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HomeMy WebLinkAbout1.02 Sketch Plan SubmissionThe Cottonwoods18 CONTEXT The Cottonwoods is located in western Garfield County on Kimball Creek Road (County Road 202). Kimball Creek Road is located off of Roan Creek Road (County Road 204) 10 miles north of I70 and the Town of DeBeque. The property is approximately 347 acres that extends primarily between the banks of Kimball Creek and Roan Creek. Their are very few neighbors adjacent to the boundaries of the project save Chevron and the Bureau of Land Management. Additional neighbors are shown on Figure 2. Figure 1 also shows the project in relationship to the surrounding intergovernmental referral entities of Mesa County and DeBeque to the south. Land Uses adjacent to the project include agriculture, low density residential, ranching and mineral extraction. The project sits at the gateway to the Kimball Creek valley, a valley that sits amongst some of the most precious land in the western United States. With habitat connectivity as one of the most critical components of maintaining healthy, intact landscapes this property and the valley that it protects is a critical link in the system that extends through Western Colorado. The topography of the area varies from flat drained farmland to gentle sage slopes that transition into steeper pine, juniper hills and finally the steep layered escarpments so picturesque of the area. The property vegetation consists of partially irrigated hay meadows, pinion and juniper tree stands and sage grasslands. The main uses of the project are centered around three beautiful old cottonwoods that stand sentry at the western edge of the current hay and grazing field and form a natural boundary between the meadow and sage grasslands. View of the cottonwoods at the western edge of the hay meadow and facing north with a view of the Roan Plateau. Application for Major Comprehensive Plan Amendment and Sketch Plan Review 19 FIGURE 1: VICINITY MAP - 3 MILE COTTONWOODS VICINITY MAP GARFIELD COUNTY, CO 1FIGURE7S 9, 10 & 15 RML RPM, Inc.1 RML RML LEGEND R O A N C R E E K KIMBALL CREEK R O A N C R E E K R D . 1 6 31 31 36 T7S, R98W T6S, R98W 98W KIMBALL CREEK ROAD GARFIELD COUNTY The Cottonwoods20 FIGURE 2: VICINITY MAP - 200 FEET COTTONWOODS VICINITY MAP GARFIELD COUNTY, CO FIGURE7S 9, 10 & 15 RML RPM, Inc.2 RML RML LEGEND RO A N C R E E K KIMBA L L C R E E K R O A N C R E E K R D . 98W 10 9 16 15 KIMBALL CREEK ROAD A BC E F D G G G A Application for Major Comprehensive Plan Amendment and Sketch Plan Review 21 OFF-SITE AND ON-SITE FEATURES Drainage features both on an off site include the primary drainages of Roan Creek and Kimball Creek which extend north-south and east-west respectively. Other off-site drainages are ephemeral and run only during spring run-off and large cloud burst storm events. Ditch structures include the HVC&S Ditch (serviced by the HCV&S Headgate, ID# 550 on Roan Creek), indicated on Figure 3 and other feeder ditches that serve to flood irrigate the hay meadow. The primary ditch would remain and the smaller feeder ditches in the meadow would be abandoned in the proposed development. There are no wetland, hazard, or geologic features of significance on the property. The area to the north of the property has the only sloped area of any significance as well as characteristics indicative of an alluvial fan. This area is where the single family lots are currently planned, although these homesites have been carefully placed to nestle into the foot of the sloped terrain and impact the steeper terrain to the least extent possible. The aspect in this area varies from southern to eastern and provides an excellent opportunity for passive solar capture for the single family homes. The main campus sits in the meadow and edge of the sage grasslands where the slopes are very gentle and vary only slightly between 2-5%. The soils in the valley site are predominately alluvial fan deposits from flood and debris flows from the Kimball Creek Valley and adjacent side slopes. The underlying soils consist of sandy silts and clay from the sandstones, siltstones and mudstones that dominate the geology of the region. The site is capped with approximately twelve to fifteen inches of topsoil that have been farmed for approximately the last one hundred and twenty years. The homesite geology is predominately weathered or decomposed sandstone, siltstone and mudstone rock layers with some evidence of debris flows in the existing valleys and washes in the vicinity of the homesites. Increasing evidence of debris and alluvial flood deposits are evident farther downslope into the existing fields. The Kimball Creek drainage as it extends through this property is incised anywhere between twenty and thirty feet. The proposed project buildings will accommodate a significant setback from this top of slope and the top portions of the slope will be laid back and revegetated to mitigation any pedestrian hazards. SEE FIGURE 3: ON AND OFF SITE FEATURES MAP This photo up Kimball Creek Road shows the hay field to the north (photo right), shallow sloping sage grasslands, slightly steeper juniper pine hillsides and geologic escarpments in the distance. This varied terrain is just one of the elements that makes this area of Garfield County so special. The Cottonwoods22 PROPOSED LAND PLAN As you turn onto Kimball Creek Road from Roan Creek Road you will proceed approximately 1/4 of a mile along Kimball Creek Road. Once you pass over Roan Creek you are at the eastern boundary of The Cottonwoods project. At the eastern boundary and the entrance of the project is our maintenance and employee housing facility. Strategically located at the entrance the service, maintenance and employee facility keeps eyes on the road for security as well as convenience. The next building to the west is the Eco-machine wastewater treatment facility. This state-of-the-art facility will return water to the groundwater table at a drinkable quality level. This wastewater facility is part of the larger story of water on this project. The intention of The Cottonwoods project is to elevate the care of water in the environment and show that this precious resource can be extracted, used and returned to our environment without exploitation or abuse. The main portion of the campus is centered around three old cottonwoods that stand at the upper edge of the hay meadow. To the south extends the High Lonesome Institute (HLI). See Figure 4 for the general layout of the HLI and trustees areas. HLI facilities include an auditorium, classrooms, laboratories, board room, administrative offices and supplemental uses. Support facilities include storage and accomodations for HLI. These living facilities include larger professorial apartments and smaller co-housing dormitories for graduate students. The northern arm of the campus is the trustee’s portion of the campus, primarily living facilities. This area includes small 2 and 4 bedroom cabins that all orient to the pond and wetland area. At the center of the campus is a gathering space, the Kimball Creek Lodge. This eco-lodge will bring together the trustees and scientists to meet, gather, eat and sleep. The lodge and trustee’s clubhouse will also provide a starting point for trustee’s and their guests to enjoy the larger landscape, including hunting, fishing, hiking, etc. Trustees also have a kids clubhouse and exercise facility to enjoy when they visit the ranch. To the north of the property is another residential component of the project which includes +/- 9 single family homesites. These homesites include a 1/2 acre building envelope and 2-acre lot. See Figure 4 for location and layout of the single family homesites. See Figure 5 for a more detailed site plan of the main campus area. The tentative program provided on page 23 is subject to change as the plan is finalized and the PUD process moves forward. Final uses per Use Table 3-503 of the ULUR include: Residential Uses• Dwelling, Single Unit, 2-Unit, Multi-Unit Public Institutional Uses• Helistop, Educational Facility Commercial Uses• Lodging Facilities, Major Industrial Uses• Utility Distribution Facility Utilities• Solar Energy System, Water Tank or Treatment Facility, Pipeline Application for Major Comprehensive Plan Amendment and Sketch Plan Review 23 PROGRAM SUMMARY HIGH LONESOME INSTITUTE FACILITIES AUDITORIUM/MULTI‐PURPOSE CENTER SQUARE FOOTAGE Auditorium/Special Events Functions 50‐200 People @ 22 sf/person Catering Kitchen/Pantry Furniture Storage Audio Equipment/Storage Mechanical Equipment Janitor Circulation 6,000 CONFERENCE ROOM/BOARD ROOM Board Room Restrooms Janitor Electrical Equipment Mechanical/Storage Circulation 3,000 FOYER/EXHIBITION HALL AND GALLERY 1,000 HLI VISITORS RECEPTION CENTER Display HLI Bookstore/Gift Shop/Small Grocery Store Restrooms Storage Mechanical 1,800 ADMINISTRATION BUILDING Director's Office ( 20'x20', connects to Board Room) Assistant Director's Office ( 15'x20') Accountant ( 10'x20') Reception ( 20'x20') Data Manager ( 10'x15') GIS Manager (10'x15') Ecologist (10'x15') Education Director (15'x15') Storage (15'x25') Break Room/Kitchen (20'x20') Restrooms ( Share With Visitors Center, Gallery) Circulation (12'x45') HVAC Mechanical ( Shared With Board Room)3,500 CLASSROOMS Boardroom (20'x25') Classroom #1 (20'x25') Classroom #2 (20'x25') Classroom #3 (20'x25') Restrooms, Men and Women ( 20'x20') Circulation 2,700 LABORATORIES Dry Lab (12'x25') Wet Lab (12'x25') Water Analysis (12'x25') Freezers (12'x25') Storage (12'x25') Kitchen/Break Room (12'x20') Restrooms (20'x20') Entry/Mudroom (12'x25') Mechanical (12'x20') Circulation 4,000 LABORATORY OFFICES Laboratory Offices, 10‐ 12'x20' Circulation 3,000 HLI ACCOMODATIONS HLI Director's Apartment Professorial Apartments, 2 @ 800 sf Graduate Dorms ( 8‐16 Persons/Building)6,500 DRY STORAGE 3,000 TOTAL HLI FACILITIES PROGRAM 34,500 HIGH LONESOME INSTITUTE TRUSTEE'S FACILITIES TRUSTEE'S CLUBHOUSE SQUARE FOOTAGE Main Floor Game Room and/or Library Great Room/Lounge Area Dining Area ( Seating for 16 +) Men's Restroom Women's Restroom Stair/Vertical Circulation Entry Foyers Bar Catering Kitchen ( Linked to Kimball Creek Lodge) 5,500 Second Floor Founder's and Guest's Suites ( 4‐ 617 sf) Housekeeping Maintenance Vertical Circulation Circulation Janitor 4,000 KIMBALL CREEK LODGE ( "ECO‐LODGE") Lower Floor Lake Exhibition Hall Main Exhibition Hall and Multi‐Purpose Space Restrooms ( Men and Women) Mechanical Storage Vertical Circulation Circulation 4,700 Main Floor Reception/Concierge Storage Closet Gallery/Circulation Dining Room ( 12‐16+) Kitchen Pantry/Food Prep Great Room Vertical Circulation Circulation Restrooms ( Men and Women) Mechanical Storage 5,200 Upper Floor Accommodations 6‐450 sf/Room Circulation Vertical Circulation Housekeeping 3,900 TRUSTEES'S FITNESS ROOM AND SPA 2,500 TRUSTEE CABINS 20 Cabins 6 ‐ 2 Bedroom Cabins @ 2,200 sf/cabin 14 ‐ 4 Bedroom Cabins @ 2,600 sf/cabin 49,600 EMPLOYEE HOUSING HLI Manager's Residence Single Family Residence Year Round Co‐Housing 5,000 MAINTENANCE Maintenance Barn Compost/Garbage Collection Barn 8,000 ECO‐MACHINE WASTEWATER TREATMENT FACILITY 4,500 CENTRAL GEO‐THERMAL PLANT 1,200 TOTAL HLI FOUNDER'S FACILITIES 94,100 The Cottonwoods24 CIRCULATION Traffic accessing the project will utilize the DeBeque Exit from I70 and DeBeque arterials. Limited impact will be noted in these areas. All roads within the project will be private roads with four entrances on to Kimball Creek Road. Road widths are comprised of three main widths, a 12’ emergency connector road with reinforced grass surfacing, 12’ gravel road with pull-offs for emergency services and a full width 20’ gravel road. The 20’ gravel road that connects to the single family homesites will also have pull-offs as indicated on the circulation plan. There is a cul-de-sac turnaround at the end of the single family homesites to direct homeowner traffic away from the meadow and maintain vehicle trips on the two lane road. This turnaround has been oversized in order to accomodate several fire trucks. Knockdown bollards will be used at either end of the emergency access road in the north meadow so fire trucks can easily access the road but private vehicles will not be allowed on this road. The 12’ emergency access roads serve a dual purpose as part of the trail system and will accomodate foot, horse and golf cart (or similar) access. Primary access to the campus from the single family homesites will be pedestrian or golf cart (or similar) access only and is over the pedestrian bridge over Kimball Creek. Vehicular circulation and service is relegated primarily to the outside of the campus with the area around the ponds being strictly pedestrian. Parking areas as well are clustered on the outside of the campus with only every day lots paved (or gravel), while others use alternative grass reinforced surfaces. Parking areas are also sized to be fire turnarounds and staging for service trucks. An extensive trails network connects the entire campus. The initial circulation plan has been reviewed by DeBeque Fire and Rescue and Garfield County Road and Bridge. We anticipate staying in close contact with these agencies as we further develop the plan. SEE FIGURE 6: CONCEPTUAL CIRCULATION AND EMS PLAN LANDSCAPE The landscape plan consists of six primary zones. Plantings will serve functional , aesthetic, ecological and environmental purposes. Native and adaptive plants will be carefully selected for their ability to scrub the water, direct wind and views, provide seasonal interest and create habitat. The landscape will enliven multiple senses as flowers bloom, grasses dance in the breeze, leaves rustle gently and our edibles awaken the taste buds. Our initial review with the GarCo Vegetation Manager has yielded information regarding a significant spotted knapweed issue on the property and its surroundings. An extensive Landscape Management Plan will be developed as part of the PUD process that will guide both the eradication of invasives as well as the establishment and management of the new landscape. Zone 1 (Rythmn) is the area of the landscape primarily around the ponds. There will be movement and vibrancy here but these areas will also provide tranquility and repose. The biodiversity in this area is high as is the human intervention in this zone. This zone is also our primary teaching area with outdoor classrooms interwoven with trails and interpretive signage explaining the technical aspects of the water and plant systems. This area will include the following functions and program elements: Biotreatment Ponds• Trails• Small Beach Areas• Community Fire Pit• Interpretive Signage• Sitting & Viewing Areas• Application for Major Comprehensive Plan Amendment and Sketch Plan Review 25 Outdoor Classrooms• Zone 2 (Atrium) is located directly outside the buildings and creates a seamless indoor/ outdoor experience and provides power cost expansion space for the buildings. Plantings here will be edibles, ornamentals and lawn grasses. This zone will also have critical micro-climate elements that shade buildings in the summer and allow solar access in the winter. Program elements in this zone include: Small Outdoor Play Areas• Events Lawn• Trustee’s Patios and Water Features• Small Outdoor Lawns and Gardens• Kitchen Gardens• Zone 3 (Curtain) is used to ‘nestle’ the campus into the land. The curtain is also used to craft and control viewsheds, especially along Kimball Creek Road. This zone utilizes evergreens to screen the campus, parking, etc. Other elements used in this area to achieve the curtain effect include: Vegetative Roofs• Grasspave Parking Lots• Selective Evergreen Plantings• Entry Road Plantings• Zone 4 (Productive) is used as a physical and visual buffer to the Roan Creek and Kimball Creek drainages. Orchard trees and productive understory brambles and berry shrubs will not only provide edibles for the lodge and residents but also provide a physical barrier between the habitable landscape and the bluff edges of the drainages. Zone 5 (Restorative) consists mainly of the restored meadow. There is a possible partnership with the BLM to establish this area with native grasses and develop a seed export program. Zone 6 (Transition) is a transition zone. This area extends all around the campus and is use to transition the vegetation from the developed area back to the native landscape. The transition zone also plays a critical role in certain areas as a defensible space zone. This zone is critical to make sure that the campus does not look out of place or foreign in the overall landscape. GRADING AND DRAINAGE The proposed site is located on an old alluvial fan with grades ranging from 1 to 6%. The fall across the meadow area is fairly consistent from the northwest to the southeast. The proposed development will follow the site grading. We envision minimal storm water conveyance systems and generally any conveyance will utilize surface infiltration techniques. Proposed road alignments will follow existing contours with grades ranging from 1 to 5%. Grading adjacent to the county road has been reviewed in concept with Garfield County Road and Bridge and they see no issue as long as positive drainage is maintained off the road. The Cottonwoods26 UTILITIES Electrical Utility Plan The proposed cottonwoods will be served with single phase electrical power by the Grand Valley Power utility company. Existing infrastructure consists of over head power lines extending from Roan Creek road up Kimball Creek Road approximately 5 ½ miles to the existing Kimball Creek headquarters. We are proposing to bury the existing overhead power lines, along Kimball Creek Road, from the Roan Creek bridge up valley approximately 1 ¼ miles. The main service line for the HLI Campus and Trustee’s Club will follow the proposed main entry road alignment and service all of the proposed buildings and infrastructure. Design details such as converters, transformers and meter locations will be determined in final design with utility company. The main service line for the proposed single family residences to the north of Kimball creek will follow the proposed road access alignment. Converters, transformers, and meter locations will be determined in final design with utility company. A ‘Will-Service’ request for the proposed development has been made to Grand Valley Power. Compressed Natural Gas Utility Plan The High Lonesome Ranch is proposing natural gas exploration in the Kimball Creek valley with several large energy companies in an effort to convert the majority of their infrastructure and rolling stock to Compressed Natural Gas (CNG). We are proposing to supply infrastructure and single family homesites with CNG from these explorations. Main service lines for HLI and FC infrastructure will be located along the proposed main road alignments. Compressor location, distributions and pressure controls, meters, and other design criteria will be determined in final design. It may be necessary to include a pressure boost tank or storage tank in the final design. If these components are required they will be located to the south of Kimball Creek Road at the maintenance facilities. The main supply line for the single family homes, located north of Kimball Creek, will follow the proposed pedestrian bridge and access road alignment. Each of the proposed single family homes will be metered separately. Distributions and pressure controls, meters, and other design criteria will be determined in final design. Connection fees and usage rates will be determined by the developer and outlined in the Purchase agreement and design guideline documents. Communication Utility Plan Telephone service will be provided by Century Link. Existing underground telephone service lines extend up Kimball Creek road from Roan Creek road. Proposed main service lines will follow the main entry road alignments. A ‘Will-Service’ request for the proposed development has been made to Century Link. Application for Major Comprehensive Plan Amendment and Sketch Plan Review 27 We are proposing the installation of a satellite collection facility and fiber optic line distribution within the development to accommodate internet, television, and other communication services. Final design details to be determined. Geothermal Heating and Cooling Facility In accordance with the High Lonesome Ranch’s vision of utilizing the natural resources of the property we are proposing the installation of geothermal heating and cooling facilities for the main High Lonesome Institute complex and the Kimball Creek Lodge. The existing fine grain soils at the sight are conducive to buried radiant piping for geothermal heating and the proposed water features will be utilized as heat sinks for geothermal heating. We are proposing to locate the geothermal heating/cooling plant in Building 12 as depicted on Figure 5. Solar Utility Plan We are proposing the installation of electrical solar panel arrays at the maintenance facilities south of Kimball Creek road. We envision a metered connection to the proposed underground single phased power supply line along the Kimball Creek road alignment. The power supply by the proposed solar array will augment total power usage by the proposed development. The development will also take advantage of significant passive solar design in the final design of the built environment. Water Supply Utility Plan We are proposing the development of high production water wells near the existing Kimball Creek ranch headquarters located 5 1/2 miles upvalley. Water supply from these wells will be conveyed to the proposed development and single family home sites by main line water pipe through High Lonesome Ranch properties. We are proposing the installation of a large underground cistern at a location up valley that will provide adequate water pressure to the facilities and peak flow demands. Water supply distribution to the proposed facilities will follow proposed access road alignments. Water quality testing is being conducted and any required water treatment is unknown at this time. If water quality tests dictate significant treatment, we will propose a reverse osmosis treatment or bioremediation facility to handle the potable water requirements for the development of the site. Final pipe sizes, location of cistern, distribution lines, connections, pressure valves, isolation valves, etc. will be determined at final design. The Cottonwoods28 Wastewater Utility Plan In accordance with the project’s vision to utilize the natural resources of the property, we are proposing a” Living Machine” to treat the wastewater for the site. A “Living Machine” utilizes gravel filtration and native plant materials, including wetland treatment, to efficiently treat wastewater beyond current health standards. It is our understanding that the “Living Machine” process is considered an experimental system by the state of Colorado. In accordance with state subdivision and wastewater regulations we are concurrently proposing a secondary treatment facility and standard drain field distribution. In accordance with state law the permitting of the “standard system” will allow us to meet the requirements of the PUD process while we pursue the experimental permitting requirements. Main line collection and distribution lines will primarily follow the proposed main road alignments and gravity flow to the treatment facility for HLI and FC facilities. We are proposing gravity collection lines and lift station/ force mains from the employee and maintenance facilities to the proposed wastewater treatment facility. The proposed single family residence will be serviced by gravity flow collection lines to two secondary treatment and drainfield distribution facilities located north of Kimball Creek as depicted on the site map utility plan. Average and peak flow demands, gravity collection lines, manholes, force mains, lift stations, treatment facility and drainfield details will be determined in final design. SEE FIGURE 7: CONCEPTUAL UTILITIES PLAN Application for Major Comprehensive Plan Amendment and Sketch Plan Review 29 Visual Analysis The main campus is located in the hay meadow and does not impact any ridgelines. The landscape plan describes the screening that will be utilized to blend the project back in to the landscape. The single family units are located at the toe of the slope and do not break any ridgetops.