The URL can be used to link to this page

Home My WebLink AboutSite and Existing Conditions Letter7W Ranch 3412 County Road 151, Gypsum, Colorado 81637 RECEIVED Permit Set Engineering Report 06 6 2 08/06/2026 GARFIELD COUNTY COMMUNITY DEVELOPMEN? A summary of the existing site conditions and proposed changes for the 7W Ranch project has been performed by Crystal River Civil for Permit. This report addresses access to the site, utilities, drainage, grading, as well as overall site design for the proposed conditions. Existing Site The 7W Ranch is addressed as 3412 County Road 151, Gypsum, Colorado 81637, also known as Garfield County Parcel #186328100118. The ranch is located northwest of the Town of Gypsum up the Sweetwater drainage. It is accessed via Sweetwater Cow Camp Road. To the west of the parcel is national forest land, with agricultural lands to the north, east, and south. The 218-acre parcel is zoned as residential land and is developed with multiple buildings. do SN C(P.ck ,:-R E Ci:H - i vec i Gram • -� J d - 49 � -ter - • � l,. `� it �� ;y - - l.i.:.�: :� - �lf;,_ t �, • �a r ' 3412 County Road 151 Road Vicinity Map Crystal River Civil LLC 970.510.5312 Page 1 of 4 The site has historically been utilized as a dude ranch and retreat, consisting of a dining lodge, recreation room, staff housing, and a collection of cabins and outbuildings located centrally on the parcel. A large pond is located in the northwest corner of the property that is fed by Riland Creek, which flows from the west to the northeast through the site. The main access to the property extends from the northeast corner, traveling southwest until it reaches the pond and turns south to the development. A wetlands area is located to the southeast of the buildings. Grades on the site vary, with the developed area consists of no steep slopes and generally slopes to the north and east with a "ridgeline" extending northeast just through the developed area. The site utilizes a spring with a cistern for domestic water servicing the lodge and the surrounding buildings. Multiple onsite wastewater treatment systems (OWTS) have been installed on the site and are providing adequate treatment for the current use. Overhead powerlines extend through the site and provide electricity and communications to the ranch. The existing conditions analysis as well as the proposed conditions are developed based on surveyed information and Garfield County GIS data, which have been provided with this submittal. Proposed Site The scope of the project includes improvements to the site to the northeast of the existing development. This includes nine RV parking pads with permanently parked chuck wagons for guests, road improvements to existing roads and an additional loop for access to the chuck wagons, as well as a parking area and a fire truck pull off with a dry hydrant at the entrance to the property. Necessary infrastructure is included with the design, including a new Onsite Wastewater Treatment System (OWTS), a domestic waster distribution system, and electric services to each of the RV pads. Limits of disturbance do not impact steep slopes and maintain adequate distance from any defined wetlands. All proposed grading is within 48 inches of existing grade and tie in slopes to existing grade shall not exceed 3:1 slope. Roadway width and slopes have been designed to meet Garfield County standards. Proposed conditions are shown on the civil drawings included with this report. Access The existing access to the site and the primary development is to remain with no proposed alterations. However, the road that extends to the east is to be widened and improved to meet the requirements of a Primitive Roadway as per Table 7-107 of the Garfield County Land Use Code. 525 linear feet of road are to be improved to maintain a twelve -foot width and does not exceed eleven percent in grade. It is proposed that the roadway widening occurs on the north side of the existing road to minimize the impacts to the wetlands area to the south. Crystal River Civil LLC 970 510.5312 Page 2 of 4 A new roadway alignment is proposed to loop to the north of the existing access that is being improved, for circulation. This 415-foot-long road also meets the standards of a "Primitive Roadway" as defined by Table 7-107. All roadway alignments have accounted for emergency vehicle use and have adequate turning radius and center line slopes. The RV loop allows for a fire truck to turn around, as well as the area just before the road improvements is adequate for a fire truck T-Turn. The proposed parking area has been designed to meet the standards defined in Chapter 7-302 of the land use code. Parking spaces have been dimensioned at ten feet wide and 20 feet long with a 26-foot-wide drive aisle. The parking aisle is looped, and adequate space allows for vehicle circulation through the lot. A fire truck pull off with a dry hydrant has been requested by the fire department at the entrance to the property. This includes a 5,000-gallon tank with a dry hydrant and a 50-foot long by ten - foot wide pull off next to the existing road. Grades in the area allow for minimal disturbance for the installation and construction of the infrastructure. Drainage The concept of the drainage for the site is to convey all pervious and impervious areas to the east, including the RV pads, the chuck wagons, walkways, and as much of the access roads as possible with a series of swales and culverts. The conveyance structures have been designed to have capacity for a 100-year, 1-hour storm event. As the furthest east culvert daylights, riprap is proposed to dissipate the stormwater velocity at the outlets. Once dissipated, the runoff will continue through well vegetated areas with no points of concentration, encouraging infiltration and for the water to disperse into the landscape as the historic drainage path. CRC is not proposing any detention on the site due to the remote nature area, and that the proposed conditions will not have any negative impact on neighboring properties or structures. Utilities Water — An existing well has been drilled specifically for use by the RV Pads with chuck wagons. A proposed water line loop will extend from the well, allowing for a frost proof yard hydrant to be installed at each pad. These yard hydrants will be connected to the chuck wagons for the warmer seasons and will be disconnected and winterized every year to prevent freezing within the wagons. The existing well (Permit # 341042) has been tested for domestic use, and the parameters exceeded several limits. Hardness, dissolved solids, turbidity, iron, manganese, and sodium levels must be decreased to utilize the water as a drinking water supply. The water will be treated as necessary to meet the state requirements of the CDPHE. A water pressure tank will be installed at the end of the system to minimize rapid pump cycling. This water treatment system will require Crystal River Civil LLC 970.510.5312 (RrSiAIRIYHi(IVII a conditioned space to prevent freezing and impacts from the elements, so a small shed will be constructed next to the well. No waste streams are to be directly discharged onto the ground. A 500-gallon residual pit tank is proposed for evaporation of some of the waste, while a 1,000-gallon brine storage tank is proposed for waste that needs to be hauled away and properly disposed of. The treatment system is to be designed and installed by others. Sanitary - A new Onsite Wastewater Treatment System (OWTS) is proposed on the site as per Garfield County Environmental Health requirements. An OWTS Report is included with this submittal that describes the proposed system. Electric — Service to the area is provided by Holy Cross Energy. An new electric transformer will be installed at the base of an existing electric pole next to the parking lot. A remote meter, shutoff, and breaker boxes will be installed remotely next to the transformer. New conduit will be run from the breaker box to each of the RV Pads. There is adequate space if a larger electric vault and transformer is required. All electric infrastructure will be installed per Holy Cross Energy requirements. If there are any questions regarding this analysis or concerns regarding the site design, feel free to contact me directly. Jay Engstrom Owner and Principal Engineer, P.E. Crystal River Civil LLC Jayar crystalrivercivil.com (970) 510 - 5312 Crystal River Civil LLC 970.510.5312 Page 4 of 4