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Introductron
I'acalton
The Coryell Ranch is located approximately one (1) mile northwest of the Town of
Carbondale, in unincorporated Garfield County. The property is approximately two
hundred and sixty (260) acres in size. The property is bound by State Highway 82 and
the Roaring Fork River to the north and west, extends south of County Road 109 and the
lower reaches of the Crystal River to the east. The Aspen Glen Planned Unit
Development (PUD) is jocated to the northwest, opposite the Roaring Fork River. The
confluence of the Roaring Fork and Crystal River is located to the east of the proposed
PUD. The site includes several existing out-buildings and a residential unit associated
with existing and historic agricultural uses.
Site Description
The property is composed of three (3) distinct geographic units. First, the "lower
benin"
-of tt. property includes significant area of regulated wetlands and riparian areas
within the 100 year flood plain of both the Roaring Fork and Crystal Rivers, including
the existing ponds visibte ?rom State Highway 82 and the Crystat River frontage. This
portion of the site is not proposed for residential development. Second, the "upper
bench" of the property , which extends from approximately the 100 year flood plain to
County Road 109, is composed of relatively flat terrain historically used for
agricuitural uses. Finally, the "upland" portion of the site extends from County Road
tOq to the south. This portion of the property is composed of steep slopes, including
areas identified as potentially unstable slopes. This area is not proposed for residential
development.
A Vicinity Map is included as Exhibit 1, and an aerial photo providing a regional context
of the site is included as Exhibit 2. An Illustrative Site Plan of the proposed PUD is
shown as Exhibit 3. The property has significant visual exposure from both State
Highway 82 and County Road 109, which has required careful site planning to provide
protection of these important viewsheds from these two public roadways.
The property is currently owned by the Coryell Ranch Company LLC, and a copy of a
current Title Commitment to the property is included as Appendix A.
Proposed Project
The applicant is proposing a mixed housing-type project which calls for seventy-two
(72) toial dwelling units on the site. Consistent with the recently adopted Garfield
County Affordable Housing Regulations, the applicant is proposing that four (4)
affordable housing lots be incorporated on-site, with three (3) duplex lots and one (1)
nRocK
trCREEK
nsTUDlo
Coryell Ranch PUD
G afiield County, Colorado
Page 1
IIIIIIIIIIIIIIIIIII
Data Source: USGS Carbondale Quadrangle, Photo-revised 1984.
Scale 1" = 2OOO'
nRocK .xhibit 1BCREEK Lt)
neruDro vicinity Map
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single-family affordable housing lot, for a total of 7 affordable housing units. This is
consistent with the ten (10) percent mitigation requirement. I Table 1 summarizes the
residential development types that are discussed throughout the application.
During the conceptual site design process, the applicant met with adjacent property
o*rrri to ensure that the design was compatible with existing dwelling units bordering
the property. As part of these negotiations, two (2) parcels are proposed to be conveyed
to adjacent owners, and are shown on the Preliminary Plat as "Kennedy Expansion
Parcel" and "TomCat Expansion Parcel." The Kennedy parcel would require an
amendment to the previously approved "Kennedy Exemption Plat", which would be
recorded at the time of final plat for the Coryell Ranch and Midland Point Subdivisions.
These parc-els are shown on Table I as "Conveyance Parcels."
+o-b
")-1,(\,Table 1
Coryell Ranch PUD
Development Summary7r,
Design Approach
The conceptual site design was based an early recognition of the environmental
constraints on the site. The property is very exposed from State Highway 82. The
property is located in a geographically sensitive area, and in fact was included within a
failed open space ballot measure in 1994. The property has historically served an
important component in the relatively open lands that define the buffer between the
Town of Carbondale and the City of Glenwood Springs. In addition, the property
' Totalfree market units proposedfor site are 65 total units. The 7 affordable housing units are based on
72 (including the affordable units) total units * .10 : 7.2 (or 7) affordable units on-site.
'The A.yordable Lots would include three (3) duplexes and one (l) single-family unit onfour (4) lots.
' A Coiservation Easement is proposed to be granted to the Roaring Fork Conservancy at the time of
Final Plat. The easement is discussed in detail in the section of the application addressing Subdivision
Compliance.
Coryell Ranch PUD
G arfield Counfy, Colorado
Page 2
NROCK
6CREEK
lllsruoro
Proposed Land Use Number of
Parcels
Lot Size Ranges Total Acreage
Rural ResidentialLots ,. .. ,> 29 2.001 to 5.348 acres 76.548
Medium Density Lots 36 13,939 s.f. to 37,940 s.f.16.377
Affordable Housins 42 11,000 s.f. to 14,800 s.f.t.167
Risht of lvav N/A N/A 17.372
Open Space 7 .622 to 69.04 acres l3 8.491
Conservation Eas eme nt'I 6.294 acres 6.294
Utililv Zone District 4 .027 acres to .503 acres .622
Conveyances 2 1.468 to 1.099 acres 2.567
TOTAL 259.438
Source: Coryell Ranch LLC and Rock Creek Studio, 1999.
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includes significant environmental constraints, including the 100 year flood plain,
sensitive riparian and water features, steep slopes and known geologic constraints, as
well as portions of the property being very exposed from both State Highway 82 and
County Road 109 viewshids. Guiding the initial site planning efforts were the following
principals:
l. The development scenario should be sensitive to the 100 year flood plain and
associated-riparian areas and avoid these areas to the maximum extent possible;
2. All buitdittg envelopes and roud alignments should avoid site-specific geotechnical
constraints to the maximum extent possible;
3. The Division of lYildlife guidelines and recommendations regarding wildlife
constraints be included within the design process to ensure the protection of
existing wildlife habitat;
4. Steep slopes should be avoided to minimize disturbance to natural vegetation and
drainage patterns;
5. The project shoultl include a mix of housing types, and integrate the necessary
alfordable housing mitigation requirements on-site if possible;
6. The lot design would incorporate a sensitivity to adjacent land uses and the goals of
adjacent communities.
Froposed Site Plan
Based on the above-cited concepts, the following specific design components are
included within the Illustrative Site Plan, which is shown on Exhibit 3:
1. Property boundaries and building envelope setbacks have been isolated to avoid
the 100 Year Flood Plain, consistent with the Comprehensive Plan in an effort to
minimize the impacts of the project on view sheds from the river corridor:
2. The property includes two distinct neighborhoods, which will be platted as two (2)
sepirati subdivisions. The larger lots, shown as "Coryell Ranch", are located
aijacent to the riverfrontage and located in the area of the property most visible
from State Highway 82. This area includes open space designations for the ponds
that are located adjacent to the Roaring Fork River and very exposed from State
Highway 82. The smaller lots, shown as "Midland Point", are located in an area
not easily visible from State Highway 82, at the southeastern portion of the
property. The affordable units are located within the Midland Point subdivision.
3. The geotechnical issues are addressed in detail later in the application. All
building envelopes have been located outside of areas identiJied as having
NROCK
6CREEK
ngruDto
Coryell Ranch PUD
Garfield County, Colorado
Page 3
Existing Zontng
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4.
geotechnical constraints, and only short portions of roadways encroach within
these areas. All lots located in areas with geotechnical or geologic constraints have
building envelopes that restrict development to areas with no signiiicant
constraints. Geologic and Geotechnical Reports are included with the application
us Appendix F.
The Colorado Division of ll/ildlife (CDOly) has reviewed the proposed
subdivisions. Additionat building envelope setbacks and access restrictions
suggested by DOW have been incorporated into the project Details regarding the
conditions of approval acceptable to both the applicant and the CDOllt are
included within the application as Appendk H.
All areas of signilicant slope have been avoided.
Lot sizes in the project vary from estate lots (2 to 5 acres in size), to medium
density lots (13,900 s.f, to 38,000 s.Ji,). Larger lots are located in areas with greater
environmental and view shed impacts, and smaller lots are located in areas with the
least impacts.
Consistent with the goals within the Comprehensive Plan and the Town of
Carbondale Draft Comprehensive Plan and associated land use policies, , the
applicant is proposing a ten (10') foot public fisherman's easement along all water
frontage under the ownership of the applicant.
The applicant has offered to grant a conservation easement to the Roaring Fork
Conservancy on a particularly sensitive portion of the propefi located adiacent to
the Crystal River for protection of valuable riparian, Jishing and wildlife habitat.
5.
6.
7.
8.
The property is currently zoned Agricultural / Residential / Rural Density (A/R/RD)' A
copy of the existing zone district text for the property is included as Appendix B. The
A/R/RD zone district calls for a residential density of one (1) dwelling unit per two (2)
acreS,whichwouldallowthesite,withoutany
consideration for excessive slopes, the 10O-year flood plain, wildlife habitat or riparian
areas. Adjacent zoning includes the Aspen Glen PUD, A/R/RD to the north and south,
and Open Space (OS) designations for the Bureau of Land Management property located
on the north side of State Highway 82. A map depicting the current zoning on the site
and adjacent properties is shown on Exhibit 4.
Existing Comprehensive Plan Designation
The property is designated "High Density Residential" within the Garfield County
Comprehensive Plan - Study Area 1 adopted in 1995. This designation calls for a
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Coryell Ranch PUD
G arfield County, Colorado
Page 4
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residential density of two (2) or less acres per dwelling unit. A reproduction of the
project's relationship with the Comprehensive Plan Future Land Use Map is included
within the application as Exhibit 5. Compliance with the standards of the
Comprehensive Plan as well as the "Proposed Land Use Districts" Map are discussed in
detail in the "Comprehensive Plan Compliance" Section of this application.
Procedural Requirements
Garfield County modified the subdivision and Planned Unit Development standards in
1998. This modification allowed for an application for a subdivision Preliminary Plan to
be considered simultaneously with the Planned Unit Development application. This
application is based on these 1998 amendments.
The application is organized in the following manner:
1. Compliance with the GarJield County Comprehensive Plan of 1995 - Study Area 1;
2. Compliance with the Planned Unit Development Criteria;
3. Compliance with Preliminary Plan Criteria within the GarJield County Subdivision
Regulations.
Where applicable, direct cites from the Garfield County Comprehensive Plan - Study
Area 1 of 1995, the Garfield County ZoningRegulations and the Garfield County
Subdivision Regulations are italici zed, and demonstration of compliance with cited and
applicable criteria are shown in bold print.
ffifiinii;
Coryell Ranch PUD
G afiield Counfy, Colorudo
Page 5
Coryell Ranch ruD
Exhibit 5: Corryrehe,nsive Plan
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LAIID USE DISTRrcN
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HIG11 DEIISIIY RESIDETITIAT
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ileolutt otnsrty ntsrdnrnL
(6 IO TESS IHAt'l 1O AC/DU)
LOII DEt{SITY RESIDENIIAT
(r0 AtlD GREATER AC/DU)
0PEr{ sPACE (FE0ERAL LAr{DS)
E)(ISItl{0 SUBDrVrSr0r,r
CEllERAL COIII{ERCIAL
crTY 0R I0fi'l
STAIUTORY SPHERE OF II{FLUEl|lCE
(2 ilrLES FR0H r0[t{ B0Ut{0ARY)
FEDERAL or STATE HIG}lIlAY
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UTILITY LI}'IE
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COUNTY LOCATION TAP
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Com pr ehensive Plan Com pliance
The applicant has taken care to incorporate the goals, objectives and policies of the
Garfield County Comprehensive Plan - Study Area 1 into the design process. The
following discussion addresses all applicable goals, objectives and policies of the
Garfield County Comprehensive Plan of 1995 - Study Area 1. Direct cites from the
Comprehensive Plan are shown in italics, and the applicant's responses are followed in
bold.
Goals, Objectives and Policies
Housins
GOAL
To provide all types of housing that ensures current and future residents equitable
housing opportunities which are designed to provide safe, efficient residential structures
that are compatible with and that protect the natural environment.
POLICIES:
2.1 The County, through the development of regulations, shall providefor low and
moderate income housing types by allowingfor mixed multifamily and single-
'Wily housing in appropriate areas throughout the County.
NSE: The project incorporates a wide variety of lots sizes and income
The site plan includes larger estate lots in areas with environmental and
ne sensitivity, and more urban-scale lots in areas with the least constraints.
The project also includes ten (10) percent of the proposed dwelling units as
affordable housing units on-site, consistent the recently adopted Affordable Housing
Guidelines.
2.2 To include an assessment of the impact of present and future subdivisions in both
incorporated and unincorporated portions of the County during the subdivision
review process.
RESPONSE: The project complies with the most signilicant impacts associated
with subdivisions in the County. Traffic impacts are minimal (see discussion of
traf{ic later in the application and a Traffic Impact Study is included within
Appendix C), the project has avoided areas with significant environmental
resources, the project complies with the Affordable Housing Guidelines, and will
nRocK
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Coryell Ranch PUD
G afiield Counfy, Colorado
Page 6
grant a conservation easement to protect the wetlands portion of the property's
frontage with the Crystal River.
2.3 Major accessways, topographic features, open space and other undeveloped land
will be used to separate residential uses from industrial and commercial centers.
The Coryell Ranch is located within one (1) mile from a wide range of light
industrial and commercial uses within and around the Town of Carbondale.
Therefore, no industrial or commercial uses are proposed within the PUD. This is
clearly consistent with the Draft Comprehensive Plan for the Town of Carbondale,
which suggests that significant commercial development should be contained within
existing urban centers. The Open Space Plan for the project is shown on Exhibit 6.
2.4 Solar orientation that allows for both passive and active design will be strongly
encouraged in the design review process and will not he restricted by protective
covenants.
RESPONSE: Due to the relatively large lot configuration within the Coryell
Ranch Subdivision, all units have the ability to take advantage of significant
southern exposure in the orientation of individual structures. The Midland Point
Subdivision design has created a true north-south orientation for nineteen (19) of
the 36 (thirty-six) units by using an east-west alignment of the looped portion of
Midland Point Road. Solar power generation units are allowed within the
Covenants of both subdivisions.
2.5 The Garfield County Zoning Resolution will address the issue of potentially
conflicting uses within each zoning designation that allows for residential and non-
residential land uses.
GOAL
Ensure that the County transportation system is safe, functional, appropriately designed
to handle existing and future trffic levels and includes options for the use of modes
other than the single-occupant automobile.
OBJECTIVES:
To encourage the development of a regional public transit system that respects
the interaction between emerging land use patterns and travel behavior in the
Valley.
RESPONSE: Not Applicable
3.0 TRANSPORTATION
nRocK
11CREEK
ngTUDt0
Coryell Ranch PUD
Garfield County, Colorado
Page 7
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RESPONSE: The property is not located adjacent to the railroad corridor, and it is
not likely that fixed route transit would be implemented by the Roaring Fork
Transit Agency. Therefore, no public dedications or regional transit facilities are
being proposed by the apPlicant.
3.2 To encourage the use of modes other than the automobile.
RESPONSE: The applicant has included a proposed off-street bike path to allow
for residents and visitors bicycling along County Road 109 to enjoy the property's
County Road frontage. The property is within one (1) mile of the Town of
Carbondale, and the town has identified a potential bike path connection from Main
Street, along County Road 108 to the junction with County Road 109. A Public
Access Plan for the PUD is shown on Exhibit 7.
Proposed developments will be evaluated in terms of the ability of County roads
to adequately.handle the trffic generated by the proposal.
RESPONSE: A traffic study for the project is attached as Appendix C. The
primary conclusions from the traffic study included the following summary and
recommendations:
1. Coryell Ranch, a proposed residential development, is planned to be located
along CR 109 northwest of the Town of Carbondale, Colorado. The development is
planned to include sixty-five (65) single family dwelling units and seven (7)
affordable housing units (most likely townhomes). The development is expected to
generate approximately 670 vehicle trips per day (vpd) with approximately 55
expected to occur during the AM peak hour and 70 during the PM peak hour.
2. Based on the growth expected in the area, the analysis of the impacts of the
proposed development site for the years 2001 and 2020 resulted in the following
findings:
(a) By the year 2001, the signalized intersection of SH 133/Main Street, and the two
unsignalized intersections at CR 108/CR 109 and CR 109/the site access are
expected to operate at LOS B or better during both the AM and PM peak hours.
(b) By the year 2020, the signalized intersection of SH 133/Main Street is projected
to operate at LOS D or better during both the AM and PM peak hoursl at the
unsignalized intersections, it is expected that the critical movements will operate
at LOS A during both the AM and PM peak hours.
(c) The Coryell Ranch development is expected to increase the volume of traffic
traveling through the intersection of SH 133/Main Street by less than three
percent relative to existing traffic volumes and by less than two percent relative
to projected year 2020 traffic volumes.
I'l<ocr.
6CREEK
ngruDlo
Coryell Ranch PUD
G arfield County, Colorado
Page 8
Coryell Ranch PUD
Exhibit z
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(d) Relative to existing volumes, traffic along the CR 108 approach from the west to
SH 133 is projected to increase by eleven percent as a result ofthe additional
Coryell Ranch trips. This is significantly less than the 20 percent criterion
stipulated in the State Highway Access Code which requires a new access permit
to be obtained.
(e) At the intersection of SH 133/Main Street in the year 2020., comparing
background traffic delays (traffic through the intersection, not including site
generated traffic volumes) and total traffic delays (background traffic volumes
plus site generated traffic volumes) the addition of the Coryell Ranch
development traffic to the intersection is expected to increase the total delay per
vehicle through this intersection by less than one second per vehicle during both
the AM and PM peak hours comparing delays.
3.4 Proposed developments will include designs that will reduce adverse impacts on
adjacent land uses, respect natural topography and minimize driving hazards.
RESPONSE: Adjacent land uses include relatively low density uses associated with
the Aspen Glen PUD, and rural residential uses along County Road 109. The
project has been designed to distribute density consistent with adjacent land uses.
Areas of excessive slope, including the transition from the upper bench to the river
bottom have been avoided in the majority of cases. Some encroachment and over-
lot grading will be necessary within Midland Point. The two (2) access points from
County Road 109 are separated by nearly 1,400 feet, and have been located in areas
providing sufficient sight lines for safety purposes.
3.5 Proposed developments will provide a minimum number of access points on
through and highway corridors.L$e,@\L1 Wze?*
RESPONSE: As cited above, only two (2) points of access are proposed to access off
County Road 109. In addition, the applicant is proposing a fisherman's easement
on the west side of an existing driveway.
3.6 Proposed commercial and industrial development will direct access to roadways
capable of handling projected trffic.
RESPONSE: Not Applicable
3.7 Street extensions will be required to occur in a logical manner.
RESPONSE: No extensions of public right-of-ways are proposed within the PUD.
POLICIES
Tlnocr
Flcnrer.
l?lsrupro
Coryell Ranch PUD
G arfreld County, Colorado
Page9
3.2 Developments are encouraged to integrate bikewavs, pedestrian circulation
patterns and transit amenities into project design.
RESPONSE: The project includes a proposed bike path that would route bicycle
traffic through the project, and then reconnect to County Road 109 (see Illustrative
Site Plan and Public Access Plan). No future transit is envisioned by RFTA for
County Road 109, so no fixed-based transit support facilities are proposed. An
existing bus turn-around will remain in its present location for use by the school
district.
5.0 RECREATION AND OPEN SPACE
GOAL
Garfield County should provide adequate recreational opportunities for County
residents, ensure access to public lands consistent with BLM/USFS policies and preserve
existing recreational opportunities and important visual coruidors.
OBJECTIVES.,
5.1 Encourage the location of active recreational opportunities are accessible to
County residents.
RESPONSE: The applicant has agreed to provide a public fishing easement along
the entire river frontage controlled by the applicant. In addition, a conservation
easement upon a 6.294 acre parcel fronting the Crystal River will be conveyed to
the Roaring Fork Conservancy for public, environmental protection and
educational uses (See Open Space Plan and Public Access Plan).
5.2 The County will support and encourage the creation of open space, through the
development and implementation of zoning, subdivision and PUD regulations
designed to retain and enhance existing open space uses.
RESPONSE: The project includes in excess of 138.491 acres of open space, a public
fishing easement and a conveyance of a conservation easement on the wetlands
associated with the Crystal River frontage to the Roaring Fork Conservancy (See
Open Space Plan).
5.3 Access to public lands will be expanded and maintained.
RESPONSE: The site has no common boundary with public lands.
5.4 Rafting and fishing access will be strongly encouraged during the development
review process.
NROCK
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Coryell Ranch PUD
G arfield County, Color ado
Page 70
I
RESPONSE: The project incorporates public access to both the Roaring Fork and
Crystal River frontage. Access points, consistent with the recommendation of the
DOW, are isolated to two (2) points at each end of the project (see Illustrative Site
Plan as Exhibit 3).
POLICIES:
5.1 Developments that propose densities above one (l) dwelling unit per acre attd
exceed 50 dwelling units will be required to provide adequate recreational
opportunities to serve the residents of the project. Alternatives for meeting this
requirement will be defined in the Subdivision Regulations.
RESPONSE: The Coryell Ranch portion of the project will have access to
memberships at the Aspen Glen Golf Course and other associated amenities. In
addition, all residents of the subdivision will have fishing access to adjacent river
frontage, common open space along County Road 109, and the use of the proposed
bike path that traverses the property.
5.2 Important visual corridors will be identified and appropriate policies developed to
address the retainment of open space areas that link communities in the County.
RESPONSE: The entire property is located within the State Highway 82 View
Corridor that was defined in the 1995 Comprehensive Plan. The proposed layout
of the Coryell Ranch PUD included consideration of limiting the visual impact of
the project from State Highway 82, County Road 109 and the Crystal and Roaring
Fork Rivers. The ponds located on the lower bench have been retained in their
natural state. Lot lines are constrained to the 100 year flood plain to protect views
from the river bottoms, and to push building envelopes away from the slope break.
Significant open space has also been retained along County Road 109 to protect and
retain the historic rural character of the roadway.
5.3 If physically possible, subdivisions and PUDs will be encouraged to design open
space areas to become contiguous with proposed open spaces adjacent to the
project.
RESPONSE: The location of the proposed conservation easement was to retain
the open space and rural buffer between the site and the Town of Carbondale, and
support the rural, undeveloped uses currently owned by the Colorado Rocky
Mountain School on the opposite side of the Crystal River.
5.4 Consistent with the management objectives of either the Bureau of Land
Management or the U.S. Forest Service, development next to public lands will be
encouraged, but not required to provide public access easements without the use of
co ndemnatio n proces s es.
NROCK
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Coryell Ranch PUD
G arfield County, Colorado
Page 17
RESPONSE: See prior response.
5.0(A) OPEN SPACE AND TRAILS
RESPONSE: No federal lands are adjacent to the property.
5.5 With the cooperation of the Division of lVildlife, developments proposed in areas
next to streams or rivers with rafting or fishing potential should dedicate
easements for public access to these areas.
RESPONSE: In cooperation with the Division of Wildlife, the applicant has agreed
to provide a public access fishing easement as shown on the Preliminary PIan with
two (2) points of access suggested by the Division (See Public Access Plan as Exhibit
7). Rafters will also be able to utilize the fisherman's easement.
5.6 In order to encourage public access to rivers, streams and public lands, the County
will be receptive to incentives, consistent with an overall program approved by the
Board of County Commissioner's, for developments that propose public access to
these amenities.
GOAL
Garfield County shall develop, adopt and implement policies that preserve the rural
landscape of the Roaring Fork Valley, Rating agricultural uses, wildlife habitat and
recreational opportunities in a mutually beneficial manner that respects the
between private property rights and the needs of the community.
OBJECTIVES:
e>
RESPONSE: The property has been used for agricultural purposes in the past, but
has been identified for higher density uses within the Comprehensive Plan. No
agricultural uses are located adjacent to the project that would require mitigation.
5.2(A) To ensure that wildlife habitat is a component of the review process and
reasonable mitigation measures are imposed on projects that negatively impact
critical habitat;
RESPONSE: The applicant has reviewed the Colorado Division of Wildlife
(CDOW) Wildlife Resource Inventory System (WRIS) to mitigate for the potential
impacts to important wildlife habitat. No "critical habitat" is located on the site.
By digitally overlaying the WRIS database with Garfield County Geographic
Information System data, the applicant has undertaken the level of analysis
Delween prtvarc properry rtgn$ ana rne neeus oJ [ne communtry
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OBJECTIVES: ,D(f n @li7
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5.1 (A) To ensure that existing agricultural uses are not adverselyAffr*ru#"rN
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NROCK
6cnrrr
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Coryell Ranch PUD
G arfreld County, Colorado
Page 12
required by the Code. This analysis concluded that the property does include Elk
Winter Range (Exhibit 8a) and Mule Deer Winter Range (Exhibit 8b). Neither of
these designations represent "critical habitat" as identified in the Comprehensive
Plan. The applicant intends on exceeding the wildlife habitat expectations of the
Comprehensive Plan by limiting development in the 100 year flood plain and the
associated ponds, providing a passage-way between the Coryell Ranch lots and
access to the river bottom. In addition, large portions of the historic meadow along
County Road 109 have been designated as Open Space.
The applicant has presented the development plan to the CDOW, and has accepted
the following requirements which have been integrated into the PUD (See Appendix
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Coryell Ranch Lots 1-6 will have a 50 foot setback frorffthe top of the slope
above the Roaring Fork River. Landscaping will be permitted to top of slope.
Coryell Ranch Lots 7 - 12 will have a 75 foot setback from the back of each lot
line. Landscaping will be permitted to the lot line.
3. River access will be year around with access restricted to designated areas
December through March. The two (2) designated points of accessing the
fisherman's easement are shown on the Public Access Plan (Exhibit 7), and are
located at the southeast and southwest corners of the site.
4. The river park area will be closed to snowshoers, cross country skiers, etc. from
c ;.:- ;ilir, ";; ail CDow requirements. ilJ \.'u^"['
6. No livestock shall be permitted within the subdivision.
7. There will only be one dog allowed per dwelling unit with kennel restrictions.
Homeowners will be encouraged to keep cats inside.
8. No development on the north side of County Road 109 with the exception of a
water tank and an access road.
9. Every effort will be made to minimize damage to vegetation when water and
sewer lines are installed across the Roaring Fork River.
10. The bike path shall be placed on the south side of County Road 109.
11. Wildlife brochures shall be given to all property owners at closing.
12. The CDOW will not be held liable for wildlife damage to landscaping or plants.
nRocK
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Coryell Ranch PUD
G arfield Counfy, Colorado
Page 73
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happen on their property.
14. Proper permitting and licensing shall occur in habitat enhancement and trout
stocking within private ponds.
POLICIES:
5. 1 (A) All projects approved adjacent to existing agricultural uses shall be required to
mitigate any adverse impacts. These mitigation measures shall include some or
all of the following:
A) Appropriate buffering of building envelopes from common property
boundaries.
The use of open space to provide additional buffering;
Dog restrictions. including limiting the number of dogs and requiring kenneling,
prior to issuance of a Certificate of Occupancy.
RESPONSE: There are no agricultural uses adjacent to the project. However, all
suggestions by the Division of Wildlife, including building envelope placement, open
space locations, fencing restrictions, access points to the river and dog restrictions
have been adopted by the applicant.
5.2(A) Developers proposing projects located in areas defined as critical habitat by the
Colorado Division of Wildlife WRIS database will be required to propose mitigation
measures during the submittal of proposed projects. Mitigation measures shall include
the following:
Fencing and dog restriction consistent with DOW recommendations;
Avoidance of critical portions of the property, through the use of buitding envelope
restrictions or cluster development concepts;
c) Conservation easements.
The Board of County Commissioners shall have the authority to approve or reject
proposed mitigation.
RESPONSE: All suggestions by the Division of Wildlife, including building envelope
placement, open space locations, fencing restrictions, access points to the river and
dog restrictions have been adopted by the applicant (see earlier response). In
addition, the applicant has proposed a 6.294 acre Conservation Easement along the
Crystal River Frontage.
a)
b)
NROCK
trCREEK
l"Istupro
Coryell Ranch PUD
G arfield County, Colorado
Page 1'4
7.0 WATER- AND SEWER SERVICES
GOAL
To ensure the provision of legal, adequate, dependable, cost ffictive and
environmentally sound sewer and water services for new development.
OBJECTIVES:
7.1 Development without adequate water and sewer service will be required to provide
adequate and safe provisions for these services before project approval.
RESPONSE:
Domestic Water. The applicant is proposing a central water system to serve the
needs of the project. Coryell Ranch Well No. 13 is located near the cul-de-sac on the
end of Coryell Ranch Road and will provide sufficient water to serve the entire
PUD. Maximum day demands on the potable water system are estimated at 53
gpm. Well No. 13 has been pump tested and is capable of flows well in excess of the
maximum day demand. The pump test data suggests that, with a properly
constructed large well in this location, yields of 1000 gpm or more may be realized.
The previously cited water supply report by Resource Engineering provides
complete and detailed information on the water supply, and is included within the
submittal under a separate cover.
Wastewater Treatment. The phased build-out of the Roaring Fork Water and
Sanitation District wastewater plant has been designed to accommodate Coryell
Ranch. The property, and other properties beyond the boundaries of the PUD,
were included within the original service plan. A Pre-Inclusion agreement between
the Roaring Fork Water and Sanitation District and Coryell Ranch is included
within Appendix I.
7.2 Development located adjacent to municipalities or sanitation districts with
additional capacity will be strongly encouraged to tie into these systems.
RESPONSE: The project will tie in to the existing Roaring Fork Water and
Sanitation District.
7.4 Development will be required to mitigate the impact of the proposed proiect on
existing water and sewer systems.
RESPONSE: Engineering details concerning the impact of the project to existing
water and sewer systems are discussed in detail within the Preliminary Plan section
of the application.
NROCK
6crEer.
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Coryell Ranch PUD
G x:field County, Colorado
Page 75
7.5 Garfield County will strongly discourage the proliferation of private water and
sewer systems.
RESPONSE: The project proposes central water and sewer systems, as discussed
Iater in the application.
7.6 High-density development, defined as exceeding one (l) dwelling unit per one (l)
acres, will be required to assess the potential of connecting into existing central
water and sewer facilities.
RESPONSE: See earlier responses.
POLICIES:
7.2 Where logical,legal and economic extension of service linesfrom an existingwater
and/or sewage system can occur, the County will require development adjacent to
or within a reasonable distance, to enter into the appropriate agreements to
receive service. The burden of proof regarding logical, legal and economic
constraints will be on the developer.
RESPONSE: The applicant will tie in to the Roaring Fork Water and Sanitation
District. The central water system is discussed in detail within the Preliminary Plan
portion of the application.
8.0 NATUR,AL ENVIRONMENT
GOAL
Garfield County will encourage a land use pattern that recognizes the environmental
sensitivity of the land, does not overburden the physical capacity of the land and is in the
best interests oJ the health, safety and welfare of Garfield County.
OBJECTIVES:
8.1 The County of Garfield reserves the right to deny a project based on severe
environmental constraints that endanger public health, tofrty or welfare.
RESPONSE: The applicant has avoided all geotechnical, excessive slope, 100 year
flood plain and wildlife habitat to the maximum extent possible.
8.2 Proposed projects will be required to recognize the physicalfeatures of the land
and design projects in a manner that is compatible with the physical environment.
RESPONSE: The project has been designed to avoid impacts to all natural features
on the site. Lot lines are to not intrude upon the 100 year flood plain to minimize
impacts on riparian resources. No development is proposed in areas with excessive
7l<ocr
trCREEK
l'Jgrupro
Coryell Ranch PUD
G arfreld Counfy, Colorado
Page 76
slope. Open space areas have been based on protecting, to the maximum extent
possible, important viewplanes from State Highway 82 and County Road 109.
8.3 Garfield County will ensure that natural drainages are protectedfrom alteration.
RESPONSE: Steep hillsides southwest of County Road 109 will deliver minor flows
to Coryell Ranch via several different cross culverts proposed for County Road 109
reconstruction. Historically, most of these flows have been intercepted by the
Kaisers-sievers Ditch and have been conveyed northward. A Drainage Plan is
shown on Exhibit 9a and 9b.
An exception to this minor classification would be the larger drainage where the
debris/mud flow event occurred in the summer of 1998. This watershed has a
potential for generating larger amounts of runoff that must be addressed. Gar{ield
County has installed a diversion berm near the apex of the fan which will direct
runoff to the western portion of the fan. A 36" culvert will convey flows across
County Road 109 under the new design. The Coryell Ranch Drainage Plan will
intercept this flow and route it through the proposed development rather than
allowing it to flow into the ditch.
Runoff from the minor drainages will continue to flow into the Kaiser-sievers Ditch.
Controlled overflows along the ditch will be installed so that any substantial rises in
ditch water surface elevations will result in increased flows being diverted of into
the Coryell Ranch drainage system.
POLICIES..
8.1 Garfield County shall discourage and reserve the right to deny development in areas
identified as having severe environmental constraints such as active landslides,
debris flows, unstable slopes, bedrock slides, major mudflows, radioactive tailings,
slopes over 25 percent, riparian areas and wetlands and projects proposed within
the 100 year flood plain.
RESPONSE: The applicant has thoroughly investigated the environmental
constraints which affect the property, and the project avoids or will mitigate all
known geotechnical and geologic constraints, excessive slopes, riparian areas,
wetlands and the 100 year flood ptain. For detailed reports, see the Preliminary
Geotechnical Investigation and Geologic Hazard Investigation performed by
CTl/Thompson included within Appendix F and the Wetlands Impacts included in
Appendix G. Geologic and Geotechnical Mapping developed by CTl/Thompson
was digitally overlayed on the proposed Site Plan to demonstrate that these areas
have been avoided to the maximum extent possible, and these are shown on Exhibits
lOa and l0b. All lots that have subsidence risks include building envelopes that are
located outside of these areas. The only exception to this avoidance strategy are
minor encroachments of roadways and utilities. These encroachments have been
Ttnocr
6cnrrr
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Coryell Ranch PUD
G arfield County, Colorado
Page 17
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reviewed and found acceptable by CTliThompson (see future discussion within
Appendix F). Full size reproductions of the Geologic Hazard Map and Geologic
Map are included within the full-size map sheets submitted with the Application.
The applicant has digitally overlayed the Lincoln-Devore Hazard Mapping on the
proposed project, and these areas are shown on Exhibits 11a, llb, 12 and 13.
Geologic constraints based on the County mapping is isolated to a debris fan that
extends from the draw at the northeastern portion of the property. This area is not
proposed for development and further mitigation is contained within Appendix F.
Septic system constraints are located in areas within the 100 year flood plain and
areas of high ground water, which are not impacted by the project due to the use of
central sewer for waste disposal. Slope Hazards are constrained to the slopes to the
south of County Road 109 and the above-cited debris fan, which are not proposed
for residential development. Soil Constraints are isolated to the areas south of
County Road 109 which are also avoided in the current development scheme.
The conclusions of the Preliminary Geotechnical Invistigation, which is included
within Appendix F, are summarized below:
SUMMARY OF CONCLUSIONS
1. CTl/Thompson discovered no geological or geotechnical constraint that would
preclude the planned site development. The subsoil conditions are in general
favorable for the proposed residential development. Areas of potential geologic
hazard to be avoided or mitigated are discussed in the geologic hazard
investigation.
Borings and test pits penetrated a surficial mantle of organic sand and clay
underlain by dense to very dense, moist, silty to clayey gravels with cobble and
boulder with thin to moderately thick layers of medium dense to dense, silty to
clayey sands with gravels and occasional cobbles. A 3.5 feet thick and I foot thick
layer of silty to sandy clays were found in TH-3 and TP-4, respectively, below the
organic soils, above native gravels.
The natural clays were judged to be moderately compressible. The natural gravels
and sands were judged to possess a low consolidation potential.
CTl/Thompson anticipates spread footings placed on native gravels will be the
recommended foundation type for the majority of lots. Extension of footing
excavations to gravels and sands or removal of clays and replacement with
structural fill built with on-site gravels or sands may be recommended where clays
are found at footing elevations. Detailed soils and foundation investigations should
be performed on a lot by lot basis to determine the appropriate foundation type
and to develop design criteria.
)
3.
4.
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Coryell Ranch PUD
G arfield County, Colorado
Page 78
5.
6.
7.
Preliminary data indicates concrete slabs-on-grade floors placed on the gravels or
sands will perform satisfactorily if the soils below slabs are not wetted. Where
clays occur at floor subgrade elevation it may be recommended to remove and
replace the upper I to 2 feet of the clay with granular structural fill.
The gravels and sands will provide good subgrade support for pavements and
were found at planned subgrade elevations. This should result in economical,
minimum thickness pavement sections. Thicker pavements or removal of 12 to 18
inches of clay and replacement with gravels and sand as a subbase layer may be
recommended in areas where clays are found at planned subgrade elevations
Control of surface drainage is important to the performance of foundations and
interior and exterior slabs-on-grade. Surface drainage should be designed to
provide rapid removal of surface runoff away from buildings and roads.
CTl/Thompson also has completed a Geologic Hazard Investigation, which is included
within Appendix F. A summary of their findings are presented below:
GEOLOGIC HAZARDS
The geologic study identified geologic hazards that need to be considered during the
planning and development phases of this project. None of the geologic hazards identified
will prevent the development of the property, however, geologic hazards must be planned
for and mitigated during site development.
The present landscape at the site has developed in the context of geologic time and been
influenced by human activities, primarily flood irrigation. Flood irrigation has a major
influence on slope stability, debris/mud flow and ground subsidence. Post-glacial erosion
and development of the alluvial terraces that define the present surface topography have
occurred over the past several thousand years. Erosion was greater several thousand
years ago when climatic conditions were more humid and annual precipitation rates were
higher than at present. Flood irrigation of the upper and lower terrace has occurred over
approximately the last 100 years and will not be continued on the lower terrace. In the
context of 100 year events commonly used for engineering design and development
consideration, this site exhibits a low to moderate degree of geologic instability.
Surface Subsidence Hazards
The most significant geologic hazards at the site include surface subsidence and slope
stability. Potential for distress to structures built at the site from surface subsidence is
associated with several areas. Surface subsidence at this site involves solution cavities
that form in the underlying Eagle Vatley Evaporite. Evaporite minerals in the Eagle
Valley Evaporite are dissolved and removed by circulating ground water associated with
flood irrigation and subflow related to the Roaring Fork and Crystal rivers. The ground
water circulates through the permeable alluvial terrace gravels and stream alluvium
forming solution cavities in the Eagle Valley Evaporite. Overburden soils collapse into
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Coryell Ranch PUD
G arfield County, Colorado
Page 19
the solution cavities. When caving propagates to the ground surface, ground subsidence
and/or sink holes occur.
Formation of sinkholes is random and can occur anywhere and at any time in the geologic
environment at this site. These geologic conditions, however, are common in other
developed areas in the locale. An unquantifiable degree of risk is, therefore, associated
with development in the locale and at this site. The comparative risk increases from the
"moderate risk" (Sub 2)boundary to the "high risk" (Subl ) boundary. Within the "high
risk" area it is probable that structures will be affected by subsidence. It is
recommended that no buildings be located within the sinkhole or "high risk" subsidence
areas designated on Figure 2 (See Appendix F). Roads, utilities or other structures
should avoid the "high risk" areas or be designed to structurally span an unsupported
distance equal to at least the width of the "high risk" subsidence area.
It may be appropriate to site non-critical structures such as roadways and utilities in the
"moderate risk" areas. Utilities such as water and sewer lines that pass through the
"moderate risk" subsidence areas should be designed with flexibility or placed in vaults
to accommodate comparatively large differential settlements or to structurally span the
subsidence area. Roads that pass over the "moderate risk" subsidence areas may require
increased maintenance but will likely not experience sudden catastrophic failure.
Increased maintenance may involve repair of cracks in curb and gutter and asphalt
surfaces. These measures could likely be performed during normal maintenance
intervals over the design life (20 years) of the pavement. If increased maintenance is not
acceptable, roadways should avoid the subsidence areas or be designed to span the
subsidence areas.
The above discussed mitigation concepts are based on relative degrees of avoidance
associated with varying degrees of assumed risk. Extensive sinkhole subsidence areas
have been developed in other regions of the country such as parts of Florida, Alabama
and New York. Proactive mitigation has been used in these areas to allow development of
the type proposed for this site. Proactive mitigation could be used to allow siting critical
structures such as residences in the "high risk" areas. Mitigation such as compaction
grouting to stabilize sinkhole areas and construction of grout curtains in the subsoils to
control ground water circulation may be appropriate. These measures would require
additional geotechnical investigation involving extensive deep drilling to develop
geotechnical criteria for design level mitigation recommendations and may not be cost-
effective.
Potentially Unstable Slopes
CTl/Thompson observed some small slope failures on the slopes along the southwest
property boundary. These slopes and the slopes down to the Roaring Fork and Crystal
rivers have grades measured from published topographic mapping and visually estimated
at 30 to 50 percent. These slopes may be at the soils angle of repose and near
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Coryell Ranch PUD
G arfield County, Color ado
Page 20
stability/failure equilibrium. Existing slope stability is influenced by flood irrigation on
property adjacent to and above the slopes. A recent landslide that resulted in a debris
flow occurred on the slopes of the drainage at the southeast part of the site. Because of
irrigation, slope stability at this site is not strictly a "natural hazard". The slopes to the
south of County Road 109 present a hazard to the development from irrigation induced
landslide/earthflow failures. Slope stability evaluation for the slopes to the west of
County Road 109 is presented in a slope stability evaluation (See Appendix F).
Steep slopes along the Roaring Fork and Crystal rivers have not exhibited the types of
failure as the older terrace slopes along County Road 109. These lower slopes appear to
be stable and will remain stable so long as buildings are not sited at the crest of the slopes
and that excavations into the slopes are limited. Excavations into the slopes should be
evaluated on a case by case basis. Buildings or other structures should be set back a
sufficient distance from the top of the slopes such that a 1:1 (horizontal to vertical) line
extending down and away from the outer edge of foundations does not emerge on the
steep slopes.
Debris/Mud Flow Hazards
A debris fan is in the southeast part of the site. The fan has been built by debris flows,
mud flows and landslide/earthflow failures due to flood irrigation and surface run-off
from the upper terrace. Due to the small extent of the fan's drainage basin and erosion
control of vegetation and irrigation ditching associated with agricultural use on the upper
terrace, the I'natural" hazard from debris/mud flow at the site is negligible.
Landslide/earthflow failures that result in debris/mud flows are man made conditions
caused by flood irrigation can be expected to occur at any time and should therefore be
mitigated. Mitigation recommendations for debris/mud flow hazards are presented in
Appendix F.
Mia!ion
Widely spaced spot gamma radiation measurements were taken at 25locations across the
site. Measurements were taken with a Ludium Instruments, Inc. Model No. 19 Micro-R-
Meter. Measurements were taken on the various soils occurring at the site. The
measurements were consistently 7 microroentgens per hour. Experience indicates these
measurements are consistent with normal background radiation in the region and are not
cause for concern. Grading operations will expose subsoils that could contain higher
concentrations of radioactive materials. It is recommended that the applicant perform a
gamma screening survey after site grading operations and before construction of
buildings to determine if areas of higher than background radiation exist. If areas of
higher than background radiation are identified, mitigation may be indicated which may
involve providing ventilation and vapor barriers in crawl spaces and below floor slabs,
capping the area with "clean" structural fill or re-configuring development in the area,
depending on the level of radiation.
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NSTUDIO
Coryell Ranch PUD
G ar'field County, Colorado
Page 2l
Earthouakes
The site is located in the Western Mountain Seismotectonic Province. CTl/Thompson
believes that faults in the area can be grouped into two general types. One type of fault is
related to the large scale continental tectonic environment. These faults penetrate deep
into and likely through the earthrs crust and are on the order of 30 mitlion years old and
older. Although these faults are potentially active and able to produce large earthquakes
it is believed they are essentially dormant and unlikely to cause earthquakes. A second
type of fault is related to comparatively small scale localized geologic conditions. These
faults are active and likely caused most of the historic earthquakes in the area.
One historic earthquake centered in the Glenwood Springs area west of the site exhibited
Modified Mercalli Intensity of V. A second earthquake with its epicenter located between
Glenwood Springs and Cattle Creek had a magnitude in the range of 4.0 to 4.9. Several
earthquakes have occurred with epicenters located in the Thompson Creek area south of
Carbondale with magnitudes of up to 4.9. Ground accelerations associated with an
earthquake intensity of VI can be expected at this site. An intensity VI earthquake would
be felt by all and may result in cracking of weak masonry structures but would cause
negligible damage to structures of good design and construction. The region is in the
Uniform Building Code, Seismic Risk Zone 1, however, the Colorado Geologic Survey
recommends considering all of Colorado except the northeast corner of the state to be in a
Seismic Risk Zone 2. The potential for an earthquake of sufficient intensity to cause
significant damage to structures during a design serviceability of approximately 100 years
at the site is low. Structures in the development should be designed to withstand
moderately strong ground shaking with little or no damage. CTl/Thompson recommends
anticipating horizontal ground accelerations on the order of 0.035G to 0.07G in the design
of structures to be built at this site. Wind loads typically govern structural design for
dynamic loads in this area.
The relationship between the 100 year flood plain and the property are shown in Exhibit
14, and the project proposes no encroachment into these areas. Wetlands mapping is
provided in Exhibit 15. The area identified as containing regulated wetlands has been
placed in Open Space. Additional information on wetlands permitting is included within
Appendix G.
8.2 Garfield County shall discourage development proposals that require excessive
vegetation removal, cut and fill areas or other physical modffications that will
result in visual degradation or public safety concerns.
RESPONSE: Roads have been designed to minimize cut and fill sections. The
majority of the site proposed for development is relatively flat, and will not require
significant modification of the existing topography. There will be no large-scale
over-lot grading. Natural vegetation is confined to areas along the river corridor,
which will be undisturbed and left in its natural state.
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Coryell Ranch PUD
Garfield County, Colorado
Page 22
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8.3 Natural drainage patterns will be preserved so the cumulative impact of public
and private land use activities will not cause storm drainage and Jloodwater
patterns to exceed the capacity of natural or constructed drainageways, or to
subject other areas to an increased potential for damage due to flooding, erosion
or sedimentation or result in pollution to rivers or other natural bodies of water.
RESPONSE: See drainage plan discussion above and the Civil Engineering Report
is in Appendix E. The Coryell Ranch drainage scheme meets all of these criteria.
8.4 The County will require development with river frontage to address the issue
through physical design in a way which wiil protect fragile wetlands and scenic
resources and protect flood plain from encroachment.
RESPONSE: The project has been designed with a great deal of care for the
adjacent riparian areas associated with frontage on the Roaring Fork and Crystal
Rivers, in addition to wetlands associated with the ponds located on the site. Lot
lines have been excluded from the 100 year flood plain, important wetlands (ponds)
have been preserved as open space and will undergo habitat improvement, and a
conservation easement on a 6.2 acre parcel located adjacent to the Crystal River is
proposed to be conveyed to the Roaring Fork Conservancy for protection and
public education. The proposed fisherman's easement will be unimproved to limit
the impact to riparian and wetland areas, and access points are isolated to two (2)
locations suggested by the Colorado Division of Wildlife. In addition, the densities
are based on protecting the river corridor and retaining important viewsheds from
both State Highway 82 and County Road 109.
8.5 The County will discourage development in areas where severe soil constraints
cannot be adequately mitigated.
RESPONSE: All areas of significant soil constraints have been avoided to the
maximum extent possible (see Geotechnical Report attached as Appendix F).
8.6 Garfield County will protect critical wildlife habitat needed by state and federally
protected, threatened or endangered species. Development within these
designations that cannot be designed, constructed and conducted so as to have a
minimum adverse impact upon such habitat or these wildlife species. shall be
discouraged however, it is the intent of this policy. that no private landowner lose
the ability to develop his/'her land without fair compensation as a result of owning
s i gnifi c an t w i ldl ife habit at.
RESPONSE: All recommendations from the Division of Wildlife have been
followed by the applicant.
8.7 Garfield County will require development on lands having moderate or minor
environmental constraints to mitigate physical problems such as minor rockfalls.
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Coryell Ranch PUD
G arfield County, Colorado
Page 23
17 to 24 percent slopes, minor mudflows, potential subsidence, high water tables,
slow percolation, radioactive soils and/or corrosive and expansive soils.
RESPONSE: The only significant mudflow potential associated with the site has
been addressed by the applicant using a berming system to control and mitigate
future events on the site (See Geotechnical Report attached as Appendix F). The
mitigation of natural hazards are addressed more fully in the PUD Compliance
section of the application.
FUTURE LAND USE DESIGNATION
The property is included within the "High Density Residential" land use
classification, which recommends densities above the two (2) acre minimum lot size
suggested by underlying zoning. The matrix used in the Comprehensive Plan is
based on a classification system that suggested higher density uses in areas with
access to central water and sewer, and lower density uses in areas with significant
environmental constraints (flood plain, steep slopes, etc.), or areas distant from
established urban areas.
The "High Density" classification methodology was based on a scale of detail
similar to USGS quadrangles, with a working scale of 1" :2000'. Without any
consideration for view shed impacts, riparian areas, known geotechnical constraints
or excessive slopes, the property could have an overall carrying capacity ofat least
130 units based on simply applying the densities suggested by the Comprehensive
Plan to the gross acreage ofthe site.
The Coryell Ranch PUD conceptual site planning process was based on several key
principles reflected in pertinent sections of the Garfield County Comprehensive
Plan. These concepts included the following intentions:
The development scenario should be sensitive to the 100 year flood plain and
associated riparian areas and avoid these areas to the maximum extent possible;
All building envelopes and road alignments should avoid site-speciJic geotechnical
constraints to the maximum extent possible;
The Division of Wildlife guidelines and recommendations regarding wildlife
constraints be included within the design process to ensure the protection of
existing wildlife habitat;
Steep slopes should be avoided to minimize distarbance to natural vegetation and
drainage patterns;
1.
2.
3.
4.
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Coryell Ranch PUD
G arfield County, Colorado
Page 24
5.
6.
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The project should include a mix of housing types, and integrate the necessary
affordable housing mitigation requirements on-site if possible;
The lot design should incorporate a sensitivity to adjacent land uses and the goals
of adj ac e nt c o m m u nities.
These concepts drove the overall site planning exercise. Based on these
fundamental planning approaches to rural land developmenta, Table 2 summarizes
a series of environmental constraints that reduce the overall land mass open for
development purposes. Based on applying the environmental, riparian and geologic
constraints, the gross density of the site that is developable meets the
Comprehensive Plan Designation of densities greater than two (2) acres per
dwelling unit when areas not appropriate for development are eliminated from
consideration. Based on applying the goals, objectives and policies from relevant
portions of the Comprehensive Plan, the applicant believes that the proposed
development is consistent with the Plan. When reducing the area considered by the
development team as inappropriate for residential development, the net density is
calculated by dividing the remaining developable land (116.9 acres) by 72 dwelling
units, for an "environmentally sensitive" density calculation of 1.61 acres per
dwelling unit. An additional consideration incorporated into the design process
was the requirement to address impacts to adjacent land uses and the policies of
adjacent jurisdictions (the Town of Carbondale). The Town has stated the need to
preserve a rural buffer where
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o A\igntficant resource in the site design piocess included Conservation Design{or Subdivisions: A
Practical Guide to Creating Open Space Networks. & Rural Blt Design by Randall G. Arendt. Both books
advocate a design concept based on limiting impacts to sensitive environmental and visual areas through
clustering and open space planning.
Coryell Ranch PUD
G arfield County, Colorado
Page 25
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Table 2
Coryell Ranch PUD
Environmental Constraints and Net Density Calculations
Environmental
Constraint
Site Location Acreage Percent of
Site
Wetlands, Flood Plain
and Riparian Areas
Crystal and Roaring Fork
River Frontage and Existing
Ponds
23.5 9.0
Excessive Slopes South Side of County Road
109
42.6 t6.4
Geotechnical
Constraints
Throughout the Site (See
Geotechnical Report)
76.4 29.4
Total Acreage of
Constraints
142.5 s4.9
Total Remainins 116.9
Density Based on
Developable Area
1.61 acres per
dwelling unit
Source: Rock Creek Studio, I 999.
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Coryell Ranch PUD
G arfield County, Colorado
Page 26
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Planned Unit D evelopment
Compliance
The applicant is requesting a rezoning from underlying zoning to "PIJD" (Planned Unit
Development), which requires compliance with Section 4 - Planned Unit Developments
of the Garfield County ZoningResolution,1984, as amended. The following section
demonstrates the applicant's compliance with all required criteria. Direct cites from the
ZoningResolution are shown in italics, and the applicant's response is followed in bold.
4.02 PURPOSES AND OBJECTIVES OF DEVELOPMENT
4.2 The purpose of a PUD is to permit greater design flexibility and, consequently, more
creative and imaginative design for development than generally possible under
conventional zoning and subdivision regulations. It is intended that PUDs shall be
plained to ensure general conformity, both in substance and location, with the goals
and objectives of the master/comprehensive plan through integrated development (4.
e7-t09).
RESPONSE: The PUD has been based on the application of the following
approaches to the proposed site design:
1.The development scenario should be sensitive to the 100 year flood plain and
associated riparian areas and avoid these areas to the maximum extent possible;
All building envelopes and road alignments should avoid site-specific geotechnical
constraints to the maximum extent possible;
The Division of Wildlife gaidelines and recommendations regarding wildlife
constraints be included within the design process to ensure the protection of
existing wildlife habitat ;
Steep slopes should be avoided to minimize disturbance to natural vegetation and
drainage patterns;
The project should include a mix of housing types, and integrate the necessary
affirdable housing mitigation requirements on-site if possible;
The lot design should incorporate a sensitivity to adjacent land uses and the goals
of adj ac e nt c o m m u nitie s.
Proposed Site Plan. Based on the above-cited concepts, the following specific design
components are included within the Illustrative Site Plan, which is shown on Exhibit 3:
2.
aJ.
4.
5.
6.
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BcrrEr.
NgTUDIO
Coryell Ranch PUD
Garfield County, Colorado
Page 27
1.
2.
Property boundaries have been isolated to exclude the 100 Year Flood Plain'
consistent with the Comprehensive Plan and an effirt to minimize the impacts of
the project on view sheds from the river corridor:
The property will be platted as two (2) distinct neighborhoods. The larger lots,
shown as "Coryell RAnch", are located adjacent to the river frontage and located in
the area of the property most visible from State Highway 82. This area includes
open space designations for the ponds that are located adjacent to the Roaring
Fork River and very exposedfrom State Highway 82. The smaller lots, shown as
"Midland Point", are located in areas not easily visible from State Highway 82, at
the southeastern portion of the property. The alfordable units are located within
the Midland Point subdivision.
The geotechnical l'sszes are addressed in detail later in the application. All
buitding envelopes have been located outside of areas identiJied as having
geotechnical constraints, and only short portions of roadways encroach within
these areas. All lots located in areas with geotechnical or geologic constraints have
building envelopes that restrict development to areas with no signiiicant
constraints. Geologic and Geotechnical Reports are included with the application
as Appendk F.
The Colorado Division of Wildlife (CDOry) has reviewed the proposed
subdivisions, and additional building envelope setbacks and access restrictions
suggested by DOll/ have been incorporated into the project. Details regarding the
conditions of approval acceptable to both the applicant and the CDOW are
included within the application as Appendix H.
5. All areas of signiJicant slope have been avoided.
6. Lot sizes vary in the project from estate lots (2 to 5 acres in size), to medium
density lots (13,939 s.f. to 38,000 s.f.). Larger lots are located in areas with greater
environmental and view shed impacts, and smaller lots ure located in areas with the
least impacts.
7. Consistent with the goals within the Comprehensive Plan and the Town of
Carbondale, the applicant is proposing a ten (10') foot public Jisherman's
easement along all water frontage under the ownership of the applicant.
8. The applicant has offered to grant a conservation easement to the Roaring Fork
Conservancy on a particularly sensitive portion of the property located adiacent to
the Crystal for protection of valuable riparian, Jishing and wildlife habitat.
4.03 SCOPE
Applications for Planned Unit Development zoning may be made for land located in any
zoning district.
J.
4.
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Coryell Ranch PUD
G arfield County, Color ado
Page 28
RESPONSE: The property is located within the Agricultural/Residential/Rural
Density (A/R/RD) zone district.
4.04 CONSISTENCY WITH THE MASTER/COMPREHENSIVE PLAN
No PUD shall be approved unless it is found by the County Commissioners to be in
general conformity with the County's Master/Comprehensive Plan(s). When
appropriate, an applicationfor an amendment to the GarJield County
Master/Comprehensive Plan may be made as part of a PUD application. An application
for Master/Comprehensive Plan amendment must be approved by the Planning
Commission, prior to its recommendation on the PUD application and may occur at the
same meeting. Applications for Comprehensive Plan amendment shall include
justificationfor the amendment base upon the criteriafor establishing the land use
designations contained in the Master/Comprehensive Plan. (A. 97'109)
RESPONSE: The applicant has demonstrated compliance with the Garfield
County Comprehensive Plan - Study Area I earlier in the application.
4.05 RELATIONSHIP TO ZONING AND SUBDIVISION
4.05.01 The Garfield County Subdivision Regulations, as the same may befrom time to
time amended, and the provisions of this Zoning Resolution, as the same may be from
time to time amended, shatt be applicable to PUDs insofar as said Regulations and
Resolution are consistent with this section and with any specific zoning or subdivision
requirements approved by the County Commissioners at the time of zoning or platting
the PIJD in question. To the extent that said Regulations and Resolution are inconsistent
herewith, they shall not be applicable and the provisions of this section shall control.
4.05.02 It is recognized that the uniqueness of each proposal for a PUD requires
that the specifications, standards and requirements for various facilities including but
not limited to, streets, highways, alleys, utilities, curbs, gutters, sidewalks, street lights,
parks, play-grounds, school grounds, storm drainage, water distribution, and sewage
collection and treatment, may be subject to modifications, standards, and requirements
established in the Subdivision Regulations of Garfield County for like uses in other zone
districts. The County Commissioner's may, at the time of zoning as a PUD, waive or
modify the specifications, standards and requirements that would otherwise be
applicable, as requested by the applicant. Any waiver or modification of specifications,
standards and requirements will only be approved if it can be demonstrated that the
proposed waiver(s) is consistent with "best engineering practices," as recommended by
an engineer retained by the County. (A. 97-109)
RESPONSE: The applicant is not requesting any significant modifications to the
requirements contained within the conventional subdivision regulations for
infrastructure or dimensional standards.
nRocK
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fllsruoto
Coryell Ranch PUD
G arfield Counfy, Colorudo
Page 29
4.06 INTERNAL COMPATIBILITY OF PLANNED UNIT DEVELOPMENTS
It is recognized that individual land uses, regardless oftheir adherence to all the design
elements providedfor in this section, might not exist compatibly with one another.
Therefore, a proposed PUD shall be consideredfrom the point of view of the relationship
and of the relationship and compatibility of the individual elements of the Plan, and no
PUD shall be approved which contains incompatible elements.
RESPONSE: The project consists of a mix of housing types, including larger
6,estate" lots in areas with significant environmental and view plane constraints and
smaller "suburban lots" in areas with little or no environmental constraints. The
applicant has located the affordable units on-site. Buffer areas and significant open
space have been strategically located to adequately separate the housing types to
avoid the appearance of unbroken development patterns. There are no internally
incompatible uses created by the various uses proposed within the PUD. Consistent
with the requirements of the Comprehensive Plan, and the relative distance of the
site to the Town of Carbondale, no industrial or commercial uses are proposed
within the PUD.
4.07 STANDARDS AND REQUIREMENTS
4.07.01 The County Commissioners may approve a proposed PUD rezoning upon a
finding that it will implement the purposes of this section and will meet the standards and
requirements set forth in this section.
RESPONSE: The entire application, including mapping appendices and documents
submitted under separate cover, demonstrate compliance with all applicable
standards of both the Garfield County ZoningResolution of 1984 as amended, and
the Garfield County Subdivision Regulations, 1978 as amended.
4.07.02 The number of offstreet parking spaces for each use in each PUD shall not be
less than the requirements used in other zoning districts, except that the County
Commissioners may increase or decrease the required number of offstreet parking
spaces in consideration of the following factors :
(1) Estimated number of cars owned by occupants of dwellings in the PUD;
(2) Parking needs of non-dwelling uses;
(3) Varying time periods of use whenever joint use of common parking areas is
proposed.
RESPONSE: The covenants require that all parking associated with all units be
contained within the individual lots. Additional parking is proposed near the
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Coryell Ranch PUD
G arfield Counfy, Colorado
Page 30
southwest corner and at the western portion of the site for public users of the
proposed fisherman's easement.
4.07.03 The PUD shall meet thefollowing site plan criteria unless the applicant can
demonstrate that one (t) or more bf them is not-applicable or that a practical solution
has been otherwise achieved:
(l) The PUD shalt have an appropriate relationship to the surrounding area, with
unreasonable adverse effects on the suruounding area being minimized.
RESPONSE: The property is located in the Roaring Fork Valley floor, with a
wide variety of adjacent land uses. The Aspen Glen PUD is located to the northwest
of the subject property, on the north side of the Roaring Fork River. The gross
density of Aspen Glen is approximatety.645 dwelling units per acre, with a variety
of lot sizes. The Satank Area, located adjacent to the Town of Carbondale, has a
more urban development pattern, currently zoned Residential/Limited/Urban
Density under the Garfield County ZoningResolution. A triangular shaped parcel
owned by Colorado Rocky Mountain School,located between Satank and the
Crystal River, is currently undeveloped and used for limited agricultural purposes.
The proposed Conservation Easement serves as a buffer from this parcel, as well as
the Kennedy and TomCat parcels. The location of the larger lots along the Roaring
Fork River is based primarily on known environmental constraints (riparian areas,
flood plain and wildlife habitat issues) and to limit the visual impacts to adjoining
property owners.
(2) The PUD shall provide an adequate internal street circulation system designed
for the type of trffic 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 trffic shall be provided for when the
site is usedfor residential purposes.
RESPONSE: The project is proposing a private street network within both
subdivisions. The entrances to both subdivisions will not be gated. The project is
proposing a curvilinear street pattern for both the Coryell Ranch Subdivision and
the Midland Point Subdivision to encourage slower vehicular movements. The
applicant is proposing a public separated bike path that would traverse through the
property and return bicycle traffic to County Road 109.
(3) The PUD shall provide parking areas adequate in terms of location, area,
circul ation, s afety, c onvenienc e, s ep aration and s creening.
RESPONSE: All parking associated with individual lots can be accommodated
within each lot. Due to the intent of providing public access to the Roaring Fork
River, and the need to conform to DOW access requirements, the applicant is
proposing a two (2) public parking lots to be located at the western and southern
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Coryell Ranch PUD
G arfield County, Colorado
Page 37
edges of the property, utilizing an existing access road (See Public Access Plan on
Exhibit 7 and Illustrative Site Plan on Exhibit 3).
(4) The PUD shall provide Common Open Space adequate in terms of location, area
and type of the Common Open Space, and in terms of the uses permitted in the PUD.
The PUD shall strive for optimum preservation of the natural features of the terrain.
RESPONSE: The Coryell Ranch PUD has been designed with the protection of
natural features as a primary goal of the site design process. Areas of significant
wildlife and riparian habitat, as well as view corridors from both State Highway 82
and County Road 109 have been designated as open space, or offered to a land trust
for protection. Areas with significant slope constraints are not proposed for
development, and also designated as open space. Total open space dedication is
upproii-u tely 144.785 acres, .epr.renting 55.8 percent of the entire property.s For
precise location of these areas, refer to the Open Space Plan on Exhibit 6.
(5) The PUD shall provide for variety in housing types and densities, other facilities
and Common Open Space.
RESPONSE: The project incorporates a wide range of housing types and densities.
The Coryell Ranch Subdivision is rural in nature, proposes twenty-nine (29\
dwelling units on 76.60 acres, with a gross density of 2.64 acres per dwelling unit.
The Midland Point Subdivision, more suburban in nature, proposes 43 dwelling
units lots on 16.38 acres, with a gross density of .38 acres per dwelling unit.
(6) The PUD shall provide adequate privacy between dwelling units.
RESPONSE: The building envelopes for both subdivisions provide adequate
physical separation from each dwelling unit. Six of the proposed affordable units
will be in a common-wall duplex scenario with a typical urban lot design.
(7) The PUD shall provide pedestrian ways adequate in terms of safety, separation,
convenience, occess to points of destination and attractiveness.
RESPONSE: The project includes a 10' public fisherman's easement for the use of
the public, as well as a separated bike path through the project. Open space spines
have been included to provide access to the river corridor and proposed
Conservation Easement.
(8) If centralized water and/or wastewater facilities are proposed within the PUD,
they shall be provided for in a separate utility zone district that shall contain its own
performance standards. No land within any utility zone district shall apply toward any
open land calculation or requirement. The PUD shall demonstrate how common water
t The 144.785 acres ofopen space includes the granting ofa Conservation Easement over a 6.294 acre
parcel along the Crystal River frontage of the property.
Coryell Ranch PUD
Garfield County, Colorado
Page 32
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and waste water facilities will be controlled or governed by the future owners within the
PUD (A.97-t0e))
RESPONSE: The PUD Plan, shown as Exhibit 16, includes a separate zone district
for utilities (pump houses,lift stations and water storage tanks). The applicant is
proposing a central water system, with details described in The Coryell Ranch and
Midtand Point Water Supply Plan prepared by Resource Engineering and
submitted under a separate cover, as well as the Engineering Report, included
within Appendix E . Waste water will be provided by the Roaring Fork Water and
Sanitation District, and a confirmation letter from the District is included within
Appendix I.
The Coryell Ranch water system will be constructed by the applicant, at its expense.
It is the intention of the applicant to, at least initially, dedicate and convey all
facilities of the Coryell Ranch water system, without charge, to the homeowner's
associations of Coryell Ranch and Midland Point subdivisions as tenants in
common. The water system will thereafter be maintained and operated by both
associations.
All elements of the Coryell Ranch PUD sanitary sewer system, including the
connection to the District's facitity will be constructed by the Applicant at its
expense. Upon completion of construction, all of such facilities will be dedicated
and conveyed to the District.
(9) Any disturbance of slopes in excess of 40% shall be the minimum necessary to
meet the development needs, with a revegetation and geotechnical plan submitted with
the PUD application; (A. 97-109)
RESPONSE: The only disturbance proposed for slopes exceeding 40 percent will be
the placement of an access road to a water tank at the transition between the
bottom and side slope of an existing incised drainage located at the south end of the
property. Although the precise location of the tank is not located within an area of
significant slope, the area is shown on the slope constraint mapping contained
within the Comprehensive Plan. The following discussion addresses the mitigation
necessary for the placement of the tank, and is discussed more fully within
Appendix F. A Topographic Analysis is shown as Exhibit 17.
The tank location is at the bottom of a topographic knob approximately 400 feet
from the shoulder of County Road 109 up a drainage to the south. The top of the
knob is the comparatively flat surface of an upper terrace having a ground elevation
of approximately 6300 feet. Natural ground surface grades at the tank footprint are
between 10 percent and 40 percent at elevations between 6180 and 6200 feet. The
tank site is generally shielded from the center of the drainage by the "knob".
Vegetation is pinion pine, scrub oak and native grasses and weeds.
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Coryell Ranch PUD
Garfield County, Colorado
Page 33
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A steel tank with a 200,000 gallon capacity is planned. Floor elevation will be 6200
feet. The tank will be approximately 32 feet tall with a 32.6 foot diameter and be
founded on a ring shaped footing. A 10 feet wide access road will be adjacent to the
outside of the tank. The tank has been located to minimize required excavation into
the natural slope. CTl/Thompson recommends a cut and fill balance pad be
constructed for the tank to minimize excavation into the east side of the drainage.
Subsurface conditions were explored by drilling an exploratory boring in the
terrace above the tank site and excavating exploratory pits into the existing ground
surface adjacent to the planned tank location. In the boring CTl/Thompson found
6 inches of organic sands above 48 feet of silty sand with gravels. In the exploratory
pits they found 2 feet of medium dense clayey gravel with organics underlain by
medium dense to dense, slightly moist clayey gravels with cobble and boulder.
CTl/Thompson considered the natural clayey gravels a good soil on which to build
the water tank.
CTl/Thompson recommended that the tank should not bear in part on the natural
soils and in part on fill. They recommend the tank be founded by footings on a 10
feet thick mat of structural fill at a maximum allowable soil bearing pressure of
4000 psf. The fill should be built with a silty to clayey gravel with a maximum
diameter rock size of 3 inches and between 10 and 30 percent silt and clay size
particles (passing the -200 sieve). A good source of fill material would probably be
gravels from water feature excavations planned at the Coryell Ranch development.
These soils can be mixed with debris flow material that currently is in the drainage.
The granular structural fill should be moisture treated to within 2 percent of
optimum moisture content and compacted to at least 95 percent of modified Proctor
dry density (ASTM D 1557). The placement of fill will be checked for satisfactory
moisture and density during fill placement. CTl/Thompson suggests maximum
loose lifts no thicker than 10 inches. The excavation floor will be scarified to at least
10 inches, moisture treated and compacted and then proof rolled to check for soft
areas prior to placement of the initial fill lift. CTl/Thompson estimated differential
settlements of approximately I inch across the tank footprint.
An approximate 8 feet deep cut into the native slopes will be required to reach the
bottom of fill elevation 6190. Additional excavations beyond the minimum required
should be avoided to reduce the likelihood of lowering the existing slope stability.
Final slope grades for the native gravels should not be steeper than 1.5 to I
(horizontal to vertical). Larger rocks exposed in the final slope cut face will be
removed to the extent practical.
CTl/Thompson recommended that the uphill part of the fill pad for the tank be
rock armored to mitigate erosion. The rock armor will be with larger rock present
in the drainage channel and extend approximately 150 to 200 feet up from the tank,
with a minimum vertical height of 10 feet for the rock armoring. The applicant
shall implement grouting the rock armor to increase resistance to erosion and scour
from debris flows.
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G arfield County, Colorado
Page 34
An earth fill berm will be constructed above the tank, between the tank and the side
of the drainage to deflect debris flows. The berm will tie into the native slopes
above the tank and the side of the fill pad below the tank. The armor layer on the
uphilt part of the fill pad shall extend along the uphill part of the berm. The berm
can be buitt with readily available debris flow material. The fill will be moisture
treated and compacted during placement. A representative of CTl/Thompson, Inc.
will visit the site to observe that construction practices are appropriate.
(lO) If community facilities are proposed to be contained or allowed in the PUD, the
application shall discuss who or what entity shall be responsible for the provision of
and payment for the proposed facilities. The facilities shall also be included within
the overall common infrastructure requirements of the PUD, to include water,
wastewater and parking requirements. (A. 97-109)
RESPONSE: The construction of all community facilities will be undertaken in a
single phase by the Coryell Ranch Company, LLC.
4.07.04 The maximum height of buildings may be increased above the maximum
permitted for buildings in other zone districts in relation to the following characteristics
of the proposed building:
(1) fts geographic location:
(2) The probable ffict on slffrounding slopes and mountainous terrain;
(3) Unreasonable adverse visual ffict on adjacent sites or other areas in the immediate
vicinity;
(4) Potential problems for adjacent sites caused by shadows, loss of air circulation or
loss of view;
(5) InJtuence on the general vicinity, with regard to extreme contrast, vistas and open
space; and
(6) Uses within the proposed building.
RESPONSE: The maximum height proposed for structures within the Coryell
Ranch Subdivision is thirty-two (32') feet, measured from the mid-point of the top
of roofline to the gable. This is identical to the adjacent portions of the Aspen Glen
PUD. The maximum height within the Midland Point Subdivision Midland Point is
twenty-five (25) feet, and consistent with underlying zoning.
4.07.05 The minimum lot areas and the minimum setback restrictions may be decreased
below and the maximum lot coverage may be increased above those applicable to like
buildings in other zone districts to accommodate specific building types with unusual
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Coryell Ranch PUD
G afiield County, Color alo
Page 35
orientation on the lot or relationship between buildings. The averaging of lot areas shall
be permitted to provide flexibitity in design and to relate lot size to topography, but each
lots shall contain an acceptable building site. The clustering of development with usable
open space shall be permitted to encourage provision for, and access to, common open
areas and to save street and utility construction and maintenance costs. Such clustering
is also intended to accommodate contemporary building types which are not spaced
individually on their own lots but share common side walls, combined servicefacilities or
similar architectural innovations, whether or not providingfor separate ownership of
land and buildings. Architectural style of buildings shall not be a basis for denying
approval of a PUD application.
RESPONSE: The applicant is proposing five (5) zone districts within the PUD.
Each of these zone districts are summarized below, and minimum lot sizes are
indicated for each zone district.
1. LOW DENSITY RESIDENTIAL ZONE DISTRICT (Coryell Ranch
Subdivision)
Minimum Lot Size:2.0 acres
2. MEDIUM DENSITY RESIDENTIAL ZONE DISTRICT (Midland Point
Subdivision)
Minimum Lot Size:.30 acres
3. AFFORDABLE HOUSING ZONE DISTRICT
Minimum Lot Size:.25 acres
4. OPEN SPACE ZONE DISTRICT
Minimum Lot Size: Not Applicable
5. UTILITY ZONE DISTRICT
Minimum Lot Size: Not Applicable
4.07.06 The overall residential density shall be no greater than two (2) dwelling units
per gross acre within the PUD; provided, however, that the County Commissioners may
allow an increase to a maximum offifteen (15) units per gross acre in areas where public
water and sewer systems, owned and operated by a municipal government or special
district (as defined by Section 32-1-103(20), CRS) are readily available and the prior
zone district allowed residential densities greater than two (2) acres per dwelling units
per gross acres, such densities being determined by reference to the maximum lot
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Coryell Ranch PUD
G arfield County, Colorado
Page 36
coverage, minimum setback, maximum tloor area ratio, maximum building height and
parking standards of the prior zoning classification. The overall residential density shall
be calculated by summing the number of residential dwelling units planned within the
boundary of PUD. Averaging and transferring of densities within the PUD shall be
allowed upon a showing of conformance to the purposes of this section through
appropriate utilization of the area within the PUD to achieve high standards of design
and livabitity. The density of dwelting units in any oarticular area may be greater than
the maximum permittedfor a like use in other zone districts. (A. 83-93, A. 96-87, A. 97-
10e)
RESPONSE: The gross proposed density of the Coryell Ranch PUD is .30 dwelling
units per acre. The project is served by both central water and sewer. The project
includes a cluster approach, based on known environmental and geotechnical
constraints, as well the view sheds from both State Highway 82 and County Road
109.
4.07.07 The minimum number of acres that may comprise a PUD is two (2) acres.
RESPONSE: The Coryell Ranch PUD is approximately 260 acres in size.
4.07.08 All uses which are permitted in the underlying zone district are consistent with
the land use designations in the Comprehensive Plan , or approved as an amendment to
the Comprehensive Plan, may be permitted in PUDS. (A. 95-0411-A. 97-109)
The uses which shall be permitted in any particular PUD shall be those permitted by the
resolution zoning the particular area PUD.
RESPONSE: The PUD only proposes residential and open space uses, which are
allowed in the underlying zone district, which is Agricultural/Residential/Rural
Density (A/R/RD). The allowed uses within the A/R/RD zone district are included
within Appendix B. The PUD also proposes a Utility Zone District as required by
Section 4.07.03 (8) of the Zoning Resolution.
4.07.09 Twenty-five percent (25%o) of the total area within the boundary of any PUD
shall be devoted to Common Open Space. Not more than twenty-five percent (25%o) of
the Common Open Space shall be an area of water not classified as commercial open
space. Of the 25'% open space requirement within PUDS, no more than 40o% 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 f they find that such decrease is
warranted by the design of, and the amenities and features incorporated into the Plan,
and that the needs of the occupants of the PUD for Common Open Space can be met in
the proposed PUD. (A. 97-109)
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Coryell Ranch PUD
G arfrcld County, Colorado
Page 37
RESPONSE: The total Open Space acreage in Coryell Ranch is 144.785 acres, or
55.81% of the total. Of the 144.785 acres, 25.46 acres or l7o/ois water surface area.
This includes the existing ponds near the Roaring Fork River, both the Roaring Fork and
Crystal Rivers, and the new ponds being created near the lots. Most of the area south of
County Road i09, approximately 38 acres has a slope greater than25o/o. This Limited
Use Open Space comprises 260/o of the total Open Space Area.
4.07.10 If any zone district within the PUD is proposed to contain time-share or
fractional ownership units, or other similar interest in property, the provisions for such
ownership shall be those approved by the Board of County Commissioners at the time the
property is zoned PUD.
RESPONSE: No fractional ownership of any dwelling unit is proposed within the
PUD.
4.08.03 The plan shall show where within the PUD each type of use will be located and
shall indicate the total acreage which witl be devoted to each use, where no subdivision
of the proposed as a part of the PUD. The precise location of each use and the location
of lots, bloct<s or other parcels within each area devoted to each use shall be shown as
that area is subdivided and platted in accordance with the Garfield County Subdivision
Regulations. (A. 79-l 32, A. 97-l 09)
RESPONSE: The Planned Unit Development Plan is shown on Exhibit 16.
4.08.04 The uses by right, conditional uses, minimum lot area, maximum lot coverage,
minimum setbacl<s, maximum height of buildings, and all other use and occupancy
restrictions applicable to any area zoned as PUD shall be those which are approved by
the County Commissioners at the time such area is so zoned.
RESPONSE: The proposed Zone District Text for all zone districts are presented
later within this section of the application.
4.08.05 Where a Preliminary Plan Application is included with a PUD application, the
Subdivision Regulation requirements will supersede the following PUD requirements
where the same information or more detailed information is required as a part of a
Subdivis ion app lic ation.
RESPONSE: All standards pertaining to the more stringent Preliminary Plan
standards are addressed in detail under the "Preliminary Plan Compliance" section
of this application.
(l) A Statement of Ownership interest in the property to be included in the PUD and the
written consent of all the owners.
RESPONSE: A Title Commitment is included in Appendix A.
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Coryell Ranch PUD
G arfield County, Colorado
Page 38
(2) A PUD Plan indicating the broad concept of the proposed development. Such
Plan shall clearly indicate:
(a) The maximum number of dwelling units proposed within the overall area;
RESPONSE: The maximum dwelling units within the PUD are seventy-two (72)
units; sixty-five (65) free market units and seven (7) affordable units.
(b) The minimum acreage which will be dedicated to Common Open Space,
RESPONSE: Open Space dedication is 139.06 acres in size, and is depicted on
Exhibit 6.
(c) The type ofuses proposed and the acreage devoted to each use;
RESPONSE: The following table summarizes the acreage of each use proposed
within the PUD:
Low Density Residential:
Medium Density Residential:
Open Space/Common Areas:
TomCat Expansion:
Kennedy Expansion:
76.548 acres
16.377 acres
144.785 acres
1.009 acres
1.468 acres
Total Roads: 17.372 acres
TOTAL 259.438 acres
(d) Major internal circulation systems;
RESPONSE: Major internal road geometrics are discussed in detail in Appendix E'
and are shown on map sheets R-l through R-13. The Traffic Study is included
within Appendix C . As cited earlier, the traffic impacts associated with the project
are not considered significant for County Road 109, County Road 108, Main Street
or the Main Street/State Highway 133 intersection. Existing Average Daily Traffic
(ADT) levels are shown on Exhibit 18, and Future ADT levels with project build out
are shown on Exhibit 19.
(e) The acreage which be dedicatedfor school sites;
RESPONSE: No school site is proposed within the PUD, and the applicant will pay
the required School Impact Fee according to applicable Garfield County regulations
at the time of Final Plat.
(0 The general nature and location of commercial and industrial uses, if any, to be
located in the PUD;
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Coryell Ranch PUD
G arfield County, Colorado
Page 39
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RESPONSE: Consistent with the Garfield County Comprehensive Plan - Study
Area 1, no commercial or industrial uses are proposed within the PUD.
(g) Provisiotn for woter, sewer, telephone, electricity, gas and cable television, if
applicable;
RESPONSE: A discussion of all utilities is included within Appendix E, and "will
serve" Ietters are included within Appendix I.
(h) Other restrictions proposed by the applicant such as building setbacks, height
limits, access requirements and grade or slope restrictions to be applied to
particular areas, written in the form of a zone district text the same as, or similar,
form to, the Garfield County Resolution; and
RESPONSE: The following summary represents the proposed zone text for each of
the five (5) zone districts proposed within the PUD.
LOW DENSITY RESIDENTIAL ZONE DISTRICT
(LDR ZONE DISTRICT)
CORYELL RANCH SUBDIVISION
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Uses By Right: Single-Family residential uses plus accessory usesrmhh*F\,dil
detached guest and/or caretaker's quarters; home occupation. i
(hes, Conditional: None
,, Uses, Special: None ?
._ _ Minimum Lot Area: Two (2) Acres
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Minimum Setback: Front = 35 feet, rear = 35 feet, Side Yard = 10 feet or % height of
principle building, whichever is greater
Corner Lot Minimum Side Yard Abutting Private Street: 20 feet from roadway
right-of-way
Minimum Lot Depth: 200 feet
Minimum Lot Width: 100 feet (at building setback)
Maximum Height: thirty-two (32) feet
Minimum Off-Street Parking per Dwelling Unit :4 spaces
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NROCK
FlCREEK
ngTUDto
Coryell Ranch PUD
Gaxfield County, Colorudo
Page 40
MEDIUM DENSITY ZONE DISTRICT
(MDR ZONE DISTRTCT)
MIDLAND POINT SUBDIVISION
Uses By Right: Single-Family residential plus accessory uses except g;prt rn#pf
caretaker's quarters; {gn+ Oscuprtign.
Uses, Conditional: None
Uses, Special: None
Minimum Lot Area: 13,000 Square Feet
Maximum Floor Area Ratio: .25
ffi* Minimum Setback: Front = 30 feet, rear = 20 feet, Side Yard: 10
,ffJF' ,.,n.to*hichever is greater
6ffi,
, Corner Lot Minimum Side Yard Abutting Private Street: 20 feet
Minimum Lot Width: 80 feet (at Building Setback)il
Minimum Lot Depth: 110 feet
Maximum Height: Twenty-five (25) feet
Minimum Off-Street Parking per Dwelling Unit: 4 spaces
feet or % height of
from right-of-way
AFFORDABLE HOUSING ZONE DISTRICT
(AH ZONE)
Uses By Right: Deed Restricted, Appreciation-Capped Duplex and Single-family
dwelling and customary accessory uses; home occupation.
Uses, Conditional: None
Uses, Special: None
Minimum Lot Area: .25 Acres
Maximum Floor Area Ratio: .35
Minimum Setback: Front : 25 feet, rear = 25 feet, Side Yard = Zero (Common
Wall) or 10 feet for Single Family Lots
nRocK
FIcREEK
NSTUDIo
Coryell Ranch PUD
G arfield County, Colora.do
Page 47
Minimum Lot Depth: 125 feet
Minimum Lot Width: 85 feet
Maximum lleight: Twenty-five (25) feet
Minimum Off-Street Parking per Dwelling Unit: 2 spaces
OPEN SPACE ZONE DISTRICT
Uses By Right: Open Space, Passive and Active Recreation, and typical open space
accessory uses including but not limited to barbecues, shelters, gazebos and other
uses not intended for residency.
Uses, Conditional: None
Uses, Special: None
Minimum Lot Area: .10 Acres
Minimum Setback: None
Maximum Height: Twenty-five (25) feet
UTILITY ZONE DISTRICT
Uses By Right: Utilities, including but not limited to pump houses, lift stations,
water tanks and access roads.
Uses, Conditional: None
Uses, Special: None
Minimum Lot Area: .10 acres
Minimum Setback: None
Maximum Height: Thirty (30) feet
(2) If more than one phase is proposed, a phasing plan shall be included in the
application that delineates the proposed phasing of the development. (A. 97-109)
NROCK
FlcREEK
nsruDro
Coryell Ranch PUD
Gafiield County, Colorado
Page 42
RESPONSE: The applicant is proposing a single phasing plan that would include
all infrastructure required for the PUD.
(3) A regional location map showing the relationship of the site to connecting
roadways, public facilities, commercial and industrial facilities and surrounding land
USCS;
RESPONSE: A Vicinity Map is shown on Exhibit 1, and an Existing Zoning Map
depicting existing and planned uses is shown on Exhibit 4 and future land uses as
proposed by the Comprehensive Plan are shown on Exhibit 5.
(4) A site map illustrating site boundaries, acreage, existing structures and the existing
zoning;
RESPONSE: An Existing ZoningMap is shown on Exhibit 4. The property
boundary and existing acreage are shown on Map Sheet 1. All existing structures
are shown on Map Sheets I through 9.
(5) A site topographic map showing at least five-foot contour intervals, major vegetation
elements, streams, rivers, ditches and areas subject to 100 YearJlooding;
RESPONSE: A site topographic map with major vegetation elements, streams,
ditches and the 100 year flood plain is shown on Exhibit 14. A generalized
Vegetation Map is shown on Exhibit 22later in the application.
(6) Legal description of the area which the applicant wishes to include in the PUD;
RESPONSE: A legal description of the property is irrcluded with Appendix A.
(7) A written statement containing thefollowing information:
(a) An explanation of the objectives to be achieved by the PUD;
RESPONSE: The objectives guiding the proposed PUD, demonstrated by the
Comprehensive Plan discussion and compliance with the PUD and Preliminary Plan
criteria were as follows:
1. The development scenario should be sensitive the 100 year Jlood plain and
associated riparian areas and avoid these areas to the maximum extent possible;
2. All building envelopes and road alignments should avoid site-speciJic geotechnical
constraints to the maximum extent possible;
NROCK
ECREEK
lf,sruDto
Coryell Ranch PUD
G arfield County, Colorado
Page 43
3. The Division of Wildlife guidelines and recommendations regarding wildlife
constraints be included within the design process to ensure the protection of
existing wildlife habitat;
4. Steep slopes should be avoided to minimize disturbance to natural vegetation and
drainage patterns;
5. The project should include a mix of housing tlpes, and integrate the necessary
affordable housing mitigation requirements on-site if possible;
6. The lot design would incorporate a sensitivity to adjacent land uses and the goals of
adjacent communities.
Proposed PUD Plan. Based on the above-cited concepts, the following specific design
components are included within the Illustrative Site Plan, which is shown on Exhibit 3:
1. Property boundaries have been setbackfrom the 100 Year Flood Plain, consistent
with the Comprehensive Plan and an elfon n minimize the impacts of the project
on view sheds from the river corridor:
2. The property includes two distinct neighborhoods. The larger lots, shown as
"Coryell Ranch", are located adjacent to the river frontage and located in the area
of the property most visible from State Highway 82. This area includes open space
designations for the ponds that are located adjacent to the Roaring Fork River and
very exposed from State Highway 82. The smaller lots, shown us "Midland Point",
are located in an area not easily visible from State Highway 82, at the southeastern
portion of the property. The alfordable units are located adjacent to the Midland
Point subdivision.
The geotechnical isszes are addressed in detail later in the application. All
building envelopes have been located outside of areas identiJied as having
geotechnical constraints, and only short portions of roadways encroach within
these areas. All lots located in areas with geotechnical or geologic constraints have
building envelopes that restrict development to areas with no significant
constraints. Geologic and Geotechnical Reports are included with the application
as Appendix F.
The Colorado Division of ll/ildlife (CDOry) has reviewed the proposed
subdivisions, and additional building envelope setbacks and access restrictions
suggested by DOIY have been incorporated into the project. Details regarding the
conditions of approval acceptable to both the applicant and the CDOII/ are
included within the application as Appendix H.
All areas of signilicant slope have been avoided.
aJ.
4.
5.
NROCK
trICREEK
ngruDto
Coryell Ranch PUD
G arfield County, Color ado
Page 44
6. Lot sizes in the projectfrom estate lots (2 to 5 acres in size), to medium density lots
(13,949 s.f, to 38,000 s.f.). Larger lots are located in areas with greater
environmental and view shed impacts, and smaller lots ure located in areas with the
least visual impact to view corridors idenffied within the Comprehensive Plan.
1. Consistent with the goals within the Comprehensive Plan and the Town of
Carbondale's long-standing policy regarding public access to the Crystal River,, the
applicant is proposing a ten (10') foot public Jisherman's easement along all
water frontage under the ownership of the applicant.
8. A particularly sensitive portion of the property located adjacent to the Crystal River
has been offered for dedication to the Roaring Fork Conservancy for protection of
valuable riparian, lishing and wildlife habitat.
(b) A development schedule indicating the approximate dates when construction of the
various stages of the PUD can be expected to begin and be completed;
RESPONSE: The applicant is proposing a single-phase development schedule.
Construction would begin in the Fall of 1999 or Spring of 2000 depending on the
date of approvals relative to the construction season.
(c) Copies of any special covenants, conditions and Restrictions, which will govern the
use or occupancy of the PUD; provided, however, that the applicant may impose
additional covenants, conditions and restrictions on any particular area in connection
with the platting of such area;
RESPONSE: An initial draft of protective covenants for both the Coryell Ranch
Subdivision and the Midland Point Subdivision have been submitted with the
application under separate covers.
(d) A list of the owners of properties located within two hundred (200) feet of the
boundaries of the PUD and their addresses;
RESPONSE: Property owners within two hundred (200) feet are included within
Appendix J.
(e) A statement by a licensed engineer, with supporting calculations and documentation,
which shall provide evidence of thefollowing; (A. 97-109)
O The proposed water source of legally & physically adequate to service the PUD;
(iil The proposed method of sewage treatment legally and physically adequate to
service the PUD. I/'the PUD application proposes to utilize existing central facilities,
the application shall contain a letter from the District or provider that adequate excess
capacity currently exists and will be devoted to accommodating the development, or that
the capacity will be expanded to adequately accommodate the development (A.97-109).
NROCK
6CREEK
nsTUDto
Coryell Ranch PUD
G arfreld County, Colorado
Page 45
(iii) The proposed method in which storm water drainage will be handled,
demonstrating the adjoining property owners would not be damaged by the development;
and (A97-109)
(iv) The proposed method in which provision will be madefor any potential natural
hazards in the area such as avalanche areas, landslide areas,flood lain areas, and
unstable soils, and the extent and mitigation of such hazard(s); (A. 97-109)
(F) Easements showing vested legal access for ingress and egress from a public road
to the PUD and/or documentation demonstrating access shall be acquired across a
public right-of-way or easement within two (2) years of any PUD approval and said
access staff be vested prior to final platting of any property subject to the easement
across the righrof-way; (A. 97-109) and
(G) Evidence that the PUD has been designed with consideration of the natural
environment of the site and the surrounding area and does not unreasonably destroy or
displace wildlife, natural vegetation or unique natural or historical features.
RESPONSE: An Engineering Report demonstrating compliance with all
requirements of this Section is included within Appendix E.
4.09
4.09.01
4.09.02
DEVELOPMENT IN STAGES
The applicant must begin development of the PUD within one (l) year
from the time of its final zone change approval; provided, however,
that the PUD may be developed in stages and the Board may approve
the commencement of development activity beyond one (l)year. The
applicant must complete the development of each stage and of the PUD
as a whole in substantial compliance- with the development schedule
approved by the County Commissioners. (A. 97-109)
If the applicant does comply with the time limits imposed by the
preceding subsection, the County Commissioners shall review the
PUD in a publicly noticed public hearing noticed as required in
Section I0.04.0I , and may revoke approval for the uncompleted portion
of the PUD, or require that the PIID be amended or extend the time for
completion of the PUD one (l) time, for a period not to exceed one (l)
yearfrom the expiration of the original time limit. (A. 97-109)
Each stage within a PUD shall by so planned and so related to existing
and surrounding and available facilities and services that failure to
proceed to a subsequent stage will not have a substantial adverse
impact on the PUD or its surroundings.
4.09.03
NROCK
6CKEEK
ngruDta
Coryell Ranch PUD
Garfietd County, Colorado
Page 46
4.09.04 If a PUD contains nonresidential uses, they may be constructed in
advance of residential uses if the County Commissioners find that such
housing is consistent with sound principles of development and will
have not substantial adverse effect on the quality or character of the
PUD.
RESPONSE: The applicant shall begin a single-phase construction program within
one (1) year of approval. Construction equipment will access the site directly from
County Road 109, and the applicant will take care to ensure that there will be no
adverse impact of adjacent uses. The Coryell PUD contains only residential and
open space uses.
4.09.5 The development and construction of and within all PUDs shall be done in such
manner and fashion that minimizes disturbance to adjacent land uses and owners.
Access for all construction equipment shall be designated within the PUD proposal
and shall bear a logical relationship to any proposed phasing of the development.
RESPONSE: "Best Management Practices" will be used in all construction of the
Coryell Ranch PUD. Access from 109. Access for all construction shall utilize
County Road 109, and care will be taken to ensure that all construction impacts will
be limited to the maximum extent possible through controlled access points, and
construction activity shall be limited to daylight hours.
4.IO MAINTENANCE OF COMMON OPEN SPACE
The Common Open Space of a PUD may be owned and maintained by the property
owners within the PUD or by an organization chosen therefrom or thereby. in the event
that the organization established to own and maintain Common Open Space, or any
successor organization, shall at any time after establishment of the PUD fail to maintain
the Common Open Space in reasonable order and condition in accordance with the Plan,
the County Commissioners may serve written notice upon such organization or on the
residents of the PUD setting forth the manner in which the organization has failed to
maintain the Common Open Space in a reasonable condition, and said notice shall
include a dernand that such deficiencies of maintenance be cured within 30 days thereof
and shall state the date and place of a hearing thereof which shall be held within 14
days of notice. At such hearing the County Commissioners may modify the terms of the
original notice as to deficiencies and may give an extension of time within which they
shall be cured. If the deficiencies set forth in the original notice or in the modifications
thereof are not cured within said 30 days or any extension granted, the County
Commissioners, in order to preserve the taxable values of the properties within the PUD
and to prevent the Common Open Space from becoming a public nuisance, may enter
upon said Common Open Space and maintain the same for one year. Said entry and
maintenance shall not vest in the public any rights to use the Common Open Space
except when the same has been voluntarily dedicated to the public by the owners. Before
the expiration of said year, the County Commissioners shall, upon their initiative or upon
,r, orfr"rrrrror rrq
NROCK
trCREEK
ngr0ot0
Coryell Ranch PUD
Garfield Counfy, Colorudo
Page 47
Space call a publi
PUD to be held b
maintenance by
Commissioners,
determine that
Space in reasona
Common Open at the end of said year. If the County Commissioners shall
determine such o ization is not ready and able to maintain said Common Open Space
tion the County Commissioners may, in their discretion, continue to
hearing upon notice to such organization or the residents of the
the County Commissioners, at which shall show cause why such
County Commissioners shall not , at the election of the County
tinue for a succeeding year. If the County Commissioners shall
organization is ready and able to maintain said Common Open
condition, the County Commissioners shall cease to maintain such
in a reasonable
maintain said C,,. Open Space during the next succeeding year, and subject to a
determination, in each year thereafter. The cost of suchsimilar hearing a
maintenance by t County Commissioners shall be assessed to and paid by the owners
the PUD that have a right to enjoyment of the Common Open Space,of properties withi
and any unpaid as,ments shall become a tox lien on said properties. The County
Commissioners I file a notice of such lien in the ffice of the Garfield County Clerk
and Recorder upon he properties affected by such lien within the PUD and shall certify
such unpaid ts for collection, edorcement, and remittance in the manner
provided by law
taxes.
the collection, enforcement, and remittance of general property
RESPONSE:maintenance of all open spaces will be the responsibility of the
Midland Point Subdivision Homeowner's Association.Coryell Ranch an
4.12.05 ,ROVTSION FOR INDEPENDENT OR OUTSIDE LEGAL AND/OR
CHNICAL EXPERTISE
County Commissioners acknowledge and find that, from time to
me, the County may be required to obtain independent or outside
and technical counsel and/or opinions concerning the PUD
l. The County Commissioners shall have the authority to
ain these experts or expertise at the sole cost of the PUD
pplicant(s). After referral the Board may retain assistance if
uested by the Planning Commission, or to address any unforeseen
cal or legal issue not previously foreseen. At such time of
ention of outside expertise, the PUD applicant shall be advised of
e nature of the outside expert review and a payment schedule shall
established. (A. 97- I 09)
RESPONSE:applicant hereby acknowledges the County's right to obtain
outside, indepe t engineering or legal expertise, and is willing to pay for such
nce during the review of the Coryell Ranch PUD.
Coryell Ranch PUD
Garfield County, Colorado
Page 48
independent ass
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Prelimi aryPlan Comp\iance
The applicant is ng two (2) separate subdivisions within the Coryell Ranch PUD.
ivision is composed of twenty-nine (29) lots ranging in size from
. The Midland Point Subdivision is composed of 36 free market
m 13,939 to 38,000 square feet, and four (4) affordable housing
,m 11,935 square feet to 14,800 square feet. The final construction
of the affordable ing units would be paid for by the applicant, and be composed of
three (3) common-ll duplexes and a single-family home.
A reduction of the Preliminary Plan is shown later in this Section on Exhibit 20,
Map Sheets I through 9.and full-size copies included within the mapping as
In addition to the
conveyances that
subdivisions shown on Exhibit 20, there are two (2)
Coryell Ranch PU
ve been negotiated with adjacent property owners to ensure that the
addresses the impacts to adjacent properties. The first is shown on
as the "Kennedy Expansion Parcel", and is approximately 1.468the Preliminary
acres in size. The I will be conveyed directly to the Kennedy's at the time of Final
Plat. Since the exi ing Kennedy parcel was created via a Subdivision Exemption, an
amended Subdivisi
The Coryell Ranch
2.0 to 5.3 acres in s
lots ranging in size
lots ranging in size
conveyance parcel
and is approximate
applicant to submit
the property would
time final plats are
The applicant is
Ranch Planned U
compliance with al
Section 4.0 (Prelim
TomCat Ranch at the time of final plat. The TomCat parcel will be proposing a
application with the County that should be submitted to the Countyseparate subdivisi
within thirty (30)s of the submittal of the Coryell Ranch PUD. It the intent of the
inal plats for Coryell Ranch and TomCat ranch simultaneously, and
Exemption Plat would also have to be recorded. The second
shown on the Preliminary Plat as the "TomCat Expansion Parcel",
1.099 acres in size. The parcel will be conveyed directly to the
shown as being contained within the TomCat Subdivision at the
for both subdivisions.
uesting a combined PUD/Preliminary Plan approval for the Coryell
Development.. The following section demonstrates the applicant's
required criteria for Preliminary Plan Approval. Direct cites from
nary Plan) and 9.0 (Supplemental Regulations of the Garfield County
ions) are shown in italics, and the applicant's response is followed inSubdivision Reg
bold.
4:40
4:4I
SU .ITTAL REQUIRENIENTS
'iminary Plan submittal shall contain an applicationform, map(s),
uired additional and supplemental information- All documentation
be of sfficient detail and clarity to answer basic engineering
ions and to permit evaluation of the application. Detailed
'ruction, engineering, and design plans will be developed at the time
of F,
The
and
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FlCKE
NgTU
Coryell Ranch PUD
G arfield County, Colorado
Page 49
al Plat submittal.
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SCHMUESER GORDON MEYER INC.
W. C$ Er..g &rt 2OO CORYELL RAAT{:f{
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Eil
ch PUD
EYhibit 20
Preliminary Plan
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PRqLIMINAR I-
PLAT
Job No. 9808fc-Ug
Drovn br RAJ
oote: O4,/12,/99
Appr. by: KW
*&rc
RESPONSE: All required submittals are contained within this application, the map
packet, or submitted under separate cover.
4:42 (Jnless otherwise specified, maps and plans shall be to scale as follows:
subdivision Lot Area scale
Less than 10,000 sq. ft.
10,00lsq.ft--2acres
2.01 qcres or more
I ":50' or less
I": ]00'or less
I ":200' or less
RESPONSE: The total area subject to subdivision is approximately 260 acres in
size. All mapping pertaining to the Preliminary Plan application is at a scale of
l":200'or less. Detailed engineering mapping varies in scale from 1" = 30' to 1" =
100'.
4:50 PRELIMINARY PLAN MAP
The Preliminary Plan map shall show the entire area proposedfor
subdivision on one(l) sheet, if practical, at a size of 24" x 36"- The map
shall include the following information:
Name of proposed subdivision, which shall be dffirentfrom that of
any subdivision previously recorded in Garfield County.
Date of preparation of the map, graphic scale, basis of bearing and
symbol designating North, certified by a Colorado registered
pr ofe s s i o n a I s urv ey or,
Boundary lines with bearings and distances, survey ties and legal
description of the proposed subdivision;
Names, addresses and phone numbers of the owner(s), applicant(s),
planner(s) and engineer(s) for the proposed subdivision; names and
addresses of mineral owners and lessees of mineral owners of record
of the proposed subdivision, and of the tenants of any structure
propos ed for conve rsi on,
Vicinity map from U. S. G. S. quadrangle at a scale of I ":2000'
depicting the location of streets, highways and adjacent utility systems
within a minimum one-half (l/2) mile of the proposed subdivision and
showing the natural drainage courses for streams flowing through the
proposed subdivision with the limits of tributary areas shown where
reasonable.
A.
B.
C.
D.
E.
nRocK
F!CREEK
ngrupro
Coryell Ranch PUD
Garfield County, Colorudo
Page 50
Departing property lines, names and addresses of owners of record of
a all parcels adjoining and within two hundred (200) feet of the
proposed subdivision, including those separated by a public right-of-
way;
Street, block and lot layout within the proposed subdivision, including
the approximate area of each lot;
Proposed easementsfor drainage, irrigation, access: and
I. Standard lot setbacks, which may be indicated by map note.
J. Land use breakdown showing:
Existing zoning and proposed zoning change, if applicable;
Total development area ;
Total number of lots proposed;
Total number of dwelling units proposed-
Total area of non-residential Jloor space;
Total number of individual dwelling units proposed for each structure,
Total number of proposed offstreet parking spaces;
Total gross density proposed, number of dwelling units as a ratio to the
total development area.
RESPONSE: The Land Use Breakdown is on the Subdivision Summary Form
submitted with the application. The Preliminary Plan Maps meeting all
requirements of Section 4.50 are shown on Map Sheets 2 through 9.
K. Existing contours with thefollowing minimum contour intervals:
1. Twofoot (2') contour intervalfor subdivisionwith any lot less than nuo (2)
acres in size;
2. Five foot (5') contour interval for subdivisions with an lots being at least two
(2) acres in size;
RESPONSE: Existing contours meeting the requirements of Section 4.50(K) are
shown on the Map Sheets MGI and MG2. In addition, a Topographic Analysis is
shown on Exhibit 17 within the application.
L. Common open space not reserved or dedicated to the public,
RESPONSE: The proposed open space plan for the Coryell Ranch PUD is shown
on Map Sheet 2 of 9 (Preliminary Plat). Private Open Space for the use of residents
of the Coryell Ranch Subdivision and Midland Point Subdivision is indicated as
F.
G.
H.
NROCK
trc<EEr
nsTUDro
Coryell Ranch PUD
G arfield County, Colorado
Page 57
1.
2.
3.
4.
5.
6.
8.
,.Private Open Space." The term is somewhat deceptive, due to public access
allowed via a 10' public fisherman's easement that traverses the entire river
frontage under control of the applicant.
M. Sites to be preserved or dedicated for public parl<s, schools and other public
buildings, facilities or use;
RESPONSE: The fisherman's easement will be available to the public. Two (2)
unpaved parking lots are shown on the Preliminary Plan maps to be located at the
north and south ends of the property. In addition, the applicant is currently in
negotiations with the Roaring Fork Conservancy to grant a conservation easement
over the property labeled on the map sheets as "Conservation Easement." This 6.29
acre parcel is located along the west bank of the Crystal River, and extends to the
river centerline. It is anticipated that the property would be open to the public for
educational and recreational purposes. A bike path is also shown on the
Preliminary Plan mapping to allow recreational uses off of County Road 109
through the property. The applicant is not proposing dedicating a site for school
purposes, but will pay the required school impact fee at the time of Final Plat.
N. Approximate street grades and road centerline radii of curvature data;
RESPONSE: Street grades, road centerline radii and curvature data are shown on
Map Sheets R-l through R-13, and roadway details are shown on Map Sheet RD-l.
Road grades within the residential portion of the project range from one (1) to six
(6) percent, with the majority of the road network in the range of one (1) to three
(3) percent. The proposed access road to the water tank location has a proposed
grade of less than
(12) percent for a
the tank.
ten (10) percent, with a portion of the roadway exceeding twelve
short reach of approximately 150 feet as the road terminates at
O. Any existing easements, along with the name(s) and address(es) of the entity having
an easement and legal description of those easements-
RESPONSE: The Title Commitment (Appendix A) indicates all existing easements
on the property. As shown on the Preliminary Plat, two (2) existing road segments
accessing the Kennedy and TomCat property will be abandoned, and both
properties will take access from the internal subdivision road system via a forty (40)
foot private access and utility easement that is located along the southern boundary
of Lot 26 (Coryell Ranch Subdivision).
AD D ITIONAL IN F O RMATION
Thefollowing information shall accompany the Preliminary Plan:
A. Proposed terms of reservations or dedications of sites for public
and/or commonfacilities or use, if any;
4:60
NRoCK
r'CREEK
nsTUDro
Coryell Ranch PUD
G arfield County, Colot ado
Page 52
RESPONSE: The fisherman's easement will be available to the public. Two (2)
unpaved parking lots are shown on the Preliminary Plan maps to be located at the
north and south ends of the property. In addition, the applicant is currently in
negotiations with the Roaring Fork Conservancy to grant a conservation easement
over the property labeled on the map sheets as "Conservation Easement." This 6.29
acre parcel is located along the west bank of the Crystal River, and extends to the
river centerline. It is anticipated that the property would be open to the public for
educational and recreational purposes. A bike path is also shown on the
Preliminary Plan mapping to allow recreational uses off of County Road 109
through the property. The applicant is not proposing dedicating a site for school
purposes, but will pay the required school impact fee at the time of Final Plat. In
addition, the applicant has shown a l0 foot bicycle and equestrian easement for use
by the Kennedy and TomCat parcels to access County Road 109.
B. Description of any proposed phasing plan, tf any;
RESPONSE: The applicant intends on constructing all necessary improvements in
a single phase.
C. Evidence that all lots and parcels created will have access to a public
right-of-way, as required by Colorado state law;
RESPONSE: The applicant currently has historic access from County Road 109.
Two (2) points of access are proposed off of County Road 109, and county road
access permits, if necessary, will be obtained prior to the recordation of a Final Plat.
D. Total number of proposed offstreet parking spaces, excluding
thos e provided for s ingle'family residential us e,
RESPONSE: All parking associated with the residential use will be contained
within each individual lot, as shown on the Preliminary Plat, and required under the
covenants for both the Coryell Ranch Subdivision and the Midland Point
Subdivision. Parking associated with the Fisherman's Easement are located in two
(2) separate lots located at the southeast and northwest corners of the PUD.6
E. Evidence that all areas of the proposed subdivision, which may
involve soil or topographical conditions presenting hazards or
requiring special precautions, have been identified, and the proposed
uses of these areas are compatible with such conditions;
RESPONSE: Geotechnical and Geological Reports are included within Appendix F,
and full-size geotechnical mapping is included within the Map Packet. A direct
excerpt from CTl/Thompson's findings and conclusions is summarized below:
6 The Draft Covenantsfor both subdivisions have been submitted under separate cover.
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GEOLOGIC HAZARDS
"Our geologic study identified geologic hazards that need to be considered during the
planning and development phases of this project. None of the geologic hazards
identified will prevent the development of the property, however, geologic hazards
must be planned for and mitigated during site development. Geologic hazards are
shown on Figure 2" (note: geologic mapping within 24" x 36" map sheets).
"The present landscape at the site has developed in the context of geologic time and
been influenced by human activities, primarily flood irrigation. Flood irrigation has a
major influence on slope stability, debris/mud flow and ground subsidence. Post-
glacial erosion and development of the alluvial terraces that define the present surface
topography has occurred over the past several thousand years. Erosion was greater
several thousand years ago when climatic conditions were more humid and annual
precipitation rates were higher than at present. Flood irrigation of the upper and
lower terrace has been over approximately the last 100 years and will not be
continued on the lower terrace. In the context of 100 year events commonly used for
engineering design and development consideration, this site exhibits a low to moderate
degree of geologic instability."
Surface Subsidence Hazards
6'The most significant geologic hazards at the site include surface subsidence and slope
stability. Potential for distress to structures built at the site from surface subsidence is
associated with several areas. In our opinion, surface subsidence at this site involves
solution cavities that form in the underlying Eagle Valley Evaporite. Evaporite
minerals in the Eagle Valley Evaporite are dissolved and removed by circulating
ground water associated with flood irrigation and subflow related to the Roaring Fork
and Crystal rivers. The ground water circulates through the permeable alluvial
terrace gravels and stream alluvium forming solution cavities in the Eagle Valley
Evaporite. Overburden soils collapse into the solution cavities. When caving
propagates to the ground surface, ground subsidence and/or sink holes occur."
"Formation of sinkholes is random and can occur anywhere and at any time in the
geologic environment at this site. These geologic conditions, however, are common in
other developed areas in the locale. An unquantifiable degree of risk is, therefore,
associated with development in the locale and at this site. We believe that
comparative risk increases from the "moderate risk" (Sub2) boundary to the "high
risk" (Subl) boundary. Within the "high risk" area we consider it probable that
structures will be affected by subsidence. We recommend no buildings be located
within the sinkhole or "high risk" subsidence areas designated on Figure 2. Roads,
utilities or other structures should avoid the "high risk" areas or be designed to
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structurally span an unsupported distance equal to at least the width of the "high
risk" subsidence area."1
,,It may be appropriate to site non-critical structures such as roadways and utilities in
the "moderate risk" areas. Utilities such as water and sewer lines that pass through
the "moderate risk" subsidence areas should be designed with flexibility or placed in
vaults to accommodate comparatively large differential settlements or to structurally
span the subsidence area. Roads that pass over the "moderate risk" subsidence areas
may require increased maintenance but will likely not experience sudden catastrophic
failure. Increased maintenance may involve repair of cracks in curb and gutter and
asphalt surfaces. These measures could likely be performed during normal
maintenance intervals over the design life (20 years) of the pavement. If increased
maintenance is not acceptable, roadways should avoid the subsidence areas or be
designed to span the subsidence areas."
'6The above discussed mitigation concepts are based on relative degrees of avoidance
associated with varying degrees of assumed risk. Extensive sinkhole subsidence areas
have been developed in other regions of the country such as parts of Florida, Alabama
and New York. Proactive mitigation has been used in these areas to allow
development of the type proposed for this site. Proactive mitigation could be used to
allow siting critical structures such as residences in the "high risk" areas. We believe
mitigation such as compaction grouting to stabilize sinkhole areas and construction of
grout curtains in the subsoils to control ground water circulation may be appropriate.
These measures would require additional geotechnical investigation involving
extensive deep drilling to develop geotechnical criteria for design level mitigation
recommendations and may not be cost-effective."
Potentiall], Unstable Slopes
"We observed some small slope failures on the slopes along the southwest property
boundary. These slopes and the slopes down to the Roaring Fork and Crystal rivers
have grades measured frorn published topographic mapping and visually estimated at
30 to 50 percent. We believe these slopes may be at the soils angle of repose and near
stability/failure equilibrium. Existing slope stability is influenced by flood irrigation
on property adjacent to and above the slopes. A recent landslide that resulted in a
debris flow occurred on the slopes of the drainage at the southeast part of the site.
This failure is the topic of our Letter dated July 28, 1998 (CTL/T Job No. GS-2494).8
Because of irrigation, slope stability at this site is not strictly a "natural hazard". We
believe the slopes to the south of County Road 109 present a hazard to the
development from irrigation induced landslide/earthflow failures. We have identified
a potential landslide/earthflow run out zone (Plz) on Figure 2. Our slope stability
1 All building envelopes shown on the plat are located outside of areas identiJied as having "moderate" or
" high " risk for subsidence hazards.
8 The letter cited in this passage is contained with AppendLx F. All proposed mitigation measures have
beenfollowed by the applicant.
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evaluation for the slopes to the west of County Road 109 is presented in our slope
stability evaluation (CTL/T Job No. GS-2650)."
.,Steep slopes along the Roaring Fork and Crystal rivers have not exhibited the types
of failure as the older terrace slopes along County Road 109. We believe these lower
slopes to be stable and will remain stable so long as buildings are not sited at the crest
of the slopes and that excavations into the slopes are limited. Excavations into the
slopes should be evaluated on a case by case basis. Buildings or other structures
should be set back a sufficient distance from the top of the slopes such that a 1:1
(horizontal to vertical) line extending down and away from the outer edge of
foundations does not emerge on the steep slopes."
DebrisiMud Flow Hazards
"A debris fan is in the southeast part of the site. The fan has been built by debris
flows, mud flows and landslide/earthflow failures due to flood irrigation and surface
run-off from the upper terrace. Due to the small extent of the fan's drainage basin
and erosion control of vegetation and irrigation ditching associated with agricultural
use on the upper terrace we believe the "natural" hazard from debris/mud flow at the
site is negligible."
"Landslide/earthflow failures that result in debris/mud flows are man made
conditions caused by flood irrigation can be expected to occur at any time and should
therefore be mitigated. Mitigation recommendations for debris/mud flow hazards are
presented in our letter dated July 28,1998 (CTL/T Job No. GS-2494)."
F. Radiation evaluation for areas for potential radiation hazard to future land use;
RESPONSE: Widely spaced spot gamma radiation measurements were taken at 25
locations across the site. Measurements were taken with a Ludium Instruments,
Inc. Model No. 19 Micro-R-Meter. Measurements were taken on the various soils
occurring at the site. The measurements were consistently 7 microroentgens per
hour. Experience indicates these measurements are consistent with normal
background radiation in the regiqn and are not cause for concern. Grading
operations will expose subsoils that could contain higher concentrations of
radioactive materials. It is recommended that the applicant perform a gamma
screening survey after site grading operations and before construction of buildings
to determine if areas of high than background radiation exist. If areas of higher
than background radiation are identified, mitigation may be indicated which may
involve providing ventilation and vapor barriers in crawl spaces and below floor
slabs, capping the area with "clean" structural fill or re-configuring development in
the area, depending on the level of radiation.e
e See Geologic Hazards Investigation. Coryell Ranch. Prepared by CTl/Thompson, Inc., which is included
within the Application As Appendix F.
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G. A title commitment for property to be developed;
RESPONSE: A Title Commitment consistent with the requirements of the Code is
included within Appendix A.
H. If there is a subdivision of a section required, a copy of the final work sheet shall be
providedfor approval by the County Surveyor.
RESPONSE: NotApplicable
SUPPLEMENTAL INFORMATION.. GEOLOGY, SOIL, VEGETATION AND
WILDLIFE
Information on the following characteristics of the area proposed for subdivision shall be
shown graphically and/or by reports, whatever is appropriate, for a complete description
of existing conditions, and shall include:
A. Geologt - Description and/or illustration by a registered professional engineer
licensed by the State of Colorado of bedrock litholog,t and the stratigraphy of
overlaying unconsolidated materials in sufficient detail to indicate any potential
development problems resultingfrom groundwater, subsidence, instability in road
excavations andfills, expansive soils, drainage patterns, structural bearing strength,
or the like;
RESPONSE: See prior response and Geologic and Geotechnical Reports contained
within Appendix F.
B. Soiis - map and description of soil types and their boundaries based on the National
Cooperative Soil Survey, USDA Soil Conservation Service, and including a table of
interpretations;
RESPONSE:classifications for the site are shown on Exhibit 21.
all soil classifications shown on Exhibit 2l are includedInterpretati
within Appe
#6
#13
#39
#42
#92
#106
/- r)
/
site includes the following soil typesr0:
almy loam (1 to 12 7o slopes)
Atencio-Azeltine complex (3 to 6 7o slopes)
Evanston loam, (6 to 25oh slopes)
Fluvaquents (0 to 10%o slopes)
Redrob loam (1 to 60/o slopes)
Tridell-Brownsto (12 to 507o slopes)
to Soil Survqt qf Aspen-G),psum Area. Colorado. united States Department of Agriculture, Soil
Conservation Service, I 984.
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tl., .:l'
il'.: ri;
C. Vegetation - Map and description of plant associations following practices of the Soil
Conservation Service and including a description of adapted materials and the
location of major tree masses, and
RESPONSE: The property includes four (4) distinct vegetative types. The upland
slope south of County Road 109 are dominated by pinon-juniper, with a natural
grass under-story. The lower slopes include isolated stands of oak scrub. The
existing ditch alignments have isolated stands of cottonwoods. The primary bench
near the center of the property has been used for grazing purposes in the past, and
is dominated by native grasses. The lower bench, along both the Crystal and
Roaring Fork Rivers, is dominated by cottonwoods, willows, service berry, isolated
stands of chock-cherry and Douglas fir. A Vegetation Map is shown on Exhibit 22.
The design of the proposed subdivision and the open space plan is based in part on
retaining as much existing vegetation as possible. No disturbance, with the
exception ofthe proposed water tank and access road, is proposed for the area south
of County Road 109. Significant riparian habitat is protected through open space
dedications.
D. Wildlife - Description of wildlife habitation, including big game ranges based on the
mapping practices of the Colorado Division of Wildlife.
RESPONSE: The applicant has overlayed all available information obtained from
the Colorado Division of Wildlife (CDOW) Wildlife Resource Inventory System.
The WRIS data did not indicate any known nesting areas for Great Blue Herons or
Bald Eagles, however the entire river corridor is identilied as habitat for both
species. In acknowledgment of the existing habitat, the applicant has preserved the
entire river corridor in its natural state.
No "critical habitat" is located on the site. By digitally overlaying the WRIS
database with Garfield County Geographic Information System data, the applicant
has undertaken the level of analysis required by the Code- Thr^ - i concluded
that the property does include Elk Winter .-
Winter Ranch (Exhibit 8b). Neither of t
habitat" as identified in the Comprehensivr
exceeding the wildlife habitat expectations ol
development in the 100 year flood plain an
passage-way between the Coryell Ranch lots
addition, large portions of the historic meado
designated as Open Space.
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Mule Deer
rt "critical
ntends on
y limiting
oviding a
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has been
The applicant has presented the plan to the CDOW, which has been accepted by a
Letter of Agreement included in Appendix H, and the applicant has integrated these
suggestions into the PUD:
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1. Coryell Ranch Lots 1-6 will have a 50 foot setback from the top of the slope
above the Roaring Fork River. Landscaping will be permitted to top of slope.
2. Coryell Ranch Lots 7 - 12 will have a 75 foot setback from the back of each lot
line. Landscaping will be permitted to the lot line.
3. River access will be year around with access restricted to designated areas
December through March. The two (2) designated points of accessing the
fisherman's easement are shown on the Public Access Plan (Exhibit 7), and are
located at the southeast and southwest corners of the site.
4. The river park area will be closed to snowshoers, cross country skiers, etc. from
December though March.
5. Fencing shall comply with all CDOW requirements.
6. No livestock shall be permitted within the subdivision.
7. There will only be one dog allowed per dwelling unit with kennel restrictions.
Homeowners will be encouraged to keep cats inside.
8. No development on the south side of County Road 109 with the exception of a
water tank and an access road.
9. Every effort will be made to minimize damage to vegetation when water and
sewer lines are installed across the Roaring Fork River.
10. The bike path shall be placed on the north side of County Road 109.
11. Wildlife brochures shall be given to all property owners at closing.
12. The CDOW will not be held liable for wildlife damage to landscaping or plants.
13. Homeowners shall be responsible for disposal of wildlife carcasses which may
happen on their property.
14. Proper permitting and licensing shall occur in habitat enhancement and trout
stocking within private ponds.
SUP P LE M ENTAL IN F O RMATION
A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer
registered in the State of Colorado, shall depict the following information in graphic
and/or written form:
A. Existing water courses and lakes;
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B. Limits of tributary areas, where practical,
C. Computations of expected tributary Jlows; and
D. Design of drainage facilities to prevent storm waters in excess of historic runoff
from entering, damaging or being carried by existing drainagefacilities, and to
prevent major damage orflooding of residences in a one hundred (100) year
storm, showing:
l. Area subject to inundation; and
2. Location and size ofproposed culverts, bridges, ditches and channels.
RESPONSE: The Drainage Plan is shown on Map Sheets MGI and MG2. Direct
excerpts from the Engineering Report are summarized below, and the entire text is
included within App'endix E.
SECTION 1. DRAINAGE
A. INTRODUCTION
This report addresses the requirements of Section 4:80, "DRAINAGE PLAN" of
the Garfield County Subdivision Regulations. The project drawings contain a Master
Drainage Plan, Sheets MGl and MG2 and show detailed drainage information on the
roadway plan and profile Sheets Rl through R13.
This report contains a discussion of both off-site and on-site drainage features and
the methodology used to design various drainage elements to ensure adequate flood
protection in accordance with County Design Standards. An additional section describes
the stormwater quality management measures incorporated into the plan and describes the
measures that must be taken to ensure that the quality of the Crystal and Roaring Fork
fuvers and adjacent wetlands is not compromised.
B. OFF-SITE DRAINAGE CONSIDERATIONS
l. Roaring Fork and Crystal Rivers
The confluence of the Roaring Fork and Crystal Rivers is located just east of
Coryell Ranch. The Roaring Fork River continues flowing along the northerly
portion of the properfy. Peak flows for the rivers are primarily derived from
snowmelt due to the large basin size and high elevation of the headwaters. Table 1
is based on information from the FEMA Flood Insurance Study for Garfield
County, Colorado, January 3, 1986.
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TABLE 1
LOCATION PEAK DISCHARGE (cfs)
1O-YEAR 5O-YEAR IOO-YEAR 5OO.YEAR
Roaring Fork River above
confluence of Cattle Creek.12,000 17,000 19,200 25,000
Crystal River at mouth.5,500 6,800 7,800 12,600
The peak discharge values in Table I have been presented mainly for a
frame of reference. The proposed development will have no impact upon flood
elevations as no structures are proposed within the 100-year floodplain or floodway,
the limits of which have been shown on the Drainage Master Plan sheets. The only
work within the 100-year floodplain will consist of the sanitary sewer force main
link to Aspen Glen and the construction of a small pond on the northem portion of
the property. No permanent fill will be placed as a result of either of these
constructions. Work for the force main construction will fall under a nationwide
Army Corps of Engineers Permit.
2. Basins Southwest of County Road 109
Steep hillsides southwest of County Road 109 will deliver minor flows to
Coryell Ranch via several different cross culverts proposed for the County Road
109 reconstruction. Historically, most of these flows have been intercepted by the
Kaiser-Sievers Ditch and conveyed northward.
An exception to this minor classification would be that of the larger
drainage where the debrisimud flow event occurred last summer. This watershed
has a potential for generating larger amounts of runoff that must be dealt with.
Garfield County has installed a diversion berm near the apex of the fan which will
direct runoff to the western portion of the fan. A 36" culvert will convey flows
across County Road 109 under the new design. The Coryell Ranch Drainage Plan
will intercept this flow and route it through the proposed development rather than
allowing it to flow into the Kaiser-Sievers Ditch.
Runoff from the minor drainages will continue to flow into the Kaiser-
Sievers Ditch. Controlled overflows along the ditch will be installed so that any
substantial rises in ditch water surface elevations (due to either a blockage or
increased runoff) will result in increased flows being diverted off into the Coryell
Ranch drainage system. Drainage elements are sized accordingly.
3. Irrigation Ditches
The Coryell Ranch Drainage Plan must accommodate two major irrigation
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ditches: the Kaiser-Sievers Ditch decreed for 22.4 cfs and the Southard-Cavanaugh Ditch
decreed for 12.4 cfs. Both ditches originate from the Crystal River and enter near the
southern portion of the Coryell Ranch development.
Minimal modifications are proposed for the Kaiser-Sievers Ditch. A new culvert
will be required to cross the Coryell Ranch road near the intersection of County Road 109.
An overflow/turn-out structure is proposed to intercept the debris fan drainage and a
separate overflow/turn-out structure is proposed near the intersection of Midland Point
Road and County Road 109. There are substantial sections of new ditch piping proposed
under the current County Road 109 design.
The Southard-Cavanaugh Ditch will require extensive rerouting and piping within
Midland Point. Historically, the ditch has carried flow rates in excess of the decreed 12.4
cfs. An overflow/turn-out structure will be installed at the southern entrance to the property
to limit flows that must be conveyed throughout the project. Conversely, Southard-
Cavanaugh piping will be upsized to accommodate potential overflows from the Kaiser-
Sievers Ditch and stormwater runoff.
C. ON-SITE DRAINAGE CONSIDERATIONS.
The Coryell Ranch on-site basins will generally produce less runoff than a typical
development due to the low overall density. The Rational Method was used to produce a
conservative set of hydrologic flood peak calculations for sizing particular drainage
elements (i.e., the Rational Method would predict higher flood peaks than alternative
methods).
The Rational Method takes the form of Q : cia, where Q = flow rate (cfs); c :
runoff coefficient based on soil type and cover; i : rainfall intensity corresponding to the
time of concentration; and a: watershed area (acres).
The Coryell Drainage Plan represents an optimization drainage and raw water
conveyance. Most of the drainage elements are dual purpose; they carry both stormwater
runoff and raw water irrigation flows. Drainage elements were sized to safely convey the
25-year flood peak in addition to a conservative estimate of irrigation flow. The 100-year
flood peak amounts were checked to make sure they would not produce flooding that
would result in property damage. Table 2 contains drainage calculations for the major
elements on Coryell Ranch. The drainage element I.D. numbers corespond to those shown
on the Drainage Master Plan. Table 3 contains a description of the major drainage
elements, including their size and function. (See Tables 2 and 3 on following pages).
D. STORMWATER QAALITY PLAN
The Coryell Ranch Drainage Plan has been designed to preserve the water quality
of the Crystal and Roaring Fork Rivers and adjacent wetlands. Combining the proposed
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TABLE 2
CORYELL RANCH
MAJOR DRAINAGE ELEMENT CALCULATIONS
ELEMENI
NI.,,MBER
IRRIGATION
FLOW (CFS)
DRAINAGE
AREA (AC)
RUNOFF
COEFF'C'
TIME OF
coNC. (MlN)
2s.YEAR
INTENSITY (IPH)
25.YEAR
o (cFSl
lOO.YEAR
INTENSITY(IPH
lOO.YEAR
o (cFS)COMMENTS
1 2.00 4.47 0.23 15 2.77 4.85 3.67 5.77
11 200 000 2.OO 2.00
)200 o00 2.OO 2.OO
3 34 00 317.39 o.21 95 1.08 105.98 1.26 1 17.98 INCLUDES AREA ABOVE DEBRIS F
A 200 21 20 o32 20 2.42 18.42 3.21 23.78
5 34 00 285.96 o21 90 1.10 100.06 1 .38 116.87 INCLUOES AREA ABOVE DEBIIIS FAN
5 0.00 6.24 o28 15 2.77 4.84 3.67 6.41
7 200 17.79 028 15 2.77 15.80 3.67 20.28
8 0.00 1.45 028 10 325 1.32 4.35 1.77
a dnn oo0 4.00 q
10 4.00 17.23 028 20 2.42 15.68 3.21 19.49
11 22.00 000 22.00 22.UU
4.00 4.00
11. 1 4.00 0.00
12 4.00 000 4.00 4.UU
121 2.00 0.00 2.00 2.OU
INCLUDES AREA AEOVE OEBRIS FAN
13 22.OO "15
nn 0.19 90 1.10 71 12 1.38 83.62
14 30 10 3.25 48.87 4.35 53.91
1Al 6.00 o00 6.00 6.00
15 0.00 2.76 0.32 10
10
3.25
32E
2.87 4.35 3.84
7.62 4.35 10.200.00 7.33
17 000 3.62 o32 10 3.25 3.76 4.35 5.04
2.86 o.32 10 3.25 2.97 4.35 3.98
22.0O
19 22.0O 000 22.UU
20 12.00 000 12.UU
21 25.00 0.00 25.0U
25.00 25.00
22 25.00 o00
3n7199
CORDRAIN.XIS
SGM.lnc.
Davld M. KoE. P.E.
TABLE 3
MAJOR DRAINAGE ELEMENTS
ELEMENT
NO.DESCRIPTION
1 18" CMP. Conveys inigation and stormwater flows.
1.1 Diversion structure off Southard-Cavanaugh Ditch. Diverts up to two cfs for residential use.
2 18" CMP. Conveys up to two cfs of irrigation water for residential use.
J Major outlet swale for Coryell Ranch, Midland Point and area of debris fan. Riprap channel two feet
deep, 8-foot bottom width with 2: I side slopes. Conveys excess irrigation flows and flood flows.
4 24" CMP. Conveys excess residential irrigation flows and stormwater.
5 Two 36" CMP's. Conveys excess irrigation flows and flood flows above debris fan.
6 18" CMP. Conveys stormwater.
7 24" CMP. Conveys excess residential irrigation flows and stormwater.
8 18" CMP. Conveys stormwater.
9 18" CMP. Conveys residential inigation flows.
l0 Riprap outlet swale. Conveys residential inigation flows and stormwater to pond. fuprap swale 18"
deep, 3-foot bottom width, 2: I side slopes.
ll 42" CMP. Conveys Kaiser-Sievers Ditch.
1l.l Diversion structure. Diverts up to 4 cfs for downstream users in the Southard-Cavanaugh Ditch.
t2 24 CMP. Conveys up to 4 cfs for downstream users of Southard-Cavanaugh Ditch.
t2.t Diversion structure. Diverts up to 2 cfs for residential irrigation use.
t3 Diversion/overflow structure. Captures drainage from above debris fan. Acts as automatic overflow
and turn-out structure for Kaiser-Sievers Ditch.
t4 42" tJltra Flo pipe. Main line Southard-Cavanaugh Ditch piping. Overflow/tum-out Kaiser-Sievers
Ditch and stormwater conveyance for Midland Point.
t4.t Diversion structure. Diverts up to 6 cfs for residential irrigation use.
15 15" CMP. Conveys stormwater.
16 18" CMP. Conveys stormwater.
t7 18" CMP. Conveys stormwater.
l8 l5' CMP. Conveys stormwater.
19 30" CMP. Conveys Kaiser-Sievers Ditch tum-out/overflow water.
20 36" Ultra Flo. Main line Southard-Cavanaugh Ditch.
2l 36" CMP. Conveys Southard-Cavanaugh Ditch turn-out/overflow water.
22 Southard-Cavanaugh Ditch diversion/overflow structure.
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design with conscientious construction practices will ensure that this project does not
degrade the downstream receiving waters. As described earlier, there will be minimal
wetlands/floodplain disturbance. Under the proposed design, run-off will be routed through
several large ponds where sedimentation will occur before continued flow onto the
receiving waters. Appropriate channel linings on steep sections and at culvert outlets will
be used to prevent scour. Another key factor is that, with the low overall density of the
project, minimal overlot grading will be required.
Temporary erosion control measures will be required for construction of the
roadways, utility systems and ponds. A CDPHE Stormwater Permit for Construction
activities over five acres must be obtained. It will be important to use the ponds as
temporary sedimentation basins while they are under construction. In general, the
contractor will be required to comply with Section 107 .25, "Water Quality Control" of the
Colorado Department of Transportation Colorado Highway Specifications - 1991. These
specifications, in conjunction with CDOT Standard Plan M-107-l provide guidelines for
the contractor to incorporate into day-to-day construction activities. In addition to the
routing and control of stormwater, these specifications deal with fuel and chemical storage
among other factors. Key temporary erosion control measures include maintenance of
vegetative buffers, minimal disturbance, installation of hay bale check dams downstream of
newly-constructed ditches, installation of silt fence and prompt revegetation.
4:90 SUPPLEMENTAL INFORMATION: UTILITY PLAN
A water supply plan, at the same scale as the Preliminary Plan, shall provide the
following information in graphic and/or writtenform:
A. In all instances, evidence that a water supply, sufficient in terms of quality, quantity
and dependability, shall be available to ensure an adequate supply of water for the
proposed subdivision. Such evidence may include, but shall not be limited to:
1. Evidence of ownership or right of acquisition or use of existing and proposed
water rights;
Historic use and estimated yield of claimed water rights;
Amenability of existing right to change in use;
Evidence that public or private water owners can and will supply water to the
proposed subdivision, including the amount of water available for use within
the subdivision by such providers, the feasibility of extending service to the
area, proof of the legal dependability of the proposed water supply and the
representation that all necessary water rights have been obtained or will be
obtained or adjudicated, prior to submission of thefinal plat; and
2.
J.
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B
5. Evidence concerning the potability of the proposed water supp$' for the
subdivision.
If a central supply and distribution system is to be provided, a general description
of the system, as designed by a Colorado registered engineer. In addition:
of the legal entity which will own and operate the water system-
2. Proposed method offinancing the water system.
C. If connection is to be made to an existing water system, a letter from an authorized
representative of said System stating that the proposed development will be served,
and evidencefrom either the Colorado State Engineer's ffice or Water Court, W'ater
Division No. 5, that the existing water system presently po,ssesses an adequate legal
water supply to serve the proposed development;
D. If individual water systems shall be provided by lot owners, a report indicating
the availabitity of ample potable ground water at reasonable depths throughout
the subdivision and the expected quality and long-term yield of such wells, with
the written report by a registered professional engineer licensed by the State of
Colorado, qualified to perform such work; and
E. If applicable, a Plan of Augmentation and a planfor subdivision water supplies,
as required by law, with the supporting engineering work signed by a Colorado
registered engineer, shall be submitted by the applicant, even if the applicant is
not the actual supplier of water.
RESPONSE: The Water Supply Plan for Coryell Ranch PUD produced by Resource
Engineering, Inc. is submitted with this Application under separate cover. [t contains
detailed information about the legal and physical supply of water for the Project. The
approved well permit for Coryell Ranch Well No. 13, West Divide Water Allotment
Contract, Application for Plan for Augmentation and other pertinent water rights data are
included within Appendix D. Finally, a summary of the Water Supply Plan is included
within the Engineering Report (Appendix E) and relevant excerpts from the Engineering
Report are set forth below.
WATER SYSTEM
A.INTRODUCTION
This report is meant to fulfill the requirements of Section 4:91, "WATER SUPPLY
PLAN" of the Garfield County Subdivision Regulations. Additional information is
I . Nature
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contained elsewhere in this submission in a report entitled "Coryell Ranch and Midland
Point PUD Water Supply Plan",prepared by Resource Engineering'
This section provides a cursory discussion of design criteria for the water
distribution, storage and supply systems. The water system master plan is shown on
drawings MWSI and MWSi- Detailed plan Sheets, MPl thru MP15, are included within
the Preliminary Plan drawings.
B.WATER SAPPLY
Coryell Ranch Well No. 13 is located near the cul-de-sac on the end of Coryell
Ranch Road and will provide sufficient water to serve the entire development. Maximum
day demands on the potrbl. water system are estimated at 53 gpm. Well No. 13 has been
pump tested and is capable of supplying flows well in excess of the maximum day demand.
The pump test data suggests that, with a properly constructed large well in this location,
yieldi o11000 gp* oi-ore may be realized. The previously-mentioned water supply
ieport by Resource Engineering provides complete and detailed information on the water
supply.
C. WATERTREATMENT
The Coryell Well No. 13 water has been shown to be a true groundwater source
requiring only disinfection by the Colorado Department of Public Health & Environment.
ThL well pump will deliver water to a chlorination station located in the common area
opposite the intersection of Spirit Mountain Road and Coryell Ranch Road. After
chiorination, the well water will continue to travel via a 6" ductile iron pipe to a water
storage tank located southwest of County Road 109. The volume of the 6" line and water
storage tank will provide a chlorine contact time well in excess of the required minimum
3O-minute detention time. The well pump will be operated off a control panel located
within the chlorination building. Water level transmitters located in the water storage tank
will signal via telemetry for the pump and chlorine injectors to turn on and off at
appropiate levels. Alarm conditions will include high and low levels for the storage tank,
cliorine gas detection, power failure, motor protection and loss of the telemetry system.
All these alarm conditions will be sent to a phone dialer which will automatically call out to
on-call operators to attend to any alarm conditions.
D. WATER STORAGE
The Coryell Ranch water system will be served by a 200,000 gallon above-ground
steel water storage tank. The hydraulic analysis of the proposed water system determined
that this one storage tank was sufficient to provide satisfactory pressures and fire flows to
all locations. The location of the storage tank is shown on the Master Sewer & Water Plan
Sheet MWS2 of the Preliminary Plan drawings.
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The storage capacity for a water system can be evaluated in terms of equalization,
fire and emergency needs. Equalization storage accounts for peak usage periods when
consumption &ceeds production capabilities and occupies the upper portion of the tanks.
Fire storage is allocated immediately below equalization, with the emergency storage
reserve nlling the bottom levels of the tank. Emergency storage is the most subjective of
the components. It should be based upon the owner's assessment of the reliability of the
water system and the possible ramifications of running out of water during an emergency
event.
Table 4 contains a calculation for each of the water storaqelcomponents and shows
how the 200,000 gallon tank size was determined.iqab/'
TABLE 4
CORYELL STORAGE REQUIREMENTS
Eoualization
Use of 25% of Maximum Day Demand
0.25 x 53 gpm x 1440 min/day: 19,080 gallons
tu
Use 1000 gpm fire flow for aZ-hr. duration
1000 gpm x 2 hrs x 60 min/hr: 120,000 gallons
Emersencv
Use 2 x Average Day Demand
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2OO.OOO GALLONS
E. DISTRIBUTION SYSTEM
The Coryell Ranch water distribution system consists of a 10" diameter
transmission main from the tank and a network of 8" distribution lines. Water lines have
been looped where practical. The goveming design situation for the water system will be
that of fire flow demands superimposed over maximum day demands. The system has
been designed to provide a minimum fire flow of 1000 gpm at a residual pressure of 20 psi
throughout all points in the system. The water system was modeled using the CYBERNET
computer program. The results of the fire flow analyses are shown in Table 5 on the next
page. Normal system pressures will range from a minimum of 35 psi to a maximum of
uUout 75 psi. The pressure variations are more dependent on the current tank water
surface level and the elevation of the lot, rather than normal system demands without fire
flows.
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2x2l gpm x 1440 min/day:60,480 gallons
I
With higher elevations prevalent throughout Midland Point and the possibility for
long servic.r *ithin Coryell Ranch, a standard water service size of 1" will be utilized
thro=ughout the entire project. This will reduce the pressure losses that would normally
o.".rii, a typical 3/41' service installation under higher in house demands. The water
service lines will be tapped from the distribution mains to a point behind the back of curb.
A curb valve will be located at this point and will delineate the responsibility between the
private property owner and the District.
RAW WATER IRRIGATION SYSTEM
Coryell Ranch and Midland Point will make extensive use of raw water inigation.
The potable water system will not be used for pressurized irrigation. Water rights are
derived from both the Kaiser-Sievers Ditch and Southard-Cavanaugh Ditch.
The Midland Point area will be irrigated by a pressurized raw water system served
by a pump house located on the small pond near the intersection of Midland Point Road
u.ra County Road 109. The raw water irrigation pump will be rated for a maximum
design flow of approximately 220 gpm at a to-tal dynamiC h.ud o{lilfl;f,ltese design
values were arrived at by assuming a maximum day demand based on 50% of the homes
using up to I 0 gpm at any one time. A variable frequency drive will be installed so that
the [ump can closely match the actual demands at any one time on the system. The raw
water will be distributed by a 6" PVC main flowing to a network of 4" PVC lines. The 4"
line will form a loop so that bi-directional flow is possible. Gate valves will be dispersed
throughout the systlm so that sections of the main can be shut down if needed without
placing mo&tb3!, say 1 0 homes without irrigation water. Individual houses will take
water In.o"Hfiililffimbs within an electionically-operated valve which will allow
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each system to be isolated and worked on if necessary'
F OWNERSHIP AND FINANCING
The water system for the Coryell Ranch PUD has been designed as a complete and
independent system, fully capable of providing adequate domestic water to all of the
Coryell RanchPUD independently of any other domestic water system. Additionally, the
elements of the Coryell Ranch water system have been designed to the standards and
specifications of the Roaring Fork Water & Sanitation District (formerly the Aspen Glen
Water & Sanitation District), which provides domestic water service to the neighboring
Aspen Glen PUD. The Applicant will also provide an easement which will allow
physical connection of the Coryell Ranch water system to the existing Roaring Fork
Water & Sanitation District's system.
The Coryell Ranch water system will be constructed by the Applicant, at its
expense. It is ihe intention of the Applicant to, at least initially, dedicate and convey all
facilities of the Coryell Ranch water system, without charge, to the homeowners
association of Coryell Ranch and the homeowners association of Midland Point as
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tenants in common. The water system will thereafter be maintained and operated by both
associations.
In the course of preparing the within Application, the Applicant has approached
the Roaring Fork Water & Sanitation District and inquired whether the District would be
interested in being the provider of domestic water to the Coryell Ranch PUD. The
District has determined that it could be beneficial for it to act as the regional supplier of
water, as well as sewer. Potential advantages include redundancy of infrastrucfure,
including supply, treatment, transmission mains, and storage facilities, which would
benefit Coryell Ranch and other developments which might receive water from the
District's facilities. The District administration is already established and prepared to
provide billing, administration, and operational services to customers receiving both
water and sewer service.
The existing service plan for the Roaring Fork Water & Sanitation District
provides that the District shall not provide domestic water service outside the boundaries
of the Aspen Glen PUD without first obtaining an amendment to its Service Plan. The
District is in the process of preparing and submitting for approval a Service Plan
Amendment that would increase its service area for the purpose of providing water
service. At such time as this Service Plan Amendment is approved, the homeowners
associations for Coryell Ranch and Midland Point would be free to transfer all of the
Coryell Ranch water system facilities to the District, and the District would thereafter
own, operate, and maintain such water system.
In the event that approval of the District's Service Plan Amendment is obtained
prior to completion of the Coryell Ranch water system, then the Applicant would, at the
outset, dedicate and convey all of the water system facilities directly to the District.
A sanitary sewage disposal plan, at the same scale as the Preliminary Plan, shall provide
thefollowing information in graphic and/or writtenform:
A. If a pubtic sewage disposal system is proposed evidence that provision has been
made for a adequate sewage treatment works for the subdivision and, if other
methods of sewage disposal are proposed, evidence that such systems will comply
with state and local laws and regulations;
B. If a sewage treatment works is proposed, a general description of the collection
system and treatment facilities, as designed by a registered professional engineer
licensed by the State of Colorado. In addition:
Copy of a completed, but unapproved, Colorado Department of Health
Waste Water Treatment Plant Site Location Approval Application;
Nature of the legal entity which shall own and operate the sewage
treatment works; and
2.
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3 . Proposed method offinancing the sewage treatment works;
c . If public or private sewage treatment facilities are to be provided by an existing
district or through connection to an existing sewer system, evidence that the
treatment facility or system can and will provide adequate sewage treatment for
the proposed subdivi,sion. In addition:
t. Letter from an authorized representative of the facility or system stating
that the proposed development can and will be served;
2. Nature of the legal entity which will own and operate the sewage
treatment works; and
j. Proposed method offinancing the sewage treatment works;
RESPONSE: The Sewer Treatment Plan is included within the Engineering
Report (Appendix E). Relevant excerpts from the Engineering Report are
summarized below, and the entire text is included within Appendix E.
SANITARY SEWER SYSTEM
A. INTRODACTION
This report addresses the requirements of Section 4:92 "SANITARY df,WeCB
DISPOSAL PLAN" of the Garfield County Subdivision Regulations. The project drawings
contain a master sewer plan on Sheets MWS1 and MWS-2 and show detailed sewer plans
and profiles on Sheet MPI thru MP15. This section provides a cursory discussion of the
proposed method of wastewater collection and treatment.
B. WASTEWATER COLLECTION
Wastewater will be collected by a network of 8" PVC sanitary sewerlines as shown
on sewer master plan Sheets MWS1 and MWS2, and the plan & profile Sheets MPl thru
MP15. Where possible, mains have been located within the streets. Easements have been
created where sewerlines will flow along the sides or rear of lots. The collection lines will
deliver flow to a lift station located in the northern portion of the project as shown on MP1.
From there, the wastewater will be pumped via force main across the Roaring Fork River to
Aspen Glen. The existing Roaring Fork Water & Sanitation District sewerlines and
interceptor will convey flows along to the Roaring Fork Water & Sanitation District
wastewater treatment facility. The sewerlines in Aspen Glen were sized to accommodate
the additional flow from the Coryell Ranch.
Interceptor sewers and collection systems have been designed to flow at a
maximum depth of one-half full for the design flows. Manhole spacing has been limited to
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400 feet. Sanitary service laterals will consist of 4" PVC lines which will enter into the
mains at wye connections.
C. WASTEWATER TREATMENT
Wastewater service to the Coryell Ranch was contemplated and planned for in the
Aspen Glen Water and Sanitation District Service Plan (now RFWSD). Garfield County
approved the Service Plan in Resolution 94-008. Coryell Ranch is located in the primary
service area as defined in the Service Plan. The Coryell Ranch was the subject of an Out
of District Sewer Service Agreement between Unocal, the former owner of the ranch, and
the District. That Agreement, which was also approved as part of the Service Plan,
provided the terms of wastewater service to the Coryell Ranch PUD.
The ultimate capacity of the RFWSD WWTF was based upon EQR and population
projections included in the approved Service Plan. The proposed density included in the
Service Plan for the Coryell Ranch (Unocal South in Service Plan) was for 75 EQR's which
is more than the 72 EQR's included in this application. Therefore, wastewater service to the
Coryell Ranch is consistent with the approved Service Plan. The interceptor sewers, lift
stations and wastewater ffeatment facility have all been designed for the density from the
Coryell Ranch.
The existing RFWSD WWTF has a capacity of 107,000 gpd, however, because the
facility was designed to be built in phases, many of the facilities have been designed for
321,000 gpd. The current flows to the facility include service to approximately 50 units
and flows are so low they are difficult to measure. However, the expected flow from these
units, based upon industry standards, would approach 12,000 gpd. The District facility was
planned to be built in phases. Phase 2 will require an additional aeration basin, clarifier and
digester. These phases were identified in the Service Plan and the Site Application
approved by the Colorado Department of Public Health and Environment. The current Site
Application for the District is for the Phase I construction for 107,000 gpd. The District's
Discharge Permit requires a planning process to proceed with plant expansion when
capacity reaches 80% and construction must commence when capacity reaches 95olo. A
Site Application will be required when the plant flows trigger an expansion.
The wastewater treatment facility consists of the following unit processes.
Pretreatment facilities consist of bar screening, an aerated grit chamber and flow
measurements. Flow measurements via Parshall flume and continuous recording chart.
Grit from the aerated grit chamber is processed with a grit pump to a grit classifier. The
grit from the classifier is stored and disposed of at an approved landfill.
Secondary treatment is provided by an extended aeration activated sludge process
followed by secondary clarification. Sludge from the clarifier is pumped to the head of the
extended aeration basin as return sludge or pumped directly to the aerobic digester.
Clarified wastewater flows to a flow equalization basin before it is pumped to a mixed
media filter.
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Tertiary treatment is provided through a mixed media filter. After the filter, water
is disinfected with chlorine and flows through a chlorine contact tank. Water from the
chlorine contact tank then flows through a natural wetlands area where additional treatment
is provided before discharge to the Roaring Fork River. The gravity filter effluent is then
discharged to the Roaring Fork River through an outfall pipe. Backwash water comes from
the chlorine contact tank. The waste backwash water is directed to a holding tank and
pumped to the head of the extended aeration basin.
Sludge is digested through an aerobic digester. The aeration for the extended
aeration basin, aerobic grit chamber and aerobic digester is supplied by a series of blowers
and distributed to the basins through fine bubble diffusers. Digested sludge is pumped to
sludge trucks and hauled to either a landfill or an approved disposal site, in accordance with
the CDPHE latest 301 Regulations.
The WWTF is now operating under Discharge Permit #CO-0044750 and Site
Application #4133. Approval letters from the Colorado Department of Public Health and
Environment are attached to the back of this report.
D. OWNERSHIP AND FINANCING
All elements of the Coryell Ranch PUD sanitary sewer system, including the
connection to the District's existing facilities, will be constructed by the Applicant at its
expense. Upon completion of construction, all of such facilities will be dedicated and
conveyed to the District.
By Amendment to Construction and Reimbursement Agreement dated August 17,
1998, between the Roaring Fork Water & Sanitation District, Aspen Glen Golf Company,
and the Board of County Commissioners of Garfield County, a mechanism has been put
in place by which Aspen Glen will pay for an expansion of the District's existing waste
water treatment plant by the addition of capacity in the amount of 107,000 gallons per
day. This plant expansion, together with the treatment plant's existing facility, also paid
for by Aspen Glen, provides plant capacity in excess of the needs of the Aspen Glen
PUD at build out. Excess capacity allocated to Aspen Glen is estimated to be at least 80
EQR'S. The developer of Coryell Ranch PUD has reached an agreement with Aspen
Glen to purchase 72 EQR's of plant capacity from Aspen Glen in a manner consistent
with the Out-of-District Sewer Service Agreement. Thus, the Applicant will pay for the
necessary treatment plant capacity to provide service to the Coryell Ranch PUD.
Furthermore, the Applicant and the District have reached agreement on a Pre-
Inclusion Agreement which sets out the terms and conditions upon which all of Coryell
Ranch will be annexed to and become apart of the District. A copy of the Pre-Inclusion
Agreement is included within Appendix I.
4:93 Alt utility and road plans shall be marked "Not for Construction".
RESPONSE: See Utility and Road Plans within Map Packet.
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4:94 Off-site road impacts shall be evaluatedfor subdivisions through completion of
a trffic study identi.fying the volume of trffic generatedfrom the development,
based on Trip Generation Rate calculations utilizing the most current Institute of
Trffic Engineers, Trip Generation Manual, to establish an Average Daily
Trffic UDD. The road impactfee shall be established as a result of entering
the applicable data identified in the Road Impact Fee calculation lMork Sheet
located in Appendix A.
RESPONSE: The Road Impagtrfl'ee calculation is based On Garfield County
Resolution No. 97-lll. Exhibi(Alo tbr:fBesolution indicates that Coryell Ranch
falls within Traflic Study 9. Y*nifi B/indicates the cost of one-hundred and
Twenty Two Dollars ($122.00) per At'erage Daily Trip (ADT). Table 1, Trip -
Generations, contained on page 7 of "Coryell Ranch TrafJic Impact Report" included
as Exhibit C.
Fifty percent (50%o) of the road impact fees shall be collected at the Final Plat for a
subdivision, if the affected County road project is scheduled to start within five years in a
Capital Improvements Plan adopted by the Board of County Commissioners. All other
road impact fees will be collected at the issuance of a building permit.
Any road impact fees collected will be put into a separate interest bearing account in the
County Treasurer's ffice, for each road that impactfees are collected. ARfees collected
and interest accrued must be spent on capital improvements to the specific road for
which the fees were collected within twenty (20) years of the date that the fee is
established. All capital expenditures must be consistent with the capital improvements
plan used as a basis for establishing the fee. If after twenty (20) years, the fees collected
have not been spent in accordance with the capital improvements plan used to establish
the fee, all fees will be returned to the land owner of the property assessed an impact fee,
with interest accrued.
To the extent the County has expended funds consistent with a capital improvements plan
for a particular road and a property owner has not paid a road impact fee as required
for a building permit which establishes additional ADT, the impact fee shall be collected
at the time a building permit is issued to recoup the expenditure. Any fees collected after
the completion of an identified road project, will be credited to the appropriate project
and witl be used to reimburse the County for the funds advanced to complete the project.
The County may use road impact fees for a speci/ic improvement identified as a critical
facility with a high priority -for health and safety reasons in a Capital Improvements Plan
adopted by the Board of County Commissioners, in advance of the completion of the
entire road improvement project. Any such use offunds must be consistent with the basis
for the impact fee. If, after the use of road impact fees for a critical facility road
improvement, the County fails to complete the entire project identified in the capilal
improvements plan within the twenty (20) year period of collection, the proportionate
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share, with interest, will be returned to the owner of the property subject to the impact
fee based on the actual amount of the expenditures made on a particular road system.
As a part of the Capital Improvements Plan, the Board may determine that certain
portions of the road improvements to a road are critical to complete, before there are
any additional traffic generating uses added to the road. If a development is proposed
before the County has scheduled to make the necessary improvements identified in the
Capital Improvements Plan, the developer may be allowed to pay the total cost of the
needed improvements prior to the County's schedule. The County will reimburse the
portion of the cost that exceeds the amount that would be applicable for road impact fees,
plus interest, by the time that the project had originally been scheduled to be completed.
If the Board of County Commissioners have not established a base road cost per ADT for
the area in question, the applicant will not be obligated to provide an analysis of the off
site road impacts.
RESPONSE: County Road 109 is scheduled for construction within five (5) years.
Consistent with this portion of the Code, the applicant will pay fifty (50) percent at
the time of the above-cited Road Impact Fee at the time of final plat. The remaining
fifty (50) percent wilt be paid at the time of issuance of the first building permit
within the PUD.
9:00
9:10
9:1 1
DESIGN AND IMPROVEMENT STANDARDS
GENERAL SITE STANDARDS
In designing and planning individual lots and street layout for a
subdivision, the constructed improvements and engineering design shall
conform to the provision of this Section 9:00, as well as to other
applicable Garfield County land use regulations and standards.
9;12 Land subject to identified natural hazards, such as falling rock, land slides, snow
slides, mud Jlows, radiation, flooding or high water tables, shall not be platted for dny
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. Land subject to flooding, or in a natural drainage channel, shall not be
piatted for occupancy unless adequate provision has been made to eliminate or control
any potential flooding. In no case shall a project con/lict with the standards and
requirements established in the Garfield County Floodplain Regulations.
RESPONSE: The applicant has addressed the known geotechnical and geological
hazards previously, and a Geologic Hazards Report is included within Appendix F'
and map sheets cited in the Report are included within the full-size map sheets
submitted with the application. The design for both the Coryell Ranch Subdivision
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and the Midland Point Subdivision have avoided all encroachment into the 100 year
floodplain.
g;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 (j0') to a live stream, lake or pond, regardless of the fact that
floodplain regulations may allow dwelling units located closer in some instances.
RESPONSE: The most significant physical features on the site are the slope south
of County Road 109 and the riparian areas associated with frontage on the Crystal
and Roaring Fork Rivers. Both of these areas will be left in their natural state. No
dwelling unit is proposed within thirty (30) feet of a live stream, lake or pond.
9:14 Public access and/or fishing easements to lakes, rivers and streams shall be
provided as a part of any development proposal where it is determined to be appropriate
by the Board of County Commissioners.
RESPONSE: A 10 foot public fisherman's easement has been provided along all
river frontage under the control of the applicant.
9:20
9:21
LOT AND BLOCK DESIGN
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.
RESPONSE: All lot sizes, width, depth and shape meet or exceed all requirements
contained within the Zoning Resolution and PUD Regulations.
9:21.1 Individual lot sizes may be increased by the County above the minimum
lot size allowed in the applicable zone district in areas posing a potential
health hazard due to soil conditions or geologt.
RESPONSE: The design for both subdivisions was based in part on known
geologic and geotechnical issues associated with the site. No building envelopes are
located in areas identified as having significant constraints.
9:2 I .2 Depth and width of lots shall be adequate to provide for the offstreet
service and parkingfacilities required by the type of use and development
contemplated.
RESPONSE: No on-street parking is proposed within either the Coryell Ranch or
Midland Point Subdivision.
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9:21 .3 Corner lots for residential use shall have extra width to permit the
required building setback from both roads, as required in the Garfield
County Zoning Resolution of 1978, as amended.
RESPONSE: All corner lots within the both subdivisions have a twenty-five (25')
foot setback on both frontages, consistent with the PUD setback requirements, and
those currently in place under the A/R/RD zone district.
9:22 In no case shall a lot be created with accesses onto a public or private
road with less than twenty-five feet (25') of street frontage.
RESPONSE: All tots within both subdivisions exceed the twenty-five (25) foot
frontage requirement.
9:22.1 Side lot lines shall be substantially at right angles or radial to road right-
of-way lines or centerlines.
RESPONSE: All side lots lines are substantially at right angles from road
centerlines. The only exceptions are isolated to several lots within the Coryell
Ranch Subdivision, where lot lines were partially driven by geotechnical, flood plain
and building envelope constraints.
9:30
9:31
STREETS AND ROADWAYS
Access to all subdivisions shall befrom a public street system.
RESPONSE: Access to both subdivisions is directly from County Road 109. All
roads will be private, and maintained by the respective homeowner's association.
9:32 Streets and roads shall be designed so that alignments will join in a
logical manner, such that adjacent road systems can be combined to form
a continuous route from one area to another.
RESPONSE: Due to fact the that the
Roaring Fork River and County Road
site.
property is framed by the Crystal River, the
109, this requirement is not applicable to the
9:32.1 Streets shall have the names of existing streets in the same alignment;
otherwise there shall be no duplication of street names in the County.
RESPONSE: To the best of the applicant's knowledge, the street names shown on
the Preliminary Plat have no duplication with existing street names in Garfield
County.
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/^-:::i *<
9:32.2 No more than two (2) streets shall intersect at one point, with a minimum
of two hundred feet (200') between offset intersections, unless otherwise
approved by the County Road Supervisor.
RESPONSE: There are no more than two (2) streets intersecting at any one point.
9;32.3 Streets shall be designed to bear a logical relationship to the topography.
RESPONSE: The roadways within Coryell Ranch and Midland Point will take on
differing characteristics. Those serving the large lots of the Coryell Ranch side will
take on a rural feel and will have gravel shoulders and open roadside ditches. The
roads within the more dense Midland Point area will be typical of a residential
neighborhood and have curb and gutter on both sides. The curb and gutter will be
a mountable curb, eliminating the need for curb cuts.
Road plan and profile views are shown on Preliminary Plan drawing Sheets
Rl thru R13. Typical cross sections are shown on Roadway Detail Sheet RDl. The
typical road section includes 3" of asphalt over 6" of Class 6 aggregate base course.
In areas where roads cross moderate risk subsidence areas, an additional sub-
excavation of three feet will be required. This sub-excavation will be filled with
compacted granular structural fill obtained from on-site sources.
The Coryell Ranch and Midland Point roadways have been designed in accordance
with the Garfield County Street and Roadway Design Standards contained in
Section 9:35 of the Subdivision Regulations. Typical turn radii are 25 feet at
intersections and cul-de-sacs The proposed roadway network will not require any
significant cut and fill, respecting the natural topography.
9:3 3 Cul-de-sacs and dead end streets may be designed under the following
circumstances:
A. Cul-de-sacs may be permitted provided they are not more than six hundred feet
(600') in length and have a turnaround radius of not less than forty-five feet (45')
from the center of the cul-de-sac to road edge and fifty foot (50') righrof-way for
residential development and not less than seventy-five foot (75') right-of-way for
commercial industrial development where tractor trailer trucks will enter the
property or by providing a T-shaped turnaround with a minimum turning radius
of fifty feet (50') for residential development and seventy-five feet (75') for
commercial/industrial development where tractor trailer trucks will enter the
property. The Board may approve longer cul-de-sacs for topographical reasons
and it can be proved that fire protection and emergency egress and access is
provided as a part ofthe longer design; and
RESPONSE: The applicant, consistent with the PUD process, requests a variance
to this standard. Stonefly Road, which extends from Coryell Ranch Road to the
NROCK
ScrErr
NgTUDIO
Coryell Ranch PUD
G afiield County, Colorado
Page 77
western reaches of the property, exceeds the 600 foot limitation. In recognition of
this portion of the Code, the applicant has shown an emergency access from the
Stonefly Drive cul-de-sac to an existing road that is located on the western edge of
the property that connects with County Road 109 near the existing bus turn-around.
All cul-de-sacs meet the forty-five (45) feet radius requirement.
B. Dead end streets shall be discouraged, except in cases where the dead end is meant
to be temporary with the intent to extend or connect the right-of-way in the future. If
a dead end street is approved, room for plowed snow storage shall be included by
providing a T-shaped turnaround with a minimum turning radius of fifty feet (50') for
residential development and seventy-five feet (75') for commercial/industrial
development where tractor trailer truclts will enter the property. A dead end street
being dffirent from a cul-de-sac in that a dead end street has no permanent
turnaround at the end of the street.
RESPONSE: No dead end streets are proposed within either subdivision.
9.34 All streets are dedicated to the public but all streets will be constructed to
standards consistent with these Regulations and repair and maintenance shall be the
responsibility of the incorporated Homeowners Association of the subdivision.
RESPONSE: Consistent with PUDs approved in the past, the applicant is
proposing that all streets within the Coryell Ranch PUD be private in nature,
subject to appropriate easements for access by emergency service vehicles and
personnel. It is not intended that roadways into either Coryell Ranch or Midland
Point will be gated. All maintenance of the roadways wilt be the responsibility of
each Homeowner's Association.
NROCK
6CKEEK
NsTUDIO
Coryell Ranch PUD
G arfrcld County, Colorudo
Page 78
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LAND TITLE GUARANTEE COMPANY
DISCLOSI.]RE STATEMENT
Required by C.R.S. l0-ll-122
A) The subject real propeny may be located in a special taxing district.
A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County
Treasurer's authorized agent.
The informadon regarding special districts and the boundaries of such districts may
be obtained from the Board of County Commissioners, the County Clerk and Recorder, or
the County Assessor.
Effective September l. 1997, CRS 30-10-406 requires that all documents received for recording or filing in the
clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of
at lease one half of an inch. The clerk and recorder may refuse to record or file any document that does not
conform' except that. the requirement for the top margin shall not apply to documlnts using forms on which
space is provided for recording or filing informaion at rhe top margin of the document.
B)
c)
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Old Republic National Title Insurance Company
ALTA COMMITMENT
Schedule A
Our Order No. GW23ll2E-2
Cust. Ref.:
Property Address:
Effective Date:March 30, 1999 at 5:00 P.M.
Policy to be Issued, and Proposed Insured:
'TBD'Commitment
Proposed Insured:
TBD
The estate or interest in the land described or referred to in this Commitment and covered herein is:
A Fee Simple
Title to the estate or interest covered herein is at the effective date hereof vested in:
CORYELL RANCH COMPANY. LIMITED LIABILITY COMPANY. A COLORADO LIMITED LIABILITY
COMPANY
The land referred to in this Commitment is described as follows:
SEE ATTACHED PAGE(S) FOR LEGAL DESCRIPTION
3.
4.
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Our Order No. GW23l128-2
tEGAt DESCBIPTION
A PARCEL OF LAND SITUATE IN LOTS 12 AND 13, SECTION 28 AND IN LOTS
I,2,8,9,I0,II.12.13 AND 19. SECTION 29, ALL IN TOWNSHIP 7 SOUTH, RANGE 88 WEST
OF THE SIXTH PRINCIPAL MERIDIAN. COUNTY OF GARFIELD, STATE OF COLORADO, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A FOUND B.L.M. ALUMINUM CAP IN PLACE FOR THE EAST I/4 CORNER FOR
SECTION 29. WHENCE A FOUND BRASS CAP L.S. 7734IN PLACE FOR THE NORTHEAST
CORNER FOR SAID SECTION 29 BEARS N OO DEGREES 27' 51" E A DISTANCE OF 2677.86
FEET. wITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO: THENCE N OO
DEGREES 27' 51" E ALONG THE EAST LINE OF SAID SECTION 29 A DISTANCE OF 154.77
FEET TO THE TRUE POINT OF BEGINNING FOR THE PARCEL DESCRIBED HEREIN; THENCE
ALONG THE NORTH, EAST AND SOUTHERLY BOUNDARY OF A PARCEL OF LAND DESCRIBED AS
IN BOOK 9I8 AT PAGE 366 TO 367 OF THE RECORDS OF THE GARFIELD COUNTY CLERK AND
RECORDER THE FOLLOWING 8 COURSES:
l) N 88 DEGREES 47', tL" W ALONG AN EXISTING FENCE LINE A DISTANCE OF 343.54
FEET:
2) S 03 DEGREES 08' 57" E ALONG AN EXISTTNG FENCE LINE A DISTANCE OF 287.7r
FEET:
3) N 76 DEGREES 59', 2r" E ALONG AN EXTSTTNG FENCE LINE A DISTANCE OF 9.75 FEET:
4) S 03 DEGREES 51' 05',W ALONG AN EXISTING FENCE LINE A DISTANCE OF
FEET:
5) S 30 DEGREES 25', 57', E ALONG AN EXTSTTNG FENCE LINE A DISTANCE OF 75.33 FEET:
6) S 39 DEGREES 4l' 10" E ALONG AN EXTSTTNG FENCE LINE A DISTANCE OF 193.84
FEET:
7) S 3l DEGREES t4', 48'. E ALONG AN EXTSTING FENCE LINE A DISTANCE OF 71.04 FEET:
8) S 23 DEGREES }r', 25" E ALONG AN EXISTTNG FENCE LINE A DISTANCE OF 73.27 FEET;
THENCE S 79 DEGREES 33' 53" E ALONG AN EXISTING FENCE LINE AND SOUTHERLY
BOUNDARY OF A PARCEL OF LAND DESCRIBED AS PARCEL A IN BOOK 929 AT PAGE I58 TO
I59 OF THE RECORDS OF SAID GARFIELD COUNTY CLERK AND RECORDER A DISTANCE OF
257.61FEET TO THE END OF SAID FENCE LINE; THENCE CONTINUING ALONG SAID
SOUTHERLY BOUNDARY S 79 DEGREES 33' 53" E A DISTANCE OF 7I.OO FEET TO THE
CENTERLINE OF THE CRYSTAL RIVER; THENCE ALONG THE CENTERLINE OF SAID CRYSTAL
RIVER THE FOLLOWING 4 COURSES:
1) S l0 DEGREES 45' 00" E A DISTANCE OF 262.02 FEET;
2) S t2 DEGREES 30' 00' E A DISTANCE OF 168.00 FEET:
3) S 26 DEGREES 00' 00" E A DISTANCE OF 219.00 FEET:
4) S 4l DEGREES 3s', 02' E A DTSTANCE OF 206.26 FEET TO A POINT ON THE EAST LINE
OF LOT 13 OF SECTION 28; THENCE S 0l DEGREES 00' 52" w ALONG THE EAST LINE OF
SAID LOT 13 (SAID EAST LINE ALSO BEING THE COMMON BOUNDARY LINE AS AGREED UPON
BY UNION OIL COMPANY OF CALIFORNIA AND JOHN K & BARBARA M. SNOBBLE. SAID
AGREEMENT BEING RECORDED IN BOOK 933 AT PAGE 836 TO 838 OF THE RECORDS OF SAID
GARFIELD COUNTY CLERK AND RECORDER) A DISTANCE OF 909.3I FEET TO THE SOUTHEAST
CORNER OF SAID LOT 13: THENCE ALONG A COMMON BOUNDARY LINE AGREED UPON BY
UNION OIL COMPANY OF CALIFORNIA AND THE CRYSTAL RIVER RANCH (SAID AGREEMENT
BEING RECORDED IN BOOK 912 AT PAGE 785 TO 789 OF THE RECORDS OF SAID GARFIELD
COUNTY CLERK AND RECORDER) THE FOLLOWING 20 COURSES: