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HomeMy WebLinkAboutProject Memorandum 05.07.20266SGM MEMORANDUM TO: John Plano, Garfield County Building Official FROM: David M. Kotz, P.0 DATE: May 7, 2026 RE: Elk Mesa Grading Permit Response to Comments Sent April 27 Thank you for transmitting the review comments from various entities on our Grading Permit application submitted March 6. Our responses to each item follow in blue. As you read them, please remember this is a 35+ acre project exempt from subdivision review. We have agreed to consult with Community Development as a courtesy. Comments regarding grading on this private property should be limited to technical requirements related to actual grading of the property. For example, requiring financial security for public improvements is strictly a subdivision requirement and is not applicable here. The Garfield County Board of Commissioners has made it clear that in several matters that they support limiting red tape for private property owners, especially when it comes to 35+ acre properties. Glenn Hartmann April 22 Email The Applicant needs to provide additional documentation of granting of easement from the Elk Springs Development and HOA for the proposed roadway connection. Hard copies and reception numbers for recorded documents need to be provided. Elk Mesa Response: Our counsel has previously forwarded to your office the Agreement Regarding Access and Water Service which legally requires the HOA to grant access across the roads in Elk Springs so long as our proposal qualifies as "Low Density Residential" as defined by the Agreement, which this 14-lot subdivision clearly does. This qualifies as legal access, and no additional showing of access is required. That said, confirming legal access is not a condition of this grading permit because it is private improvements on private property. This is a 35+ acre project exempt from county review. We understand access can be incorporated into building permit review. Therefore, we will agree to have the express recorded easement in place prior to the first building permit. As such, this should NOT delay issuance of the grading permit. 118 W. 6" St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 • Mapping and creation of the access easements withing the proposed Elk Mesa need to be provided no later than at the time of building permit applications. Elk Mesa Response: We agree. • The Applicant needs to provide additional documentation confirming consistency of the proposed road cross section with existing Elk Springs roadways being utilized for access. Elk Mesa Response: The proposed Elk Mesa roadway sections match those utilized in Elk Springs. Regarding adequacy, see response to next comment and Mountain Cross Engineering Comment #3. • The Applicant needs to document that the proposed additional traffic is consistent with Elk Springs Development approvals. This needs to include confirmation that the required intersection improvements at County Road 114 are still in place. Elk Mesa Response: There is an existing recorded plat for the Elk Mesa property and the existing Elk Springs roads and CR114 intersection will function properly. o Based on Development Approvals for 249 single family units, design hourly volumes warrant the existing northbound left turn lane at CR114 and Elk Springs Drive. Volumes are as shown in Table 1 below. Table 1 — Sinale Familv Unit I-)PVPlnnmant Annrnvals Weekday Design Hour Traffic Number ITE Weekday AM AM PM PM Land Use of Units Code Traffic IN OUT IN OUT Single Family Detached 249 210 2,336 44 126 148 87 TOTAL TRIPS: 2,336 44 126 148 87 The addition of 14 single family units and 14 ADU's results in the traffic volumes shown in Table 2 below, an increase of 10% over the original approval volumes. Table 2 — Elk Mesa Proposed Units Weekday Design Hour Traffic Number ITE Weekday AM AM PM PM Land Use of Units Code Traffic IN OUT IN OUT Single Family Detached 14 210 165 3 9 10 6 ADU 14 220 94 1 4 4 3 TOTAL TRIPS: 259 4 13 14 9 The additional Elk Mesa traffic will be adequately served by the existing CR 114 and Elk Springs Drive intersection and the existing roadways leading to Aster Drive. The intersection of CR 114, shown below, includes the widening and turn lane constructed for Elk Springs and is appropriate for fully developed conditions including Elk Mesa. 118 W. 6" St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 • Review and/or referral comments from County Road and Bridge need to be obtained. Elk Mesa Response: R & B commented by email to John Plano on April 27. They have no issues with the project. Compliance with Fire Protection District requirements needs to be demonstrated. Elk Mesa Response: Elk Mesa has coordinated our land plan and design extensively with C&RFPD over the past three years, The design meets their past recommendations, and we are complying with the newly furnished review. Mountain Cross Engineering comments (April 15 letter): Elk Mesa appreciates that this review was done from the perspective of improving the project as well as for compliance with County and industry standards. 1. Lot 15 has no building envelope nor are utilities shown (power and water). The Applicant should better explain the intended use for this lot. Any future construction would be complicated by not having a clearly defined envelope and having to construct utilities offsite to the lot. Elk Mesa Response: This is a valid concern in looking after the future neighbors and HOA members. As discussed, Lot 15 will be reserved for future use by the HOA. No residence will be constructed. The Final Plat and CC&R's will address allowed uses, setbacks, restrictions etc. 2. There are ponds and culverts that have been designed but no drainage calculations or report was provided. A drainage report with supporting calculations to verify the design should be provided. Elk Mesa Response: My April 13 email responded to this item, and as alluded to in the opening paragraph of this memo, it should not be a requirement for grading permit. "We did not do a formal written report for the Grading Permit submittal because of this application statement: 1 18 W. 6" St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 • Drainage Report: will be required if the County believes that grading may change drainage patterns with regard to adjacent properties, wetlands/water bodies or slopes greater than 25%This project preserves existing drainage patterns. Dry detention ponds are included to release stormwater at historic rates. This project has been carefully designed so there is no development on slopes > 20%. Refer to the following link ford, "Slope Analysis" exhibit. Again, we have a stamped engineered design on the plan set backed by calculations. In general, culverts were sized based on inlet control for 25-yr event and ponds sized to limit Q5, Q25 and Q100 to < historic. Used NRCS TR-55 methodology for hydrographs and the Hydraflow program to do the calcs and routing. Per the April 13 email, "Elk Mesa kindly requests relief from the Drainage Report based on the above application response and our submittal date of March 6". Our Contractor was supposed to start May 1 and the grading permit should be issued now, without further review and cost, based on the application requirements being met. 3. The Roadway Standards in Table 7-107 in the LUDC has the shoulder width as 2' minimum if paved. The Code is not explicitly clear but seems to imply that either the shoulders would also need to be chip sealed or if unpaved would need to be 4' for a Rural Access. Looking at the design capacity, it would appear that this would apply from the entrance past the first four lots to station 72+50. Elk Mesa Response: The proposed roads were designed based on AASHTO and industry standards and work with existing Elk Springs roads. o As discussed in our February 20 meeting with County Staff, the roadways for the Elk Mesa phase were designed to be consistent with design standards for the previously constructed roads for Elk Springs. Existing Aster Drive consists of a 24 ft wide chip seal with -1 ft gravel shoulders for a 26 ft wide total cross section width. The proposed 22 ft wide chip seal with 2 ft shoulders is consistent with that cross -sectional width. o Based on the Highway Capacity Manual, 7th Edition and confirmed with NCHRP 825 methodologies, the capacity of a two-lane, 22 ft wide paved mountainous roadway with 0-2 ft shoulders and a speed limit of 35 mph is approximately 2800 vehicles per hour, at Level of Service (LOS) B. The designed hourly volume from the 14 single family units and 14 ADUs to be developed beyond the Aster Drive connection is 23 vehicles per hour. The entire existing and proposed roadway system will operate at LOS A and have additional unneeded capacity beyond 2800 vph. Based on all of the above, supporting adequacy of the Elk Springs and Elk Mesa roads, we kindly request that the County grant the Grading Permit with the design as proposed. 4. The plans should include provisions for draining the water line at the low points at stations 23+60, 40+50, and 63+50. 118 W. 61h St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 Elk Mesa Response: We disagree as CDPH&E considers the typical blow -off detail as a cross connection and we expect to the minimal amounts of sediment by periodic flushing thru hydrants. 5. The fire hydrant at station 66+91 could be shifted to the high point at 66+27 to provide a method of air release. Elk Mesa Response: Thank you. The road profile was revised and hydrant should have moved to the new high point. See revised sheet C13. 6. Road and Bridge has design requirements for driveway intersections to have a 30' section at 3% max. slope. The profiles for the driveway intersections at stations 500+00, 700+00, and 900+00 do not meet this standard. Elk Mesa Response: This criterion was not previously utilized as it applies to driveway permits for intersections with County roads. Upon review, we have revised and attached sheets C15, C16 and C17 to meet this standard. 7. Provisions for a method of air release from the water line should be provided at the end of driveway 500+00. Elk Mesa Response: The air/vac MH symbol was there. It is now clearly labeled on attached sheet C17. 8. There is a hillside that drains toward the 100+00 road. The capacity of the roadside ditch should be verified as adequate to convey the runoff from the hillside. An intermediate culvert on the 100+00 road may be necessary. Elk Mesa Response: An additional 18" culvert has been added on sheet C25. 9. The Applicant should provide a weed inventory/weed management plan. Elk Mesa Response: Active and effective weed management has been ongoing several decades. See response to County Vegetation manager. 10. Applicant should provide a cost estimate for the road grading, revegetation, weed control, and erosion control to be used for providing a reasonable security amount. Elk Mesa Response: See response to County Vegetation manager. SGM has revised and attached plan sheets C7, C15, C16, C17 and C25 based on the above comments. Carbondale & Rural Fire Protection District (April 21 PDF) Elk Mesa Response: Elk Mesa has coordinated our land plan and design extensively with C&RFPD over the past three years, The design meets their past recommendations, and we are complying with the newly furnished review PDF. Elk Mesa plans to continue working with C&RFPD as the development progresses. 118 W. 61h St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 Sarah LaRose, Garfield County Vegetation Management (April 16 letter) 1) A Noxious Weed Survey performed by a qualified plant ecologist or botanist during the growing season with accompanying map showing the relative densities and locations of weed infestations. Elk Mesa Response: Elk Mesa has regularly utilized the services of Native Habitat, Inc. Please refer to attached letter below. May 1, 2026 To: Whom It May Concern From: Native Habitat, Inc. Kurt Grimm Re: Elk Mesa Properties My company Native Habitat Inc. (Commercial Applicator license 12222) has been doing noxious weed control on a yearly basis at Elk Mesa Properties Kindall Ranch for Barbara Neal since approximately 2009. We have been treating infestations of Common Tansy, Scotch Thistle, Plumeless Thistle, Russian Knapweed, Dalmatian Toadflax, Canada Thistle, and Curly Dock, as well as Common Mullien. At this point I would consider Elk Mesa Properties Kindall Ranch to be at a maintenance level of weed control. Please feel free to reach out to me at 970-948-9894 if you have any questions. Sincerely, Kurt Grimm Native Habitat, Inc. 40175 L75 Rd Paonia, CO 81428 970-948-9894 kurtgrimm586bgmaii.com 2) Noxious Weed Management & Reclamation Plan: A detailed weed management plan for the noxious species present including herbicide name, rate, and application timing, as well as copies of any weed treatments performed to date. Please see other required elements below. Elk Mesa Response: Native Habitat will continue to maintain the property during construction and for the foreseeable future. Plans and specs require topsoil stripping, stockpiling and replacement on disturbed areas. Specs reference "Garfield County non - irrigated seed mix" but we'd like GarCO Vegetation Mgmt to comment on what they'd like to see for this area/elevation and particular property. 3) Financial Security to Guarantee Revegetation and Reclamation: Please note that Garfield County requires revegetation securities if an estimated area of disturbance that will need to be revegetated is greater than or equal to 1 acre. The total amount for the security is then calculated at $2,500/acre. 118 W. 61h St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 The Grading Permit Application states that 9 acres of disturbed area will require reclamation, therefore the associated financial security should be for a total amount of $22,500.00 (9 acres x $2500/ac = $22,500). Elk Mesa Response: Elk Mesa will provide the $22,500 security as required here and by the grading permit application in a form acceptable to the County. Please contact me directly at cell (970)379-9792 or davek(cDsgm-inc.com if there are any questions regarding this project. ----------------------------------------------------------- -DMK------------------------------------------------------------ 1 18 W. 6" St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 ............ IgI .1 41 ap % 2 HS a i.� .r .TONnu Iowa �`.m. . .. N I�r.�lw . f IF l � - ,I � / • S Q [ 1 0 �� rnaa • ~ I \ GraPNC Seale •—`\�"' •-- ---,. - r I i- � I. !ate' � � ��� e • :� cno.8or • I GH .� - o - - m U — - -- — o �� eF// `xo.aavar�r, .• lL 1 \ . �rl1 ,•\\ G MHFO EROSION CONTROL REFERENCE TABLE ocscxl—N ® •\eatee..e ea.aon roxs Psms� e f0 [C-[ •✓MMx Wu1 r•tlttxx Pacl SraxniBOL 1W(w(, MD W yy�" P oEscmvncx �...at ppR OdP exr. a.Y w•t axe4.01 rWrr I`Pl v1[�•r ,rei rr., �Wl[ro.it nrx'ga (al �'^� axmats I oFscnlPnan wuwmc C., xOaf 6ix'tl — 1 0 sa.. xorOt road ccxxeA t..\xk .rft Pr`O nr\•� uw a Ftuo x mxaVO ev.�ae Y [wL. laYM texts •IM�•. 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