.4 .0 •1i+wda 11J•11+a.(ge•Davonl1K11IP D. Alt•rierehnnry-limns eml•'.rernt1W-rrlsnnl-ti►airs.+110511+,it, veltxlslrn*wld tee}mlialoet: IE. AR-rerpnremoHIi iuraxgi iorlingeksrki nd-+Waled plans eni-falli-tfytias- rarirela my I+ruln•r Engineer: For tIndiltualy. all of the conditions of former No, 10 have been incorporated elsewhere_ Preceding conditions of approval (1-I fl) were those recommended by Planning Commission and agreed to by the upp(it,ii i. "Dr following conditions otapproval (Ill - IR) are these recommended by 1510ff, bnst.'d on review of the updated materials supplied by Ilse ta+phrmII, with new referral agency comments (Exhibits AA - 11). 1. As above 2. As above 3. As above 4. As above 5. As above 6. As above 7. AS above R. As above 9. As above l0. Priur to the aevei+tnuet oldie Montcnonce Agreement, the applicant stunt' A . Rcvisc 511 sections to comply with the limitations Tui access for the use and level described in the application, tial being: one 111 119•unit RV I+ari, with tcluted nifraslructure: WWTF, W71=, d ponds, showerrlanialry facility, dnnlp statin'', storage building mid rnnepgauutebnifwr HuIlding with casements on ibrce ?meek 13 . it.evise all statements to comply with the (imitations for access Inc the use and level descitbcd in the application icgiurenirnte, as per fierfrcld County Road and Bridge; 11. Prior 1n arty disturbance of land. the applicant shell provide to fiarricId Colony Manning: A. Verification of pet Mita Issued to serve the I lig11 Mestt RV Parts fist the two ( i) runimcroli1 wells, 11 Atty nmtPetition and teats required by Garfield County for the wells. 12. Pilot to any disturbance or bind, the applicant shall A Design the roadway's to meet the following standards: 1. Mmur ('o0re:I0l mad atandaidl. with nil allowable exception of 4 -foul shoulder widths, and It)% grade provided safety features are installed on runes, 2 Resign additional Safety and drainage enhance/nein:. as per Garfield County Project engineer an curves. (guardrail, culvcrllil 13. Meet the following regtaercmcnts'Ur road right-of-way and signage: 1- Provide adequate ROW recorded for the public (rather than private) without charge to Garfield County, that being: 957 a, 60 -feet from the mein uetaus mad, b. 20 -Coot In: the emergency road 2. Additional acrcugc neeessury un thy piultxt puivelr.' hritnrdery at.iiq CR ?Dais +estimated to bring the ROW too full 30 feet from centerline for funds rend improvements. C. Piave in place a plan for chip -scaling of the multi oceras rued: I. 1f adequately scoured, the applicant nay delay chlp•awhng the Imam nares roadway in a date no mare Ilium 111.ninnt114 from the 11O(;C demo( arProval t9 -2I.09), or 10.days atter LnCona'a energy development requiringm+erotxcd equipment ends, whichever comes First, 2, Prior to ehip.waling, the access roadway shall ha built to the standard required by the Gorlield County Project Engineer's sperif1c1'11on•. 3 [During all phases, eonstnsctinn, pre -chip -sealing end afterward) the road shell be maintained Io meet Garfield County and State err quality standards with a dust mitigation plan, as stated by Garfield ('aunty Environmental Health Manager. D. dare in place all required plans, agreements, and securities including, but not limited to: 1. Reclamation 2. Dust mlOgarion (to meet Colorado Air Pollution Control Commisioner Regulation 1), 3. Improvements Agreement, 4. Maintenance Agreement, 5. Seeuritlea far re-vcgetetion ($20,549). restoration (S249,036), acceas road security (Sl08.906) & chip -seal security ($5$.304). R, Have all molted plans and permits required by Garfield County and the Swte of Colorado, including. but not limited to: 1. Road and Bridge fbroverstrod/overweight vehicles and caths control, 2. L'nviranrnantal Health fat dust mitigation (Coatral Measures taper APCC Regulation 1. IU.13.b.(iv)) incoi ornted Intik the plan ant{ an Air Pnlhkrnn,:ononetidn patron (Male). 3. Planning Department Project Engineer's retteircment for cordoning uffnreas to rainfall= lead disturbance, 4. State Department of Public ficrrltls & fnvtstrnmcrtlol (CDP1lk) required Storm Miler Management Plan (SWMP), S. Reared updated ensetnents for the north and suuth storm water retention ponds, fire flow pond, tligh Mesa eitirm water retention pond on the RV Park parcel, if npplrrable, and revise the Site Plan Io depict all necessary cess nseiilx. F. Prim to any disturbance of iuntt, iht applicant shell provide a UPS straps I'iIc la the setixfaclion ufthe Really Specialist. orale Glenwood Spitnes Field Office of the Bore+a tit Lund Vlanngcmcut to determine the tend status of the ingress & egretrr to the prnjrri 13 Prior to any disturbance of land, the applicant shall provide lo the satisfentinn of Ihr Gnrfirld County Planting Depanntent ['copal Fngrnrcr: A. Proper recorded casements for the Upper Pond. design of the dila; or pipe conveyance lit the fire flow pend, and any maintenance road that !tiny be required to tits stistsl'actsom of the Garfield County Nanning (]cpanrncnt project i:uginccr. and amend the Sift Plan nct:urdmgiy 11. System details (design specifientions, easement and maintenance read requirements} if there n to be mr engine/1 tar ion system from the potable valor storage innks. C A statement Runt S(1M revnuig ttir volume of water to he processed through the syal nn to mime tic water to he prneessrd through the sys1ein is adequately Sued, if water for atigntanlition of the tier Row pond is ro be processed through thr water treatment foeihty. 11. Prior to I+av,niLq.• of the mord the Change Permit. the applicant shell provide a letter from the Grand Valley Fire Protection District acknowledging, aceept•nie of the design and proper installation orf'. A, The Flee flow pond ineluding its water delivery aystcnifsl, cosemeute. and maintenance roods arra all impournlmrnls and wells required for its ope+ntion, 11. The emergency rend, its knee off Katt, and its surface, C. Ile lire safety and responxr plan including the uunu:d insptrtinn (Nide) untie fire Row pond, D. An assessment 111 nerouM for water at the end of aping runoff season to confirm the readysiatus ufthe Upper Pond and Fare Ftow Pond, to determine whether additional ground water pumping will be needed. and to initiate arrangements to obtain rrplocemcni water from the West Divide Water ('onserssnry Dietnct (WLWCD). IS. Prior to the sssnance oftl a Land Use ['fringe Permit, the applicant shall provide, along with any notification and Icsts required by (iurfield County, verification orpermita, licenses, decrees and inspections required for ilia facilities to serve the High Moxa RV Park, in specific, for the fbilawing: A. Two (2) commercial wells, 8. Wastewater treatment plan, C. Water treatment plant, D. Operator's license 16. Prior to the issuance of the Land Use Change Permit, all components required for the operation of the RV Park must he completed, inrludingbut not limited lo: • Roadways for access, entergencyaccess and maintenance • W etc!/irrigution/tirc flow systems, • Laundry/shower litcilides • RV dump station and wastewater system • Recorded easements • Facilities to meet ADA requirements • (lperasionul plats arid agreements • Securities, permits. licenses, notifications. and teats. 17. Condstiona of rsppravul must be satisfied walnut ore (1) year of AOCC approval date, as per 4-103(g)(8) of the.ntftrsi-I.onsL.Usdi3s1t<smslf21)11N. as amended. 458 18. Asnunditu iia rimy be wiaida,cd ii, accordance with the Major impact Review Amcndmcns process of the LbrificdJ.fi d 1c Resolution of 0911. as amended. under which it will bo administered. Datil, stated the Applicant Bile satisfied 19 requ t iiicnli, !hay would like not to add the laundry and reelumnu this time. however. it is required to have resiraoms and abuse are mil optinnal. Jim Rada - If dime will be food salts as pan of the entrance, they would have ro satisfy the health guidtaitws. He underssaods they arc not propasitig it as campground trots and it would only he far basic operational we only. f nmmtcsionor Haupt - Wi1E the manioc mu xl die entrant .... Dusty - Vehicle storage and staff would reconimend ifihcrc rs oily food, thteycould amend Ihr land use change permit Other components, There are two eamrncreial wells, lhe applicant is applying fat conimercial wells as Division of Weser Re -moires and front the West Divide Conservancy they Iirw 2 -acre feet to he abutted. They will have un augmentation plan for the parlieutar use of the waive for the .36 -acro site. It is linked with an casement and scaled with the masimunt use dun would be at peak demand: sire highest occupancy would be In 1111susntiicr and Iltey wilt aced to have showers and water facilities. IFeaturcs related wastewater plans the treatment facility plan Iii two comainer i of 20,000 gallons each and it take s ahem m 12•hours to fill. It world tun through a water treatment to feed into the cites and shower NC titillation Is acavmplishcd ihmugh ponds. The pond in question is the fire Row puud located to the scolds: it ie n lined reservoir. fl ism; the Daybreak lushly portal. 98,00010ans speak to the fire flaw requirements. The npplicnnt's inientiun is to use the well water 50.000 gallons Thr applicant will fill the upper pond ro adequately maintain , reserve. That needs tit he skorn, water nianagetitent plan ns Inn alibis Mai has to do with features subject to design in the works and ihey hove use yet completed wfcly on the acci:.ss mad off CR 100 This was ungittaliy as a well pad road but has beth bolstered to he escort. Road nut permitted with this RV Park 111 mind ft in for nett+s. They will clop seal the roadway; fn['una is mill working with Ittacy erluipniirrn cud one of the reasons the applicant W41114 10 put chip seal to occur a0cr the permit hon been issued is in 'Hake sura is does not recoivc damage. Appltcunn Jerry Rush • No power point and stated thus Dusty covered the application. We feel this is a good project and have addressed every issue reputing thematic the waste treatment faulllty, the water treatment facility, the ponds, the irrigation nod we are pretty much are potholing a self -continued as you will. R V Park We drink there is a need for this kind of a park in the County. Oilier adjuinirig cuunliea ilial will get benefit from this, it is un the E-70 eanider, pod it is o great lueariori. We have taken a lot of time un the layout and location and the amenities Ilial go with this project and we think it has o lot to rifler its both the public and the County We hope that it will receive a favorable vote. We haven' thin thou agreed to all the candiltans of approval es Dunty hos mentioned and she has briefly rnenlioticd a few of Omni that we would like to discuss with the Hoard Nathan in keeping of the lnyatt of park and piescntatinu of she viinnus items ask we have gone Ibmup h shin IirocrW and Dusty Inid pint fhr road pirpuses, the IirtCnua road hies been redesigned to amply uiib rhe completely she rcgnireistensc and discussions with John l' I wnrhnet the ilcrn related In That road. die [runty road standards (hill air iequiied for o minor colleemr, when the road modulo ft% we're requesting n variance on this rood up to 10% ihrnugh punuiio of it 11 canis +ip ehIOW li n trep, tiimagh a tidily rn gri In rhe mg," over firm And tiler 11111 dts,aissiotis in planning kind Jahn wickvclmcr review; I dunk that be has rccontnrcnded that is an acecplahh vnrinncc for the rout grndc. Tiicn sac safety steins, eiIvetts, things like Mal, I believe in my estimation and rending of Juho's repose is that we have an accepiahlc design for that road. Leaving the RV Park, which Dusty is showing up AL Itis purple laic. we Bare ow emergency recess matt, which urs hack around Itt CR 3II0I. That was pat m place sad dussgned bused in Ihr requirements, Irrlernmionel dire Code given to ns by the Grund Valley Fled Protection Districi of 20 -feet wide, all weather *trance, I D% grade, 50.foni rndius curves. the standard /PC Code Tbcrcfom. the emergency access rood has been designed. Chaiminn Manus - With break through gates, etc. so itis nal open generally for the public. Nathan - Yes, In oecnrdnticc with chat. Then of course, ihnl mad will serve as our mointcriancc road down to ilia wastewater facility es well as that ,s whore the water treatment Is going so he Incased. Clwimtmi Martin - Da you have • license to operole for that particular fmictioti r Jerry Rosh 11 is a condition of approval in the staff report 11 will have a licensed operator for bolh wastewater and water system. Chair Martin- Do you have him on stalTnow'l Nathan - gob Pennington. 5CJ M Chaimtan Mania - it would be n requirement; it is a state requirement as well. Neatest- An lar u within Ilse silo all the pads; we hove s sites and the note on the plans atom that 96 - 106 this stilt of the toad are ADA Accessible RV arcs so itis nal 10 sites, Il is 5 sites an that side and they arc directly linked so the restrnnm facilities through hard rurfaees.1 wonted to clear this up sit wheel it was built the County would refit be looking Far 111 when 11 it only to he 5.Illimp strew. • eltersimiur, all meets die iequsrrnivitls for safety for lids. water light, sepnratcd. water service facilities Iron the actual dump Dawn. The storage building was intended 10 be just a small stomp building out shetc as o way for people in poi things dsas wore eiayhngvn•sitc shat did Hol need to he nglil in Ilirir campsite. Chairman Martin - The utilities are undorgrouudf Nothati - The plea includes a standard detail for mit RV site, which luckily my parents happen to spend about 6- mostllu wit edam Iasi year In an RV park so we had some good references on what works and does not work. Chairman Mania - The hard surface for this vehicle itself tied entrance way or It is graveled. Nathan -• Graveled, Chainnnn Martin • How ghoul any green specs around cat It one, Jerry- There is green space on the back and in-between recti site. The kilns themselves will he mored down, we can have o variation ofiteyerol silos from several level sites, they arc to 25 to 30 feet wide so sizes that tier down the mountain, and !hose will have alopaa in-between chem. Three co one and four to one slopes in•beitvecn those sires Wt: haves 25 -foot pad with a 5-fuai buffer between each one. OVerai,e't. F'r 11.5 riga coming in. A standard site rs 2U x +Sled and our typical site is 25 x 50 wilh an overlay of S -feet so we liana standard JO x 55 site versus a 25145. Commissioner I1nupt asked the applioans to address the foundry and restrnorn fnciliriru as it seems in most residential applicants and d know iris is different, ars you going to hove the entire infrastructure in place before people start oiling at this heility. Irfraslrurturc including restrognss and showers. 459 Jelly - 14i seed nut iii 1 dcd doing any (Idle boildlsrgac this Iiehns, if ilio laundry mrd shower Moldy is reasuirc,l. WL will do It IVc want to .specify and make sure 'hast 11 is the public- rest nant% ilial is the requirement so the buililuig is eliesituelcd uud der public restr'uot is pruv'ded then see leve nu: that requirement. !'hc laundry flintily and laundry machines are in the planning. Commissioner Houpt- finless at the end of the day that is pan o f the requirements. If we do not make that part of the requirement. _Tarty - The regrrlalinn-s stale that a public rasraum is required but 1 do nm believe the slate has a laundry room required. We will bring in laundry later. Chairmen Mallin - No. it is a public restroom. Hathals - if dist is ai public testnsusnhuilding then 1 thunk Iltal is when we will want ho here tu bring i 1 iii fautldry facilhdar. We are real going to build two pads: the building will be there bus... Chnirmnn Mallin - At the entrance median are yon going toga ahead and haw an employee there er snsneone in charge of the site itself. Nathan - It will be temporary elation there until main facility is built but there will be someone there On she 8 -hours 111 10 hours per day. Chairman Marlin- That would be a requirement. Pam- 1 believe in the °panting menu]) it it casted it witt be open from 8 am to R pm. Chairman Mettle The office, but the silo will he 74 -hours. Nachen - 1 Ise chip semi requitement io complete the road aspect of it. chip seal for the teem rued is being rcgeeeted that this is allowed for nor year to 18•mornhs sol that 1inCona is not run large equipment aver hr end breaking it up, so that was One verienco request °o n quircmcn[s as welt- On the oihct steins the! we herr in Twee well all. Chairman Merlin - Will allow the audience and you have the right to respond. Audienee iny Ilaygood, a residence ofTamnutsk Meadows Subdrviatun In ilarlernenl Mew. nddn:ss 112 Mineral Springs Circle and my hums backs unit. Shire Quarry Rued, directly uppnoilc the psupuscd ane I have concerns about many Things to tris pingo l ltswcvcr. 1 do not object in prinrlptc ul the calahlisbnieto of such a facility. 11111e 0111 issues 11111 tvotry mr. Regarding the impact/ during construction and %minatlon on calming twines in the nice. I1 CaiuhxcIion• how lung 11 will he' noise end duo' during hoary 'seek coke as it liestib and welfare Issue; 2) Cnuremed with °dare from the westcwater trceIment futility hinged on the property. 1) Ilenitlt aisd tvclfaie iantss, regard diesel hinter. !Win of 'raffle and fire oateiy roues during the lonalruetinn OM; 4) Opemtorls nriisr with HV genanllora. a pump fn' the well facility - these ate lira! caarepleo; i) pus! from conic creole safety at the miry way 'u Slone Quarry CR 300; 61 Okra from sewage plant, 7) Any diesel exhaust from any nperetiraa Or visitors to Ilic site; 811Velfare issue canemned anal light. lighting of the sde. I trust and hope that a will only be alnwnwaid pointing bel inward pointing bemuse the site ix ah nvc the level of may home nod our whotc subdivision and we will he nesse exposer' to their light than if we nen at the seine level; 8) Concerned from a healthy. safely and welfare porn of view about fire there hiss been o the in that arra «0 yeera ago awl the hillside is strep and much vegeiuunn wplieidnl to fire In dry limes and Miter time as well; 0) A welfare issue is visual pollution and I would appreciate if the )Acillhcs are painting end cumuuflege to lurk rather tike nature. brown and gran; 10)There will he tremendous nnpact lions Thr visitors vcllieles and there is nos tenon!. .i1'tliat; 11) Cement Crum welfare atandpoin' of view on diti eslie mantels pnlliculnr dogs hecousc 111Crc 15 an cseiblixhcd wildlife on that hillside, I have lived then fur 10. years and have observed a herd of deer all these years ill thin iutmcdiaie Wren. Also, they move kern high me i down Inn the gulch rri drink nib!! through severs' ufthose revenues; 121 Concerned nlraut eIccirir power whether there will be a "Ill" g1ncr5Inr ur tanInhsrcinl power abvauisly noise is produced by a generatur. I am coneemod under any i-rcitletssnhaees onto hang hunted 10 elle either to fill punts or for cry ether meson. either ns a hack -tip or a supptcmeld to Ate eeistiIPF platin; 13) Will there be a backup water system, a hecknp power system, a backup srwuge system mud l4) Al whit point will neenpaney begin - how much construction muss be completed, Imo many primite mum be eehleved before Oecupaney can begnl. I will ncontiened that this site, this properly in geecrai in the pest has Wen used Cie high psnsrr rifle target pnwiree, it has also been rued for ATV; reereatnn and nitre is an established lump not far at all from Ihts site un thin property where ATV'a have freest ridden extensively in the pas. Rimaaald Jensen • 64 Mineral Spring Circle - gore a hemline of Ins remarks 1 nlsu live in die same avladiviriun acrid back up to this sac, 111 presented a handout of what he is going to nay. Several things of ennecisi and some highlights and he proceeded to summative a copy of Ilio leiter he received. 1) nits is a copy of the tarter Ito received. 3 pages oFlegalese. !navvy type dsseripIion of property that 1 kuuw frons experience. 9O%(Idle public does col know boons whin Ileal means. lied they seen u picture or a reap of the !pension of this. this tum wwald he filled I nntinately, with any 30 years wash the federal government 1 know phone hese ihinee. llal neither did I have it rcferenrc imp so 1 did go lo the plasusing oilier and did look over the report and the maps provided by ihr epphets:a And also like to cry with regard to that triter. several of my neighbor's who ire severely impneied did not receive that 'cute. One in particular by the name of Woody }Iarrncyee, Ian trent doer, las living macs window and the garage they int In every evening to enjoy Ilse cent brevets Reeks straight at the ei1e. 2) Althisilglr the applicant was nil wtppased fO do any construction work prior 10 the permit process they did bulldoze n tnad That roaol in psuplc Ihas goes front the site rlutvn to IIIc location of the proposed water ircaimenl facility. wasiewatei neattnenl fealltty. was done before primite ware approved. You can sec fl nm that nap un the wall that Ise very steep hillside. MI (311111 facilities with the exeeplion of the waadevemet ueatnrefll plum are from 1110 to 300lea' in elevation above the subdivisions. Tamarisk Meadows end 1 iinwrrrk Village and it is 1101 just those that sae within 150 fest, see have la teats 3011 homes Ihas this sac will be visible t.+.1 know thin the lighting a:, approved by lice courtly planning niflcc says that it will he downward f" chug lighting hue becuese of that elcvatioil difference, it will still he visible. The laatfscupe Om for prim entire 16 acres sbow. only 16 trees. That is barely enough 10 over helf-doeen of the lights. As a minimal rccommendouon. I would think the County should require flit spphearti topul trees ell along the Iowa/ edger 'Willem lhtet tiers act 11un it blocks the view of Ilia' facility 3) The pr.>lsusnl fns the *ammeter liennticil I walk my dug everyday up Stone Quarry Road osul hl' 1 weer to wand ut the guardrail eking Stone Qunrry Road. Jus' opposite Reildit w frail, I could throw u lark end hi) 'he waslewater tintenc111 plant. 1t is right there. There is draw that gots along right next 10 Slone Quarry Rued el dust lueatiol hue the Mani is nglti Iherc.'n eddilia', we have great eon1cros'hula odor horn awl 11111t mid prevailing winds come lhtuugh Thr south and the suulhisest they will go over site and silo xubdivtslrxlt, 4) !sweeten of the waxtewaler treatment plant at Ihnl lncniton 1 believe will severely impnci our p10perIy values which in nun would certainly influence the laxer CaclISCINI by the County. 1)1 460 eke, know the reason for Nitknrcne Mesa rejecting the applicant's request 10 lir into the Cuwasiedhkil M'etropohitan Districe Wastewa1cr iteeitity, which runs right down was previous egrcernonl made hetween kxlllereent Men and 0.'11..011 40;41 Melropolllnn !Newt' in prohihll there from prm•eding nervk o mashie the. Pt mitt eho 1'110 ie fully developed, which Is unlikely iv weal for many years. Sl I would suggest the applienre pursue a muni vlgorons reapemen io the leg.alily of Ow sipedlnent and the apliommnity Hr lie 1010 exixhng lreelmcnt Sheihlres dm are Tight tlrare.el Perhaps it is ow on item for derision mete for the appliceni end thar is the dernographios "hey used to slimily this faciley were done in 20117 al the peak itifllie Rus dnlling brains, which a gnnc new 50% of the reveal properties wilhin llaielement Mesa ere imp's, there k a sigi tficnim reduction in rhe ecurtontics here, and i wrindei oheiei tltelwai0colinn foe itir feeility in all. there ii *heady en RV Park Ilan 11TC lilt south tilt of 1lu'ticmeur meso, which hos ninny empty space. Chris Cult Ftateuntb end Cited! and ¢Hansel to Ratllemcnl Men Parii len. We wined rellcratr'he concerns expressed by the lust two individuals on this particular project and also seemed to spook briefly 10 the Ruasd's metier of record end dist is the wry the regulations erre configured there was no inane impact sandy Mae was needed to be performed an ;hie piutictsinr project. At full build -nut, it showed 2 i0 trips a day in and Gut elf that particular facility that is proposed Ilene Ba1tleineni Was periods es you ate wore, was insfrumenlal in causing the lnlerehangc improvement Prujeel et 1.70 in Parachute to lie i,renied ossen'eatly• We provided aced Kinney for all the truffle cogineering end by the Beer ii Was dons, a aignslicant antaunI of money that they put in, nuteh off 3Ou,011), I'liumrily what. I have been asked to do is it he herr and so say when rhe tense cntne-ss there will be room developmcni in the subdivision process !hal Mia lie remembered and coosedared.'nce other issue is 'he posyiunentarrr cif the t•hip scaled. Wei alipres:inte the fact dear Iisivirij that ii iJ ship scelcd right now might create a situation whsle that would he demegcd end have to be icpairesf hid in eke ollernelive en the extent !hue mad hose nr some olhet form of din. toric material at whalevcr so used for the road in and out of that RV park, we arc going to probably he impeded n1 anti anent Mesa by the din that is going to he drug hack and forth. So, from on/ uandluenl1 we vweuld like, to put ibc County on nofiwc that we wonid eery much epptetiolc clic County's alterednece to keessmg'hon toed cleaned up and for the folks who live there already. Applicata response. Nathan - pest it all Mr. tlaygund and Mr. lenten's initial objections ars primarily addressed ehiuugls the requirements 'n des Ilei ureandnines vfupprove! fluringeunsirnctirrn we are required lu eniigote by Cuunly and by sluts sequitreucslU.1511 dull foreign nu boffin panicle" we nor required in mitigate and enc shut wile not mentioned was eriisinn imped, the stall muter neanagtmenl plan. applicelian for the State uI•l'oleindu to address nny IA 'limn Surface traiiatt%, fire with the Grand Valley Fire Notation ['Astrid review, approval and recommendations on rhes donne the ruetseecnun phare; during tie ryieeatiutial phase, once °gaits• we time llcm.l of the twidieloo of nfrprivala adlrlresxt'1g noise, llcm 4 addw.+sed all air quality standards - cotvliy, State regulations we ate to comply witli; nom S drabs wmh hghl righting being required to point downward and inward to the property and l guess we will note the light eighisng w¢ ere proposing is we have gone away Rom chis light up the whole hillside type ideology 'het you cow for a while, is very minimal to needed area - the dsunp station, the public resuooma, 11 is 11111111101. Chir power contra from omel t power frons 111fy Cities 1Ivc'nc and there are no mimeos. Nn wales is proposed being hauled tai Ihr site al all. lhirnexlie animals are regulated through the f.'odc on least and os'i allowed to main fret - dime eyries of thintis. Addrrssing Ilio nisi ficalsun, requm:rnenls on earielicatiun arc since taw given OW we hew lo notify in ibis manure nail that is what we du. As for as Mr. Harmeyer not toeing notified, he said his gornge and those hypes sitthings- look at This site 1r you go across she road and then aeons the rind lots and thee to the sweet on the loll Shia m+y Carr Licit. my gusts le we ire outside the 21111-Jootrealm. Visuelty crying to know everyone who mmy bc inputted stted on this. As for rw the psupelsy having work duck un 11. 1111! road i wnieg dawn tie hill. n road Will eons'rutit:d dosis lint hill by the inequity osnicr pnte ID all of dies happtning that it Hol actually lot rind tial we are lismg fur this et alt. I guess that wuutd he a farm ruasl. As for as the sewer plant and i!a iswca, dust server plan' is rimmed in ['anon auk viillcy. They said they we ere 300 feel above then. thea is 200 feet below the silt. l am going to guise 1511 fee' below Slone Quarry Road ai this paint. and visuelty !hey will not even bc mile 10 see stun pinnll unless ihey are walking along the read un the south side of the road.1 believe it ea 200 list Isom the reed io it is not raised up anything like that - 11 will he complsecel contained within a building and meet all requ1rcmcnte. As for Kai Chris Cole's rumnsersis, a Yoffie impact s'udy was perfunnrd for this and how we came irp with our minor collator road deeignallon on the mammy. We have our permits in place from Road and Bring for access with our sits dlslans:c rcgiiirements• all of those have been complied with. As lar as the din hark and forth. it will he maininined as a graveled road and there 11 a rnaintenence agreement Mai will be on that road end ten brnI.I1I1es it 511' ,1550 In Hely requierinealr ham WC p„11111 cheep scat duwii on eI 1 ham Wong), Site ralidilions aa" approval .int 10 ilia i'uite retluuesnems. sac arc ecseneially addressing alt ciinccrns that may °tend utltcr Ilion he - ycs, there will he something aeross the hillside front these Infuses now. lose us Ihrsc houses ars aerors 1hrlllltsdc from this property. Cummisalunr i Houpi - Have you looked at Ianfscoping and buffering. Nelhtun - We ueluulfy, in the Iand.seep'tng pion, 0tee oldie noise ibis' !here were only 16 Imes in there, if yon Link a! the landscaplrig pion there is actually Ninon Juniper steeds throughout and then: are areas ttfnon•disturbanrc between any oldie wide Burps between Huy allege RV "ilea end the slops acsuriatcd with diem. Our ureas ufnon- dis!urban ce they ore to domain wiIh all vegelalions'isciuding Ihose berme Juniper ea we did not du is ipreifre tree crone on what in to diose strip bot Ilieree arca eignilicnnl ariiuunl Of Irate that will remain in those creat 30 40 font buffer strips. (. omrneasionet b loupe - Requested dm photo of the hillside •• did you walk river tn. This it erensl1 oclive Use, 1141111 regular rtsidcnlisl urea su give inc sante perspective as in lou S'nlic Quarry Road. Pam - The yellow circle is uric Site. lhis'y stated the photo Cummiesioner Haupt noprested to be shown oil the ayscen was !akin au Slusic Quarry good Nathan - The tineit - this in an existing nine.[' road iwrriss the homurn that is going w be upgraded m the emergency access rout. The site primnnly within the rrrclr and stays all above the drop off lip which would be the hntsum edge cordial - and if you go to eery I'■r len of the piastre. met obuva that tree, runt hole down its the hnmom and ono the left *tilde hi! to ehc proposed sewer talent location. The linenrsilee are behind Dotty - Actetally o the odicr side ter g111141ail it drops very significantly. On the smelt side of Ihr road. Nrstimn - i)nrelly behind you waled he Stone Quarry Flood. Ihr landscape butler, rid the fence, the cedar picket fencing and Bern the hewing begins. Approximately 11)11 fop! right of way in !here to the fence. 461 Dusty - Another photo is leaking back towards Stone Quarry Ruud. The vowel slue shown is light down amorists she center oldie 36 acres. A continuation of photos and rapt anntiona were given per Doily's power point. Pont - Clutified that residents were notified within 200 feci of die Speekmun and High Mau towel tout dee Daybreak perces. The Daybreak std Speakman psrecla ate between County Road 100 and the High Meas RV Park parcel; Pam actually notified people 250 feet of the propoly boundary. Any parcel that touched within 250 feet around the eittirc panels owned by all three of those pelvis were notified, lorry •Mentioned regarding the building+, when we dcasgricd these buildings we ora going to make them io dial they arc very carol tont and environmental friendly so they arc not going co be :ticking out and looking ugly like it war stiggrslwi noes tiic time Frame. we expert construction to be 9 - 10 months by the time we man, C i unisrunet Houpi uskcd what will be in place or whist would anticipate being tit place when you open it up tar folks to park a far as evarytliing. Waken - We hope to open with just a temporary building for rceeption, check in and checkout that stet of thing end then the Iaundi y or bathroom facility if you require us to do that. that is really all the building we will have a1 the ItnK, Roadways twit be 1 place and cverynng infrustructure wise will he in place. Jerry - 1 he staff requirements me vvcryihing well be constructed in place, wastewater trs:timent facility, water treatment, the wells ase Already there and have been testes' and water tanks will he in place. fire pond will be in piece and consbretted so all landeenping, Itghe%, storm wrier mitigation and all other issues would tic required before opening. Deb - Wanted In captain about oho Improvements Agreement and how we nre eantemplating la address eortstruelion of isnptoveinenix fur This park. As Dully indii ikd, dire is nut n subdivision so 11 is not the typical you steer+ everything up front Iseforc you start because we etc nil selling las end we have had quite it number of different discussions about haw to pruperly require tectvity far the development of this RV Park_ where ell tlaffagrcrs and the applicant es well ;x shut everything IIIat our 4r,tic requires as standards for RV pecks has to be in plate before the park open. What we are doing from the improvement agreement in that is I hod discussions with the money. Mr. Williams dh*tli the tnrprnvemeru Agreement mid they did submit a draft hint will requite anew work mid waiting kr see what du *cited cam-throne are before we Outline it. but what we intend to do is nut require ony security.loe rveryting that is required by nw Cudc for this park to operate. That would be the shoKer facililiee, all of the other infraatrueturc. sewage treatment, wastewater plant, tie. !f Ilio Hoard docs permit Ilse chip oral to occur later, we would require security for that its terms as leiter of credit or other security acceptable to the Board because theft are so many condittone that have 1101 Yet been satisfied we have ri q w ted thin the be secjoity for +chat restoration in the event thot_,>ytravhinesPer• ruauntidle-patio ver Acta built but they.start it and the Et inn ncv+rr iswca +IMA of t is entero eerie* itllt45rinne we want to them to restost1tC psop¢ity 10 nme s cent carnff'ipaTherefore. we are requiring some security Ifiu ih-rnwid s. . • . , i, n , , r t will oat actual issue until that occurs and I em dialling this egaernient so Ihnt ourpij act en ineee hug the iihitil 111 n•vinw lit[ acivafl Iona asiructurc le 1, 1c cute it comp [s wet t1 c scRrcarmm�ons i c[C9]adcTies have an t i ucr a crrrifieatc saying that t+ w c i d ui rocas a-"zinc ;wadi the iffsmotor to a subthilisguLitqMpAi but not wr-lltl7lifaiaT�6lI y.1us iireteruel Imes unteillirfb ie. Ohlfre'lnen Ts rte. as you know HB 1141 'hal ISTut iiia new timid tine Code requires the Beard to dctcrnuik there :•s adequate wirer supply for all new development and in this case the tall I heard the commercial well permits had not actually been submitted to the stale engineer office. The stale engineering did rifler insistence from Me. Dunbar provided comments to us about Ihig application and there Is no guaeaotec on his part that those permits will iinuo. 1 hat is one oldie reasons I ihis'k that we have required those permits be in place before 'busiest any land disturbance. There is also o requirement 1 believe in the conditions that the upper pend that has been mentioned the! will supply some ofthc fire now water Ems toter included in the site plass and we want a site plan that show all easements and they have done a really good job of showing ail of the eoscmcnts except for that one. Therefore, we will need to see that one. Commissioner'Ioupt - llistoricelly an adequate water supply has been a critical meed ao ebtsin an approval. Chairman Martin - 11 would be required that we have water as well. If they do ilei produce tial permit or could nut produce it through their testing, 11 would not he valid. Dusty - 7 hey [ennui gel storied without it. Many of the things that if you take a look at the fop theft, prior to the dieterhnnce aground or the rcrunlici. the management and impmrement agreement the water dccrccc and the permits the things that counsel has been very specific about %eying whet absolutely hod to happen prior to dixlurhencc Oland so we dist not get ahead of granting permission outside ofacctinng Ihnsc. Conimisisoner Haupt - What is confusing to mo io [hut typically these appiiculluns come to us with those things in pla stonyce• • In the application that was submilIed, there was a well permit xubrniliesf, it was the wrong kind of g1,111 ;tomtit and Ilion the next stack that came forward is that they drilled the wells and then they went forth end had an adequate teat, ilia tested ndcgiinie and orideniiellythe seaubmittal to submit frit the right kind of well luchange it from nn observation well to a eomrnireiel well for those two wells stmt arc drilled• viable. tested and pump tested has nos occurred. Chairman Marlin - Atid the applicant has an answer to that so Ice's Allow him Io do so. Pam-1 dent thio by overnight this morning theft guuranler to the County by the Division of Wear Resource by noose tomorrow Jerry - 1en++ speak 10 the adcgiracy oldie wale► supply plan if you would like, as Ms. Dunbar mcntinned the wells were drilled, tested as per the requirements• 24.11uur test, water supply was wrinen by our afire and in included in this report. I think what hoppencd here was when original wells were dolled, the well thillcrpul on the applicshon an observation well and that needs to in reclassified as a centmerciol well, So there is no issue with the physiurl wells nr the physical writer supply or the legal water supply aide from the fort that the well paned need to he resubmtrted to the vote us tommcrciel wells as opposed to observation welts end that process is underway. Nathan - Before we finish that, the augmtentetion from the West Divide Conservation District :leo covers the water in those wells. Therefore. everything is done with the wells except the permit &nm the state thut says commercial well on t1. Chairman Marin - Your application verifies the different wafer rights that you have with the testing done, who did 1t, etc. and when they were dont, The application is here from the State Water Engineer, Fire Department, and Water Resources Pam - I actually sent this by overnight those today. 4 62 Chairman Martha - And the locations of these wells. fey floygooJ 1 would like of lining up nn ivaise tegsrdtng dislurbarice of sir xurlitrc Jlc distnbutcd tome i+halts rhuwuq; 1102.10 Ike Iivaid. ihens were taken front my hack patio and you eon ace my Misuse, ilii, i1+1110401111 vias magnification. You Yee my fence, you can see Stang Quarry Road ihruugh the fcnrc and then you see the modes ptiwvi line. Ihr ininitr power liar with the right of wily going up to he rig15l, And ynu arc the tent arra whore 1 underotutd Mix RV Pork will bc. I would like In poini out thin toss May she x+ufacr wax disiurited m Ibis lower point when a loop tints mode, u small mid and a number of trecs were pushed Juwn by a bulldurer and 1 mo wrmdemg what the County eonridot% disturbance of sutlacy and when that occurs. Eugene Spenkutat - I'm 4 landowner plus n full miner in Ihr 11V Park but arlually drat ,tad was rut In to gra duit,i Iii ilii bosom just so I could cions sonic sagebrush became. i board horses 00 nie nod oil stub xn n couple of years before that even weal of that 1 went in Mere end cleared a bunch of sage brush and than was xn 1 rolls gel more eke( grass. Chairman Martin- Under the agricultural use is whet you are saying. Eugene - That is what twos using k for Ag. Chairman Martin - Du you Mill use it for Ag at all. Eugene - Well. my land rho rest of 1 ub's 1 do but ... Pam - That was dune in May and we did not add him to tie application until last month. Clwirotoii Mnnm - Under our grading permit, Agricultural use is usually exempted from permit. is Ilan correct? Dusty - Yes. Depending upon the amount of disturbance. Nathan - Agrieii!iural tut is exempt. Jay- I would request the Planning Cummiisouu [u the County visually survey the site and set who pushed down n small loop duces in addition iu the road meii iuned by Mr. Jenson dial went down to the test well site or some wnler site down in the gulch. Nathan - None of which is actually on the RV parcel. Chairman Martin - On the site that you... Nathan- Our RV parcel is this 36 -acres, those are on the adjacent parcel. Pam- The Speakman panel. Nathan - "file RV [ureal cods at that big power pole in the comer, right in the middle if you can imagine a line paralleling Ihr fence nt that big power pule. Directly over the cedar picket fence. This would be the lower or north edge of the RV Park site. Commislsuncr llnupt - We will people be accessing the ,ceras road from Sinne Quarry" Nathan - The access road is, see the lite ixontal rut alwtlt the middle of the page in rhr photo, sitar in the existing I?itCarw existing gas road that we will be improving and !I heads olTio she right side of our page - that is where it disappears and then goes down around and apprnximatciy from the alit entrance to Stone r?tiarty Rond os approximately a mile. i)nsly Bnlh nt the eturanert are 00 Slane Qaarry raid. the emergency decree read hug a knnek down gats on it and is only intended in he used for cencrgeney access by the fire department.. This it not going to he used by the public; ii is s++'o Italy n requirement because Mr stain access road 111111 comes in along the hAhom pert of Ihta image here from Stone Quarry hued further ro the west van: longer than 0011041d requirements allowed and in order to satisfy using Thal at nn mos road. Iliey had to provides secondary avVcsx far eniergcnry tntcrxs amid n gated off and approved by the by 1ler department for the lire dcpenmenl. 1 just wont 10 mord light un whet i'rcquited u Io he in the sla+werilmmdry facility. Showers um tequticJ ax well as rersi00110 but it does nut Spree dice laundry facilities are there. Su the building has to be there to provide those patlicitlar item. so it may he a label change tether thin a significant change. Commissioner ,inapt- We stopped you in the middle of the conditions of approval, Chairman Marlin - f would like to go ahead and close the public hearing so we can discuss those items and do it in deliberation and then actually leave a decision. Commissioner Iioupl - But we cannot discuss them with staff Chainnen Msoin - Yes you can, staffis allowed to go aherid and put their comment in. Commissioner Haupt thought Busty was going to give a presentation on the conditions, This has been a scattered discussion. Chairman Martin - if we wish to follow the recommendation with atalTof the conditions we can go ahead. close the public hearing, discuss chose, and then ask that for clarification. Commissioner Samson - if we close the Public firming, than we cannot hear front the applicant or the public. 1 want ahem to bo able to comment. Dusty proceeded to rapidly rip enough the condition as limed in this report We had gone through l -11 and number 12. the applicant has agreed to meet the condition' set by staff and we wont through the road portion of Condition No. 12 Iiccnuse this is an unsurfaced road, it needs to meet CUPHE APCC regulation one requirements for dust, Chairman Martin - That was the recommendation, not the requirement. Commisioner Houpt - But it'd is a condition it is a requirement, Commissioner Haupt- For this process does it seem normal that so many conditions tae still outstanding? Dusty - Pars 0111 1s 11161 the pennon are not generally en occupied gnats iubdivieinit. While it dues seem Matte are autstandiitg, coins air ntiiatnniliitg brawl's. it is a halon' prt+ress. The Wntlewalrt Itealnient plant int Imslonee. normally you do not Uttiltl one and then fee ripply tor panni[ You apply for a petnin In dcxign nod ox what you need and then another permit to build it and then another so it has uhour four pannus associnied with It The atone thing with water in subdivisions. We have nut required subdivision oppli,:amls Io punch the wells and ►'nf nn the wells prior lothete applirnlien if Ihuy out verify tilt likelihood ofa nearby well and its production lo give us am indication Iran of is likely. Before the final plat is recorded. !hey have to satisfy it and arc able to aril lots. Tfteee ore things that Iluougli n normal permit psoecss it rri nlly take the I+nsket and Mee iha besets and say, these ,tae the ilungs lis satisfy the load use rcgoiretnenis, Inst bootie* this is behaving like a anhdivislon and without tieing a suhdivpSinn, in a promo proems that a1 o not rigidity allow for this kind of ins pluming and i hesitate to use that word, it has been pushed with die proper erconlies and the proper acaluetire of avenue can behave to iiustvcr ihuse condttinns. If iltey stomal meta the condilinus of approval, they Carnal get their lend use permit 963 Cuuuuuasiunei Nolo - itis an RV Park and we did away with the I80 -dry rule. Therefore, whet clues phut does ix it toms it into a regular subdivision Chairman Mari it, - Nm'wcessarily. Commissioner l luupt - Amnion subdivision we should look til. Chairman Marlin I see an l.V Park opened 365 days a year run 180. Dusty - h hum presented some very interesting ehalleages air] snot was one attic things that t pestered the stoic engineers °Slice about dun we did reed to bine sonic comment because no it is 1101 a subdivision, it is walking and quacking like a subdivision, Commissioner Samsun In the old land use cele, KV Parks were only nllnwed to operate 180 days. Commissioner Ileum - OCCUR tiiry err recreational, they are parks, Deli Quinn - 3 hey could onetime year round but there wits a tendency resident requirement ufonly 180 ilnys and we found 11 was impossible la enforce, People would (care far a day, come back, and stun it over again, so wo just eliminated it, Commissioner Haupt - Which makes it impossible in another way. Deb - It is very much like n subdivision I1 could be permanent, residential arca for all of diese i 19 spaces. C'hnirman Martin - A matter fit -philosophy, a necessity, need and lifestyle and what you are doing, you arc just pulling Met label on t and it inn to conform w ate subdivision period. Othcrwmse. you cannot have it. This is a dif II lifestyle, dim:lent use of land, itis not for sale, it is for rent and the xpsreore for rent fur a shun period of lime or n lcing period or lime. 11 is a business, nor II subdivision, Commissioner Surnsor' - For our onarney, Mate ire three reasons wiry we would not or legally could nut or would amt approve this, would you explain those 111 rile again. Chairman Martin Reurons why you could deny the application would be,.,. Dab • If Mr application fads to ince' any oldie slarularda that are within our Code, you could deny; 11'11 is Inconsistent with the Comprehensive Plon, you could deny. Commissioner I Irrupt - I f it is not consistent with the culture or the neighborhood is the third. if i1 poses a problem, flocs net fit stun, nr has not been adequately mitigated Commissioner Samsun made 4 motion we close site public hearing. Curnmrssianer Iloupl seconded the motion. In favor. Mount - uyc Samson - eye Martin - aye Deliberation: Commissioner Samson - There is a ten of conditions. Carnmissioicr Wnupt - The rtes liras I have greet engem' over is the chip staling because OM going to add nor only a great dent of traffic during ennatruutian period and witnlcver time is beyond that when people are coining to reside us lhssant. but It adds to the already existing usl and gas traffic and it is poi uphill from an miming neighborhood 1 am nal sure I suppose yon could make sire Ilton you Indigene Mai on u tinily basin hut the mod passes a real problem with the heavy Mak Dusty stated i1 is nor proposed In he a dirt road; itis a gravoled surface to meet the dust mitigations for Regulation One, Chairman Martin •- An quality control. Commissioner Samson As 1 was taking nom, think the upplicant bas answered most of the objections by the cure gentle:tw o Mal spoke, uric thing dint all Mioe mentioned is qtr Haul and shut was a big peoblcn'. If hes wine tcquued to clip and scat the rand ham 1hr beginning that w im1iI lake eats. of that column, Conlmyswier Helipt - Su" is 111 d,e condition,.Ibn1 were ii1 lead,end wets eased niece 111 der lighting 011111 to, wits to he diiwnword anti inward 10 prevent !lir reflcetion. The pita issue we need to address In a condition fu approve is ,tow you mitigate that when you are uphill front everyone else. Commissioner Samsun -1 do nut know haw you do that unless you have some very tall trees. Commissioner Haupt - There needs to be some mitigation that would work for that, but it does not do any good Lo dIreel it downward Tight into the neighburhslud. Dusty- It is also lemma to he inward. Commissioner Samson - You will not totally get awry from that problem if the people arc living down from the drvclup+nenl. Yuu will do your Iles, hul you cannot avoid that issue horror yen have a total barrier. Chairman Martin - It is the Name with Parachute locking up W Ilutticrncni Mesa, }wi cannot hide all of the light that is un Battlement Mesa. Commissioner Samson - They are doing the best they, can with Thr lighting unless you have a better solution. Dusty- The only thing 1 could recommend is that you could recommend direetionnflighl in be uphill - you put the light nn the other side Mike road. Chairmen Marlin - 119 parcels plus your public facilities even though you may he looking around, you will hove to have your lights on at your public facilities where you ere In and out, ADA and safety mason, Commissioner Samsun - Using the criteria the way 1 understand it we cannel deny the application. 1 think Ihey have tact Ilse rtquircmcnts. Cote smiler haunt if you determine 11 is compatible. wird the neighborhood; if you find that it is not compatible with the neighborhood then Thal is not true. There is an RV Park in the flatllcment Mesa MID. Chairman Mania- hi line olright of this, Cornrnissioner Iloupl - So that would be difficult to du, Commissioner Suutsoii- Phut is this 1101 aeeuss ilio street finita a trailer park. There is bath a trailer pork and an RV Park in Battlement Meau so for us to argue duct it is not wail' lire stupe oldie neighhodraud - it oi•uld he tough to justify 115111. Chainnun Martin - So the ciiuir moves to ga ahead and approve tilt application with the l4 different requirements as subnrured by station(' the changes of the wording that we went lhruugh. Ci innissiancr 11011111 - Arc yin' gong In do smnclhing steel the road Commiotsiunar Smarm the chip and scat I third( thxl is a major concern of the people who caner here today and 1 Think that would be something we could hopefully address and help them Commissioner Hvupt - Condition No. 12 ICI. Commissioner Samson - So we need to strike CI and say it has to be chip and sent 4(4 Conunisisoncr Ilnupe i would agree with dent hvcuuac ofthc summit ufiraffle anticipated and if fsnCiva would kelp 'hem with that, tl would be ■ nice iinghborly bung to do. There it game to hr gutty a 101 of activity rn1 dud road, Commissioner Samsun Chairman Martin etc you willing to build u lade your rmniun so 1 can sc vud il'I Chairman Martin - It is a waste of money, It's a waste of resources, it is a waste and l undersand whet you are gyring to get to, but a gaud gravel road with some vestment would sorvc the same poi -pole, You sfe talking snoop jest to Blurt out with in reference to it will be destroyed by heavy equipment within u couple of weeks. end yntu will "um 'hem to pm/6 Ibel - ! underrltand. it !r a (meat philosophy buy in reality it is a waste of tune. They arc not going to he able ro take I 011.U0*.pound rig Krona due chip and seat on a Will, on the fest cum it will separate on you. If you wanl to include that, it is okay, Commissioner Samson - Hear mc out Isere, is that the cosi of doing business. Cholnnan Martin - If there is a road maintenance agreement and they hove to make an adjustment, you just require thein to do such with a Targe dollar ticket. Commissioner Samson moved to reopen the public hearing. Commissioner Haupt second. Carried. Jim was asked by Commisisuncr Samson to give us sume idea how much dust if properly graveled and taken naso of the way the Bard may require it to be done, t have no idea Jim stud. Dosed on regulations talk About vehicles per day using the real and !float et generated from chose vehicles they hove In implement a dust control plea. I could not quantify how much dust as it ell depends an the reelects materials. Cammisatnner linupl - If you look at the regulations, Regulation One on the err pollution What dries that mama Jima - Just at t just sated, it say based on the number of vehicles on that unpaved private road per May they have to control eraissions ofdust Rum that surface through in approved dust catltrOl plan. Su they would hove to submit a plan and if we agreed that would address their dual Issues Then we can appmvc that and they have to implement it. You would want to address on a complaint basis. My hope would be if you were going to the trouble ofdevcloping a plan, they would implement it. A similar regulation is applied to County roads - we have to follow the sante regulations. Any County road That has 200 or more vehicles that is an unpaved road has to do whet is necessary lu control the dust from that. Cotrunisiaoner Haupt -This has been one of the niajor complaint', Lira! people have males the County Jim eddiettsed it due to PM issues we arc experiencing in the Rolllrmcnl Mesa/Parachute area. Chairman Martin - Then we have to have natural material to go ahead and pave every road to the county and every Ovate road and driveway. esu. Km: hada raquiminent, we would, That is the problem. Jima - Water, mag chloride, other surface materials, Chairman Martin - If you have a darts mitigation plan approved by the County you do nut have t0 pave is — you are waling enniebody'a money hsving them peer it and then lo keep it paved during the 11rne 1150 the heavy ctluipmenl Is going across at nr you maid have a dtsl mitigalloa which w reoamrrtendcd here in meet the mandnrd Commissioner iluupt • Iftlmt were the answer to all the problems that we itoe I ie ['Wilily when it comes In Aust. I cannot even begin 10 toll you how many complaints we receive on roads that hove dual mittgutten plan. Chairman Myelin -- City streets that the street sweeper guns and is ',realms such it dust that yen eannll see the street is also a violation and we see that on a daily basis an wall even though they are paved_ Jerry - The cost associated with that section of road, approximately a mile worth of road to chip seal was approximately Se6.000 one time in put 11 down and that rs what we arc proposing within in this aa one of our letters of credit In order to complete that whcu we need to within the time period Chairman Martin - Are you stilt sharing the rood with t Kana? Jerry - Yes. Chairman Martin - What is their timeframe is reference to the time they pull out of there. Nathan - All we know is they have lcssened the traffic on that rood in the last year considerably The dust from our construction is going he less than who' they have already created 111 the last year. Nathan - Thy only other rornntent, ifyuu arc considering this chip seal as having to be done print to issuance of the permit or completion of tonstructiun, that type of thing, then we need to make sore that is removed from the security requirement in t 2d. John N.. Ves, if they put down tluis S ls.J0ti wurtic nfehip seal, it will he gone because of the construction vehicles and just building the RV Park alone Perhaps there as a cheaper alternative that we can prescribe that they can put num chloride down every tutu weeks or every munlha and INNS would have sero dust with Ilut om:sunt of meg chloride on that road. A much stronger tcquiratnenl than the Courtly actually does on their reads to keep the dust down. Ynu can require them to do overly control dust cunhul. Chairman Manin - That is Jim's recommendation, dust mitigation plan that would eliminate that to Regulation One. Commissioner Haupt moved to close the public hewing. Commissioner Samson second. Carried. Chairman Marlin Ict his original motion die. Chairman Samson made a motion to approve the major impact review process for the Campground RV Park on 36.63:' acres parcel south of Battlement Mese in Parachute off County Road 300 with the conditions of approval submitted byalolfand in place of i2 c. 3 we put adc{sl tltiIigatinn plan, which will require the applicant ht apply mag chloride twice a month. Chaimian Martin - The dust mitigation plan will also do that and also... Commissioner Samson - it is there now. Chairmen Martin - Just to lel yeti know that it has to meet the regulation; one, it docs not mutter how often you ally it, it trill may not meet the regulation and inky care of the dual mitigation. Commissinncr Samson - No this will lake care 0f i', Chairman Martin - That is a lot al'mag chloride for sure. Dusty - Point of clarification, we have talked about removing the word laundry from the condition. Commissioner Satnsan - Thank you. Commissioner Houpt - From "slash shower facility." Commissioner Samson - SO tell them where that ia. Dusty- gverywltcre it neer:, Commissioner Samson- Okay. wherever that occurs, so that is my motion. Commissioner Houpt seconded the motion. Chairman Mattie - Ynu would be better off with the dust mitigation meeting; even that is crclrentely strict 465 Commissioner Samson — You know what, the applicant said they euuld live with it arid they were huppy with it SU if they are happy with it, I am happy with it. lu Favor; Houpt — aye Samson—aye Martin -aye EXECUTIVE SESSION - DISCUSS Don requested all Executive Session to discuss five items Ilial need legal advice, end direction: I) Concerns the Airport Park PUD and legal advice concerning the slnlus of 11ta19ubdivisiun and devcfuprmcin of tits nirpolti 2) Provide legal advice eonccrnmgappliention on oil and gas milrttnliun 1u the form ofResnlutinni 3) Discuss and provide Icgal update 00 an internal peraunncl Investigation in doe Treasurer's Department; a) Update and receive any parental direction concern missing Binds in Ila Clark's Office and 5) Carolyn needs to talk to you about special curiditionson IAA Airport. Several items will need public direr! ion. C'uanmissinner Snmson moved to go into an Exrcm ivn Session, Commissioner Huupt seconded. Motion earned Commissioner Samson moved In come nal of lixeculive Session Commissioner Hulipt seconded. Motion curried. Action taken Henry. Building Security Evaluation Dori slated we need direction (0 one member of the legal staff to contact the County Manager to make a sucurily evaluation for security for fiscal purposes al the Henry Building, Commissioner Haupt so moved, Commissioner Samson second in fovor: Houpt - aye Samson -aye Martin - aye Airport Land Partum pup C:ogencradon Carolyn aimed we need uulhorir uurn for Chipman Mania to sign A grunt agreement prior to otic Cogeneration Plum and Mr Howard, co-uppllraiion to memoir the PIM used request punt irutky (i9 waiver of rams and npplicntion fees for pliuuiiig rcvirw Commissional lluupt so moved and asked that legal stuff bring bock the costs. Commissioner Samsun second. In favor finupi — aye Samson nye Martin —aye ADJOURNMENT Attest: Chairman of the Board OCTOBER 5, 2009 PROCEEDINGS OF THE GARFiELD COUNTY BOARD OF COMMISSIONERS GARFIELD COUNTY, COLORADO The regular meeting oftiic (fond of Cwiuuy Ctimmissioncrs began al 8'00 A.M. oil Monday, October 5, 2009 witty Chairman John Martin and Commissioners Trcsi I limp! present. Also present were County Mnnnger 1'd Green, County Attorney Don Dudord. Carolyn Dahlgren aid Jean Alberico Clerk & Recorder, Commissioner Sanson was absent. CALL TO ORDER Chairman Martin called the meeting to order al 8:00 A,M. PUBLIC COMMENTS FROM CITIZENS NOT ON THE AGENDA CLEAN ENERGY COLLECTIVE Paul Spenser represmiting the Clean Energy C'ollnf+oratire. We have been working with holy Croat. i:rsergy in build ritc firs! clean energy eitlaelive here in iiia valley, which will be the first ore in the nation and we would like to locate That in Garfield County. We have had cansidcrnblc community suppnrt as well as interest end ownership or rhc Clean Energy Collective and therefore we are trying to have a quick timeline and we are eying to shoot for ahs end 01200% which will allow individuals lo ulilirc Anmt of the tax credit fur clean energy in 2000 Itcscarclr Hint coordination with Holy Cams Energy as well us C LEER has shim!! that the first sire really iced' to be visihlc, aeccssible as wall as prominently located within the community to In: community based and a commonly demnnsnonnn, We have worked wilh staffprimariiy p.d Green and lits lenm to took al possible sites ivitlriu rias County. Filling the solaria, we have only found one and ilial in a private parcel offered to use by ICI Lane Ilanvh, which is u POD thin has bcca approved n month ngo II 0 about lames they have offered out or I l(0 -acne devclopmen1 and harmed between Blue Crock Ranch and the Waldurfschaol just off Highway 1( near Catherine's. Store. (lased un varying views we have received From slalf. we wonted to Ming i1 Iu you Irxluy and respectfully request that the llo,nd provide us mane dlrccfian as 111 going forward in two was' 1) If that is a supptanve evsnnwsuly silt rn the Board's mind; and 2) it'd wunld be possible far TCI to proceed svirh lac neressary soiree PUD and Preliminary Plan amendment by Administrative Process in a timely fashion. Commissioner Iloupt This in difficult because uur pinriaing direelur has worked willi you on Ihin and lie is 1191 in the ruom now. It would have been important fur Ilion 1v bo a pan ul this discussion. Chair:non Martin - The is a great project and good support; Holy (:rocs has exiendcd !heir support as well as would like lu sec if we could move hi lust dirvelion We nccd ru [Ilam CRMS and allow (heir array to be there as well going r)+rough lino sums process. I would like to sce if we could get Ibis coup as take cure of that pnniril.tr :oars. Il is a great nrruy and yes it is visible ail -Highway 8? bus it is stun unsightly. We con nsk Fred ifwe can put Ibis undvr nus Approval irsstend of going lhrougdh the Planning Commission. you will still have to haves public lhcaring Dila this in front of the Board. Commissioner l loupe - ('here Iran been some concern [haul mninlarning the integrity of lit I'('i applicnlioii. What was so wnidcrftr] about that epplicatioi was tum fact thin you mined the cultural component of Ag Innd in from and Yee worked nn the environmtaual concerns around die arca And Thal really maria 1111 wonderful dcvchipmeni I do nal think today that I could tall you willow having more infer -million in front of me that 1 could support Ilse location because it will change That dramatically. 966 • BOCC Exhibits (9/21/2009) (Major Impact Review- High Mesa RV Park- High Mesa Partners LLC) • • Exhibit Letter Exhibit (At°I) A Proof of Mail Receipts EXHIBIT B B Proof of Publication - C Garfield County Unified Land Use Regulations of 2008, as amended (ULUR, the Zoning Code) D Garfield County Comprehensive Plan of 2000. as amended E Town of Parachute Master Plan (2002) F Application G Staff Report 8.10.09 H Exhibits 8.10.09 I Excerpt. Minutes, Planning Commission meeting of 5.13.09 J Staff Report 9.21.09 K Staff Powerpoint, AA E-mail, Garfield County Vegetation Management Department- Director, Steve Anthony_ doted 9.15.09 BB E-mail, Garfield County Road & Bridge Department -Administrative Foreman, Jake Mall, dated 8.31.09 E-mail, Garfield County Oil & Gas Liaison, Oil & Gas Administrative Assistant, Wendy Swan, dated 9.1.09 E-mail, Garfield County Public Health Department- Environmental Health Manager, Jim Rada , dated 9.4.09 E-mail, Colorado Department of Public Health & Environment (CDPHE)- Mark Kadnuck, P.E.. doted 9.4.09 Letter, Grand Valley Fire Protection District (GVFPD), Rob Ferguson, Deputy Fire Chief- Operations, dated 9.15.09 Letter, Garfield County Planning Department- Project Engineer, John Niewoenher P.E ., dated 9.15.09 E-mail. Bureau of Land Management, Glenwood Springs Field Office- Realty Specialist, Carole Huey, dated 9.15.09_ Email, Colorado Division of Water Resources- State Engineer's Office -Mike Bender, dated 9.16.09 CC DD EE FF GG HH II a0CC 9/21/09 DD PROJECT INFORMATION AND STAFF COMMENTS TYPE OF APPLICATION Land Use Change for a for a 'Campground / RV Park' through a Major Impact Review APPLICANT High Mesa Partners, LLC; Daybreak Realty LLC; James Eugene Speakman, Monique Teresa Speakman SITE INFORMATION 2407-193-00-189 (36.637 acres) RV Park 2407-193-00-162 (614.713 acres) Daybreak 2409-244-00-124 (103.25 acres) Speakman LOCATION /ACCESS Subject property is located off a well pad access road off CR 300, approximately 1 mile south of Battlement Mesa EXISTING 1 ADJACENT ZONING Rural; Adjacent: Public Lands (SLM) 1. DESCRIPTION OF THE PROPOSAL The application is for a Land Use Change Permit through the MIR process for a recreational vehicle (RV) Park. The site is shown on the map at right, and is 34 miles from CR 300, south of Battlement Mesa. The campground would consist of 119 back -in parking spaces for RVs with full hook-ups and utilities, with no tent spaces proposed. To support the facility: > access road D emergency access road Y wastewater treatment plant Y water treatment plant for potable water Y easements for facilities off the RV Park parcel • fire flow pond Y retention ponds • irrigation impoundment H. PROCESS A Major Impact Review is defined in 2-106 of The Unified Land Use Resolution of 2008 £ULUR2 as 'a land use considered to have a significant impact'. The Planning Commission's review is sought to consider the project's relationship to The Comprehensive Plan of 2000. A recommendation from the Planning Commission is sought; the application shall then be presented to the Board of County Commissioners for decision. g 3 MIR High Mesa RV Park - aDunbar - BOCC 9/21/09 EirlergenCV Access Road Wastewater Facility (offsite) 1'. A-4 r . " -.A";,. • „....-..v:,).„;...,..„7-i. ..e. ,_,_,..... ,..„.„L. :=7.:'• 4 - .6211. ......3...i.r..1.4p4.r..rtr I • '• . • • :&.e.4414 • ) •. .• 4)..d •VreNt."-!)-(7":;•"•':,' • IL .% 4"2, • ri•t: • . • • , • • ' . . •• '.4".. . • t 3.x - lz; .., . n • •• P!.6. r •- . ....., • q, .?' . C..... . tY" .. ._,„,..• ., • . • . .e. ,'''' ....4;.e..,,•ii:-.... ,ri,,tph,,(6, •-•...,.., ...N.; • , 'eY, $ i , , • , . V" . • .. • ,. 4 ...... •'•• . .ii, •!:,11 ': ..,.i..At, . . '1r.:i1t44'....4 ..1...1 11 1- 1 4/ 't• :1' . r : ' .• ..• 1Gi .. • 4 ..., , e. A , ,.... , 1., ;... T•?..' • , .4... ,,,,,.. . ( AI 2 .. • . MIR High Mesa RV Pa* - D.Dunbar— BOCC 9,21/D9 NOTE TO BOCC: STAFF IS PROVIDING YOU WITH A STAFF REPORT WITH THE APPLICANT'S RESPONSES AND COMMENTS INCLUDED IN RED FOR YOUR REVIEW. ADDITIONALLY, THERE ARE SEVERAL SUPPLEMENTAL DOCUMENTS SUBMITTED BY THE APPLICANT (BINDER CALLED 'UPDATE!) INFORMATION ONLY.') III. REFERRAL AGENCY COMMENTS SINCE INITIAL REVIEW, STAFF ALSO RECEIVED REVIEW COMMENTS FROM THE FOLLOWING ENTITIES, ATTACHED AS THE FOLLOWING EXHIBITS: • (EXHIBITAA) • (EXHIBIT BB) • (EXHIBIT CC) • (EXHIBIT DD) (EXHIBIT EE) E-mail, Garfield County Vegetation Management Department Director, 729.09, revised 9.15.09 E-mail, Garfield County Road & Bridge, 8.31.09 E-mail. Garfield County Oil & Gas Liaison, 9.1.09 E-mail, Garfield County Environmental Health Manager, 9.4.09 E-mail, Colorado State Department of Public Health and Environment (CDPHE), 9.4.09 (EXHIBIT FF) Letter, Grand Valley Fire Protection District Deputy Fire Marshal, 9.11.09 (EXHIBIT GG) E-mail, Garfield County Planning Department Project Engineer, 9.15.09 ■ (EXHIBIT HH) E-mail, BLM, Glenwood Springs Area Office, 9.15.09 ■ (EXHIBIT II) Letter, Colorado State Division of Water Resources, State Engineer, 9.16.09 No response received from Town of Parachute, Colorado Division of Wildlife, Garfield 16 School District. IV. APPLICANT RESPONSE In summary, the Applicant has revised their application based on the comments provided by the County Planning Staff Report and the Planning Commission: 1, Regarding deficiencies of 7-104 (Sufficient Legal and Physical Source of Water): Applicant has: a. re-applied to correct error in application for the two commercial wells, b agreed to provide proof of issued permit for the two commercial wells prior to issuance of Land Use Change Permit; 2. Regarding deficiencies of 7-105 (Adequate Water Supply): Applicant has a. stated that the Upper Pond is no longer being considered a part of the fire flow pond water supply, and therefore system details, easements and maintenance details are not needed, b. revised West Divide Water report that provides proper calculations and states that it implies a perpetual water contract; c. provided copies of corrected well permit applications; 3 MIR High Mese RV Perk - ()Dunbar- BOCC 9R1/09 3. Regarding deficiencies of 7-106 (Adequate Water Distribution, Wastewater Systems) Applicant has: a provided an application for an appropriately scaled wastewater treatment system; Applicant agrees that permits for this system shall be in place prior to issuance of the Land Use Change Permit; b. provided an application for an appropriately scaled central water treatment system; Applicant agrees that permits for this system shall be in place prior to issuance of the land Use Change Permit; c. provided proof that the two wells being considered For commercial permits have adequate quantity and dependability, as per a required 24-hour pump test; Applicant agrees that permits for this system and wells shall be in place prior to issuance of the Land Use Change Permit; d. represents that CDPHE approval will be secured for the systems and be in place prior to the issuance of the Land Use Change Permit; e. provided proof of appropriate system design features required by Garfield County; f. agrees to satisfy requirements of the fire service provider related to fire flow system and a sign -off letter shall be in place prior to issuance of the Land Use Change Permit; 4. Regarding deficiencies of 7-107 (Adequate Public Utilities) Applicant has: a. provided a signed contract from Holy Cross Energy, proof of recorded document shall be provider Land Use Change Permit; b. have agreed (with Garfield County Project Engineer) also serves to satisfy 7-309. and has agreed that prior to issuance of that satisfying 7-107 5. Regarding deficiencies of 7-108 (Access and Roadways) Applicant has: a. agreed (with Garfield County Project Engineer) that satisfying 7-108 also serves to satisfy 7-307 b. agreed (with Garfield County Project Engineer) to standards for the project, those being: • Minor Collector Road design standards • Shoulder width of 4 feet • Allowable grade of 10% with additional safety enhancements as per GarCo Project engineer on curves (guardrail) • Adequate ROW recorded for the public (rather than private) c. agreed to provide adequate securities for site re -vegetation, reclamation, and to secure chip -seal improvement (in order to delay chip -sealing the road for 18 months from the date of construction); d. agreed to provide a dust mitigation plan that meets the conditions set forth by GarCo Environmental Health Manager. 4 MIR High Mese RV Perk - D.Dunber— BOCC 9R1/09 6. Regarding deficiencies of 7-109 (No Significant Risk from Natural Hazards) Applicant has' a agreed that if the BOCC approves the exceptions recommended by Staff to grade, and if the fire service provider provided a sign -off letter for the fire flow requirements and emergency access road, that wildland fire risk is adequately mitigated 7. Regarding deficiencies of 7-202 (Protection of Wildlife Habitat areas.) Applicant has: a. agreed to conditions recommended by Staff. 8. Regarding deficiencies of 7-203 (Protection of Wetlands and Waterbodies) Applicant has: a agreed to include recommendations of the Garfield County Project Engineer in the Storrnwater Management Plan; b Applicant has agreed to add a section to the park guidelines to deal with minor spills from RVs and other vehicles: 9. Regarding deficiencies of 7-205 (Erosion and Sedimentation) 7-206 (Drainage) and 7-207 Stormwater Run -Off) Applicant has: a agreed to limited site disturbance as per Garfield County Project Engineer recommendations, b. agreed to file the required Storni Water Managernent Plan (SWMP) with the State Department of Public Health & Environment (CDPHE) prior to disturbance; c. provided updated plans and updated SWMP that incorporate all temporary and permanent erosion control measures and depicts irrigation for re - vegetating disturbed slopes; d provided updated easements for the north and south storm water retention ponds and the fire flow pond, and shall record these easements prior to disturbance; e provided updated easement information for the High Mesa storm water retention pond on the RV Park parcel, and has agreed to revise and execute the Final Easement plat upon County Staff approval, i agreed (with Garfield County Project Engineer) that satisfying 7-205, 206 and 207 also serves to satisfy 7-806 (H), and (I) 10. Regarding deficiencies of 7-208 (Air Quality) Applicant has: a. agreed to meet State standards during construction; b updated the maintenance manual to comply with GarCo Environmental Health Manager; 11. Regarding deficiencies of 7-212 (Reclamation) Applicant has: 5 M1R High Masa RV Park - D.Dunbar— BOCC 9/11,79 a provided an updated Engineer's estimated construction cost spreadsheet with t etter of Credit items, b agreed that re -vegetation security in the amount of @2500/acre for a total of $18, 377.00 as per GarCo Vegetation Manager shall be in place prior to disturbance; c agreed that all securities (re -vegetation, reclamation, chip -seal ) shall be in place prior to disturbance; 12. Regarding deficiencies of 7-806 (K) (Electrical Distribution/Communication wiring) Applicant has provided updated plans. THE PLANNING COMMISSION RECOMMENDED THAT BOCC APPROVE THE PROJECT WITH THE 14 CONDITIONS RECOMMENDED BY STAFF. 0 IL APPLICANT HAS AGREED TO WE -1 '1 HE FOLLOWING CONDITIONS AS S -I ATED A i PLANNING COMMISSION HEARING 5 13 2009, AND RE STATED iN THE PREVIOUS S LAU REPORT SUE3MI I TED TO THE BOCC ON FOR HEARING ON 8 10 2009: CONDl1 IONS 1-10, and 14 THE APPLICANT HAS RESPONDED TO CONDITIONS 11-13 WITH STAFF RESPONSE FOLLOWING. V. STAFF RESPONSE 1. Staff Response to Section 7-104 and 7-105 specific to potable water supply: The Applicant has applied for a correction for the two wells on the Speakman property (as commercial wells to serve the High Mesa RV Park.) At the time of this writing, there have been no corrected well permits issued. This standard has not been met. (ti) ■ Prior to any disturbance of land, the Applicant shall provide, A. verification of permits issued to serve the High Mesa RV Park for the two (2) commercial wells, B. any notification and tests required by Garfield County for the wells. 2. Staff Response to Section 7-104 and 7-105 specific to fire flow requirements: Fire flow requirements are to be set fortis by the fire service provider, as per 7-104 (A)(5). As represented to Planning Staff, water to fill and maintain the fire flow pond is to come from the Daybreak Realty LLC (Graham) parcel, as surface runoff, augmented with water from the two commercial wells. The Applicant represented that enough surface runoff would channel to the fire flow pond, and that the Upper Pond would not 6 MIR Nigh Mesa RV Park - O,Dunbar— OCC 9/21/09 be used as part of the system. Therefore, the Upper Pond was not included in the fire flow system and no easement to it was included in the application. At present, there is no system relationship depicted or stated between the Upper Fond and the Fire Flow Pond for delivery of water, only an application to Legitimize an existing non jurisdictional dam. Further, there is no system relationship depicted or stated between the two commercial wells and the Fire Flow Pond for delivery of water, • The Amended Water Supply Report, Page 1 states that the commercial wells will be used for domestic water and fire protection, and that: 'The Upper Pond will be constructed on the terrace above the RV Park as shown in Figure 2, The pond will be used to store procipilafion runoff in priority end irrigation water delivered to the property under the Applicant's existing irrigation rights. An appficahon has been filed with District Court, Water Division 5 for the Upper Pond.' ▪ The abovementioned report also says that 'up to 50,000 gallons of water per year will be pumped from the wells for fire protection'. • The application materials for the water impoundment application for the Upper Pond states that its use is to 'store and provide water to fire pond,' • The Water Supply Report from SGM states that the water storage tank capacity does not include fire flow and irrigation. There is no information provided that determines if there is adequate water beyond the potable water demands to serve as fire flow. In conversation with the report's author, Engineer Bob Pennington, he stated that there is ample supply from the wells to fill the two 20,000 gallon potable water tanks in 12 hours, and that the demand was scaled for a summer's day when the park would be likely full and the water demand at its peak. In discussion with the Grand Valley Fire Protection District, Deputy Fire Marshal Rob Ferguson and Chief David Blair both stated to Staff that it was their understanding that water from the Upper Pond is used to augment the fire flow pored, and that water from the potable water tanks would also be used to augment the fire flow pond. (Exhibit FF) As the fire service provider is the authority that sets the standard for fire flow [as per 7- 104(A)(5)1, Staff recommends that verification from the Grand Valley Fire Protection District be provided that the system they require is the system that has been put in place. Staff recommends the Applicant provide a letter from the fire service provider that verifies and depicts: a. the fire flow pond including its water delivery system(s), easements, and maintenance roads from all impoundments and wells required for its operation, b. the emergency access road, its 'knock off' gate, and its surface, 7 MIR High Mesa RV Perk - D.Dunber— OCC g/21/09 c. the fire safety and response plan including the annual inspection date(s) of the fire flow pond. The Upper Pond is both part of the irrigation system and part of the water supply for the fire flow pond. Staff recommends as a condition of approval that the Applicant be required to present to the Garfield County Planning Department Project Engineer: • proper recorded easements for the Upper Pond, design of the ditch or pipe conveyance to the Fre flow pond, and any maintenance road that may be required to the satisfaction of the Garfield County Planning Department Project Engineer, and amend the Site Plan accordingly, • system details (design specifications, easement and maintenance road requirements) if there is to be an augmentation system from the potable water storage tanks, • a statement from SGM revising the volume of water to be processed through the system to ensure that the water system is adequately sized, if water for augmentation of the fire flow pond is to be processed through the water treatment facility. In comments from the Colorado State Division of Water Resources, State Engineer's Office (Exhibit II), there is considerable comment about water for fire flow, decrees and permits for the RV Park. They state that the well charge permits to commercial use have not been filed with their agency, and the impoundment decree for the Upper Pond and Fire Flow Pond has not been issued. Their analysis of the augmentation plan for 2 acre feet from the West Divide Water Conservancy District (WDWCD) equals enough water to fill the fire flow pond once to 50,000 gallons, which is the minimum standard set by the Grand Valley Fire Protection District. (Exhibit FF) Their assessment of the proposal indicates that the Fire Flow Pond is expected to be fulled to 50, 000 gallons with spring run-off and augmented during the year from the Upper Pond, assuming approval from the Water Court for the storage rights application. They state that the Applicant proposes to fill and maintain the Fire Flow Pond with ground water from the commercial wells. As this is not a subdivision application, there is no objection to the proposal using a pond as a fire flow reservoir, but they have recommendations about permitting and managing the fire flow system to operate within requirements from the State and WDWCD. Their comments direct the Applicant to include provisions in their plan to: • Amend the well permit applications to account for the additional use of the commercial wells to fill and maintain the Fire How Pond is inadequate, 8 MIR High Mesa RV Park , D Dunbar- BOCC 9t21+V9 • Provide for the amount of replacement water that will need to be supplied to the West Divide Water Conservancy District (WDWCD)if pumping from the well increases beyond the planned amount, ■ Provide an annual assessment to account for water at the end of spring runoff season to confirm the ready -status of the Upper Pond and Fire Flow Pond with the fire service provider, to determine whether additional ground water pumping will be needed, and to initiate arrangements to obtain replacement water from the WDWCD. The Applicant can satisfy these requirements, and in some circumstances, the Applicant has the response action underway. Staff recommends making these recommendations a condition of approval. This standard has not been met; Staff recommends that it be included as a Condition of Approval prior to the issuance of the Land Use Change Permit. Staff recommends that a letter of acceptance by the Grand Valley Fire Protection District for the fire protection system be a condition of approval, as well. The letter of acceptance shall state the Grand Valley Fire Protection District's sign -off for the following: fire flow pond and its water augmentation system(s) from Upper Pond and/or commercial wells, fire flow pond maintenance plan, and emergency access road. Conditions of Approval (13) shall react: ✓ Prior to disturbance of land, the Applicant shall provide to the satisfaction of the Garfield County Planning Department Project Engineer: A. proper recorded easements for the Upper Pond, design of the ditch or pipe conveyance to the fire flow pond, and any maintenance road that may be required to the satisfaction of the Garfield County Planning Department Project Engineer, and amend the Site Plan accordingly, B. system details (design specifications, easement and maintenance road requirements) if there is to be an augmentation system from the potable water storage tanks, C. a statement from SGM revising the volume of water to be processed through the system to ensure that the water system is adequately sized, if water for augmentation of the fire flow pond is to be processed through the water treatment facility. Conditions of Approval (14) shall read: ✓ Prior to issuance of the Land Use Change Permit, the Applicant shall provide a letter from the Grand Valley Fire Protection District acknowledging acceptance of the design and proper installation of A. the fire flow pond including its water delivery system(s), easements, and maintenance roads from all impoundments 9 MIR HO Masa RV Park - D.Dunbar— BOCC 921/09 and wells required for its operation, B. the emergency access road, its knock off gate, and its surface, C, the fire safety and response plan including the annual inspection date(s) of the fire flow pond, D. an annual assessment to account for water at the end of spring runoff season to confirm the ready -status of the Upper Pond and Fire Flow Pond, to determine whether additional ground water pumping will be needed, and to initiate arrangements to obtain replacement water from the WDWCD. 3. Staff Response to Section 7-106 (Adequate Central Water Distribution and Wastewater System, 7-806 H,1(Campground Standards for Water Supply and Distribution, Sewage Disposal) requirements: The Applicant has revised applications (to correct errors in capacity) and they have been submitted to the State for permits for the systems required for the operation of the RV park for wastewater treatment and water treatment. It has been expressed in comments from the State Engineer's Office and the State Department of Public Health & Environment (CDPHE) (Exhibit EE) hat the operator of such facilities must have a license. While some of the proposed buildings are not necessary for the operation of the RV Park, the laundry/shower building and dump station are components that are related to the permitted levels of potable water and sewage. They are, therefore, required structures. No issuance of the Land Use Change Permit may be allowed without these components. Prior to granting the Land Use Change Permit from Garfield County that would allow the Applicant to open the RV Park to the public, the Applicant shall submit to Garfield County Planning copies of all inspections and reports required by the State or County, and submit copies of all required State or County permits, decrees or licenses_ 1 App, i vni (1 'I SII DLII wad - , had✓ Prior to the issuance of the Land Use Change Permit, the Applicant shall provide, along with any notification and tests required by Garfield County, verification of permits, licenses, decrees and inspections required for the facilities to serve the High Mesa RV Park, in specific for the following; A. two (2) commercial wells, B. wastewater treatment plant, C. water treatment plant, D. operator's license(s). 10 MIR High Mesa RV Perk - D,Dunber— BOCC 92V09 Conditions of Approval (16) shall read • Prior to the issuance of the Land Use Change Permit, all components required for the operation of the RV Park must be completed, including but not limited to: • roadways for access, emergency access and maintenance, • water/irrigation/fire flow systems, • laundry/shower facility, • RV dump station and wastewater system, • recorded easements, • facilities to meet ADA requirements ▪ operational plans and agreements • securities, permits, licenses, notifications and tests 4. Staff response regarding deficiencies of 7-107 (Adequate Public Utilities': The Applicant has provided a signed contract from Holy Cross Energy, and has agreed that proof of recorded document shall be provided prior to issuance of Land Use Change Permit. This standard has been met. 5. Staff response regarding deficiencies of 7-108 (Access and Roadways). Applicant has agreed that by satisfying 7-108, requirements for 7-307 are met. The Applicant has agreed to standards for the project, as per GarCo Project Engineer (Exhibit GG): A. Minor Collector Road design standards Per the County Design Standards (Section 7-307), the project traffic volume requires that the road be constructed to standards of a minor collector with 12 -Foot lane widths, 6 -foot shoulders, and a chip -seal surface_ (The minor collector road standard applies to roads with 401 to 2500 trips per day based on 120 units and 4.8 tripilday/ rnll, the ITE trip generation standard far RV Parks.) B. Shoulder width of 4 feet Road Width: Per previous discussions with the Applicant, the County will allow the shoulder width to be reduced to 4 -fool, the minimum allowed by the Code. C. Allowable grade of 10% with additional safety enhancements as per GarCo Project Engineer on curves (guardrail) The County Project engineer notes that the 10% grade on the main access road occurs on a curved part of the road. The combination of the steep grade and the curve increases the risk to those using the road. Per the County Code, the maximum grade of such minor collector roads is 8%. The Applicant proposes to mitigate the excessive slope by posting a speed 11 MIR High Masa RV Perk- O,Dunber— BOCC 9/21/09 limit of 20 mph. The Code allows BOCC to approve excessive slopes (Section 7-20911). The Staff recommends that should the BOCC approve the access road slope, that no additional development will occur prior to the road being reconstructed to meet County roadway design standards. D. Adequate ROW recorded for the public (rather than private.) Applicant has agreed to this, and this can be met. (Contrary to GarCo Engineer's comments, easements must be in place for facilities on parcels that are to serve the RV Park, from the owner to High Mesa Partners, LLC to serve the RV Park, as the other individuals are party to the application for the off-site facilities only.) Regarding right-of-way along CR 300, GarCo Road & Bridge recommended that the Applicant be prohibited from placing signs other than approved driveway access signs atop stop signs without GarCo permission. Any signs to be installed shall have proper Garfield County permits and meet the sign code. (Exhibit BB) No signage other Than the awrove 1 driveway Access stop sums shall be placed within the County ROW without apj,roval of Garfield County. 110.60 -Poi deeded ROW doe$ not presenth exists for Cr. 300 A strij Of Land 30 -fool _ wide from 11w center lune of the existing road the entire length of the property_nwo1vcd in this, oppllcoculs tnll_be deeded to Garfield County for future road improvements. Further, Staff recommends theApplicant also be requested to deed to Garfield County the acreage necessary along its frontage on CR 300 to bring CR 300 to a full 30 feet from centerline, with no financial consideration or exchange required. The Applicant has agreed to provide adequate securities for site re -vegetation, reclamation, and to secure chip -seal improvement (in order to delay chip -sealing the road for 18 months from the start of construction.) For re -vegetation and reclamation, those requirements are as follows: E. Re -vegetation security shall be as stated by GarCo Vegetation Manager Steve Anthony (Exhibit AA): Staff recommends a re -vegetation security of $2500/acre for a total of $ 18,377.00 The security shall be held by Garfield County until vegetation has been successfully reestablished according to the Reclamation Standards in the Garfield County Weed Management Plan, 11 is the responsibility of the applicant to contact the County, upon successful re -vegetation establishment, to request an inspection for security release consideration. The Reclamation Standards at the date of permit issuance are cited in 12 MIR High Mese RV Perin - D Dunbar— BOCC 921/09 Section 4.06, 4.07 and 4.08 of the Garfield County Weed Management Plan (Resolution #2002-94). The discrepancy between the estimated re -vegetation security of $18,377 and $20, 549 is based on the Applicant's engineer's estimate, which includes other exotic species found as a result of the new wetlands study provided that were not originally included in the earlier estimate. F. Reclamation security shall be as stated by the GarCo Project Engineer, John Niewoenher, P.E.: k mty al is tation Purpose Guarantees the restoration of land to pre -development conditions (excluding re -vegetation) Guarantees Applicant will perform chip -seal by March 2012; one year after RV Park receives LUC permit. Guarantee adequate re -vegetation w/o weeds. The Applicant has requested that main access roadway (that provides access for the public) not be surfaced (chip -sealed) prior to the issuance of the Land Use Change Permit. EnCana 00 & Gas (USA) Inc. has several well pads to the south of the RV Park, and the Applicant states that until heavy rig equipment is removed, these oversized pieces of equipment may damage the road surface that will be installed to serve the RV Park. The Applicant requests that Garfield County accept a security and allow the chip -sealing to take place 18 months from the 'start of construction'. Staff recommends that because 'start of construction' is not a date certain, that the BOCC consider the following conditions regarding the Applicant's request to delay chip - sealing the access roadway: G. If adequately secured, the Applicant may delay chip -sealing the main access roadway to a date no more than 18 months from the BOCC date of approval (9/21/09), or 30 days after EnCana's energy development requiring oversized equipment ends, whichever comes first, H. Security shall be as stated by the GarCo Project Engineer, John Niewoehner, P.E., that being $66.034.00, 13 Minimum Release of Security Type Amount Expiration Security by _ Date County Restoration of 1249,036 18 months After RV Par RV Park and after BOCC receives Coi. Appurtenances approval LUC Permit Note #1 Note #4 Access Road $66,304 2.5 years After Chip -se Chip -seal after BOCC approved by Note #2 Note #5 approval County Re -vegetation $64,900 3 years After re-vegE Note #3 after BOCC is approved I Note #6 a • proval Counter k mty al is tation Purpose Guarantees the restoration of land to pre -development conditions (excluding re -vegetation) Guarantees Applicant will perform chip -seal by March 2012; one year after RV Park receives LUC permit. Guarantee adequate re -vegetation w/o weeds. The Applicant has requested that main access roadway (that provides access for the public) not be surfaced (chip -sealed) prior to the issuance of the Land Use Change Permit. EnCana 00 & Gas (USA) Inc. has several well pads to the south of the RV Park, and the Applicant states that until heavy rig equipment is removed, these oversized pieces of equipment may damage the road surface that will be installed to serve the RV Park. The Applicant requests that Garfield County accept a security and allow the chip -sealing to take place 18 months from the 'start of construction'. Staff recommends that because 'start of construction' is not a date certain, that the BOCC consider the following conditions regarding the Applicant's request to delay chip - sealing the access roadway: G. If adequately secured, the Applicant may delay chip -sealing the main access roadway to a date no more than 18 months from the BOCC date of approval (9/21/09), or 30 days after EnCana's energy development requiring oversized equipment ends, whichever comes first, H. Security shall be as stated by the GarCo Project Engineer, John Niewoehner, P.E., that being $66.034.00, 13 MIR High Mesa RV Paris - D.Dunbar— BOCC 9?1/09 I, Prior to chip -sealing, the access roadway shall he built to the standard required by the GarCo Project Engineer's specifications, and during all phases (construction, pre -chip -sealing and afterward) the road shall be maintained to meet Garfield County and State air quality standards with a dust mitigation plan, as stated by GarCo Environmental Health Manager. In the Maintenance Agreement for the roadways, the Applicant has stated that the owners shall not prohibit access to new parcels. The access permissions for the main access road and the emergency access road are limited to the use described in this application as per comments from GarCo Road & Bridge Department: pri■•e►yay access permits have been issued for this application. One driveway access permit k for the main entrance in and ow plthe RV Park. The other driveway access permit is for the emergency entrance only and will have a gats with a knock off -system _ The etneraency drive►rav Access shall =tut be considered complete until all conditions - the drivewn► recess permit are complete and approved by Garfield County Road Bride Department. These driveway accesses are for this application only Staff recommends that the access permitting be limited to the use described in the application only. The clauses in the Maintenance Agreement shall be revised to eliminate stated permissions to future additional parcels: #3. Road that includes the language: Appendixes A & B shall be revised at any time that additional parcels have been created that have access to the road., #4. it so4Jutirrrr that includes the language: The association agreement that is in Appendix 2] shall come intoforce at such time as a 4`r' Parcel is created., and #2. Chimer that includes the language: in the event of any subdivisions, 'owner' shall mean the owner of the newly created parcel or parcels... Staff recommends that because this road is being considered in its present proposed design, with surface timetables and design exceptions related to a defined and limited traffic count, allowing permissions in the Maintenance Agreement language may remove Garfield County from adequately guiding revisions or restrictions to the roadway, its access and impacts in the future. Staff recommends following the restrictions set forth in comments from Road & Bridge, and eliminating any implied permissions for access and road use beyond that of the Application itself No menage other than the approved driveway access stop skis shall be placed within the County ROV' without approval of Garfield County. If 60•f-oot deeded ROW does not presently exist for Cr. 300 a strip of Land 30 -foot wide from the center line of the existing road the entire iengtliof the property involved In this application shall be deeded to Garfield County for future road uni?roveincnts. Staff finds that some of the traffic emerging from the RV Park will travel westward on CR 300, and may travel through the intersection of CR 300 and SH 6 Frontage, that is 14 MIR Nigh Mesa RV Park - D Dunbar - OCC 921/09 presently being evaluated for improvement obligations. The traffic volume increase caused by this n1i 1I1► niicn will usi1vact all of C'r SOi) roads front the point of entry to 1-74 through Battlement 1iesa. This ppltlicationhas the potential to add to the traffic impact at the entrance of Cr. 300 to Calori do Slate _ Highway b at Una. This intersecliqu is already_a point of areal cougsru and is requiring improvements. These comments are for this application and traffic impact onhv. All vehicles hauling equipment and materials for this moieet shall abide by Garfield County's ovcrsice'os'er►►•cittltl penult system. MI ► ehicles requiring oversize/overweight permits shall aaply for them at Ciarftcld County Road tC Bridge Department. As this is not a subdivision, there is, at present, no assessment required from Traffic Impact Fees. Finally, comment from the BLM Field Office made a request to have the Applicant provide a GPS shapefile of the main access road to confirm its location. (EL.M manages the neighboring parcel to the south.) (Exhibit HH) Conditions of Approval for access and roadways (1O, 12) shall read: ✓ Prior to the acceptance of the Maintenance Agreement, the Applicant shall: A. Revise all sections to comply with the limitations for access for the use and level described in the application, that being: one (1) 119 -unit RV Park with related infrastructure (WWTF,WTF, 4 ponds, 1 shower/laundry facility, dump station, storage building and campground/ office building with easements on three parcels; B, Revise all statements to comply with the limitations for access for the use and level described in the application requirements, as per GarCo Road & Bridge; ✓ Prior to the any disturbance of land, the Applicant shall: A. Design the roadways to meet the following standards: 1. Minor Collector road standards, with an allowable exception of 4 -foot shoulder widths, and 10% grade provided safety features are installed on curves, 2. Design additional safety and drainage enhancements as per GarCo Project engineer on curves (guardrail, culverts) B. Meet the following requirements for road right-of-way and signage: 1. Provide adequate ROW recorded for the public (rather than private) without charge to Garfield County, that being: 15 MIR High Mese RV Park - D. Dunbar— BOCC 981/09 a 60 feet for the main access road, p 20 feet for the emergency road, 2. additional acreage necessary on the project parcels' boundary along CR 300 is requested to bring the ROW to a full 30 feet from centerline for future road improvements. C. Have in place a plan for chip -sealing of the main access road: 1. If adequately secured, the Applicant may delay chip -sealing the main access roadway to a date no more than 18 months from the BOCC date of approval, or 30 days after EnCana's energy development requiring oversized equipment ends, whichever comes first, 2. Prior to chip -sealing, the access roadway shall be built to the standard required by the GarCo Project Engineer's specifications, 3, During all phases (construction, pre -chip -sealing and afterward) the road shall be maintained to meet Garfield County and State air quality standards with a dust mitigation plan, as stated by GarCo Environmental Health Manager. D. Have in place all required plans, agreements, and securities including, but not limited to: 1. Reclamation, 2. Dust mitigation (to meet Colorado Air Pollution Control Commission Regulation 1), 3. Improvements Agreement, 4. Maintenance Agreement, 5. Securities for re -vegetation ($20,549), restoration ($249,036), access road security ($108,906) and chip -seal security ($66,304) E. Have all required plans and permits required by Garfield County and the State of Colorado, including, but riot limited to: 1. Road & Bridge for oversized/overweight vehicles and traffic control, 2. Environmental Health for dust mitigation [Control Measures as perAPCC Regulation 1, III.D.b.(iv)] incorporated into the plan and an Air Pollution construction permit (State), 3. Planning Department Project Engineer's requirement for cordoning off areas to minimize land disturbance. 16 MIR High Mesa RV Park - D.Dunbar— 90CC 9121/09 F Prior to any disturbance of land, the Applicant shall provide a GPS shapefile to the satisfaction of the Realty Specialist of the Glenwood Springs Field Office of the Bureau of Land Management to determine the land status of the ingress & egress to the project. 6. Staff response regarding deficiencies of 7-109 [No Significant Risk from Natural Hazards): Applicant has agreed that if the BOCC approves the exceptions recommended by Staff to grade, and if the fire service provider provided a sign -off letter for the fire flow requirements and emergency access road, that wildland fire risk is adequately mitigated, ,s; 7. Staff response regarding deficiencies of 7-202 (Protection of Wildlife Habitat areas. Applicant has agreed to conditions recommended by Staff, those being: Wildlife safety shall be addressed with the fallowing conditions; a. Fencing shall meet'tivildlifefriend)y'/ertcing.stnwlardsof!/Ie Colorado DOW, and he that in keeping with the rural character of the neighborhood: non --climbable 2 "x 4 mesh horse ,fernce with or without barbed wire strands at the crest, no less than 60" in height. b, The design and construction of the fire pond shall include both fencing to prevent access by wildlife and human beings, and safe egress measures f,r wildlife. and human beings that 'night irludverlently enter the pond. c. Bear proof waste receptacles shall be used on-site. This standard has been net. 8. Staff response regarding deficiencies of 7-203 [_Protection of Wetlands and Waterbodies) a. Applicant has agreed to include recommendations of the Garfield County Project Engineer in the Stormwater Management Plan; b. Applicant has agreed to add a section to the park guidelines to deal with minor spills from RVs and other vehicles; Conditions of Approval for protection of wetlands and waterbodies (12.D) shall read: ✓ Prior to any disturbance of land, theApplicant shall have updated the SWMP and the park guidelines to the satisfaction of the Garfield 17 MIR High Mese RV Perk - D.bunbar - BOCG 9/21/09 County Planning Department Project Engineer to address minor spills from RVs and other vehicles, incorporate erosion BMPs, and secure a State SWMP. 9 Staff response regarding deficiencies of 7-205 (Erosion and Sedimentation), 7-206 (Drainage) and 7-207 Stormwater Run -Off) Staff recommends the Applicant be required to satisfy the Garfield County Project Engineer, There are requirements that must be satisfied before disturbance to the land occurs, and requirements that must be satisfied prior to the issuance of the Land Use Change Permit. .� Prior to land disturbance, the Applicant has agreed to: ✓ limit site disturbance and cordon off areas that will remain undisturbed as per Garfield County Project Engineer recommendations; • agrees to file the required Storm Water Management Plan (SWMP) with the State Department of Public Health & Environment (CDPHE); 1 shall record updated easements for the north and south storm water retention ponds and the fire flow pond, if applicable, and revise the Site Plan to depict all necessary easements; 1 shall revise and execute updated easement information for the High Mesa storm water retention pond on the RV Park parcel upon County Staff approval; Conditions of Approval for Erosion, Sedimentation, Drainage and Stormwater Run -Off 412.E.) shall read. Prior to land disturbance, the Applicant shall: Have all required plans and permits required by Garfield County and the State of Colorado, including, but not limited to: 3. Planning Department Project Engineer's requirement for cordoning off areas to minimize land disturbance, 4. State Department of Public Health & Environment (CDPHE) required Storm Water Management Plan (SWMP), 5. Record updated easements for the north and south storm water retention ponds, fire flow pond, High Mesa storm water retention pond on the RV Park parcel, if applicable, and revise the Site Plan to depict all necessary easements. 10. Staff response regarding deficiencies of 7-208 (Air Quality) Staff recommends that while the Applicant has agreed to meel air quality standards during construction, there are specific local and State requirements that must be satisfied for operation of the RV Park. These stated requirements appear in the 18 MIR High Mesa RV Park - D.Dunbar- ADCC 9/21/09 comments of the GarCo Environmental Health Manager. Dust mitigation will be actively conducted throughout the park at all times, utilizing the most appropriate best management practices including but not limited to those recommended for private roads as part of Colorado Air Pollution Control Commission, Regulation 1. Conditions of Approval for Air Quality (12.0.2) shall read Prior to land disturbance, the Applicant shall: Have in place all required plans, agreements, and securities including, but not limited to: 2 Dust mitigation (to meet Colorado Air Pollution Control Commission Regulation 1) 11- Staff response regarding deficiencies of 7-212 (Reclamation) The Applicant is proposing that Letters of Credit be used as securities for the project. Staff recommends that other forms of securities are more readily administered, namely, cash deposits and bond. Whatever the agreed-upon security, Staff recommends that is be in place prior to any disturbance of land and in the amounts set forth by Garfield County: ✓ Applicant has provided an updated Engineer's estimated construction cost spreadsheet with Letter of Credit items; ✓ Applicant agrees that re -vegetation security in the amount of @2500/acre for a total of $20,549, as per the Applicant's Engineer estimate shall be in place prior to disturbance; ✓ Applicant agrees that all securities (re -vegetation, reclamation, improvements, chip -seal ) shall be in place prior to disturbance; Conditions of Approval for Reclamation (12.0) shall read ✓ Prior to land disturbance, the Applicant shall have securities in place for re - vegetation, reclamation, improvements and chip -seal). {This condition includes G, H, and I from Page 12 that are the Garfield County Planning Department Project Engineer's securities.) 12. Staff response regarding deficiencies of 7-606 (K) (Electrical Distribution/ Communication wiring] Staff has confirmed that the updated plans provided by the Applicant are adequate. This standard has been met. 19 MIR High Mese RV Park - D,Ounbar- BOCC 9/21J09 VI. RECOMMENDED FINDINGS 1. Proper posting and public notice was provided as required for the meeting before the Board of County Commissioners (BOCC). 2. The meeting before the BOCC was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. The above stated and other reasons, the proposed land use change has been determined to be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County, as it does meets all the required standards. 4. The application has met the requirements, or can meet with conditions recommended by Staff in the Major Impact Review process, including but not limited to: Sections 2-101, 2-106, 3-306, 3-501, 4-101,4-102, 4-106, 4- 501, 4-502 of the Garfield County Unified Land Use Resolution of 2008, as amended (ULUR), VII. STAFF RECOMMENDATION: Staff recommends that the BOCC follow the recommendation of the Planning Commission for approval of the High Mesa RV Park with conditions recommended by Staff (revised, as follows): 1. All representations of the Applicant, either within the application or stated at the hearing before the Board of County Commissioners (BOCC), shall be considered conditions of approval unless explicitly altered by the BOCC. 2. The operation of the facility shall performed in accordance with all applicable Federal, State, and local regulations governing the operation of this type of facility. 3. Volume of sound generated shall comply with the standards set forth in the Colorado Revised Statutes for residential standards assessed at a location of 350' from the park or at a point 25' beyond the parcel (RV Park parcel) boundary, whichever is lesser. 4. The High Mesa RV Park shall be operated so as to comply with all Federal, State and County air quality laws, regulations and standards for emissions, heat, glare, radiation, fumes, smoke or other emanation which substantially interfere with the existing use of adjoining property or which constitutes a public nuisance or hazard. 20 MIR High Mese RV Pere - D Dunhnr— BOCC 8/21/09 5. The Applicant shall comply with the fire protection provisions included in the comments of the Grand Valley Fire Protection District (GVFPD), develop a fire safety and response plan to the satisfaction of the GVFPD and arrange for the Grand Valley Fire Protection District to perform an annual inspection of the fire protection pond at their convenience. 6. Any signs associated with the use shall be designed to comply with the Garfield County Sign Code. 7. No storage of heavy equipment is proposed or permitted on this site, with the exception of a machine or vehicle for snowplowing, which shall be parked in the storage area or inside a structure. 8. Any lighting of the site shall be pointed downward and inward to the property center and shaded to prevent direct reflection on adjacent property. 9. All equipment, structures and light fixtures on the site shall be painted with a neutral shade of tan or sage green non-reflective paint to reduce glare and make the site more inconspicuous. Structures designed to mimic barns, agricultural structural or false-front western storefronts may be either neutral colors or faded barn red, but the surface must be a non-reflective surface to reduce glare. •�-Q-, Prior-te-site--drst1 banGe or-eonstr tiet}-an-this-project; the✓following-si3alfbe-fh place: A-- All necessary-Brfildieg t]eparlrfient perfnits, it eluding grading pernuts, —permits-from-GafGo Road-& Bridge-Departrnent-for-all-over-si2ediever weiglbt--veh+Gles-to-be-used-on-'site; C---All-necessary traffic control plans requireel-with-GarGe-Road-& Bridge Department, D---AII necessary financial"seourities-related-t$sonstrustion re-vegetationend -reeiafaaatten; Alt requirernents-for-engineering design-aFnd-related pIans•set-faith by-the Gaf#ietd County-Projest.Cngineer- (For continuity, all of the conditions of former #10 have been incorporated elsewhere. Preceding conditions of approval (1-10) were those recommended by Planning Commission, and agreed to by the Applicant. The following conditions of approval (10-18) are those recommended by Staff, based on review of the updated materials supplied by Applicant, with new referral agency comments (Exhibits AA -II .) 21 MIR High Mesa RV Perk - D,Dullbar— BOCC 9/21/09 10. Prior to the acceptance of the Maintenance Agreement, the Applicant shall: A. Revise all sections to comply with the limitations for access for the use and level described in the application, that being: one (1) 119 -unit RV Park with related infrastructure: WWTF, WTF, 4 ponds, 1 shower/laundry facility, dump station, storage building and campground/ office building with easements on three parcels; B. Revise all statements to comply with the limitations for access for the use and level described in the application requirements, as per GarCo Road & Bridge; 11. Prior to any disturbance of land, the Applicant shall provide to Garfield County Planning: A. verification of permits issued to serve the High Mesa RV Park for the two (2) commercial wells, B. any notification and tests required by Garfield County for the wells. 12. Prior to the any disturbance of land, the Applicant shall: A. Design the roadways to meet the following standards: 1. Minor Collector road standards, with an allowable exception of 4 -foot shoulder widths, and 10% grade provided safety features are installed on curves, 2. Design additional safety and drainage enhancements as per GarCo Project engineer on curves (guardrail, culverts) B. Meet the following requirements for road right-of-way and signage: 1. Provide adequate ROW recorded for the public (rather than private) without charge to Garfield County, that being: a, 60 feet for the main access road, b. 20 feet for the emergency road, 2. Additional acreage necessary on the project parcels' boundary along CR 300 is requested to bring the ROW to a full 30 feet from centerline for future road improvements, C. Have in place a plan for chip -sealing of the main access road: 1. If adequately secured, the Applicant may delay chip -sealing the main access roadway to a date no more than 18 months from the BOCC date of approval (9/21/09), or 30 days after EnCana's energy development requiring oversized equipment ends, whichever comes first, 22 MIR High Mesa RV Perin - D.Dunbor— BOCC 9/21/09 C. 2. Prior to chip -sealing, the access roadway shall be built to the standard required by the GarCo Project Engineer's specifications, 3. During all phases (construction, pre -chip -sealing and afterward) the road shall be maintained to meet Garfield County and State air quality standards with a dust mitigation plan, as stated by GarCo Environmental Health Manager. D. Have in place all required plans, agreements, and securities including, but not limited to: 1. Reclamation, 2. Dust mitigation (to meet Colorado Air Pollution Control Commission Regulation 1), 3. Improvements Agreement, 4. Maintenance Agreement, 5. Securities for re -vegetation ($20,549), restoration ($249,036), access road security ($108,906) & chip -seal security ($66,304) E. Have all required plans and permits required by Garfield County and the State of Colorado, including, but not limited to: 1, Road & Bridge for oversized/overweight vehicles and traffic control, 2. Environmental Health for dust mitigation (Control Measures as perAPCC Regulation 1, III.D.b.(iv)] incorporated into the plan and an Air Pollution construction permit (State), 3. Planning Department Project Engineer's requirement for cordoning off areas to minimize land disturbance, 4. State Department of Public Health & Environment (CDPHE) required Storm Water Management Plan (SWMP), 5. Record updated easements for the north and south storm water retention ponds, fire flow pond, High Mesa storm water retention pond on the RV Park parcel, if applicable, and revise the Site Plan to depict all necessary easements. F. Prior to any disturbance of land, the Applicant shall provide a GPS shapefile to the satisfaction of the Realty Specialist of the Glenwood Springs Field Office of the Bureau of Land Management to determine the land status of the ingress & egress to the project. 23 MIR High Mesa RV Park - D.Oonbar— BOCC 921 t 9 13. Prior to any disturbance of land, the Applicant shall provide to the satisfaction of the Garfield County Planning Department Project Engineer: A. proper recorded easements for the Upper Pond, design of the ditch or pipe conveyance to the fire flow pond, and any maintenance road that may be required to the satisfaction of the Garfield County Planning Department Project Engineer, and amend the Site Plan accordingly B. system details (design specifications, easement and maintenance road requirements) if there Is to be an augmentation system from the potable water storage tanks, C. a statement from SGM revising the volume of water to be processed through the system to ensure that the water system is adequately sized, if water for augmentation of the fire flow pond is to be processed through the water treatment facility. 14. Prior to issuance of the Land Use Change Permit, the Applicant shall provide a letter from the Grand Valley Fire Protection District acknowledging acceptance of the design and proper installation of: A. the fire flow pond including its water delivery systern(s), easements, and maintenance roads from all impoundments and wells required for its operation, B. the emergency access road, its knock off gate, and its surface, C. the fire safety and response plan including the annual inspection date(s) of the fire flow pond, D. an assessment to account for water at the end of spring runoff season to confirm the ready -status of the Upper Pond and Fire Flow Pond, to determine whether additional ground water pumping will be needed, and to initiate arrangements to obtain replacement water from the West Divide Water Conservancy District (WDWCD). 15. Prior to the issuance of the Land Use Change Permit, the Applicant shall provide, along with any notification and tests required by Garfield County, verification of permits, licenses, decrees and inspections required for the facilities to serve the High Mesa RV Park, in specific, for the foflowing' A. two (2) commercial wells, B. wastewater treatment plant, C. water treatment plant, D. operator's license(s). 24 MIR Nigh Mesa RV Park - D.Dunber— BOCC 9/2109 16. Prior to the issuance of the Land Use Change Permit, all components required for the operation of the RV Park must be completed, including but not limited to: • roadways for access, emergency access and maintenance, • water/irrigation/fire flow systems, • laundry/shower facility, • RV dump station and wastewater system, ▪ recorded easements, • facilities to meet ADA requirements • operational plans and agreements • securities, permits, licenses, notifications, and tests 17. Conditions of Approval must be satisfied within one (1) year of BOCC approval date, as per 4-103(G)(8) of the Unified Lard Use Resolution of 2008, as amended. 18. Amendments may be considered in accordance with the Major Impact Review Amendment process of the Unified Land Use Resolution of 2008, as amended, under which it will be administered. VIII. RECOMMENDATION FOR MOTION: "I move to approve a Land Use Change Permit through the Major Impact Review process for the High Mesa RV Park with conditions recommended by Staff." 25 To: Dusty Dunbar From: Steve Anthony Re: High Mesa RV MIR2509 Date: September 15, 2009 MEMORANDUM EXHIBIT AL_ Below are nib comments from July 29, 2009 As part of re tohmllral, the applicant has provided a Wetlands Report that was done after my initial comments. The Wetlands Report indicates that two County listed noxious weds, Russian-all"c and tamarisk are located on site. Thiv information was not lucltrded In the original vegetation map and vegetation plan. Staff recommends that the applicant trent the Russian -olive and tamarisk located on site prior to the issuance of a permit, Please forward treatment records lo this office al: Garfield County Vegetation 1Nanagentent P08 426 Rifle CO 81650 July 29, 2009 conrmenls: Noxious Weeds The applicant's description of the noxious weeds located on site is acceptable. The weed management plan is acceptable. Rcvegctation The applicant has quantified the area of surface disturbance as 7.35 acres. Staff recommends a revegetation security of 52500/acre fora total of $ 18,377.00 The security shall be held by Garfield County until vegetation Itas been successfully reestablished according to the Reclamation Standards in the Garfield County Weed Management Plan. It is the responsibility of the applicant to contact the County, upon successful revegetation establishment, to request an inspection for security release consideration. The Reclamation Standards at the date of permit issuance are cited in Section 4.06, 4,07 and 4.08 of the Garfield County Weed Management Plan (Resolution iI2002.94). GARFIELD COUNTY Building & Planning Deparlmenl Review Agency Form EXHIBIT Date Sent: August 31, 2009 Comments Due: September 11, 2009 Name of application: High Mesa RV Park Sent to: Garfield County Road Bridee Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff Contact: Dustin Dunbar 109 86 Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: L.kirfield County (toad and Bridge Department has only these comments to add to the original comments for this project. The completed emergency driveway access will have to be approved by (i;irlield County Road and Bridge Department prior to an_y occupancy in the RV Park. As suited in the earlier comments ibis application hus !lie potential to add to the traffic load al the intersection of Cr. 300 and �S1itle I liy+hwniy & 24. I Iikh Mesa RV Park could be asked to contribute Ito the reconstruction or thionterseutinti. This would be an issue moulding and planniig would he involved in. Name of review agency:. Garfield County Road and I3ridli;e De1H 13y Jake B. MalI Date August 31,,2009 Revised 3/30/00 Dusty Dunbar From: Wendy Swan Sent: Tuesday, September 01, 2009 12:48 PM To: Dusty Dunbar Cc: Judith Jordan Subject: High Mesa RV Park - GarCo Major Impact Review EXHIRJT Hi Dusty, The Garfield County Oil & Gas department does not have any significant comments to add to the Major Impact Review of the High Mesa RV Park. 1 put the CD back in your box as you requested, Thank you, i1 .+ dS,31. y '!,. ..,LI '-. 011ii/1..,)11.11 1 Dus Dunbar From: Jim Rada Sent: Friday, September 04, 2009 2:48 PM To: Lusty Dunbar Subject: FW MIR 2509 - High Mesa RV Park Attachments: Jim Rada (jrada@garGeid-county corn).vcf; image001_gif; Jim Rada (jrada@garfleld- county.com)2 vcf. Jim Rada(jratfa@slarfietd-county.com)3.vcf EXHIBIT 32) 11' MT Dusty, I've reviewed the updated materials you gave me relative to the issues i noted on my last comments about this application (see below) Regarding dust mitigation: I.Bell Construction Specification makes no reference to obtaining an Air Pollution construction permit. If greater than 5 acres will be disturbed, a permit will be required; not just filing an Air Pollution Emission N otire. APCC Regulation 1(WE are an attainment area for Particulates) III.D.1-b. New Sources Every owner or operator of a new source or activity that is subject to this Section IIID and which is required to obtain an emission permit under Regulation No 3 shall submit a fugitive particulate emission control plan meeting the requirements of this Section til D. at such time as. and as part of, the required permit application Such plan shall be approved ❑r disapproved by the division in the course of acting to approve or disapprove the permit application and no emission permit shall be issued until a fugitive particulate emission control plan has been approved. III D,2.b. Construction Activities III.D.2.b.(i). Applicability - Attainment and Non -attainment Areas III.D.2.b_(ii). General Requirement Any owner or operator engaged In clearing or leveling of land or owner or operator of land that has been cleared of greater than five acres in attainment areas or one (1) acre In non -attainment areas from which fugitive particulate emissions will be emitted shall be required to use all available and practical methods which are technologically feasible and economically reasonable in order to minimize such emissions in accordance with the requirements of Section IIID. of this regulation. III.D.2.b.(iii). Applicable Emission Limitation Guideline Both the 20% opacity and the no off -property transport emission limitation guidelines shall apply to construction activities; except that with respect to sources or activities associated with construction for which there are separate requirements set forth in this regulation. the emission limitation guidelines there specified as applicable to such sources and activities shall apply. Abatement and control plans submitted for construction activities shall be evaluated for compliance with the requirements of Section111.11 of this regulation. [Cross Reference: Subsections e. and 1. of Section 111.D.2. of this regulation.] III.D.2.b.(iv). Control Measures and Operating Procedures Control measures or operational procedures to be employed may include, but are not necessarily limited to, planting vegetation cover, providing synthetic cover, watering, chemical stabilization, furrows, compacting, minimizing disturbed area in Uie winter, wind breaks and other methods or techniques approved by the division. 2. The RV Park Operating Manual Indicates: d. Periodic Maintenance, park, access road and emergency road 1. Dust mitigation must be in place throughout the park. This will be per the state requirements as defined by the EnvironmentalHealthManager and Colorado D07'. The Road Maintenance plan makes a similar reference. I'm not comfortable with this language. Perhaps a better way of putting this would be to say something like.... ...Dust mitigation will be actively conducted throughout the park at all times, utilizing the most appropriate best management practices including but not limited to those recommended for private roads as part of Colorado Air Pollution Control Commission, Regulation 1. APCC Regulation 1(WE are an attainment area for Particulates) 111.0.2.a. Roadways 111.0.2.8.(1). Unpaved 111. D.2, a. (O. (A). Applicability — Attainment and Non -attainment Areas 111.D.2.a.(i).(8). General Requirement Any owner or operator responsible for construction or maintenance of any (existing or new) unpaved roadway which has vehicle traffic exceeding 200 vehicles per day in attainment areas or 150 vehicles per day in non -attainment areas (averaged over any consecutive 3 -day period) from which fugitive particulate emissions will be emitted shall be required to use all available, practical methods which are technologically feasible and economically reasonable in order to minimize emissions resulting from the use of such roadway In accordance with the requirements of Section 111.0, of this regulation. 111, 0.2. a. (/). (C). Applicable Emission Limitation Guideline The nuisance emission limitation guideline shall apply to unpaved roadways. Abatement and control plans submitted for unpaved roadways shall be evaluated for compliance with the requirements of Section 111.D. of this reputation. 11LD.2.a.(i).(D), Control Measures end Operating Procedures Control measures or operations procedures to be employed may include but are not necessarily limited to, watering, chemical stabilization, road carpeting, paving, suggested speed restrictions and other methods or techniques approved by the division. 111. D, 2. a. (i). (E). if the division receives a complaint that any new or existing unpaved roadway is creating a nuisance, it may require persons owning or operating or maintaining such roadways to supply vehicle traffic count information by any reasonable available means for the purpose of determining if they have sufficient traffic to subject them to the requirements of this Section 111. D 111.0. 2, a. (i1). Paved 1/ID. 2. a. (ii). (A). Applicability - Attainment and Non -attainment Areas 111.0.2.a.(10.(8). General Requirement 2 Any person who through operations or activities repealadly deposits materials which may create fugitive particulate omissions on a public or private paved roadway is regnisnd to submit a control and abatement plan upon request by the division which provides for the removal of such deposits and appropriate nreasrrres to prnvcunl lutu►a deposits such that fugitive particulate emissions which may result rue minimized. except that sand, sari or other marmots may be dropped on snow or ice covered roadways for the purpose of safety and such deposits shall not be required to be removed on a more frequent basis than the community's normal street cleaning schedule except as otherwise provided In an applicable SOP provision, 111. D.2.a.(ii),(C). Applicable Emission Limitation Guideline The nuisance emission limitation guideline shall apply to paved roadways. Abatement and control plans submitted for paved roadways shall be evaluated for compliance with rho requirements of section tit. D. of this regulation. 1i1.0.2.a.(li).(D). Control Measures and Operating Procedures Control measures or operational procedures to be employed may include but are not necessarily limited to, covering the loaded haul truck, washing or otherwise [rooting Ma exterior of the vehicle, bruiting the size of the toad end the vehicle speed, watering or treating the load with chemical suppressants. keeping the roadway access point free of materials that may be carred onto the roadway, removal of Materials from the roadway and other methods or techniques approved by the division. Regarding the water and wastewater facilities: saw the flow calculation changes and am satisfied that this new information makes wastewater flows more consistent with potable water flows. I have not been asked at this point to review the water and wastewater applications to provide local health authority approval to CDPHE to proceed with permitting but I anticipate this will happen some time after the MIR is completed. Again, thanks for the opportunity to review this application. Jim Kacla, REI15 Enilicomental Health Manager Garfield County Health 195 W 14"' teL Ri11r; 00 81650 Phone 970 625-5200 x8113 Cell 970-319-1579 Fax ;170 625 8304 Email bra aggarheld galy,com Web www arfLeld couityCO!II From: Jim Rada Sent: Sunday, August 02, 2009 8:58 AM To: Dusty Dunbar Cc: 'mark.kadnuck@state.co.us' Subject: FW: MIR 2509 - High Mesa RV Park Dusty, Regarding the above referenced application, I offer the following comments: 1. The narrative indicates that this project will not generate dust, vapors etc. During construction it appears that the applicants will be disturbing a substantial area of land. I could not find an exact number but I did see a reference to roughly 50% of the parcel will remain open space. That said, there could be disturbance of 15-18 acres, The soils report indicates that the topsoil contain a substantial amount of fine material. CDPHE APCC Regulation 1 requires an air pollution construction permit as noted in the excerpted language below. This permit must be obtained and control plans developed and implemented before canstructionlland disturbance begins. 4 III.D.1.b. New Sources Every owner or operator of a new source Of activity that is subject to this Section I11.0 and which is required In obtain an emission permit under Regulation No. 3 shall submit a Fugitive particulate emission control plan meeting the requirements of this Section Ili. L'J. at such time as, and as poi l of, the required permit application- Such plan shell be approved or disu i.iruvvd by the division in the course of acting to approve or disapprove the permit application and no emission permit shall be issued until a fugitive particulate emission control plan has been approved. 111-D.2.b. Construction Activities 111 D,2.b.(i). Applicability -Attainment and Non -attainment Areas 111,0.2. b. (ii). General Requirement Any owner or operator engaged in Clearing or leveling of land or owner or operator of land that has been cleared of greater than five acres in attainment areas or one (1) acre in non -attainment areas from which fugitive particulate emissions will be emitted shall be required to use all available end practical methods which are technologically feasible and economically reasonable in order to minimize such emissions in accordance with the requirements of Section IN. D. of this regulation. 2 Once the operation is underway, al peak operations, there is a likelihood that the private roads internal to the RV Park will exceed the CDPHE APCC Regulation 1 200 vehicle per day threshold, thereby kicking in the requirements for dust mitigation for the internal roads i did not see any plan for dust mitigation an this site. in light of increasing PM 10 levels in the Parachute/Battlement Mesa area, I recommend that the applicant provide a dust control plan that , at minimum meets the requirements of CDPHE APCC Regulation 1. 111.D.2.a. Roadways ill D.2.a.(i) Unpaved 11/.0.2. a. (1). (A). Applicability — Attainment and Non -attainment Areas 111.0.2. a. (1). (B). General Requirement Any owner or operator responsible for construction or maintenance of any (existing or new) unpaved roadway which has vehicle Traffic exceeding 200 vehicles per day in attainment areas or 150 vehicles per day in non -attainment areas (averaged over any consecutive 3 -day period) from which fugitive particulate emissions will be emitted shall be required to use all available, practical methods which are technologically feasible and economically reasonable in order to minimize emissions resulting from the use of such roadway in accordance with the requirements of Section 11t D. of this regulation. 3.There appears to be a conflict between the water system design volumes and the wastewater treatment system design flow numbers. The water system calculations are based on 120 sites. 100 gpolsite, 10 washing machines at 250/machine/clay and an office at 90 gpd. This calculates to just over 15.000 gallons per day peak use With 10% consumptive use, the wastewater treatment plant could need 10 process in the order of 13,500 gpd The preliminary WNTP design is for 10,000 gpd I have not received the formal review request at this point from CDPHE for either the WTP or WWTP. I am copying Mark Kadnuck on Ibis email to alert him to this concern A couple of local precedents come to mind regarding this issue. The Camper Park in CR 319 had to design an ISDS capable of managing waste flows from a 100 gpdrsite water system. Also. Elk Creek campground, modified to provide oil and gas housing showed families moving in to the site long term. creating a much greater chance that higher volumes (greater than 50 gpolsite as proposed by the WWTP design engineer) of water will be used. 4. The remaining comments on my original review of this application (below) still apply. Thanks again for the opportunity to participate in this process. 5 Jim Reds, KLI15 Cnvirormenlal HniIlh Manager GarfinId1'County public Health 195 W 14°' Slr;:r_l Rifle, CO 81650 Phone 970-625-6240 (8113 Cell 970-319-15N Fax 970 625 8 101 Email fradafailarf41.esi i!1Iy u!ri Web w m gariseld.rrounly coin From: )lm Rada Sent: Monday, April 20, 2009 3:46 PM To: Dusty Dunbar Subject: MIR 2509 - High Mesa RV Park Dusty, I offer my comments regarding the referenced project: 1. The store facility will require a License to Operate a Retail Food Establishment in the State of Colorado. In order to receive a license, prior to construction of the facility, the applicant will be required to submit to a plan review along with any associated inspections by the Colorado Department of Public Health and Environment, Consumer Protection Division. The retail food program lead for Garfield County at this time is Leann Duinn, 303-692-3422. 2. The application indicates that the potable water system is under review by CDPHE. 7-401.A(3), Page 14 of the narrative, indicates that water quality tests will be made prior to occupancy. Water quality tests are generally required for submittal with applications for the potable water system so that the WQCD can determine adequacy of the treatment system design. To date, I have not received a water supply design for review and signature regarding this system as is standard procedure for pubic systems. I recommend that CDPHE approval for the water system be obtained before site disturbance is allowed. 3. The application indicates that the wastewater treatment system is under review by CDPHE. To date, I have not received a wastewater treatment design for review and signature regarding this system as is standard procedure for pubic systems. l recommend that CDPHE approval for the water system be obtained before site disturbance is allowed. 4. No discussion of solid waste management is Included in the proposal. 5. No discussion of dust mitigation during construction or after operation begins. 6. 1 count about 12 light poles for the park. Lighting at the park should be of a type that directs light in a manner that has minimal impact with regard to Tight pollution. 7. No mention of obtaining a stormwater permit from CDPHE. Construction drawings indicate that the owner shall obtain a stormwater management plan from CDPHE. Under an approved stormwater permit, the owner must develop and maintain (update as needed) a stormwater management plan. Thanks for the opportunity to review this application Jim Rada, KEI15 Enwironrnewlal Henn Ivin>rc7er Garfield Got Puhhr Health 195 W id ^ Sued Rifle CO 61E50 Phone- 970 525 52011 x811 6 Dt � sty Dunbar From: Mark Kadnuck jrnakadnuc©smtpgete.dphe.slale.cu.usJ Sent: Friday, September 04, 2009 4:23 PM To: Dusty Dunbar Subject: High Mesa RV Park Based on the information provided the system will be considered a public Water system and the wastewater system will be state regulated. The water system must go through our plans review arid approval process and the waaterwetcr system must go through our site application and design review and approval process. Both systems will require licensee! operators. Design approval from the state is required before construction can begin on both the water and wastewater systems. Mark A. Kadnuck, P.E. CDPHE-WQCD 222 S. 6th Street, Rm 232 Grand Junction, CO 81501 ph: 970-248-7144 fax: 970-248-7198 email: ruurk 1:aeIii ckurstyrlc.ls) us C JAL( GRAND VALLEY FIRE PROTECTION DISTRICT 1777 S. BATTLEMENT PARKWAY, PO BOX 295 • PARACHUTE, CO 81635 }►± o PHONE: 285-9119, FAX (970) 285-9748 CfrE, September 11, 2009 Dusty Dunbar Garfield County Planning Dept —Rifle Airport Office 0375 County Rd 352 —Building #2060 Rifle. Colorado 81650 Subject: High Mesa RV Park Ms. Dunbar, EXHIBIT I have reviewed the High Mesa RV Park Major Impact Review Application. The one concern 1 do see is the Fire District would like the Fire pond to be full at time construct begins. This will help the Fire District have a water supply on site for any initial mitigation of any Wildland fire and/or initial attack of buildings under construction. The Fire pond must be able to maintain the minimum 50,000 gallons of water storage at all times. The rest of the application appears to be consistent with the reviews that already been conducted on this property with corrections made where required for the Fire District. l did notice in the review that any water needed to maintain the 50,000 gallons of water can be transferred from the storage tank of this facility if needed. l have personally been out to this property and drove all access roads with Fire Apparatus and there are no problems at this time or at the time I approved the new access roads for emergency use. Even with the Fire Districts review of the plans it is the responsibility of the owner to make sure the building complies with the International Fire Code 2003 Edition. If you should have any further questions please feel free to contact me. Rob Ferguson Deputy Fire Chief— Operations Cc: Chief Blair File Garfield County To: Dusty Dunbar From: John Niewoehner Project Engineer Date: September 15, 2009 RE: High Mesa RV Park – Engineering Review EXHIBIT I 66 (v I reviewed the most recent submittal (received September 2nd) against my July 28, 2009 comment memo. 1 Easernent Map and Legal Easement Documents • In the well easement description, it appears that the line to the second well is incorrectly labeled as 200.00 feet. Per the easement map, this line should be 202.56 feet. The bearing is also wrong. • On the emergency access easement on the Daybreak property, L42, L43, L44 and L45 lengths from the map do not match the lengths in the easement description. • Recordation of easements must be a Condition of Approval. • Construction and slope easements for the two access roads do not require easements since the property owners have become co -applicants on the RV Park application. 2. Securities: 3 Letters of Credit (LOC) are needed to guarantee re -vegetation and/or site restoration if the project is not completed SECURITY TYPE FRestoration of RV Park and Appurtenances Note #1 Access Road Chia -seal Note #2 Re -vegetation Note #3 t— - AMOUNT $249,036 Note #4 $66,304 Note #5 $64,900 Note #6 MINIMUM EXPIRATION DATE 18 months after BOCC approval 2.5 years after BOCC approval 3 years after BOCC approval RELEASE OF PURPOSE SECURITY BY COUNTY After RV Park receives County Permit After Chip -seal is approved by County After re - vegetation is Guarantees the restoration of land to pre - development conditions (excluding re -vegetation)_ Guarantees that Applicant will perform chip -seal by March 2012; one-year after the Park receives its permit. Guarantee adequate re - vegetation w/o weeds. approved by County y r Note #1 fur Rusluralion. (a) Release of restoration security will occur after the County grants the permit denoting that the ail required RV Park elements have been constructed. (b) Presuming that the RV Park is approved in September 2009, the construction must be completed by September. The LOC must be valid for six months after the target completion date. (c) The Applicant will not have to restore the Main Access Road if the RV Park is not completed. However, the Applicant must restore all other land disturbances including the emergency access road, fire and detention ponds, and the area within the RV Park. Note #2 for Chip -Seal. The Applicant wants to delay the chip -seal of the Main Access Road until one-year after the target completion date. Thus, the chip -seal must be complete by September 2011 and the chip -seal security must be valid until March 2012. Note #3 for Re -vegetation: The re -vegetation security includes all of the area disturbed by construction. When the permit is granted to the RV Paris and the restoration security is returned, the portion of the re -vegetation security under the completed RV Park and appurtenances can be returned to the Applicant. Note #4 Cost of Restoration Engineer's cost estimate items: #1 $23,872 #2 $20,885 #4 $115,452 #5 $24,800 #12 $8,562 #13 $6,125 #17 $149 #18 $151 #90 $26,400 $226,396 + 10% = $249,036 Note #5, Cost of Chip Seal. Cost as provided by Applicant's engineer Note #6: Cost of Re•vegetatron Main Access Road outside of surfacing: Emerg Access Road outside of surfacing Area under Emerg Access Rd surface Area under detention basins Area under fire pond Area under fire pond Area under RV park 1.93 acre [Iine#106; 9359 sy] 1.64 acre [lene#107, 7954 sy) 2.02 acre 14400'x201 0.44 acre [3 basins x 80'x801 0.23 acre [100'x100'] 1.38 acre [200'x300'] 16.0 acre 23.6 acre Cost of re-veg = 23.6 acre x $2,500/acrea = $59,000 + 10% = $64,900 Key Point When the RV Park is complete, and the permit issued, only $20,548 needs to be retained to guarantee re -vegetation of the areas of primarily the cut and fill slopes. 3. Variances from Standards. Road slope and sharpness of curves 4 Maintenance A2reernent: TO DO' Clarify how the Maintenance Plans becomes part of IA. 5. Wastewater treatment Plan Flows: TO DO: Included are two CDPHE applications For the wastewater treatment plan. One with a 10,000 gallon per day (gpd) flow and a second application with a 19,000 gpd flow. Presumably, the 10,000 gpd application has been superseded by the 19,000 gpd application. Has the second application been sent to the State yet? It looks to me like it hasn't. 6. Other • TO DO. In the IA, recital #1, a reception number of 70059300 is given for the deed. I couldn't find this reception number in our computer system. County reception numbers have only six digits. • TO DO: Isn't a culvert needed where the emergency access road connects to CR 300? Comments for use in the Staff Report to I3OCC Under 5 (g), you can include this as my comment: The County Project engineer notes that the 10% grade on the main access road occurs on a curved part of the road. The combination of the steep grade and the curve increases the risk to those using the road. Per the County Code, the maximum grade of such minor collector roads is 8% The Applicant proposes to mitigate the oxcassive slope by posting a speed limit of 20 rnph. The Code allows BOCC to approve excessive slopes (Section 7-2091-1). The Staff recarrunends that should the BOCC approve the access road slope, that no additional development will occur prior to the roed being reconstructed to meet County roadway design standards. Under 5 (j)you can add this comment: The reclamation security amount proposed by the Applicant is inadequate to restore the land disturbed by the emergency access road. The Applicant says that, if the project is not competed for some reason, they would like the emergency access road to remain as a driveway to the property. From: Carole_Huey@bim.gov [maiito:Carole_Huey@blm.gov] Sent: Tuesday, September 15, 2009 3:11 PM To: Dusty Dunbar Subject: Referral - High Mesa RV Park EXHIBIT Dusty, Thank you for the opportunity to comment on this proposal. Looking through the files, I am unable to determine the land status of the ingress & egress to the property, and their associated utilities. 1 would like to have GPS shapefiles of these If possible. I would Ilke to have time to see what impacts this may have on public lands. N N N N NN N IV N N N N N N N NN Carole Huey Realty Specialist, BLM Glenwood Springs Field Office 2300 River Frontage Road Silt CO 81652 970, 876.9023 ry N N N IV N N N N NISI N /V (SINAI IV Dusty Dunbar From: Bender, Mike [Mike.Bender@state.co.us] Sent: Wednesday, September 18, 2009 2:59 PM To: Dusty Dunbar Cc: Lis, Craig Subject: Referral - Proposed High Mesa RV Park Ms. Dustin Dunbar, Senior Planner Garfield County Planning Department 0375 County Road 352, P2.060 Rifle, CO 81650 Dear Ms. Dunbar, This referral does not appear to qualify as a "subdivision" as defined in Section 30-28-101(10)(a), C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005 memorandum to county planning directors, this office will only perform a cursory review of the referral information and provide comments. The comments do not address the adequacy of the water supply plan for this project or the ability of the water supply plan to satisfy any County regulations or requirements. In addition, the comments provided herein cannot be used to guarantee a viable water supply plan or infrastructure, the issuance of a well permit, or the physical availability of water. The following numbered statements are general comments and observations: 1. Well Permit applications to change the use of Speakman Monitoring Wells Nos, 1 and 2 to commercial use have not been filed with this agency. 2. Daybreak Realty LLC has filed an application for water storage rights in Upper Pond and Fire Pond with Division 5 Water Court in case no. 2009CW56, but no decree has been issued. The deadline for statements of opposition to be filed was August 31, 2009. 3. The 2 acre-feet of replacement water to be supplied annually by the West Divide Water Conservancy District (WDWCD), according to the lease provided and the supporting table, for depletions caused by all pumping of the proposed commercial wells appears to include one complete filling of the 50,000 -gallon Fire Pond, 4. In subdivision reviews, DWR does not approve fire protection systems that include reservoirs or ponds that are to be filled by wells because such systems generally are not managed to account for losses caused by seepage, leakage, and/or evaporation. The proposal indicates that Fire Pond is expected to be filled to the required 50,000 -gallon volume annually by runoff and to be maintained throughout the remainder of the guest season by releases from Upper Pond. (This plan assumes approval by the Water Court of the storage rights application.) If surface runoff is in short supply, the applicant proposes to fill and maintain Fire Pond with ground water from the commercial wells. All uses of the commercial wells will cause stream depletions and are subject to the requirement for replacement of those depletions. The proposal should include provisions for: [1] additional use of the commercial wells to fill and maintain Fire Pond if surface runoff storage is unavailable or insufficient to operate the fire protection system (this must also be addressed in the well permits), and [2) an increase in the amount of replacement water to be supplied by WDWCD so that all stream depletions are replaced if pumping increases beyond the planned amounts. Furthermore, an annual assessment should be conducted at the end of the spring runoff season regarding the status of Fire Pond and Upper Pond and their readiness for fire protection. The report of this assessment should go to Grand Valley Fire Protection District, stating whether additional ground water pumping will be needed to maintain Fire Pond during the subsequent guest season and Initiating arrangements to obtain additional replacement water from WDWCD. Should you have any questions about these comments, please write back or call me at (303)866-3581. G. Michael Bender Division of Water Resources 1313 Sherman Street, Room 818 Denver, 0) 80203 Phone: (303)866-3581 2 Garfield County _I To: Nathan Bell From: John Niewoehner Project Engineer Date: September 15, 2009 RE: High Mesa RV Park — Engineering Review EXHIBIT _6_ Securities: The securities could be 3 separate Letters of Credit (LOC) or one LOC that is released incrementally_ SECURITY TYPE c 1';r 44.1L11 kitecT AMOUNT PURPOSE Restoration of Ry Par* and Appurtenances Note #1 $291,333 Note #4 Guarantees the restoration of land to pre -development conditions Access Road Chia -seal Note #2 Re-veeetation Note #3 $66,304 Note #5 $22,603 Note #6 Guarantees that Applicant will perform chip -seal by March 2012; one-year after the Park receives its permit. Guarantee adequate re -vegetation w/o weeds. Se Note #1 for Restoration: Release of restoration securit will occ iter the County grants the permit denoting that the a require V Park elements have been constructed. Note #2 for Chip -Seal The Applicant wants to delay the chip -seal of the Main Access Road until one-year after the target completion date. Note #3 for Re -vegetation: The re -vegetation security is only for areas that need to be re -vegetated after RV Park is built. (Typically cut and fill slopes.) If the project is not competed, the County will use both the reclamation security and the re -vegetation security to return the site to pre -development conditions. Note #4, Cost of Restoration. Engineer's cost estimate items: #1 $23,872 #2 $20,885 #4 $115,452 #5 $24,800 #12 $8,562 #13 $6,125 #17 $149 #18 $151 #90 $26,400 Re-veg $38.452 (see note #6) $264,848 + 10% _ $29t333 Note #5, Cost of Chip Seal Cost as provided by Applicant's engineer Note #6: Cost of Re -vegetation Main Access Road outside of surfacing: Emerg Access Road outside of surfacing Area under Emerg Access Rd surface Area under detention basins Area under fire pond Area under fire pond Area under RV park 1.93 acre [line#106; 9359 syl 1.64 acre [Ilne#107, 7954'sy] 2.02 acre [4400'x20'] 0.44 acre (3 basins x 80'x801 0,23 acre [100'x1001 1.38 acre [200'x3001 16.0 acre 23.6 acre Total Cost of re -yeti = 23.6 acre x $2,500/acrea = $59,000 Amount of Re-veg Security Separate from Reclamation Security. Cost to re-veg areas after RV is built and permit issued = $20,548 + 10% = $22,603 Re-veg Cost Included in Reclamation Recalamtion Security = $59,000 - $20,548 = $38,452 [excludes the 10% since it is added at end of reclamation calc.] )Kev Point; When the RV Park is complete, and the permit issued, $22,603 needs to be retained as the re-veg security.