HomeMy WebLinkAbout2.0 PC Staff Report 11.13.2002PC —11/13/02
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PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW:
SUMMARY OF REQUEST:
APPLICANT:
REPRESENTATIVE (S):
LOCATION:
WATER / SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
Sketch Plan
A request for review of the Roan Cliff Village
Subdivision Sketch Plan
Darter, LLC
Land Design Partnership and High Country Engineering
The property is located at the southwest quadrant of the
intersection of Battlement Mesa Parkway and Stone
Quarry Road within the Battlement Mesa PUD.
Consolidated Metropolitan District
Battlement Mesa Parkway and Stone Quarry Road
PUD (Planned Unit Development)
Battlement Mesa PUD
I. DESCRIPTION OF PROPOSAL:
1. Development Proposal: The Applicant is proposing to subdivide approximately 36 acres site into
90 lots, as follows:
A. Lot 1: Multi -family dwelling units (6 units per structure; 7 units per structure; and 8 units per
structure)
B. Lots 2 — 39: 2 units per structure (Two -Family Dwelling) — i.e. Lots 2 & 3, so forth
C. Lots 40 - 83: Single-family residence
D. Lots 84 — 90: Commercial
2. Site Description and Existing Conditions: The subject property is bound by Battlement Mesa
Parkway to the north, which is a four lane roadway divided by a center landscaped median. Stone
Quarry Road to the east is also a four lane roadway without a median. The property slopes gently
to the north and west and is bisected by a well-defined drainage that runs midway along the
easterly boundary (Stone Quarry Road) of the property in a northwesterly direction across the
property. The property is improved with an old homestead (ranch house and accessory
structures). The vegetation on site consists of sparse grassland south of the gully, pinion and
juniper on the north side of the gully and dry land pasture around the existing homestead.
There is a high voltage power line that crosses the northwest corner of the Garfield County parcel
within a 100 foot wide easement. A high pressure natural gas transmission line enters the
property, through the Garfield County parcel, in the northwest corner, and parallels the south side
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of the gully to Stone Quarry Road where it turns south and parallels Stone Quarry Road. There
are two 50' Gas Easements delineated on the Sketch Plan. One is the existing 50' Gas Easement
and the other is a proposed 50' Gas Easement which represents the location of the actual gas main.
The Applicant noted that at Final Plat, a new easement will be dedicated for the gas line consistent
with its current location and the existing easement will be vacated. There a 20' Utility Easement
along the southwestern comer of the subject property abutting Lots 48, 49 and 50. Finally, the
Applicant has identified along Battlement Mesa Parkway, from Roan Cliff Drive to Stone Quarry
Road, a pedestrian asphalt trail.
3. Background: The subject tract of land was not included in the original Battlement Mesa PUD. In
1982, the Gun Stock Ranch Partnership requested an amendment to the Battlement Mesa PUD to
include the subject property within the boundary of the PUD and to divide the property into four
different zone districts each of which are described in the Battlement Mesa PUD. Approval of
this amendment was granted by the Board of County Commissioners ("Board") pursuant to
Resolution No. 82-330 (Exhibit G).
According to a letter dated October 15, 2002, from High Country Engineering (Exhibit A), the
Public, Semi -Public, and Recreation (PSR) Zone District in the northwest corner of the Sketch
Plan was not included in the purchase contract because it is owned by Garfield County. The
owners of Gun Stock Ranch Partnership gave Garfield County this approximately 2 acre tract of
land after PUD approval in 1982. Pursuant to Resolution No. 82-327 (Exhibit H), the Board
granted an exemption from the definition of subdivision for the division of approximately 38
acres of land into two tracts: 2 acres and 36 acres. Exemption Plats were not recorded in 1982.
Although a Resolution has been recorded with the County regarding the Exemption, a recorded
copy of the Deed for both the 2 -acre and the 36 -acre tracts of land shall be submitted at the time
of Preliminary Plan submittal. If the 2 -acre tract of land has actually been deeded to the County,
this tract of land shall be eliminated from the Final Plat of the Roan Cliff Village Subdivision.
Otherwise, the County needs to be a co -applicant on this application.
4. Adjacent Land Uses: The following land uses surround the subject site:
A. North: Battlement Mesa Parkway & Willow Park Apartments.
B. East: Stone Quarry Road; Vacant land; Cemetery adjacent to County Road 302
C. South: Vacant land
D. West: Vacant land
5. Applicability: Pursuant to Section 3:00 of the Subdivision Regulations, the Sketch Plan is the
initial review of any subdivision proposal to determine the conformance of the subdivision with
the County's Subdivision Regulations and with any other applicable regulations, resolutions or
plans.
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II. REVIEW AGENCY AND OTHER COMMENTS:
The application was referred to the following agency (ies) for comments. Comments that were received
have been integrated throughout this memorandum where applicable.
1. Town of Parachute: No comments.
2. Grand Valley Fire Protection District (Exhibit C).
3. School District 16 (Exhibit D).
4. Battlement Mesa Water and Sanitation District (Exhibit F).
5. Holy Cross Electric: No comments
6. Western Slope Gas Company: No comments.
7. US West Communications: No comments.
8. Garfield County Road and Bridge (Exhibit B).
III. SKETCH PLAN (SECTION 3:00)
All Sketch Plan comments are kept on file in the Planning Department office. The Sketch Plan comments
shall identify issues applicable to the subdivision proposal, with the comments subject to change, if there
are changes in the circumstances, documents or regulations used as the basis for comments. Completion
of the Sketch Plan process shall, in no way, constitute approval of the proposed plan.
The Planning Commission shall review the application for consistency with the standards and polices set
forth in the following:
A. Garfield County Subdivision Regulations.
B. Garfield County Zoning Resolution.
C. Garfield County Comprehensive Plan.
D. Garfield County road standards and policies.
E. Garfield County municipal comprehensive plans and municipal regulations, as applicable.
F. Other applicable local, state, and federal regulations, resolutions, plans and polices, as applicable.
N. STAFF COMMENTS
A. Comprehensive Plan: According to the Garfield County Comprehensive Plan, this property lies
within the Parachute 2 mile Sphere of Influence. On the Proposed Land Use Districts Map for
Study Areas 2 & 3, the subject property is identified as "Subdivision".
B. Planned Unit Development: Pursuant to Resolution No. 82-330, approval was granted by the
Board to amend the Battlement Mesa Planned Unit Development to include the subject property
within the boundary of the PUD. As part of this approval, certain representations were made on
the plan titled "Conceptual Land Use Diagram, Scheme 1" ("Conceptual Diagram")which was
included with the Resolution as Exhibit A. Since these representations are part of the PUD
approval, any modifications requires an amendment to the PUD.
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It appears on the Sketch Plan that there are some adjustments from the Conceptual Diagram
approved as part of the PUD. These modifications included the following:
1. Pursuant to section 4.07.03(2) of the Zoning Resolution, "the PUD shall provide an adequate
internal street circulation system designed for the type of traffic generated, safety, separation
from living areas, convenience and access. Private internal streets may be permitted, provided
that adequate access for police and fire protection is maintained. Bicycle traffic shall be
provided for when the site is used for residential purposes." The Applicant has delineated
Anvil Point Drive on the Sketch Plan, as the main roadway through the commercial area of the
subdivision. The Conceptual Diagram delineates only one main roadway through the
subdivision. A main roadway through the commercial area was not represented on the
Conceptual Diagram.
2. It appears on the Conceptual Diagram that the main roadway clearly separated the Low
Density Residential ("LDR") zone district from the Medium Density Residential ("MDR")
zone district. On the Sketch Plan, Roan Cliff Drive, assumingly the main roadway, does not
represent this division. It appears that Roan Cliff Drive actually divides the MDR zone
district.
3. Open Space Buffer areas were established during the PUD process in accordance with the
Conceptual Diagram. The Conceptual Diagram identified these areas as 20' Buffer,
Pedestrian and Utility Easement. The Applicant asserted that "based on their experience with
these types of corridors in surrounding areas, Battlement Mesa representatives have indicated
that these buffer areas end up becoming a collection point of wind blown brush, tumble weeds
and trash, creating an unnecessary wildfire hazard." The Applicant requests the ability to
integrate these corridors into the adjacent lots such that they are owned and maintained by the
lot owner but are still preserved as visual open space by easements and increase building
setbacks. Since these "open space buffers" where established during the PUD process, any
changes, as requested, to these areas would require an amendment to the PUD.
An Open Space Buffer area has been identified between the Medium Density Residential lots
and the Commercial area. This Open Space Buffer area encompasses the gully and includes
the full width of the proposed natural gas pipe line easement. An Open Space area has also
been identified between the Low Density Residential lots and the Medium Density Residential
lots. The Applicant has indicated that the larger of these open space parcels will be
landscaped and maintained as a pocket park with a meandering gravel pedestrian trial.
Pursuant to section 4.07.09 of the Zoning Resolution, "twenty-five percent (25%) of the total
area within the boundary of any PUD shall be devoted to Common Open Space. No more
than twenty five percent (25%) of the Common Open Space shall be an area of water
classified as commercial open space. Of the 25% open space requirement within PUDs, no
more than 40% of the 25% total required, shall be limited use open space, with the balance
being retained as one or more of the remaining open space categories, listed above.
Provided, however, that the County Commissioners may reduce such requirement if they find
that such decrease is warranted by the design of and the amenities and features incorporated
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into the Plan, and that the needs of the occupants of the PUD for Common Open Space can
be met in the proposed PUD." At Preliminary Plat, the Applicant shall represent compliance
with the Open Space requirement.
PUD approval, pursuant to Resolution No. 82-330, was granted subject to the following
conditions. [The Applicant's response to these conditions is in italics and staff's response is in
bold, where applicable.]
1. That the property be tied into the pedestrian and bike plan, which ties into the Open Space,
and that some provision be made to facilitate safe crossing of the Battlement Parkway. There
are no immediately adjacent open space parcels. Existing trails are located north of
Battlement Mesa Parkway and on the east side of Stone Quarry Road. Two crosswalks will
be added to Stone Quarry Road one at the intersection of Battlement Mesa Parkway and on
at the proposed intersection of Roan Cliff Drive. The location of the proposed crosswalk
across Stone Quarry Road, adjacent to the cemetery, shall be re-evaluated based on
pedestrian safety. The location of this crosswalk poses visibility issues for traffic coming
from the southerly direction towards Battlement Mesa Parkway.
2. That the Gun Stock Ranch Development and Architectural Standard is compatible with the
Battlement Mesa and parallel in review structure or agree to submit to review by the
Battlement Mesa Design Review Committee. The Roan Cliff Village HOA will have its own
architectural review procedures that utilizes architectural guidelines compatible with the
design standards utilized in other areas of Battlement Mesa. Comments from the
Battlement Mesa Service Association (Exhibit F) address this condition.
3. That because this parcel is part of the whole PUD, there should be some specific agreement
for inclusion of this parcel and to the maintenance and improvements of the PUD Open Space
and PSR Districts at the sketch plan. It is the intent of the Applicant that the home owners
association for Roan Cliff Village be adopted as a sub -association within the Battlement
Mesa Services Association, which is a standard procedure for other residential developments
within the Battlement Mesa PUD. Comments from the Battlement Mesa Service
Association address this condition.
4. The MDR (Medium Density Residential) and NC (Neighborhood/Commercial) Districts
should be connected across the gulley on the property by a pedestrian bridge. Pedestrians will
be able to access the commercial area via sidewalks along both sides of Roan Cliff'which
crosses the gully. A pedestrian bridge would serve no practical function. It may be the case
that a pedestrian bridge will serve not practical function as part of this subdivision.
However, this condition was a result of the PUD amendment granted by the Board in
1982. Therefore, any changes to the PUD, such as eliminating the pedestrian bridge,
would require an amendment to the PUD, prior to, or in conjunction with, Preliminary
Plan.
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5. That the applicant should provide landscaping, berming and buffers along Battlement
Parkway and the proposed uses. A 15' wide landscape easement is proposed on the
commercial lots adjacent to Battlement Mesa Parkway. Design criteria will be established
with the Preliminary Plan for the landscaping and berming of this corridor. Earth forms of
up to 4' in height combined with shrubbery and tree plantings will provide a very effective
screening of commercial parking areas. It appears on the Sketch Plan that the Landscape
Buffer Easement is 30' not 15.
C Zoning: As part of the approval granted in 1982, pursuant to Resolution No. 82-330, four specific
Zone Districts were designated on the subject property in conjunction with the zoning of the
Battlement Mesa Planned Unit Development. The configuration of the zone districts were
delineated on a plan titled "Conceptual Land Use Diagram, Scheme 1" which was included with
Resolution No. 82-330 as Exhibit A. These Zone Districts include:
1. Neighborhood/Commercial ("NC")
2. Medium Density Residential ("MDR")
3. Low Density Residential ("LDR")
4. Public Space/Residential [which should actually read Public, Semipublic, and Recreation
pursuant to Resolution No. 80-82] ("PSR")
Pursuant to Resolution 80-82 (Exhibit F), specified development regulations, such as lot area,
setbacks, and uses, for each of the above-mentioned Zone Districts are outlined. There are some
questions as to compliance with these standards on the lots in the MDR zone district.
In the Garfield County Zoning Resolution, the definition of a lot area is "the total land area
within the boundaries of a lot, excluding land below normal high water in a river or lake or that
is a portion of a public or private street/road for the purpose of calculating the minimum lot area
of any lot, tract or parcel of land." In the MDR zone district, pursuant to Resolution No. 80-82,
the minimum lot area is 7,500 square feet. It appears on the Sketch Plan that each lot represented
in the MDR zone district does not meet this minimum lot area requirement. In addition, even if a
Two -Family Dwelling Unit is proposed, for example, on Lots 8 & 9, and condominimization is
contemplated, each half of the unit/lot, which would have separate ownership interest, would not
meet the minimum lot area required for the MDR zone district. In addition, the Multi -family
Dwelling Unit structures on Gregory Court would also not meet the minimum lot area for the
MDR if condominimization was anticipated.
At Preliminary Plan, the Applicant shall demonstrate compliance with the regulations addressed in
Resolution No. 80-82 for each applicable zone district.
The definition of subdivision in the Garfield County Zoning Resolution is "the division of a lot,
tract or parcel of land into two (2) or more lots, tracts, parcels, or separate interests, or the use
of any parcel of land for condominiums, apartments, or other multiple -dwelling units, as further
defined by Colorado state law." Not enough information was supplied with respect to the Multi -
Family Dwelling Units on Lot 1. At Preliminary Plat, the Applicant shall submit more specific
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information on the units, such as configuration of the units, size of the units, demonstration of
compliance with development regulations established in Resolution 80-82, parking calculation,
landscaping, so -forth. In addition, staff recommends that the lot lines established for the Two -
Family units, such as between Lots 8 & 9, be eliminated from the plat and incorporated, through
an Amended Plat process, once the common walls are established.
D. Subdivision: Below are some of the applicable general site standards, from Section 9:00 of the
Subdivision Regulations, which the Applicant should be aware of:
9:11 In designing and planning individual lots and streets layout for a subdivision, the
constructed improvements and engineering design shall conform to the provision of Section
9:00, as well as to other applicable Garfield County land use regulations.
9:12: Land subject to identified natural hazards, such as falling rock, land slides, snow
slides, mud flows, radiation, flooding or high water tables, shall not be platted for any use
other than open space or an uninhabitable portion of a lot over two (2) acres, unless
mitigation is proposed by a Colorado registered professional engineer qualified to do such
design.
9:13: Development plans shall preserve, to the maximum extent possible, natural features
such as unusual rock formations, lakes, rivers, streams and trees. Where appropriate, the
subdivider may be required to dedicate lands to lot owners to preserve these features. In no
case shall lots be designed such that a dwelling unit will be located closer than thirty feet
(309 to a live stream, lake or pond, regardless of the fact that floodplain regulations may
allow dwelling units located closer in some instances.
9:: 15: One (1) dog shall be allowed for each residential unit within a subdivision; and the
dog shall be required to be confined within the owner's property boundaries. The
requirement shall be included in the protective covenants for the subdivision, with
enforcement provisions allowing for the removal of a dog from the subdivision as a final
remedy in worst cases. (99-096)
9:16: No open hearth, solid fuel fireplaces are allowed anywhere within a subdivision. One (1)
new solid fuel burning stove, as defined by C.R.S. 25-7-401,et.seq., and the regulations
promulgated thereunder, shall be allowed in any dwelling unit. All dwelling units shall be
allowed an unrestricted number of natural gas burning stoves and appliances. (99-096)
9:17: Each subdivision shall have covenants requiring that all exterior lighting shall be directed
inward, towards the interior of the subdivision. (99-096)
9:18: No further subdivision of a recorded subdivision shall be allowed, except where it is
provided for in an approved Preliminary Plan or when the zoning of the property allows for
multi family dwelling units as a use by right and the application is for a multi family dwelling
unit.
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9:21 Lot size, width, depth and shape shall be appropriate for the type of development
proposed and shall meet or exceed the minimum lot size requirements of the Garfield County
Zoning Resolution or PUD regulations, where applicable.
E. Access: Roan Cliff Drive is the primary roadway through the subdivision, accessing off of both
Battlement Mesa Parkway and Stone Quarry Road. Anvil Point Drive is the primary roadway
through the commercial area of the subdivision accessing off of Stone Quarry Road and adjoining
with Roan Cliff Drive. Gregory Court is a cul-de-sac off of Roan Cliff Drive which will serve the
Multi -Family Dwelling Units and Lots 2 thru 7. Cliff View Lane is a loop roadway off of Roan
Cliff Drive which will serve the southwestern lots in the subdivision. Cliff View Circle is another
looped roadway off of Cliff View Lane. Both Cliff View Land and Cliff View Circle will
provide access for the single-family lots. The Sketch Plan identifies two "potential access" points:
one off of Lot 90 on to Battlement Mesa Parkway and the other off of Lot 84 on to Stone Quarry
Road.
The road(s) servicing the subdivision must meet the standards in Section 9:30 of the Subdivision
Regulations and well as the Battlement Mesa PUD Development Plan. In accordance with section
4.94 of the Subdivision Regulations, off-site road impacts shall be evaluated for subdivisions
through completion of a traffic study identifying the volume of traffic generated from the
development, based on Trip Generation Rate calculations utilizing the most current Institute of
Traffic Engineers, Trip Generation Manual, to establish an Average Daily Traffic (ADT). At
Preliminary Plan, the Applicant shall submit a traffic study not only for off-site impacts, but
impacts to the internal roadways in the subdivision.
Jake Mall of the Road and Bridge Department provided the following comments (Exhibit B) on
access for the proposed subdivision:
1. Due to the high volume of traffic at various times using both lanes of traffic on
Battlement Mesa Parkway, and due to another exit from the Parkway turning into Willow
Park Apartments, the subdivision entrance off of South Battlement Mesa Parkway should
have a turn lane installed.
2. The entrance to Anvil Point Drive off of Stone Quarry Road should be moved farther to
the south to allow a minimum distance of 300 feet from the intersection of South
Battlement Mesa Parkway. With the high volume of traffic on Stone Quarry Road and
the traffic turning onto Stone Quarry Road from both South Battlement Mesa Parkway
and East Battlement Mesa Parkway, a turn lane for the Anvil Lane entrance off of Stone
Quarry Road should be installed to eliminate potential traffic hazards.
3. The entrance to Roan Cliff Drive off of Stone Quarry Road should also have a turn lane
due to the high volume of traffic at various times using both lanes of traffic.
4. All exists from the subdivision would need to have a stop sign installed. The installation
of the stop signs shall be in accordance with the guidelines set forth in the Manuel on
Uniform Traffic Control Devices ("MUTCD").
5. Due to the minimal sight distance for traffic going north on Stone Quarry Road
approaching the entrance to Roan Cliff Drive, a sign indicating that an intersection is
ahead shall be installed, not less than 50 feet and not more than 100 feet of the
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intersection of County Road 302 and Stone Quarry Road. This sign shall be installed on
the east side of Stone Quarry Road in accordance with the guidelines set forth in the
MUTCD.
6. The height and plans for the center islands at the entrance from South Battlement Mesa
Parkway and that entrance of Anvil Point Drive should be made known, to allow for
comments concerning visibility from these entrances.
F. Soils/Topography/Radiation: The soils information provided with the application indicates that
the subject property contains Potts loam (#56) and Potts-Ildefonso (#58). The soil surveys
indicates that Potts loam is deep, well drained, moderately sloping to rolling soil formed in
alluvium derived from sandstone, shale or basalt. Permeability is moderate and available water
capacity is high. Potts-Ildefonso is strongly sloping to hilly soils. Potts soil is formed in alluvium
derived from sandstone, shale or basalt. Potts soil is deep and well drained. Permeability is
moderate, and available water capacity is high. Ildefonso soil is deep and well drained.
Permeability is moderately rapid and available water capacity is low.
The Applicant noted that based on the experience of the developments to the north and south of
the subject property, radiation is not anticipated to present a hazard to the site. The Applicant
shall note that pursuant to Section 4:60 of the Subdivision Regulations, a radiation evaluation will
be required as part of the Preliminary Plat process.
G. Fire Protection: The property is located in the Grand Valley Fire Protection District. The
application does not discuss any provisions made for fire protection. David Blair, District Fire
Chief, for the District (Exhibit C) has provided the following comments:
1. There are no plans to specify line size and fire hydrant placements. The Developer shall
be required to place fire hydrants within and around the perimeter of the proposed
subdivision in accordance with the Uniform Fire Code and Insurance Service Office
("ISO") Guidelines. The Developer will be responsible to the rest of the Battlement Mesa
Community for ensuring that there is no reduction in the current ISO rating of 6.
2. In order to maintain the minimum road clearance dimensions, the Roan Cliff Drive
section south of Gregory Court will need to be posted/curbs painted "No Curb Side
Parking".
3. What are the 3 darkened units north of Gregory Court?
4. Will the 20' buffer around the west and south sides of the subdivision allow for fire truck
access, in the event of a wildfire? There is no intermediary access, just from Stone Quarry
Road and the cul-de-sac in Gregory Court.
5. What will the posted speed limits be within the subdivision?
The following standards (Section 9:70) will apply to the Preliminary Plan application:
9:71: Subdivision fire protection plans shall be reviewed by the appropriate fire protection
district to ensure that all lots have primary and secondary access points to escape fire
entrapment.
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9:72: Where a central water system has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to thread
size on the fire hydrants.
9:74: Water used for fire protection purposes does not have to be potable water and may be
from a source separate from the domestic supply.
H. Water / Wastewater: The Applicant has indicated that all water and sewer lines will be
constructed per the District's specifications and dedicated to the District.
The Consolidated Metropolitan District (CMD) provides primarily water, sewer, street
maintenance, and parks and recreation services within the boundaries at Battlement Mesa. CMD,
and the water and wastewater treatment service provider have adequate capacity to provide service
to the proposed subdivision. R. Bruce Smith, District Manager, has provided the following
comments (Exhibit E):
1. As a condition of receiving services, the Subdivider shall be bound by the Rules and
Regulations of the District. Prior to approval of the subdivision, the Subdivider shall pay
the District funds to pay the District's consulting engineers to review the proposal for
conformance with both the District's rules and sound engineering. The amount shall be
determined at a later stage in the County's review process.
2. There is no indication as to the Developer's intended recipient of the open space, the
parks and pedestrian trail. In the event that Developer intends to dedicate this property to
the CMD, the District will need to carefully review the proposed plan, and construction
must be completed by the Developer prior to the acceptance of the dedication.
3. All internal and off-site water and sanitary sewer improvements shall be designed and
constructed in accordance with the District's specifications, shall be paid for by the
Developer and shall be dedicated to the Districts accordingly.
4. Easements shall be provided for by the Developer and appropriately dedicated for the
Districts' interest and uses.
5. Any off-site line extensions shall be sized in accordance with the Metro District's Water
& Sewer System Master Plans.
6. The southwestern corner of the property is within the "Zone B" elevation range of the
Metro District's water distribution system, yet the property appears to be served by
existing tees on the lower "Zone A" system. The Developer will need to confirm if there
is an existing "Zone B" tee and valve serving the southeast corner of the property. If not,
the Developer will be required to provide same by a bore extension under Stone Quarry
Road. There will need to be on-site PRV's on the internal water main loop.
7. The Metro District's Sewer System Master Plan includes a future main line sewer crossing
the southwest corner of the property. Also, the Sketch Plan shows a utility easement in
that area. For that reason, lots 49 and 50 may not be viable as single family home sites.
8. The future platted residential properties will be subject to paying the annual per unit
Recreation Assessment to the Consolidated Metropolitan District effective upon the
recording date of the Final Plat.
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9. The future platted properties shall be required to pay the then -current Water and Sewer
Tap Fees to the Battlement Mesa Metropolitan District and the then -current Recreational
Impact Fee to the Consolidated Metropolitan District at the time of application for water
and sewer service permit for each respective property.
Drainage/Floodplain Issues: The application does not discuss drainage or floodplain issues.
There are no floodplain issues on the subject property. The Applicant should be aware that the
Preliminary Plan phase will require a Drainage Plan prepared by an engineer registered in the State
of Colorado (see section 4:80 of the Subdivision Regulations).
The Applicant should also be aware of the following subdivision standards outlined in Section
9:40 of the Subdivision Regulations.
9:41: Drainage easements, channels, culverts and required bridges shall be designed by an
engineer registered in the State of Colorado.
9:42: All drainage facilities shall be designed based on a twenty-five (25) yearfrequency storm.
9:43: Where new developments create run-off in excess of historic site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year storm.
9:44: All culverts shall be designed such that the exposed ends are protected by encasement in
concrete or extended a minimum of three feet (3) beyond the driving surface on each side.
Culverts, drainage pipes and bridges shall be designed and constructed in accordance with
AASHO recommendations for an H-20 live load.
J. Wildlife: The application does not contain any analysis of wildlife impacts or propose any
wildlife mitigation. At the time of Preliminary Plan, pursuant to section 4:70 of the Subdivision
Regulations, the Applicant shall provide a description of the wildlife habitation on the subject
property. Staff encourages the Applicant to make use of the County's GIS capabilities in finding
out about wildlife habitat and encourages the Applicant to contact the CDOW in order to gain
their input on the project.
K. Assessment / Fees: Pursuant to Section 9.80 of the Subdivision Regulations, the Applicant will be
required to either dedicate a portion of the gross land area for open space, parks, or schools, or
pay fees in lieu thereof.
Pursuant to Section 4.94 of the Subdivision Regulations, a part of the County's Capital
Improvement Plan, the Board has established traffic study areas. The subject property lies within
Traffic Study Area 1 of the Capital Improvements Plan. At the time of Final Plat, the Applicant
will be required to pay 50% of the road impact fees for the subdivision. At the issuance of a
building permit, other road impacts fess will be collected. Appendix A of the Subdivision
Regulations provides a Road Impact Fee Calculation Work Sheet. In the event any fees increase
before the time of final plat, the increased fees shall be paid.
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L. Utilities: The Applicant noted that shallow utilities are available in near proximity to the property.
All existing and proposed utilities shall be buried.
M. Ditches: Easements shall be provided for all existing and proposed ditches.
N. Mineral Rights: The application does not discuss ownership of the mineral rights. Since potential
for mineral exploration may exist, a disclosure to all potential lot owners must be included in the
covenants, plat notes, and at the time of closing. The Applicant should take special caution to be
sure to properly notify the mineral rights owners and lessees of any public hearings concerning
this project (pursuant to sections 4:20 and 4:30 of the Garfield County Subdivision Regulations).
0 Battlement Mesa Service Association ("BMSA"): William Nelson, President of BMSA provided
the following comments (Exhibit F):
1. It was the consensus of the Board of Directors that annexation of the Roan Cliff Village
Subdivision ("Roan Cliff" for the purpose of these comments) into the Service
Association is in the best interest of both parties, with the following understandings:
a) Roan Cliff will create its own separate homeowners association which will own,
operate, fund and maintain all common elements (private roads, pedestrian walks,
developed parks, recreational amenities, open space, etc.) internal to Roan Cliff.
The Service Association will have no involvement with same.
b) Roan Cliff HOA will also be responsible for its own architectural control and
protective covenant enforcement.
c) Roan Cliff will be annexed into the Service Association under its "sub -
association" designation and will pay reduced Common Assessments in
accordance with the Service Association documents. This sub -association
annexation structure is consistent with the existing Mesa Ridge Townhome
Association, Canyon View HOA and Fairways HOA under the Battlement Mesa
Service Association.
2. The neighborhood sub -association provides all common element services internal to the
neighborhood, and pays a reduced assessment for the services otherwise provided by the
Service Association which benefit the community at large (street lighting / street sweeping
/ directional signage / community landscape features along the arterial roads / pedestrian
trials systems linking neighborhoods throughout the community, etc.)
3. The Board of Directors expressed a concern that properties within the proposed
subdivision, specifically including the proposed commercial parcels, should not be
permitted direct driveway access onto the existing arterial roadway system. The
subdivision should be restricted to three primary intersections as its ingress / egress points
designed in accordance with customary traffic engineering standards. Additional private
drives directly accessing the arterial roads, specifically nearest in the intersection of West
Battlement Parkway & Stone Quarry Road, may pose both vehicular and pedestrian traffic
safety concerns.
• •
Roan Cliff Village Subdivision
Sketch Plan
PC —11/13/02
Page 13
V. CONCLUSION:
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the
Planning Commission review (valid until November 13, 2003). If a Preliminary Plan for the proposed
subdivision is not presented to the Garfield County Planning Commission by November 13, 2003, the
Applicant will have to submit an updated Sketch Plan application to the Planning Department for review
and comparison with the original application.
Exhibits
1. Letter from High County Engineering dated October 15, 2002
2. Garfield County Road and Bridge comments dated October 15, 2002
3. Grand Valley Fire Protection District comments dated October 16, 2002
4. Garfield County School District No. 16 comments dated September 20, 2002
5. Consolidated Metropolitan District comments dated October 3, 2002
6. Battlement Mesa Service Association comments dated October 7, 2002
7. Resolution No. 82-330 — PUD Amendment
8. Resolution No. 82-327 — Exemption
9. Resolution No. 80-82 — Battlement Mesa PUD Development Plan
•
�
� /GH
i.� ri„UNi',P
EN%NEE.'r�/NG
October 15, 2002
Ms. Tamara Pregl
Garfield County Planning Dept.
108 8th Street, Ste. 201
Glenwood Springs, CO 81601
Re: Roan Cliff Village: HCE # 2021056.00
Sketch Plan Application
Dear Ms. Pregl:
•
RECEIVED
OCT 15 2002
GARFIELD COUNTY
BUILDING & PLANNING
The purpose of this letter is to notify you of an inaccuracy in the property boundary as
presented on the Roan Cliff Village Sketch Plan. We had been told by the developer and
holder of the purchase contract for the property that they were buying the entire Gun Stock
Ranch PUD as zoned in 1982. This was what guided High Country's preparation of the base
file for the Sketch Plan. Upon subsequent investigation of the title policy and real estate sale
contract, the Public, Semi -Public and Recreation (PSR) Zone District in the northwest corner
of the property is not included in the purchase contract because it is owned by GARFIELD
COUNTY! According to public records, the Gun Stock Ranch PUD owners gave Garfield
County the property a day or two after the PUD zoning approval. Shortly thereafter there
was also a subdivision exemption approved that legalized this parcel.
The tract owned by the County is consistent with the PSR designation on the Conceptual
Land Use Diagram included as an exhibit to the 1982 resolution approving the PUD other
than being about one half acre larger than noted on the Conceptual Land Use Diagram. The
recorded documents make reference to the County desiring to utilize the property for a
human services facility.
Attached herewith is a revised Sketch Plan that removes the subject parcel from the
subdivision. Roan Cliff Drive requires a slight realignment to match identically with the east
boundary of the County Parcel. The realignment will be reflected in the preliminary plan for
the project. Recreation services currently portrayed in the PSR Zone District will be
redistributed to the Tot Lot Open Space located centrally between the Low Density and
Medium Density Zone Districts and, possibly, in the open space corridor along the major
drainage that bisects the property. Because of the gas line easement that parallels the
drainage, there is gracious space south of and outside of the drainage channel. The more
centralized positioning of these recreation facilities will make them readily accessible by the
Roan Cliff Village residents. The Roan Cliff Village homeowner's association will own and
maintain the recreation facilities.
The ownership of the PSR tract by an entity other than the applicant does not alter the PUD
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
Telephone (970) 945-8676 - Fax (970) 945-2555
14 Invemess Drive East Suite D-136
Englewood, CO 80112
Telephone (303) 925-0544 - Fax (303) 925-0547
Ms. Tamara Pregl
Roan Cliff Village
October 15, 2002
• •
or the configuration of the Roan Cliff Village Sketch Plan other than the boundary and the
influence on the location of the above discussed recreation facilities. The County owned
property is still zoned per the PUD as Public, Semi -Public and Recreation.
If you have any questions please contact Ron Liston, the project planner, or myself.
Sincerely,
Deric Walter
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
Telephone (970) 945-8676 - Fax (970) 945-2555
141nvemess Drive East Suite D-136
Englewood, CO 80112
Telephone (303) 925-0544 - Fax (303) 925-0547
10/15/2002 14:19 19708762348
•
GARFIELD COUNTY
Building & Planning Department
Review Agency Form
Date Sent: 9-17-2002
Comments Due: 10-16-2002
Name of application: Roan Cliff Village Subdivision
Sent to' Gatfiel
Co
41 .~`�is ro act. Please notify tine ~~
Garfield County requests your comment in review of th p )
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:
B
e
PAGE 02
a
EXHIBIT
3
Garfield County Building & Planning
Staff contact: Tamara Pregl
109 8th Street, Suite 301
Glenwood Springs, CO 81601
Fax: 970-384-3470
Phone: 970-945-8212
laSoutysh�uh ldhaBattlementeatu
in both lanes oft c
ming into Willow Par�C
e thepotential for upbll
General comments: The entrance off ofSouth battlement Par taffi
lane installed due to the high volume o traffic at various times u g
and also date to th fact them is another exit ft om the parkway
Apartments Jo the north off of be parkway. This w ld eliminai
traffic having to stop for vehicles turning into the entrance frog)
Parkway and creating a possible traffic hazard.
The to vil Point D v off of
r
e
t
n
•
should
moved
her to
the south to Allow a minimum distance of 300 -feet from the intersection of South
Battlement Parkway. Due to the high volume of traffic on Stone Quarry Road at various
times and hjving traffic turning onto Stone quarry Road both from South Battlement
Parkway and East Battlement Parkway at the same time using both lanes of traffic this
entrance should have a tgx lane to eliminate the potential for a possible traffic hazard
from vehicles having to stop to allow vehicles to turd into Anvil Point Drive,
The entrance to Roan Cliff Drive off of Stone Ouarry Road should also have a turn lane
due to the high volume of traffic at various times using both (sties of traffic. This would
eliminate the potential for a,possible traffic hazard from vehicles having to stop to 1pw
traffic to turn into Roan cliff Drive.
All exits from the subdivision would need to have a stop sign installed. Thinstallation of
the stop signs will be in accordance with the guidelines set forth in the_Manuel on
Uniform Traffic Control Devices (WITCO).
Due to the minimal sight distance for traffic going north on Stone Qum Road
approaching the entrance to Roan cliffDriye &sitgn *kitting an intersection ahead will
be installed, not less than 50 -feet and not more than 100 -feet north of the intecsectiog_of
County Road 302 and Stone Quarry Road. This sign will be installed on thgeast side of
Stone Quarry Road in accordance with the guidelines set forth in the Manuel on Uniform
Traffic Control Devices {ML/TCM,
Revised 3/30/00
10/15/2002 14:15
15708762348
•
GARFIELD COUNTY
Building & Planning Department
Review Agency Form
The hei • ht and . tans for the center islands at the entrance from South Battlement
uld be made known so corn ents
Parkway and the, entrance to Anvi 1 Point Driv
concerning visibility from these entrances can be made.
PAGE 03
Name of review agency: Garfiel . Count Road and Brid h e De m t
By: Jake B. Mall Date: 10-15-2002
Revised 3/30/00
GRAND VALLEY
FIRE PROTECTION DISTRICT
1777 E. BATTLEMENT PARKWAY
PO BOX 295
PARACHUTE, CO 81635
(970) 285-9119, FAX (970) 285-9748
October 16, 2002
Mark Bean
Garfield County Planning Department
108 8th Street, Suite 201
Glenwood Springs, CO 81601
EXHIBIT 1
RECEIVED
OCT 21 2002
GARFIELD COUNTY
3UILDING & PLANNING
Subject: Review of Roan Cliff Village Subdivision — Battlement Mesa PUD
Mark,
I have reviewed the documents and plans submitted and offer the following comments:
➢ There are no plans to specify line size and fire hydrant placement. The developer shall be
required to place fire hydrants within and around the perimeter of the proposed sub-
division in accordance with the Uniform Fire Code and Insurance Service Office (ISO)
Guidelines. The Developer will be responsible to the rest of the Battlement Mesa
Community for ensuring that there is no reduction in the current ISO rating of 6.
➢ In order to maintain the minimum road clearance dimensions, Roan Cliff Drive Road
Section South of Gregory Court will need to be posted/curbs painted "NO CURB -SIDE
PARKING".
➢ What are the 3 darkened units north of Gregory Court (6 D.U.)?
➢ Will the 20' buffer around the west and south sides of the sub -division allow for fire truck
access, in the event of a wildfire? There is no intermediary access, just from Stone Quarry
Road and the cul-de-sac in Gregory Court.
➢ What will the posted speed limits be within this sub -division?
I'm sure most of these items will be determined by the Preliminary Plan Submittal phase. Please
keep these concerns in mind when preparing for that process. As for a Sketch Plan Approval, the
District does not have any concerns as long as the above-mentioned items are shown in the next
phase of the approval process.
If I can be of any assistance, I can be reached at (970) 285-9119, or cell (970) 285-9851.
David A. Blair
District Fire Chief, GVFPD
Xc: Board of Directors, GVFPD
File
iC
...WORM FIRS
CNIIORIN FIRST /
CHILDREN FIRST 1
WREN FIRST
ADM. 1S1
"9F• dS'
September 20, 2002
Garfield County School District No. 16
Garfield County Planning Department
109 8th Street, Suite 201
Glenwood Springs, CO 81601
To Whom It May Concern:
Dr. Steven A. McKee, Superintendent
Rose H. Belden, Business Manager
(970) 285-7759 FAX: (970)285-9821
On behalf of Garfield County School District No. 16, I would like to address the concerns of the
school district pertinent to the Roan Cliff Village Subdivision.
Although our school district welcomes the growth and development in our area, a major concern
is the impact that such growth would have on the school district. Recently, the electors voted on
the school district bond to build a new high school and construct an addition to the elementary
school to address the growth; however, with more and more subdivisions being created, the
school district will again need to address overcrowding at the middle and elementary schools.
The new high school was built to accommodate future growth.
In addition, the Roan Cliff Village Subdivision plans indicate only an 11 -foot wide road. School
busses are 8 -foot wide with an additional 2 -foot for mirrors. At the minimum, Roan Cliff Drive
needs to have 14 -foot lanes to provide school bus service or this creates a serious problem for the
school district transportation system. Without some additional planning or restructuring of the
roadways, it may not be possible for the school district to provide transportation to this area.
Thank you for considering our concerns. If you have any questions, please contact me through
the Central Administration Offices at 285-7759, or written correspondence can be sent to P.O.
Box 68, Parachute, CO. Also, please feel free to contact me at my home telephone number at
285-9034 or cell number at 216-3816.
Sincerely,
Mr. Ronald A. Palmer
Garfield County School District No. 16
Board of Education President
Cc: Board of Education
RAP/ksb
ADMINISTRATION OFFICES: 251 North Parachute Avenue, Parachute, Colorado 81635
MAILING ADDRESS: P.O. Box 68, Parachute, Colorado 81635
•
•
Consolidated Metropolitan District �
October 3, 2002
Garfield County Planning Department
108 8th Street, Suite 201
Glenwood Springs, CO 81601
Attn: Tamara Pregl
Re: Roan Cliff Village Subdivision,
Sketch Plan Review Comments
EXHIBIT
a L
RECEIVED
OCT 0 7 2002
GARFIELD COUNTY
BUILDING & PLANNING
Dear Ms. Pregl:
The Consolidated Metropolitan District provides primarily water, sewer, street maintenance, and
parks and recreation services within the boundaries at Battlement Mesa. The proposed Roan Cliff
Village Subdivision is within the District boundaries and therefore may receive services from the
District. CMD, and the water and wastewater treatment service provider have adequate capacity to
provide service to the proposed subdivision as it currently appears.
As a condition of receiving services, the subdivider shall be bound by the Rules and Regulations
of the Districts. Prior to approval of the subdivision, the subdivider shall pay to the District sufficient
funds to pay the District's consulting engineers to review the proposal for conformance with both the
District's rules and sound engineering. The amount will determined at a later stage in the County's
review process.
I did not find any indication as to the Developer's intended recipient of the open space, the parks,
and pedestrian trail. In the event the Developer intends to dedicate this property to the CMD, the
District will need to carefully review the proposed plan, and construction must be completed by the
Developer prior to acceptance of the dedication.
In addition, the following more specific comments are offered:
• All internal and off-site water & sanitary sewer improvements shall be designed and
constructed in accordance with the Districts' specifications, shall be paid for by the Developer
and shall be dedicated to the Districts' accordingly.
• Easements shall be provided for by the Developer and appropriately dedicated for the
Districts' interests and uses.
• Any off-site main line extensions shall be sized in accordance with the Metro District's Water
& Sewer System Master Plans.
P.O. BOX 6116, BATTLEMENT MESA, CO 81636 • (970) 285-9050
• •
Page 2
• The southeastern corner of the property is within the "Zone B" elevation range of the Metro
District's water distribution system, yet the property appears to be served by existing tees on
the lower "Zone A" system.
The Developer will need to confirm if there is an existing "Zone B" tee and valve serving the
southeast corner of the property; if not, the Developer will be required to provide same by
a bore extension under Stone Quarry Road. In any event, there will need to be on-site PRV's
on the internal water main loop.
• The Metro District's Sewer System Master Plan includes a future main line sewer crossing
the southwest corner of this property. Also, the sketch plan shows a utility easement in that
area. For that reason, lots 49 and 50 may not be viable as single family home sites.
• The future platted residential properties will be subject to paying the annual per unit
Recreation Assessment to the Consolidated Metropolitan District effective upon the recording
date of the Final Plat.
• The future platted properties shall be required to pay the then -current Water & Sewer Tap
Fees to the Battlement Mesa Metropolitan District and the then -current Recreational Impact
Fee to the Consolidated Metropolitan District at the time of application for water & sewer
service permit for each respective property.
Thank you for the opportunity to comment on this proposal. Please keep me informed as the
subdivision moves through the Garfield County Planning process.
Very t y yo s,
R. Bruce Smith
District Manager
cc: Boards of Directors
• •
eine ttt/ffes r cfe/ u(ce tytssociation
Post Office Box 6006
Battlement Mesa, Colorado 81636
(970) 285-9740
Garfield County Planning Dept.
Attn: Tamara Pregl
108 8th Street, Suite 201
Glenwood Springs, CO 81601
Re: Roan Cliff Village Subdivision,
Sketch Plan Application
Dear Ms. Pregl,
RECEIVED
OCT O 9 200?
GARFIELD COUNTY
3UILDING & PII ANNING
EXHIBIT
October 7, 2002
On October 3rd representatives of the Roan Cliff Village Subdivision met with the Board
of Directors of the Battlement Mesa Service Association to present their proposed
development plan and discuss how this subdivision would integrate into the master
Service Association of our community.
It was the consensus of our Board of Directors that annexation of Roan Cliff into the
Service Association is in the best interest of both parties, with the following general
understanding:
Roan Cliff will create its own separate homeowners association which will own,
operate, fund and maintain all common elements (private roads, pedestrian
walks, developed parks, recreational amenities, open space, etc.) internal to
Roan Cliff. The Service Association will have no involvement with same.
• Roan Cliff HOA will also be responsible for its own architectural control and
protective covenant enforcement.
•
Roan Cliff will be annexed into the Service Association under its "subassociation"
designation and will pay reduced Common Assessments in accordance with the
Service Association documents. This "subassociation" annexation structure is
consistent with the existing Mesa Ridge Townhome Association, Canyon View
HOA and Fairways HOA under the Battlement Mesa Service Association.
The neighborhood subassociation provides all common element services internal to the
neighborhood, and pays a reduced assessment for the services otherwise provided by
the Service Association which benefit the community at large (street lighting/street
• •
sweeping/directional signage/community landscape features along the arterial roads,
pedestrian trail systems linking neighborhoods throughout the community, etc.).
The specific terms of this annexation would be finalized following approval of the Roan
Cliff Preliminary Plan by the Board of County Commissioners. The Service Association
would require that the annexation documents be finalized immediately thereafter and
recorded concurrent with the Final Plat for the Roan Cliff Village Subdivision.
While not related to the proposed annexation and perhaps more appropriate as a
Preliminary Plan review comment, the Service Association Board of Directors expressed
concern that properties within this proposed subdivision, specifically including the
proposed commercial parcels, should not be permitted direct driveway access onto the
existing arterial roadway system. The subdivision should be restricted to three primary
intersections as its ingress/egress points designed in accordance with customary traffic
engineering standards.
We believe that additional private drives directly accessing the arterial roads,
specifically nearest the intersection of West Battlement Parkway & Stone Quarry Road,
may pose both vehicular and pedestrian traffic safety concerns.
Sincerely,
illiam Nelson, PresidenF---
Battlement Mesa$ervice Association
ckbrnsacorr-`02.wp d
S`LA'TE OF Ci0IOR200
) ss.
co[ter Y OF GAl).U.E1:D
•
At a regular meeting of the Lard of County Conmissionero for
Garfield County, Colorado; held at the Commissioners' Annex in Glenwood
Spr incl, Colorado on Monday_ , the 27th day of December ,
A.D. 19.82 , there were prevent: •
Flaven J. Cerise
Eugene "Jim" Drinkhouse
Larry Velasqeuz
Earl Rhodes
Stan Broome
Mildred Alsdorf
, Commissioner. Chairman
, Commissioner
, Commissioner
, County Attcrney
, County Manaser
• County Clerk
when the following proceedings, among others were had and done, to wit:
RESOLUTION NO. 82-330
RESOLUTION COMBINED WITH TIE APPROVAL OF AN APPLICATION OF TIE (QJN MOCK
RANCH PFRTNERS.IfIP FOR MODIFICATION OF' A SlECT'IC PORTION OF THE BATTLEMENT
MESA PLANNED UNIT DEGELDEMENT PLAN
WIERt 9, the cl.rn Stock Nance Partnership has filed a petition with the
Board of County Commissioners of Garfield County, Colorado, for approval of a
modification of the Battlement Mesa Planned Unit Levelopnent Plan for that
area described below in accordance with Eection 10 of the Garfield County
Zoning Resolution of 1978, as ascended;
WFERhA.S, by action of this Board on August 7, 19 75, this B3oard
apercved a zore district amendment to the Garfield County Zoning Resolution,
Which established the Battlement Mesa Planned Unit Llveloprnent;
WETREAS, a public hearing was held as to the proposed modification,
which hearing cccured orl April 12,. 1982;
WI-EREAS, based on the evidence, testimony, exhibits, study of the
master plan for the unincorporated area of the County, comments of the
Garfield County Planning Ihpartrnent, comments of public officials and
agencies, comments from all interested parties, this Board finds as follows;
1. That proper publication and public notice was provided as required
by law for the hearing before the Board;
• 2. That the hearing before the Fbard was extensive and complete, that
all pertinent facts, matters, and issues were submitted and that all
interested parties were heard at the hearing;
3. That the Garfield County Planning Commission has recommended to
this Board that the requested zoning chart be gr.antd, provided that certain
conditions be addresaJd xior to the recording of the final plat;
4. That the proposed zoning is in ganeral compliance with the
recommendations set forth in the master plan for the unincorporated area of
the County;
5. That the proposed land use will be compatible with the existing
land uaas in the nearby area;
6. That the requested codification of the Planned Unit Levelopnent
Plan meets all requirements of the zoning resolution of Garfield County, and
further, that the requested planned unit development is suitable and
approrrtate for the subject property concerning • the location, condition and
circumstances of said property, and that the proposed arncnd-nent implements
the purposes and meets the standards and requirements of the planned unit
development provisions of the Garfield County Zoning It solution;
EXHIBIT
• •
7. That for the above --stated and other reasons, the proposed zone
district amendment and planned unit development plan is in the best interest
of the health, safety, morals, convenience, order, prosperity, and welfare of
the citizens of Garfield County.
N�4V, ThERREIORE, BE IT RESOLVED by the Board of County Commissioners of
Garfield County, Colorado, that the petition for modification of the
Battlement Nhsa Planned 'Chit revelopment Plan be approved for the follaaing
described unincorporated areas of Garfield County as follows:
Section I. C I\DI IOIIE OF APPROVAL
That the petition of the Qin Stock Ranch Partnership for modification
of the Planned Chit Development Plan be approved, subject to the following
conditions as follows:
1. That the property be tied into the pedestrian and bike plan, which
ties into the Open Space, and that some provision be made to facilitate safe
crossing of the Battlement Parkway.
2. That the Gin Stock Pandi Development and Architectural Standard is
canpatible with that of Battlement Mesa and parallel in review structure or
agree to submit to review by the Battlement Itesa Design review Committee.
3. That because this parcel is part of the whole ND, there should be
some specific agreement for inclusion of this parcel and to the maintenance
and improvements of the IUD Open Space and ISR Zone Districts at the sketch
plan.
4. The MR (Medium Density Residential) and NC
(Neighborhood/Commercial) Districts should be connected across the gully on
the property by a pedestrian bridge.
5. That the applicant should provide landscaping, berming and buffers
along Battlement Parkway and the propomd uses.
Section II. ZONE DI57RICIS
That for the below described portions of the Battlement IIhsa Planned
L'tit Developnent Plan, there shall be four (4) tone Districts, the boundaries
or which are indicated on Ekhibit "A", which is attached hereto and
incorporated herein by reference, which districts shall be desigiated as
follows:
a. NighIcor hood/Commercial
b. Dedium Density Residential
c. Low tensity Residential
d. Public Space/Residential
Section III. ZONE D157RICT REC•LJLATIONS
That the uses permitted within said Districts, together with
regulations effecting the usage of land contained therein, shall be as
defined for the Battlement Mesa Planned thit Development Plan as of the date
of the adoption of this resolution.
PDD, KIRTIER, BE IT RESOLIED that upon presentation of the amended
zoned district map, which reflects the amendment herein granted to the
following described unincorporated area of Garfield County, the Chairman be
and hereby is authorized to execute the said zone district map:
LEGAL DES CRIPPION:
The SE 1/4 of the NE 1/4 of Section 18, except that portion conveyed
to the Board of County Commissioners of Garfield County, Colorado, by
instrument recorded in Eook 561 at Page 675, Reception No. 310152, in
7bwhship 7 South, Range 95 Vest of the 6th Principal Meridian.
Upon not:ion duly made and seconded the foregoing resolution was
adopted by the following vote=
i..��ti•.�! . , Fye
, Aye
Commissioners
2
• •
STATE OF GDIORADO )
COUNTY OF GARFIELD ) ss.
I, , County Clerk and ex -officio Clerk of the Ebard
of County Commissioners in and for the County and State aforesaid do hereby
certify that the annexed and foregoing order is truly copied from the Records
of the Proceedings of the Board of County Commissioners for said Garfield
County, now in my office.
IN WITNESS W}ERIDF, I have hereunto set my hand and affixed the seal
of said County, at Glenwood Sgings, this day of , A. D.
19
County Clerk and ex -officio Clerk of the Board of County
Commissioners.
3
STAT: OF' COLORADO
County of Garfield
At a
regular
held at the Court House in Glenwood Springs on
December`'
A. D. 19 , there were present:
Flaven J. Cerise Commissioner Chairman
Eugene "Jim" Drinkhouse , Commissioner
Larry Velasquez Commissioner
Earl Rhodes , County Attorney
Mildred Alsdorf , Clerk of the Board
when the following proceedings, among others were had and done, to -wit:
._.in^, of ti",. R^rd of County C:ornmivinners for Garfield County, Colorado,
Monday the 27th day of
RESOLUTION NO. 82-327
A RESOLUTION CONCERNED WITH GRANTING AN EXEMPTION FROM THE GARFIELD COUNTY SUBDIVISION
REGULATIONS FOR GUNSTOCK RANCH JOINT VENTURE.
WHEREAS, Gunstock Ranch Joint Venture has petitioned the Board of County
Commissioners of Garfield County, Colorado, for an exemption from the definition
of the terms "subdivision'! and "subdivided land" under C.R.S. 1973, 30-28-101
(10) (a) -(d), as amended, and the Subdivision Regulations of Garfield County,
Colorado, adopted January 2, 1979, Sections 2.02.21 (d) and 3.02.01 for the division
of a 37.62 acre tract described as follows:
Township 7 South, Range 95 West of the 6th Principal Meridian, Section 18
SE' NES, except that portion conveyed to the Board of County Commissioners
Garfield County, Colorado by instrument recorded in Book 561 at Page 675,
Reception No. 310152
into 2 tracts of approximately 2.48 acres and 35.14 acres each, more or less, which
proposed divided tracts are more particularly described as follows:
TRACT A: A tract of land in the SE4 of the NEk of Section 13, Township 7 South
Range 95 West of the 6th Principal Meridian in Garfield County, Colorado,
and being more particularly described as follows: Beginning at the
1\17 Corner of said SE% of the NEk of said Section 18, thence 5.01`01'32"W.
a distance of 40.00 feet to the True Point of Beginning; thence 5.88°11'07"E.
a distance of 511.07 feet to a point on the Westerly right-of-way line
of a proposed road; thence S.01°48'53"W. and along said Westerly right-
of-way line a distance of 30.94 feet; thence continuing along said
Westerly right-of-way line along a curve to the right having a central
angle of 46°58'00" and a radius of 151.27 feet for an arc length distance
of 124.00 feet and whose chord bears S.25°17'53"W. a distance of 120.56
feet; thence continuing along said Westerly right-of-way line along
a curve to the left having a central angle of 46°58'00" and a radius
of 201.27 feet for an arc length distance of 164.99 feet and
whose chord bears 5.25°17'53"W. a distance of 160.41 feet; thence
N.50°54'00"W. and following the centerline of a gulch a distance of
92.88 feet; thence N.83°05'00"W. and continuing along said centerline
of gulch a distance of 188.00 feet; thence West a distance of 135.00
feet more or less to a point on the West line of said SE% of the NE%
of said Section 18; thence N.01°01'32"E. and along said West line,
a distance of 219.96 feet more or less to the Point of Beginning, in
Garfield County, Colorado.
TRACT B: A tract of land in the SE% of the NEk of Section 18, Township 7 South,
Range 95 West of the 6th Principal Meridian in Garfield County, Colorado,
and being more particularly described as follows: Beginning at the
NW Corner of the said SEi of the NE% of said Section 18, thence S.01°
01'32"W. a distance of 40.00 feet; thence S.88°11'07"E. and along the
Southerly right-of-way line of County Road No.300 a distance of 511.07
feet to a point on the Westerly right-of-way line of a proposed road,
said point being the Point of Beginning; thence S.88°11'07"13. and
continuing along the said Southerly right-of-way line a distance of
769.73 feet to a point on the Westerly right-of-way line of Mesa Drive
thence 5.01°05'52"W. and along said Westerly right-of-way line a distance
of 1279.23 feet to a point on the South line of said SE' of the NE'
of said Section 18; thence N.88°22'43"W. and along said South line a
distance of 1279.08 feet; to the SW.Corner of said SE% of the NE- of said
Section 18; thence N.0101'32"E. and along the West Line of said SE' of
the NEk of said Section 18 a distance of 1064.37 feet to a point in the
centerline of a gulch; thence•..East and along said centerline a distance of
135.00 feet; thence 5.8.3°05'00"E. and continuing along said centerline a
distance of 188.00 feet; thence 5'.50°54'00"E. and
D
EXHIBIT
cont.iu,iing alot,,, said cru ` cline a distance or 94.88 feet to a poi,on the Westerly right-oline of a proposed road; thence a1on
said W.e^terly right-of--wc ine along a curve to the right having
central angle of 46°58'00" and a radius of 201.27 feet for an arc
lenght distance of 164.99 feet and whose chord bears N.25°17'53"E.a
distance of 160.41 feet; thence continuing along said Westerly right-
of-way line along a curve to the left having a central angle of 46°
58'00" and a radius of 151.27 feet for an arc lenght distance of 124.00
feet and whose chord bears N.2.5°i7'53"E. a distance of 120.56 feet;
thence N.01°48'53"E. and continuing along said Westerly right-of-way
line a distance of 30.94 feet more or less to the Point of Beginning.
Containing 35.1414 acres, more or.less.
(in the State of Colorado and County of Garfield); and
WHEREAS, the Petitioners have demonstrated to the satisfaction of the Board of
County Commissioners of Garfield County, Colorado, that the proposed division
does not fall within the purposes of Part 1, Article 28, Title 30, Colorado Revised
Statutes 1973, as amended, for the reason that the newly created tract will be owned
by a public entity and that the impact created does not warrant further review;
and
WHEREAS, the Petitioners have demonstrated to the satisfaction of the Board
of County Commissioners of Garfield County, Colorado, that there is a reasonable
probability of locating domestic water on each of said tracts, that there is adequate
ingress and egress to said tracts, that the location of septic tanks will be permitted
by the Colorado Department of Health, that the requested division does not fall
within the general purposes and intent of the subdivision regulations of the State
of Colorado and the County of Garfield, and should, therefore, be exempted from
the definition of the terms "subdivision" and "subdivided land" as set forth in
C.R.S. 1973, 30-23-101 (10) (a) -(d), as amended; and
WHEREAS, the Petitioners have donated said Tract A to the Board of County Commis-
sioners, Garfield County, Colorado, in recognition of a need for human resource
facilities in the County;
NOW, THEREFORE, BE IT RESOLVED that the division of the above described tracts
"A" and "B" from the above described 37.62 acre tract is hereby exempted from: such
definitions and said tract may be divided into tracts "A" and "B", all as is more
fully described above, and said divided tract may be conveyed in the form of such
smaller tracts without further compliance with the aforesaid subdivision statutes
and regulations; provided, however, that this exemption is granted on the condition
and with the express understanding and agreement of the Petitioners that no further
exemptions be allowed on said tracts "A" and "B", and that a copy of the instrument
or instruments of conveyance when recorded shall be filed with this Resolution.
ATTEST: BOARD OF COUNTY COMMISSIONERS
GARFIELD COUNTY, COLORADO
h
Clerk of t e Board
Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote:
Aye
Aye
Aye
Commissioners
STATE OF COLORADO
County of Garfield
I, , County Clerk and ex -officio Clerk of the Board of County Commissioners
in and for the County and State aforesaid do herety certify that the annexed and foregoing Order is truly copied from the Records of
the Proceedings of the Board of County Commissioners for said Garfield County, now in my office.
IN WITNESS WHEREOF, i have hereunto set my hand and affixed the seal of said County, at Glenwood Springs,
this day of - , A. D. 19
County Clerk and ex -officio Clerk of the Board of County Commissioners.
nT:,i L. CL.COLOR DO
. nty o: Gir:eld
' Co.Ata regular
• -ting cf the Beard of County Commissioners for G,-lfield County •, Coic.
held at the Court House in Glenwood Springs on Mori y 19th
a :he day of
EXHIBIT
• may
• R i chDa rd„•C of o It a ywf~! Pf esr ^ t:
Larry Velasquez
Flaven J. Cerise
Arthur A. Abplanalp, Jr.}
Nancy Sprick Page, Deputy
when the following procced:ngs, among others were had and done, to•wit:
RESOLUTION N0. 80-82
Commissioner Chairman
Commissioner
Commissioner
County Attorney •
Clerk cf the Board
RESOLUTION CONCERNED WITH THE APPLICATION OF BATTLEMENT MESA, INC.,
FOR AMENDMENT TO THE BATTLEMENT MESA PLANNED UNIT DEVELOPMENT PLAN
AND RESOLUTION OF AUGUST 14, 1975.
WHEREAS, Battlement Mesa, Inc. has rade application to the
Board of County Commissioners of Garfield County, Colorado, for ap-
proval of an amendment to the Battlement Mesa Planned'Unit Development
Plan and Resolution of August 14, 1975, of -the Board approving such
plan and establishing the uses permitted on the land as described in
said Resolution in association with such plan, which amendment would
modify the location and type of use permitted in and by the Battle-
ment Mesa Planned Unit Development; and
WHEREAS, the Board has observed that the Resolution heretofore
entered by this Board dated August 14, 1975, failed to provide therein
for the specific uses permitted within the Battlement Mesa Planned Unit
Development as required by Section 4.07.0E of the Garfield County Zoning
Resolution; and
WHEREAS, the Board has determined that the proposed amendment
is consistent wi.h the efficient development and preservation of the
entire planned unit development, does not effect in a Substantailly
adverse manner either the enjoyment of the land abutting upon or across
the street from the planned unit development or the public interest,
is not intended to solely to confer a special benefit upon any person,
in accordance with the provisions of C.R.S. 1975, 624-67-106 (3)(b),
and will further effect the intent of this Board in adopting its Reso-
lution dated August 14,.1975, by which -the Battlement Mesa Planned Unit
Development was approved, and which was to have established the uses
to be permitted in the lands described in Battlement Mesa Unit Planned
Development; and
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commis-
sioners of Garfield County, Colorado:
1. That the modification of the Battlement tlesa Planned Unit
Development Plan requested by Battlement Mesa, Inc. be and hereby is
granted and approved, subject to the following conditions: t.
a) That the school ;;create figures as set forth in the plan
be adj...steel and modified, as the phases of the Planned
Unit Development progress, as required to represent actual
experience in teams of enrollments in the appropriate schools,
and that additional land be designated and donated for school
sites if the same is indicated by actual pupil census figures.
b) That prior to final plat approval of any portion of the
Planned Unit Development, evidence of ownership of suffi-
cient. 'later rights to provide to the planned unit develop-
ment an adequate stinoly of pot.ble w -iter to serve the needs
of the proposed d'2velopm•:nt for d'r:lestic and related usage.
a
c) That the Battlement Mesa Planned Unit Development shall
consist of the following zoning districts, the boundaries
of which shall be indicated upon the final plat of Battle-
ment Mesa Planned Unit Development, or various final plats
thereof, which districts shall be identified as follows:
BATTLEMENT MESA PLANNED UNIT DEVELOPMENT
DISTRICT REGULATIONS
The land use districts within the Battlement Mesa Planned Unit'
Development shall be governed in conformity with the following regula-
tions:
1.0 RDR - Rural Density Residential
1.1 Uses, by right: Detached single-family dwellings and customary
accessory uses, including buildings for shelter or enclosure of
animals or property accessory to use of the lot for single-family
residential purposes and fences, hedges, gardens, walks, and similar
landscape features; park
1.2 Uses, conditional: Church, school, community building, day nursery,
fire station, and other public uses.
1.3 Uses, special: Extraction and processing of natural resources
1.4 Intensity of Use: 0.3 to 1.0 dwelling units per gross acre.
1.5 Minimum Lot Area: 12,500 square feet
1.6 Maximum Site Coverage: For detached single-family dwellings, without
common area as part of the plat at time of subdivision, not more .
than 35% of each lot shall be covered by buildings and parking areas.
For detached single-family dwellings with common open area as part
of the plat at time of subdivision, not more than 40% of the platted
area shall be covered by buildings, parking areas, and private
streets.
1.7 Minimum Setback:
Front Yard: (a) arterial streets: no structure shall front
on an arterial street;
(b) Local Streets: 50 feet from street centerline or 20 feet
from front lot line, whichever is greater;
(2) Rear Yard: 20 feet from rear lot line;
(3) Side Yard: 10. feet from side lot line, or 1/2 the height
of the principal building, whichever is greater.
1.8 Maximum Building Height: 35 feet measured at the vertical to the
grade at the center of the building.
1.9 Minimum Off -Street Parking: Two spaces per dwelling unit.
1.10 Additional Requirements: Al.l uses shall be subject to the provisions
under Section 10.0 (Supplementary Regulations) and Section 11.0 (Modi-
fications of Subdivision Regulations).
(1)
-2-
12.0 LDR ow Density Residential
2.1 Uses, by r_ fight: Detached single-family dwellings and attached
single-family dwellings and customary accessory uses, including
buildings for shelter or enclosure of animals or property accessory
to use of the lot for single-family residential purposes and fences,
hedges, gardens, walks, and similar landscape features; park
2.2 Uses, conditional: Church, school, community building, day nursery,
fire station, and other public uses.
2.3 Uses, special: Extraction and processing of natura -sources.
2.4 lntensit of Use 1.0 to 5.0 dwelling units per gross acre.
2.5 Minimum Lot Area: 7,500 square feet
2.6 Maximum Site Covera e: For detached and attached single-family
dwellings without common area as part of the plat at time of.'sub-
division, not more than 50% of each lot shall be covered by buildings
and parking areas.
For detached and attached single-family dwellings with common open
area as part of the plat at time of subdivision, not more than 60%
of the platted area shall be covered by buildins, parking areas,
and private streets.
2.7 Minimum Setback:
(1)
Front Yard: (a) arterial streets: no structure shall front
on an arterial street;
(b) Local Streets: 50 feetfromstreet centerline or 20 feet
from front lot line, whichever is grater;
(2) Rear Yard: 20 feet from rear lot line;
(3) Side Yard: 10 feet from side lot line, or 1/2 the height of
the principal building, whichever is greater.
2.8 Maximum 6uildinq Height: 35 feet measured at the vertical to the
grade at the center of the building.
2.9 Minimum Off -Street Parkin : Two spaces perdwelling unit.
2.10 Additional Re
: Allthe
under Section 10.0mentsSupplementarysRegulatiions)shall bebandtSecction 11.0provisions
of Subdivision Regulations).
3. MDR - Medium Density Residential
3.1 Uses, b right: Attached single-family dv.,ellings, two-family and
multiple -family dwellings, and customary accessory uses including
buildings for shelter or enclosure of animals or property accessory
to use of the lot for residential purposes and fences, hedges, gar-
dens, walks, and similar landscape features; park
3.2 Uses, conditional: Church, school, comunity building, day nursery,
fire station, and other public uses.
-3-
3:. Intensity of Use: 5.0 to 12:0 dwrellling units per gross acre.
3.4 Minimum Lot Area: 7,500 square feet
3.5 Maximum Site Cove _: For attached single-family dwellings without common
open arca as part of the plat at time of subdivision, not more than 50% of
each lot shall be covered by buildings and parking areas.
For attached single-family dwellings with common open area as part of the
plat at time of subdivision, not more than 75% of the platted area shall
be covered by buildings, parking areas, and private streets.
For multiple family dwellings, not more than 75% of the platted area at the
time of subdivision shall be covered by buildings, parking and private streets.
A lot shall not be limited to one principal structure provided:
1. The uses of each structure shall be allowed within the applicable zone. •
district.
2. The total accumulated improvements do not exceed the maximum site coverage
nor violate any other requirements of tha zone district.
3. The entire lot remains under one ownership.
3.0 Minimum Setback:
(1) Front Yard: (a) arterial streets: 75 feet from street centerline or
50 fect from front lot line, whichever is greater;
(b) Local Streets: 45 feet from -street centerline or 20 feet from front lot
lire, ;:hick;:ver is greater; •
(2) Rear Yard: 20 feet from rear lot line;
(3) Side Yard: 10 feet from side lot line, or 1/2 the height of the princi-
pal building, whichever is greater. .
3.7 Maximum Building Height: 35 feet measured at theverticle to the grade at
the center of the building. . •
3.8 Minimum Off -Street Parking:
One and one-half spaces per dwelling unit.
3.2 Additional Re uirements: All uses shall be subject to the provisions under
Section 10:0Suppicsrentary Regulations) and Section 11.0 (Modifications of
Subdivision -Regulations).
4 i AR - Central Area Residential'
4.1 Uses, by right: Attached sifjle-family dwellings, tiro -family and multiple -
family dwellings, and customary accessory uses including buildings for shelter
or enclosure of animals or property accessory to use of the lot for resi-
dential purposes and fences, hedges; gardens, walks; and similar 1Lndscape
features; park
•
4.2 Uses, conditional: Church, school, doer*unit} building, day nursery, fire
station, and other public uses.
4.3 Intensity of Use: 12.0 to 20.0 dwelling units per gross acre.
4.4 Minimum Lot Area: 7,500 square feet •
4,5 Maximum Site Coverage: For attached single-family dwellings without common
open area as part of the plat at time of subdivision, not more than 60% -of
each lot shall be covered by buildings and parking areas.
Forattached single-family dwellings with common open area as part of the
plat at time of subdivision, not more than 75% of the platted area shall
be covered by buildings, parking areas and private streets.
For multiple family dwellings, not more than 757, of the.platted area at the
time of subdivision shall be covered by buildings, parking and private streets.
A lot shall not be limited to one principal structure provided:
1. The uses of r'ach structure shall be allowed within the applicable zone
district.
2. The total accumulated improvements do not exceed the maximum site coverage
nor violate any other requirements of the zone district.
3. The entire lot remains under one ownership.
4.6 Minimum Setback:
(1) Front Yard: (a) arterial streets: 75 feet from street centerline or
50 feet from front lot line, whichever is ;neater;'
(b) Local Streets:- 45 feet from street centerline or 20 feet from front lot
line, whichever is greater;
(2) Rear Yard: 25 feet from rear lot line;
(3) Side Yard: 10 feet from side lot line, or 1/2 the height of the princi-
pal building, whichever is greater..
4.7 Maximum Building Hei_ght: 60 feet measured at the vertical to the grade at
the center of the building.
4.8 Minimum Off -Street Parking: One and one-half spaces per dwelling unit.
4.9 Additional Requirements: All uses shall be subject to the provisions under
Section 10.0 Supplementary Regulations) and Section 11.0 (Modifications of
Subdivision Regulations).
5.0 MHR - Mobile Home Residential
5.1 Uses,_ by_Eight: Mobile homes, mobile bachelor dwellings*, camper parks,
=tobile bachelor dwellings are defined in Section 10, Supplementary Regulations.
and customary accessory uses, inclu1i ng buildings for shelter or enclosure
of animals or property accessory to'use of the lot for residential purposes
and fences, hedges, gardens, walks, and similar landscape features; park.
5.2 Uses, conditional: Church, school, community building, day nursery, fire
station, and other public uses:
Office for the purpose of managing a mobile home or camper vehicle park.
5.3 Intensity of Use: 5.0 to 9.0 mobile home units per gross acre.
5.4 Minimum Lot Area: 3,000 square feet
5.5 Maximum Site Coverage: For mobile homes not more than 60% of each lot',
shall be covered by buildings and parking areas.
For mobile bachelor dwellings and camper parks, no maximum site coverage
shall apply.
Travel trailers, carper, vehicles and/or recreational vehicles accommodated
shall not exceed forty (40) feet in length and eight (8) feetwidth.
to more than two (2) camper vehicles shall be allowed on any one mobile
home space.
5.6 Minimum Setback: Minimum setback requirements of the adjacent zone district
regulations shall be observed on the periphery of a mobile home park.
The r.inimum space between any two mobile homes or appurtenances thereto
shall be 12 feet.
5.7 Maximum Building Height: 35 feet measured at the vertical to the grade at
the center of the building.
4,..,,,:5.8 Minimum Off -Street Parking: One and one-half spaces per dwelling unit.
5.9 Additional Requirements: All uses shall be subject to the provisions under
Section 10.0. Supplementary Regulations) and Section 11.0 (Modifications of
• lations).
6.0 NC Neighborhood Commerce
6.1 ises, . al commercial establishments not exceeding 15,000 square
feet of building area for each principal use, including grocery, dry goods,
hardware, bakery, liquor, drug, florist, books, and similar uses.
Personal service establishments not exceeding 5,000 square feet of building
area for each principal use, including barber, beauty, self-service laundry,
dry cleaning, photo and art studios, travel agency, shoe repair, health spa,
private clubs, indoor eating and drinking establishments (which may include
liquor), banks, and similar uses.
Offices for business and professional. uses.
-6-
Gasoline service stations with two orOess service bays and without car
washing facilities, which must be sited with limited vehicular access and
service areas reasonably screened frail. public view.
Any use, by right, in this zone district used principally as a drive-in
establishment where the customer receives goods or services while occupying
a vehicle shall apply for a special use permit.
6.2 Uses, conditional: Church, corrr.u"nity building, day nursery and school;%
auditorium, public building for administration, fraternal lodge, art gallery,
museum, library.
6.3 Intensity of Use: See general conditions under Supplementary Regulations.
6.4 i•linii:lum- Lot Area: 7,500 square feet
6.5 Maximum Site Coverage: Not more than 800 of the platted area at the time
of subdivision shall be covered by buildings, parking areas and private
streets.
A lot shall not be limited to one, principal structure provided:
1. The uses of each structure shall be allowed within the applicable zone
district.
2. The total accumulated improvements do not exceed the maximum site cover-
age nor violate any other requirements of the zone district.
3. The entire lot remains under one ownership.
6.6 Minimum Setback:
(1) Front Yard: (a) arterial streets: 60 feet fromstreet centerline or
20 feet from front lot line, whichever is greater;
Local Streets: 50 feet from street centerline or 20 feet from front
lot line, whichever is greater;.
(2) Rear Yard: 25 feet.from rear lot -line for lots occupied by residential
uses; 7.5 feet for lots with no residential occupancy;
(b)
(3)
•
Side Yard: 10 feet from side lot line or 1/2 the height of the princi-
pal building, whichever is greater.
6.7 I?aximum Building Height: 35 feet measured at the vertical to the grade at
the center of the building.
6.8 Minimum Off -Street Parking: Retail commercial and personal service: One
parking space per 200 square feet of floor area.
Office: One parking space per 400 square feet of floor area.
.6.9 Additional Re uirements: All uses shall be subject to the provisions under
Section 10.0(Su{:pf&entary Regulations) and Section 11.0 (Modifications'of.
Subdivision Regulations).
7.0 OP -- Office Park
16.
7.1 Uses, y right: Offices for business?and professional uses; research
facilities, testing laboratories, and facilities for the manufacturing,
fabrication, processing or assembly of products provided that such facilities
are completely enclosed and provided that noise, smoke, glare, vibration,
fumes, or other environmental problems which exceed normal residential
conditions are confined to the user's lot.
Personal service establishments, including barber, beauty, self-service
laundry, dry cleaning, photo and art studios, travel agency, shoe repair,
health spa, private clubs, indoor eating and drinking establishments (which
may include liquor), within the principal building.
Any use, by right, in this zone district used principally as a drive-in
establishment where the customer receives goods or services while occupying
a vehicle shall apply for a special use pennit.
7.2 Uses, conditional: Church; community building, day nursery and school;.
auditorium, public building for administration, fraternal lodge, art gallery,
museum, library. '
7.3 Intensity of Use: See general conditions under Supplementary Regulations.
7.4 Minimum Lot Area: 7,500 square feet
7.5 Maximum Site Coverag : Not more than 80% of the platted area at the time
of subdivision shall be covered by buildings, parking areas, and private
streets.
A lot shall not be limited to one principal structure provided:
1. The uses of e'ch structure shall be allowed within the applicable
zone district.
2. The total accumulated improvements do not exceed the maximum site
coverage nor violate any other requirements of..the zone district.
3. The entire lot remains under one ownership.
•
7.6 Minimum Setback:
(1) Front Yard: (a) arterial streets: 60 feet from street centerline
or 20 feet from front lot line, whichever is greater;
(b) Local streets: 50 feet from street centerline or 20 feet from front
lot line, whichever is greater;
(2) Rear Yard: '-25 feet from rear lot line for lots occupied by residential
uses; 7.5 feet for lots with no residential occupancy;
Site Yard: 10 feet from side lot line or 1/2 the height of the
principal building, whichever is greater.
(3)
7.7 ;:aximurn Building height: 40 feet measured at the vertical to the grade
at the center of the building.
•
7.8 Minimum Off -Street Parking: Office, research facility, testing laboratory,
manufacturing, fabrication, processing or assembly facility: One parking
space per 400 square feet of floor area. •
•
Personal service establishments: One. parking space per 200 square feet
of floor area (except storage area). '
Recreation facility: Parking shall be provided on the basis of one parking
space per each four persons using the facility (figured at a maximum capacity
use period).
Hotels and hotels: One parking, space per motel or hotel unit. .
7.9 Additional Re uir_ments: All uses shall be subject to the provisions under
Section 10.0 (Supplerontary Regulations) and Section 11.0 (Modifications of
Subdivision Regulations),
8.0 TC = Town Center 4
8.1 uses, b right: Retail commercial establishments, including grocery, dry
goods, hardware, bakery, liquor, drug, florist, books, sporting goods, appli-
ances, variety stores, 'department stores, automotive accessory parts, furni-
ture,.garden supply, animal feed, plant nursery outlets and similar uses..
Personal service establishments, including barber, beauty, self-service
laundry, dry cleaning, photo and art studios, -travel agency, shoe repair,
health spa, private clubs, indoor eating and drinking establishments (which
may include liquor), banks and similar uses.
Offices for business and professional uses; research facilities, testing
laboratories, and facilities for manufacturing, fabrication, processing or
assembly o. products provided that such facilities aro completely enclosed
and provided that noise, smoke, glare, vibration, fumes or other environmental
problems which e;.ceed neural residential conditions are confined to the user's
lot.
Churches, day-care centers and indoor theatres.
Recreation facilities, provided that noise, smoke, glare, vibration, fumes
or other environmental problems which exceed normal residential conditions
are confined to the user's lot.
Gasoline service stations, car r•rash and automotive services, which must be
sited with limited vehicular access and 'with service areas reasonably screened
from public view.
Motels, hotels, including eating and drinking establishments (which may
include liquor).
• Multiple family .dwellings when, located above retail commercial, personal.
service•or office uses.
Public and seri-public uses as.specified in this PUD.
Any use, by right, in this zone district used principally as a drive-in
establishi;ent where the custofaer receives goods or services while occupying
a vehicle shall apply for a special use permit.
8.2 Uses, conditional: Church, community building, day nursery and school,
auditorium, public building for administration, fraternal lodge, art
gallery, museum, library.
.y
4,
8.3 Intensity of Use: See general condiLns under Supplementary Regulations.
8.4 Minimum Lot Area: 7,500 square feet
8.5 Ma:imum Site Coverage: Not more than 801 of the platted area at the time of
subdivision shall be covered by buildings, parking areas, and private streets.
A lot shall •not be,limited to,on'e'principal structure provided:
1. The uses of each structure shall be allowed within the applicable zone
district.
2. The total accumulated improvements do not -:exceed the maximum site cover- •
age nor violate any other requirements of the zone district.
3. The entire lot remains under one ownership.
8.6 Minimum Setback:
(1) Front Yard: (a) arterial streets: 60 feet from street centerline or
20 feet frcm front lot line, whichever is greater;
(b) Local Streets: 50 feet from street centerline or 20 feet from front
lot line, whichever is greater;
(2) Rear Yard: 25 feet from rear lot line for lots occupied by residential
uses; 7.5 feet for lots with no residential occupancy;
(3) Side Yard: 10 feet from side lot line or 1/2 the height of the princi-
pal building, whichever is greater. •
Maximum Building Height: 40 feet measured at the vertical to the grade at
�-� the center of the building.
8.8 Minimum Off -Street Parking: Retail commercial and personal service: One
parking space per 200 square feet of floor area (except storage area).
Office, research facility, testing laboratory, manufacturing, fabrication,
processing or assembly facility: One parking space per 400 square feet of
floor area.
Church or theatre: One parking space per three seats.
Recreation facility: Parking shall be provided on the basis of one parking
space per each four persons using the facility (figured .:t a maximum.capacity
use period). ' •
Hotels and hotels: One parking space per motel or hotel unit.
Multiple family dwellings: One'parking space per dwelling unit.
8.9 Additional Requirements: A11 uses shall be subject to the provisions under
Section 10.0 (Supplementary Rt2gulations) and Section 11.0 (Modifications of
Subdivision Regulations).
10
9.0 PSR - Public, Semipublic, and Recreation
9.1 Uses, by right: School sites, governmental offices, police and
fire stations, library, day-care centers, public and semipublic
health facilities, including hospitals and clinics, recreation uses,
churches, community center, neighborhood center, well sites, sewage
treatment facilities, water treatment and storage, facilities, and
ether public and private utility facilities and buildings.
Community open space and parks, including hiking and bicycle trails,
equestraitrails, intensive use playfields, picnic areas, sledding
areas, swimming pools, tennis courts, natural areas, archery, skeet
shooting and similar uses.
Golf course with clubhouse including. eating and drinking facilities
(which may include liquor); equestrain center.
9.2 Uses, conditional: Not applicable.
9.3 Uses, special: Extraction and processing of natrual resources.
9.4 Intensity of Use: ,See general conditions under Supplementary Re-
gulations.
9.5 Minimum Lot Area: None
9.6 Maximum Site Coverage: Not more than 80% of the platted area at
the time of subdivision shall be covered by buildings, parking
areas, and private streets.
A lot shall not be limited to one principal structure provided:
1. The uses of each structure shall be allowed within the applicable
zone district.
2. The total accumulated improvements do not exceed the maximum
site coverage nor violate any other requirements of the zone
district.
3. The entire lot remains under one ownership.
9.7 (1) Front Yard: (a)• arterial streets: 60 feet from street center-
line or 20 feet from front lot line, whichever is greater;
(b) Local streets: .50 feet from street centerline or 20 feet from
front lot line, whichever is greater;
(2) Rear.Yard: 25 feet from rear lot line for lots occupied by resi-
dential uses, 7.5 feet for lots with no residential occupancy;
(3) Side Yard: 10 feet from side lot line or 1/2 the height of the
principal building, whichever is greater.
9.8 Maximum Building Height:
l 11
oracle at thecenter of the buiiuing.
d .t the vertical to the
9.9 Minimum Off-Streeina Auditorium and public assembly: One
--spa per 100 square feet of floor area used for seating or assembly.
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Governmental offices and health facilities (exce t auditorium and public,
assembly): One space per 200 square feet of floor arca (except storage
area).
Church: One parking space per three seats.
Recreation facility: Parking shall be provided on the basis of on parkin
space per each tour persons using the facility (figured at a maximum capacity
use period.
•r
9.10 Additional Requirements: All uses shall he subject to the provisions under
Section 10.0 (Supplementary Regulations) and Section 11.0 (Modifications of
Subdivision Re5ulations).
10.0 SuppleMentary Regulations
Division of the subject lands into land use areas and their related develop-
ment standards will be as shorn on the PUD mag and as outlined by the preceding
development standards. 'To further avoid problems of interpretation, the
following listed supplementary' regulations arc included as part of. the Planned .
Unit Development. l•;here the preceding general standards or the following
supplemental regulations do nct adequately describe what is permitted or
required, reference shall be Trade to the officially adopted Garfield County
Zoning Resolution of January 2, 1979, including the zoning amendment, adopted -
October 15, 1979, and to the officially adopted Garfield County Subdivision
Regulations of January 2, 1979, and amendments of October 15, 1979.
10.1 Land Use Types: The PUD reap shows generally where within the PUD each type
of use is located. The precise location of each use and the location of lots,.
blocks and other parcels within each area devoted to each use shall be shown
as that area is hereafter subdivided and platted. -
'10/.2 Uses Permitted: The principal uses for each land use area are listed as a •
part of the general•developnent standards; however, any other building,-
structure
uilding,structure or use which is similar to those enumerated and rot more ohnoxious
or detrimental. to the area in which it is located shall be permitted.
Mobile bachelor dwellings and .modular bachelor dwellings shall include
groupings or single room living units with common restroom facilities,
community recreation space and central eating facilities; in place of rest -
rooms, kitchens and larger living areas within each separate living unit.
An attached single family dwelling is a building containing two or more
single family dwelling units sharing one or two common side building walls.
10.3 Intensity of Use: In any residential area defined on the PUD map, the
net density in any given part of a subdivided area may exceed the gross
density which would be pennitted for the entire subdivided area so long as
the entire subdivided aria, including open space, is within tha range of
the applicable gross intensity of use set forth above in the development
standards.
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10.4 Sthacks: The following yard requirements shall be observed in all
zore districts:
Through Lots: on lots extending from one street to another paralleling
street, both streets shall be considered as front streets for purposes
of calculating front yard setbacks;
Corner Lots: on lots bordered on two (2) contiguous sides by streets,
the required front yard setback shall be observed along.both streets;
•
Two Family Dwellings: for purposes of setback calculations, a two
family dwelling shall be construed as one building occupying one lot;
Row House: for purposes of setback calculations, only those row houses
which do not share a common wall with an adjacent row house need observe
the required side yard setback. for the district, providing building code
requirements for this type of structure are observed;
Projections: every part -of a required yard shall be unobstructed from
ground level to the sky.except for projections of architectural features
as follows: cornices, sills and ornamental features - 12 inches; roof
eaves -•18 inches; uncovered porches, slabs and patios, walks, steps,
fences, hedges, and walls - no restriction; fire escapes and individual
balconies not used as passageways may project 18 inches into any required•
side yard of four (4) feet into any required front or rear yard;
Accessory Building in Required Rear Yard: an accessory building may be
located in a required rear yard provided not more than forty (40) percent
of the rear yard area is covered. Such building .shall observe a seven and
one-half (7 1/2) foot setback frau the rear lot line when there is not an
adjacent alley. An -adjacent alley shall observe a ten (10) foot setback
from lot lire;
Accessory Structure in Required Yards: a fence, hedge, or wall may be
located in any required yard provided no such •installation shall exceed
eight (8)• feet in height in.a required side yard or rear yard, nor shall
any such structure exceed three (3) feet in height in any required front
yard.
10.5 Maximum Building Heiight: For purposes of measuring the maximum building
height, grade shall mean the original natural ground level or newly
established elevation resulting from compacted fill so long as any re-
graded area does not exceed a four -to -one slope between the. ground level
of any exterior building•r•iall and adjacent lot line or property line.
10.6 Minimum Off -Street . Parking: Each off-street parking space shall be not
less than 8 feet wide and 18 feet long; shall be provided with vehicular
access to a street or alley; shall be surfaced with gravel, asphalt,
concrete or equivalent; shall be properly drained; and shall be located
within convenient walking distance of the principal building or use for
which the parking space is provided. For either detached single family
d,„ellinns or attached single family dwellings, tandem parking spaces shall
be pnrnitted. 1l.cre an off-st;^et parking space serves more than one
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use and peak times for parking are at)'diffcrent times of the day,
such parking. space inay be included as,part of the minimum requirement
for each use.
10.7 Modifications: In general, the proposed development standards for the
Battlement Mesa Planned Unit Development correspond closely to normal
criteria of the Garfield County Zoning Resolution. In some cases, the
Battlenent Mesa standards are more limiting, while in others typical County •
zoning regulations appear to be more restrictive. Wherever this last situation
exists, the added flexibility of development with the PUD permits desirable
variety and in some situaticns.essential economies of construction and
maintenance. Throughout the Planned Unit Development program, special
attention will be given to bordering private properties so that their
values cs established by existing Garfield County zoning standards will
be maintained. In line with Garfield County zoning requirements that no
portion of a PUD shall be used or occupied, otherwise than as was petr:itted
immediately prior to the approval of rezoning as a PUD, until a subdivision
plat for said portion is, approved by the Board of County Commissioners of
Garfield County, Battlement Mesa, Inc., recognizes the need to design and
construct each phase according to all reasonable public interest.
10.8 Additional Restrictions: Battlement Fiesa,.inc., reserves the right to
make the use or occupancy of any particular area more restrictive than
this PUD would pennit, by provisions on the subdivision plat, restrictive
covenants, or provisions in the deeds.
11.0 Modifications of Subdivision Regulations
The Planned Unit Development will conform to the Subdivision. Regulations
of Garfield County, Colorado, adopted January 2, 1979, except as noted.
below or otherwise provided in this application and except as may •
permitted by the Board of County Commissioners at the time of subdividing.
The specific modifications set forth below are requested to better allow
the developer to fulfill the previously stated purposes and objectives of
this PUD.
11. Street Pattern (Sub. 3,tg.„ 5.02.01): The -street patterns will be designed
to continue to provide access to adjacent lands not included in the PUD
which presently. have access through a public dedicated right-of-way.
Adjacent privately owned land which does not presently have access off
a public dedicated right -of -•ray through. the area of the PUD will be pro-
vided appropriate access. Adjacent land in public ownership which presently
does not have access off.a public dedicated right -of -sway through the area
of the PUD will be provided access at the time of platting at the request
of the public agency controlling the land.
Dead-end streets may be designed with a cul -dc -sac head that meets the
functional requirements of vehicular turning radii•and snow storage; this
design may vary frcm the 90 f:,at turnaround.
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Residential lots bordering arterial streets may be sided against the. street
as long as access to the lot is not from the arterial streets. This is
presented as an alternative solution to providing access off a parallel
frontage road or to having lots backed against the arterial street.
11.2 Private Streets (Sub. Req. 5.02.021: Private streets may be used in areas
within the PUD :•;here through traffic is not desired and where pavement
widths can be narrower than those required on public streets. In such
cases, roadway widths -of 20 to 24 feet may be used ,;here the design con-
siders traffic volumes, satisfactory off-street parking arrangements, -
planned sno:•r storage areas, adequate sight distances, reasonable gradients
and turnarounds adequate for emergency vehicles. At time of platting, the
design, construction standards, maintenance responsibility and policing
arrangements will be presented.
11.3 Street Widths (Sub. Req. 5.02.031: Public•street widths proposed in the
PUD will be determined by projected traffic volume, parking arrangements
and other factors at the. time of platting. The range of requirements is
proposed to be as follows:
Range of Dedicated Range of
Street Type Righ•:-of-Way Width Roadway Width
Arterial 80 -100 feet 40 - 72 feet
Collector 60 - 80 feet 36 -44 feet
Neighborhood or Local '10- 60 feet 24 -36 feet
11.4 Grades, Curves, and Site Distances (Sub. Reg. 5.02.04): Grades, curves,
and sight distances •,ill adhere to county stan•'ards except that variances
may be requested at the .time of platting for neighborhood, local, or other •
low volume traffic streets. In no instances shall road grades exceed 8%
within the development. •
1.5 Relationship to Adjacent Slopes (Sub: Reg. 5.02.05): Cut -and -fill slopes
are proposed to blend with the natural topography and may extend outside
public dedicated street.rights-cf-way providing revegetation requirements
are met. .
1.6 Sidewalks, Curb and Gutter (Sub. Reg: 5.02.06): Sidewalk locations will
be in accordance with the plat at the tine of subdividing and will be sited
so as to optimize pedestrian routes through open space to residential, educa-
tional and comnunity facilities.
Curb and gutter r•rill be placed •;here necessary to direct storm drainage and
where it would add to ease of road edge maintenance. Where a rural character
is desired and storm drainage can be handled by ditch swales, curb and gutter
may be eliminated.
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. 7.,14
11.1 .?�'' 1','�(Sub. Roj. 5.02.011:' Ro.i will conform in construction
speLifications, other thanwidth, runty requirements. Design of
roadway surface may vary from parab4 • crown to inverted center .pitch
depending upon storm drainage requirL,..^_nts of various areas of the PUD.
11.8 Streets fa; cs and Signs (Sub_feg_5_0?_ 08): Strcct signs.will conform
ib7a uniform systeiii of signs 3rd graphics designed for the total PUD -
area.
ATTEST: BOARD OF COUNTY COD1MISSIONERS
GARFIELD COUNTY, COLORADO
/74,41
Ce uty perk.of tip Board Chairman
U,..n motion July made and seconded the frcgoir:g Raso:ution was adopted i.y the fnllowiug vote:
Richard C. ,-volley Ay.
Larry Vela=,uuez y
Flaven J. Cerise
,'':.TE OF COLORADO.
:curvy of Ga:ficld
Aye
Ave
Cornml:.t enc s
1, County C;c:k :nu a .o rttc;u C;ctk of the Board eef County Commissioners
and lot inc County and taate ;.e. tL, C...iis ................:ted a...: i..r egomi, oer is truly colnea kern the heccrds os
,ac Proca: di::,: of 1.1.e Bo•ud of County Commissioners for raid Carfield Count7, now In my office.
111 V:i1 :ESS V7IIEREOF, I have hereunto set my hand and affc.rd the seal of said County, at CI,,wood Springs,
day of A. D. 19
County Clerk and euofficio Clerk of she board of County Commissioners.
•
