HomeMy WebLinkAbout1.0 ApplicationGARFIELD COUNTY
Building and Planning
MEMORANDUM
TO: SUBDIVISION REVIEW AGENCIES
FROM: GARFIELD COUNTY PLANNING DEPARTMENT
DATE: FEBRURY 23, 1996
RE: LOS AMIGOS RANCH AMENDED P.U.D./SKETCH PLAN
Enclosed is a copy of the LOS AMIGOS RANCH AMENDED P.U.D./SKETCH PLAN
submittal. Per the Garfield County Subdivision Regulations of 1984 and C.R.S. 30-28-136, 1986,
as amended, these documents are provided to you for your review and comment.
The Sketch Plan will be reviewed by the Garfield County Planning Commission on March 13,
1996. In order to include your comments in the staff packet to the Planning Commission, please
submit your comments by March 6th, 1996.
We appreciate your help. If you have any questions or concerns about this submittal, please feel
free to give us a call.
109 8th Street, Suite 303
945-8212/285-7972 Glenwood Springs, Colorado 81601
• •
MEMORANDUM
TO: Dean Gordon, SGM
FROM: Mark Bean, Garfield County
DATE: April 24, 1996
RE: CR 114 estimated buildout for traffic impacts
Based on the County's Comprehensive Plan for Study Area I, Proposed Land Use
Districts maps, as they apply to the Spring Valley area identified in the enclosed
graphic, the following residential densities were calculated. There are three scenarios,
based on the minimum, maximum and mean buildouts. These scenarios are based on
the recommended density ranges. I would suggest that we use the mean numbers as a
basis for coming up with a proposed impact fee. The following numbers are proposed:
Low Density
(10+ac/du)
Med. Density
(6-9 ac./du)
High Density
(2 or less ac./du)
Area
1002 ac.
9259 ac.
7 ac.
Mie Mean Max.
28du 44du 100du
1028 du 1234 du 1543 du
3 du 5 du 14 du
Total 11298 ac. 1059 du 1283 du 1657 du
Plus PUD's 633 du 633 du 633 du
(LARP, Lake Spgs.)
1692 du 1916 du 2290 du
As noted in our conversation, there are no CMC numbers.
•
1 .f
4/1/41%
neY,s ,
O.S. (Open Space)
S.S. (School Site)
N.C. (Neighborhood
Commercial)
M.F. (Multi Family)
R.R. (Rural
Residential)
S.F (Single Family)
DISTRICT
Ranching, farming
and general
agricultural
services, land to
preserve as open
space as part of
P.U.D. submission.
Farm structures
necessary to
agricultural
operation.
Elementary school,
nursery
Same as S.F.-retail
groceries,
drugstore, laundry
service, furniture,
appliances,
hardware, clothing,
garden supply,
personal services,
restaurant and
indoor recreation
Single family, two
family and multiple
family dwelling, and
customary accessory
uses, town house,
common wall design,
conditional uses
same as S.F.
Same as S.F.
Same as S.F.
Single family
dwelling, home
occupation as
conditional
PERMITTED
CONDITIONAL
USES
Z
N/A (central sewer)
m r
I'D CI
FS H
rt,x
rr
h0.
w
r
40,000 sq. ft.
(central sewer)
35 acres (ISDS)
10,000 sq. ft.
(central sewer)
65,000 sq. ft.
(central sewer)
2 acres (ISDS &
central sewer)
H
OH
7 q
Z
q
Z
q
In
o
x
In
o
x
Z
>
N
Ln
x
F-'
o
x
MAX.
LOT
COVERAGE
z
y
z
q
25' front and back
10' sides
25' front and back
10' sides
r
o
o
25' front and back
10' sides
50' front and back
40' sides
yX
W N
yz
{i H
nIP4
w
Z
ZN
m
W
o
N
m
N
m
24' with limited
variance to 28'
MAXIMUM
HEIGHT
z
v
z
v
�,
z
r
.10 of total HDSF
area
`
0
y
z
0
LI
H
SZDI2LLSIQ
V ZIBIHXH
• •
LOS AMIGOS RANCH HOMEOWNERS ASSOCIATION
MINUTES - MARCH 26, 1996 MEETING
This meeting was held at 7:00 p.m. in the Los Amigos Ranch Office located in the
A -frame garage, 2929 County Road 114, Glenwood Springs, Colorado pursuant to the
Notice dated March 5, 1996.
Rob Iwamoto, Steven Braden, Jerry and Lynn Longbons, Jean Huyser, Frank and
Michelle McLaughlin, Chuck McCurry, Don and Linda Whildin, Jim Wentzel, A.G. and
Carolyn Edwards, Greg Boecker and Tom Neal were in attendance.
1. Minutes of the last meeting were summarized by Greg pursuant to unanimous
consent. Upon motion by Michelle, seconded by Jean, the minutes were
unanimously approved.
2. The financial status of LARHA was summarized by Greg. The current balance is
$38,711.01 of which $2,000 is allocated to fire boxes, $24,500 is allocated to tree
planting along the RMNG/PSCo gasline and $6,000 is allocated to RMNG/PSCo
road damage. This leaves $6,217.01 unallocated.
3.a. The RMNG/PSCo settlement was discussed. The following are the major items:
a. RMNG/PSCo paid LARHA a total of $30,500 ($24,500 for tree planting over
the next 3 years and $6,000 for road damage).
b. RMNG/PSCo remains responsible for grass revegetation, rock removal
behind the corral, weed suppression, replacing disturbed property pins, and
any additional compaction required on both road, cuts and Pinion Drive cul-
de-sac.
3.b. Tree planting was then discussed. It was agreed that the preferred approach would
be to plant different sizes of pinion and spruce trees in clumps where visual
screening would be maximized (for example, along roadways). Consideration
should be given to proximity of water source (i.e. fire hydrants) to minimize
expenditures on piping for the drip systems necessary for the first 3-4 years after
planting. Lynn and Jean agreed to begin conceptualizing the general layout of tree
plantings with input form the most affected homeowners and Greg as the Los
Amigos Ranch manager. Greg was directed to explore the survivability and cost of
transplanted pinions. Information on trees and recommendation as to layout are to
be submitted to LARHA for further action.
• •
4.a. The left turn lane at the entrance was discussed. After ironing out right-of-way
legalities, LARP will construct the turn lane this June/July while CMC is out of
session. It will be constructed of asphalt and at it's widest point (below and at the
entrance) it will extend approximately 10 feet on either side of the existing Country
Road 114.
4.b. Chip -sealing the interior roads in the development was discussed. Last year LARHA
authorized spending $6,000 ± to resurface the road from the entrance curve to the
mailboxes, avoiding patchwork repairs. The deteriorating condition of the other chip -
seal surfaces was discussed. The combination of age, RMNG/PSCo traffic and a
rough winter has severely impacted all existing chip -seal surfaces raising the
question of whether all the chip -seal and should be redone. Economics and the
increased maintenance and base prep costs occasioned by delay were discussed.
The homeowners expressed a desire to avoid a patch work approach and resurface
all the chip -seal roads at once if it was financially feasible.
Greg estimated the total costs to about $18,000 which may or may not require a
$100 ± per lot increase in homeowners fees next year. After further discussion, Jim
moved that all chip -seal surfaces be resurfaced this spring if the total cost was no
more than $18,000± 5%. Chuck seconded the motion and it was unanimously
approved.
4.c. Chip -sealing driveways was discussed. Greg stated that the anticipated cost would
be $3.50 to $7.00 per square yard of surface area depending on the base prep
required (i.e. blading, additional road base, compaction, etc). For a 12 foot wide
driveway this translates to approximately $4.50 to $9.00 per lineal foot. All
homeowners with driveways expressed interest. Greg was directed to get specific
bids for each driveway so the homeowners could make an informed decision.
5. Los Amigos Ranch Partnership's proposed PUD Amendment was discussed. The
Amendment's proposals to move the neighborhood commercial away from the
entrance, decrease the density in the lower valley, remove the townhomes and
associated road, move the school site, turn single family zoning into open space
along Los Amigos Drive and turn rural residential zoning west of Subdivision II into
one single family lot and open space were unanimously seen as positive changes.
No opposition being voiced or changes proposed, Greg asked that the LARHA
resolve to be co -applicants in the proposed PUD Amendment. Upon motion by Don,
seconded by Michelle, LARHA unanimously resolved to join Los Amigos Ranch
Partnership as co -applicants in the proposed PUD Amendment
• •
6. Other Matters -
a. Entrance - Several homeowners expressed a desire to have a nice entrance
and sign and various ideas were discussed centering around a non -illuminated sign
and entrance constructed of native stone and wood. Incorporation of the old stone
pillars south of the entrance was considered desirable if practicable. Tom
expressed the practical desire of waiting until the left turn lane was completed this
summer before finalizing the entrance design, but asked for any and all suggestions
from drawn designs to photographs of other entrances to be presented to Greg for
further consideration. Greg is to investigate masonry costs and the possibility of
using native stone.
b. Mailboxes - The location and design of the permanent mailboxes were
discussed. Ideas ranged from a bermed turnout to a stone wall containing the
mailboxes. It was generally agreed that if a stone structure is used, it should
compliment the entrance design and materials. Location was seen as a limiting
factor to design, requiring prompt identification before the chip -sealing of the road
in May. A.G., Jim, Lynn and Jerry agreed to serve on a mailbox committee to
investigate the best mailbox location and design and report back to LARHA.
c. Officers - Lynn brought to LARHA's attention that LARHA officers were not
elected at the last annual meeting. Rob moved that the current officer's term be
extended to the next annual meeting. Chuck seconded the motion and it passed
unanimously.
d. Snowplowing - Greg estimated the snowplowing costs this winter to be
$3,000 ±. A general discussion regarding unsatisfactory driveway plowing followed.
It was generally agreed that Los Amigos Ranch would continue to use its truck and
employees to plow roads but driveways would be the responsibility of individual
homeowners.
e. Animal Control - Greg asked that a committee be formed to flush out the
animal control policy desired by the homeowners. Increasing population and county
oversight through the development process requires a more detailed policy with
specific mechanics of enforcement to avoid future problems and potential county
intervention. Carolyn, Jean and Rob agreed to draft proposed regulations prior to
the County Commissioners hearing on the proposed PUD Amendment.
7 No other matters coming before LARHA. The meeting was adjourned.
LARHA
Description of Phase
Approximately 40 lots on
road to water tank, and
water tank.
Approximately 45 lots on
loop southwest of water
tank, north of Los Amigos
Drive
Approximately 45 lots
through second draw.
Approximately 40 lots
through two fingers, west of
third draw
Remaining single family lots,
four rural residential lots
and 80 high density single
family lots in lower valley
LOS AMIGOS RANCH
PHASING PLAN
Commencment Date
(Submission of
Preliminary Plat)
December 31, 1996
December 31, 1999
December 31, 2002
December 31, 2005
December 31, 2008
EX /11
Completion of
Development
December 31, 1998
December 31, 2001
December 31, 2004
December 31, 2006
December 31, 2010
•
DEVELOPMENT AGREEMENT
WHEREAS, the Los Amigos Ranch Partnership has tendered a
proposed Amendment to Planned Unit Development to the Board of
County Commissioners of Garfield County, Colorado, requesting
approval of that extensive development plan; and
WHEREAS, the Board of County Commissioners of Garfield County,
Colorado, has determined that such plan should be granted subject
to extensive conditions, specifically including a detailed phasing
plan.
NOW, THEREFORE, BE IT AGREED BY AND BETWEEN LOS AMIGOS RANCH
PARTNERSHIP AND THE BOARD OF COUNTY COMMISSIONERS OF GARFIELD
COUNTY, COLORADO, AS FOLLOWS:
1. The Amended PUD plan submitted by the Los Amigos Ranch
Partnership on or about February 12, 1996, and conditionally
approved by the Board of County Commissioners on May , 1996
shall be deemed to be a site specific development plan entitling
the developer to certain vested rights as set forth in Section 24-
69-101, et seq., C.R.S., as amended.
2. The proposed Amended PUD as conditionally approved,
contains a specific phasing plan at paragraph of that
Resolution. Additionally, the magnitude of the proposed project,
including a transfer of water delivery facilities to the Los Amigos
Ranch Homeowners Association, on an off site road improvements, and
development of over 300 housing units, requires that the Board of
County Commissioners extend the period for vested rights attaching
to that site specific development plan to and including the period
of May , 1996 through and including December 31, 2010.
3. The approval of the Amended Los Amigos Ranch PUD,
together with the extended period for vested rights is specifically
conditioned upon strict compliance with all of the terms and
conditions of the approval of that PUD as set forth in the
Resolution of May , 1996. The developer shall comply
strictly with the terms of phasing set forth in paragraph of
that Resolution. By specifically noting that strict compliance is
needed with the terms of phasing, neither party herein diminishes
the obligation of the developer, Los Amigos Ranch Partnership, to
comply with all of the conditions set forth in the approval of that
PUD. The parties to this agreement recognize that the failure of
the applicant to comply with any of the terms and conditions of
approval of the PUD as set forth by the Board of County
Commissioners, shall subject the applicant to a forfeiture of the
vested rights agreed to herein, as set forth in Section 24-68-
103(1), C.R.S., as amended.
1 •
DONE AND AGREED TO this day of , 1996.
BOARD OF COUNTY COMMISSIONERS
ATTEST: OF GARFIELD COUNTY, COLORADO
By
Clerk to the Board Chairperson
LOS AMIGOS RANCH PARTNERSHIP
By
Thomas E. Neal
General Partner
Development Agreement
Los Amigos Ranch Partnership
Page 2
•
(970) 945-1004
FAX (970) 945-5948
SCHMUESER
GORDON MEYER
ENGINEERS
SURVEYORS
•
118 West 6th, Suite 200
on gs, CO 81601
April 30, 1996
Mr. Mark Bean, Planning Director
Garfield County
109 Eighth St, Ste 303
Glenwood Springs CO 81601
RE: County Road 11 Road Impact Fees
Dear Mark:
Subsequent to our meeting to discuss County Road 114, I have proceeded to prepare this
letter report on possible road impact fees.
In preparation of this report, I have discussed briefly with Mr. Dennis Stranger his anticipated
methodology for analyzing the Four Mile Road corridor, received from your office an estimated
dwelling unit count based on the Comprehensive Plan, reviewed the HNTB Four Mile Corridor
Draft Report and performed a site survey in the field.
Existing Roadway Conditions
For purposes of this report, I have assumed the study section to be from the intersection of
the highway frontage road adjacent to Highway 82 to the entrance point of the Pinyon Pines
housing area just beyond the CMC entrance. I further divided that study reach into three
sections as noted below, these study sections having common existing physical conditions.
A. Segment 1 -- Frontage Road to Switchback Curve
1. Total distance -- 1.85 miles or 9,800 feet
2. Platform width generally 24 feet of asphalt with four -foot shoulders.
3. Appears to have two-inch asphalt mat pavement with new 3/4 -inch chip
seal above County Road 110.
4. Some rutting noted; reconstruction of areas required at five different
locations.
5. No guard rail present.
B. Switchback Curve to Los Amigos Drive -- 0.55 Miles or 2,900 Feet
1. Platform varies between 20 feet to 22 feet with minimal shoulders.
April 30, 1996
Mr. Mark Bean
Page 2
2. Asphalt surface appears to be several layers of chip seal, including a
new 3/4 inch chip seal surfacing.
3. New chip seal has covered any visual pavement failures.
C. Los Amigos Drive to Pinyon Pines -- 0.80 Miles or 4,200 Feet
1. Platform width generally 21 to 22 feet with two -foot to four -foot
shoulders.
2. Pavement surface appears to be several layers of chip seal, including a
new 3/4 -inch chip seal.
3. Pavement distress noted in several areas.
Service Requirements
Your office has identified that the mean number of dwelling units for the Spring Valley area
will be approximately 1,916 du (dwelling units). Additionally, there will be traffic impacts from
CMC, not included in the above number. An estimate of the traffic generation from CMC is
as follows:
Future Campus Population -- 770 students plus support staff
Dormitory Population -- 250 beds
Commuter Population -- 520
Traffic Generation
250 Campus Residents at 1.5 vpd/du = 375 vpd
520 Commuters at 2.5 vpd/du = 1,300 vpd
Total Traffic Generation Projection -- 1,675 vpd
The equivalent dwelling unit for this traffic generation is estimated to be 239 du based on a
conversion of 7 vpd/du, consistent with the current Garfield County Roadway Design
Regulations.
The total dwelling unit count for the Spring Valley planning area would therefore be 2,155 du.
Proposed Road Improvements
As a basis for proposed improvements to the roadway, I reviewed the "Four Mile Road and
Glenwood Springs Alternative Route Connection", April 2, 1996 draft by HNTB Corporation
and had a discussion with Mr. Dennis Stranger concerning how he will utilize that report for
SCHMUESER GORDON MEYER, INC
April 30, 1996
Mr. Mark Bean
Page 3
his work on determining the impact fees for Four Mile Road. The draft report contained limited
technical information for comparison purposes but my understanding of the report indicates
that the proposed improvements to Four Mile Road would consist of 11 -foot driving lanes with
two -foot shoulders at the top sections of the roadway increasing to two 1 1 -foot lanes with
six-foot shoulders near the bottom of the roadway corridor. Structural sections in each case
appears to be three inches of asphalt on a six-inch base course foundation. Projected traffic
counts for the Four Mile corridor appeared to be in the same range as those that would be
generated by the dwelling unit count for the Spring Valley area. Therefore, the draft report
was used as a guide for further analysis of County Road 114.
A. Segment 1 -- Frontage Road to Switchback Curve
1. Use existing platform width of two 12 -foot driving lanes with four -foot
shoulders.
2. Repair areas of structural failure.
3. Provide two-inch overlay with leveling course; finished structural section
would be four to four -and -one-half inches of asphalt.
4. Add guardrail on critical sections for safety improvements.
B. Switchback Curve to Los Amigos Drive
1. Widen existing platform to create two 11 -foot lanes with two- to three-
foot shoulders.
2. Provide additional two-inch overlay with leveling course resulting in a
finished pavement section of three inches to four inches of asphalt.
3. Provide guardrail for safety improvements.
C. Los Amigos Drive to Pinyon Pines
1. Maintain existing platform width; construct consistent asphalt width of
two 1 1 -foot lanes and maintaining shoulder widths of two feet to four
feet.
2. Provide two-inch overlay with leveling course resulting in a total
pavement section of three inches to four inches.
3. No guardrail or safety improvements required.
SCHMUESER GORDON MEYER, INC
April 30, 1996
Mr. Mark Bean
Page 4
Probable Costs
Probable costs have been estimated using estimated 1996 construction values for Garfield
County.
1. Segment 1 -- $275,000
2. Segment 2 -- $113,000
3. Segment 3 -- $40,000
Total Probable Cost: $428,000
Impact Fee
Projected road impact fees would be approximately $180 per dwelling unit for improvements
thru Los Amigos Drive. If the Los Amigos Ranch property were required to participate for
improvements thru Pinyon Pines, the road impact fee would be approximately $200 per
dwelling unit.
Please call me if I can provide any additional information or respond to any questions
concerning the above.
Respectfully submitted,
SCHMUESER GORDON MEYER, INC.
Dean
President
cc: Mr. Greg Boecker, Los Amigos Ranch
Larry Green, Esq.
DWG:st/01502C05.1
SCHMUESER GORDON MEYER, INC
•
ROBERT DELANEY
KENNETH BALCOMB
(OF COUNSEL)
JOHN A. THULSON
EDWARD MULHALL, JR.
SCOTT BALCOMB
LAWRENCE R. GREEN
ROBERT M. NOONE
TIMOTHY A. THULSON
LORI J.M. SATTERFIELD
EDWARD B. OLSZEWSKI
HAND DELIVERED
DELANEY 8C BALCOMB, P. G.
ATTORNEYS AT LAW
DRAWER 790
GLENWOOD SPRINGS, COLORADO 81602
Don Deford, Esq.
Garfield County Attorney
Dear Don:
May 17, 1996
• '\ "
818 COLORADO AVENUE
TELEPHONE 945-6546
TELECOPIER 945-8902
AREA CODE 970
LAWRENCE R. GREEN FAX -945-9769
Re: Amendment to the Los Amigos Ranch PUD
Please find enclosed herewith for your review a proposed
Resolution concerning the approval of Los Amigos Ranch
Partnership's Application for Amendment to PUD and Development
Agreement, copy of which I have also included herewith for your
review. Los Amigos is currently scheduled to appear before the
County Commissioners this upcoming Monday at 2:00 p.m. for further
consideration on their Application.
Drawn largely from the Resolution drafted by your office for
the Aspen Glen PUD, the Resolution incorporates terms that will be
acceptable to Los Amigos and which I believe fairly accurately
incorporates the status of negotiations between Los Amigos and the
County. Given that negotiations are still on-going, I would not
term this Resolution as an official offer from Los Amigos for which
an acceptance of denial is requested of the County. Instead, it is
our intention that the same clarify the relevant issues, provide a
basis for discussion and provide a means for incorporating any and
all county approvals.
If you have any questions or concerns regarding any of the
above please contact me at your convenience.
TAT:bd
Enc.
Very truly yo%�/
DE ANEY
& :i•!'Ci P.C.
/1��//
Timothy A. Thulson