HomeMy WebLinkAbout2.0 Staff Report PC 02.10.16Planning Commission, February 10, 2016
Exhibits - Lake Spring Ranch PUD/Preliminary Plan Amendment
Exhibit
Letter
(A to Z)
Exhibit
A Public Hearing Notice Affidavit, with attachments
B Garfield County 2Ol3 Land Use and Development Code, as amended
C Garfield County Comprehensive Plan 2030, as amended
D Application
E Staff Report
F Staff Presentation
G Letter dated Ju y 17 ,2015 from Chris Hale, Mountain Cross Engineering
H Letter dated Ju y 21,2015 from Mike Prehm, Road & Bridge
I Email dated Ju y 20,2015 from Morgan Hill, Environmental Health
J Letter dated Ju y 2l,2Ol5 from Dan Dennison, High Country Engineering
K Email dated Ju y 23,2015 from Tim Malloy re: revised language - condition 15
L Email dated Ju y 24,2015 from Chris Hale
M Email dated Ju y 24,2015 from T m Malloy w h attached revised Preliminary Plan
N Email dated July 27,2015 from Tim Malloy with attached High Country Engineering
Lake Springs Ranch Phasing Plan
o Revised Preliminary Drainage Report for Lake Springs Ranch dated JuIy 27 ,2015 -
less calculations
P Email dated July 28, 2015 from Chris Hale, Mountain Cross Engineeing
o Supplemental Application Materials, dated November 6, 2Ol5
R
S
T
U
REQUEST
APPLICANT / OWNER
REPRESENTATIVE
ENGINEER
LOCATION
PROPERTY SIZE
WATER
SEWER
ACCESS
EXISTING ZONING
Planning Commission
February 10,20'16
Preliminary Plan Amendment and PUD Amendment
for Lake Springs Ranch PUD
The Berkeley Family LLLP
Tim Malloy, TG Malloy Consulting, LLC
High Country Engineering
Lake Springs Ranch Subdivision off of County Roads
1 14 (CR 1 14) and 1 15 (CR 1 15)
459.38 acres
Two lndividualWells, D and E
Spring Valley Sanitation District
CR 114 and CR 115
Planned Unit Development (PUD)
EErrEUut
A. Property Description
The Lake Springs Ranch Planned Unit
Development is located approximately 3.5
miles southeast of the City of Glenwood
Springs off of CR '114. The 459.38-acre
subdivision is divided by CR 114 and the
portion west of CR '114 is further divided by
County Road 119 (CR 119). The western
portion of the property consists of the
Applicant's residence and the Rivendell Sod
Farm. The eastern portion of the property
contains one unoccupied rustic cabin and a
two-story log cabin located near a large pond.
The subdivision will obtain potable water from
two wells located on the eastern portion of the
site.
The property has a variety of site constraints
including: wetlands, several ponds, geologic
fault, a rare plant species, high value wildlife
winter range, evaporite deformation, steep topography, and utility easements
(electric, effluent and gravity sewer lines).
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Lake Springs Ranch
Planning Commission
February 10, 2016
B. History:
The Lake Springs Ranch PUD was originally approved in June 1979 and subsequently amended to
allow for 212 units located within three zone districts: Residential/Single-Family District (R/SF);
Residential/Cluster Housing District (R/CH); and, Agriculture/Open Space District (A/OS).
A Preliminary Plan was approved in 1984 however it appears that the valid preliminary plan
associated with the subdivision was approved in 2002, Resolution 02-'109.
A PUD Amendment was approved in 2004 which amended the phasing plan to decrease the number
of lots to be included in the first final plat, and the final plat was approved in 2004 tor 21 lots and
Agricultural Preserve on 1 18.5-acres.
Since 2004lhe Applicant has recorded a series of conservation easements, held by Aspen Valley
Land Trust (AVLT), that cover approximately 143.08 acres of the property located on west of CR
1 '14, as indicated on the map below. The conservation easements are dedicated in perpetuity and
AVLT agrees to preserve and protect the land due to its natural, scenic, agricultural, historical and
open space resources. The remaining number of units in Lake Springs Ranch is 1 36 units (1 18 f ree-
market units and 18 affordable units).
PUD and Preliminary Plan Amendments were approved in 2012by the County in Resolution 2012-
80. These approvals added land to the PUD as well exchanged land with adjacent property owners,
increased the number of affordable housing units pursuant to the requirements of the Unified Land
Use Resolution of 2008, as amended (in effect at the time of the application), as well as revisions to
the subdivision layout.
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c.
1.
Lake Springs Ranch
Planning Commission
February 10, 20'16
PfOpoSal: Application materials include original submittal documents and supplements in Exhibit Q
@
The Applicant seeks to amend the Preliminary Plan as follows:
a. Amend the drainage plan to utilize more of the valley floor for temporary stormwater
storage in order to minimize impacts on conserved land;
b. Eliminate Conditionl5 of Resolution 2012-80 since the stormwater impoundment will not
be necessary according to the revised drainage analysis;
c. Redesign lots 8,9, 11 and 13 of Filing 2 to allow cul-de-sacs to be removed from
conserved areas;
Revise the language of Condition 14 of Resolution 2012-80 to clarify that the central
water system must be reviewed under the CDPHE regulations for "community" water
systems;
Amend the Preliminary Plan and Phasing Plan to show the unplatted portions of
conserved lands, those lands located outside of final plat of Filing 1, as "Conserved
Lands" and to eliminate the lot lines currently indicated on the approved Preliminary Plan.
This is necessary for the future final plat to remain consistent with the Preliminary Plan.
Materials to support this request are located in Supplemental lnformation, Exhibit Q.
2. PUD Amendment
Redesign Lots 8,9, 11 and 13 of Filing 2 to allow cul-de-sacs to be removed from
conserved areas;
Amend the Phasing Plan:
i. To move required improvements to CR 1 14 from Phase 2 to Phase 3;
ii. Shift I lots from Phase 4 to Phase 3; and
iii. Remove those approved lots located in what is now conserved lands area. Materials
to support this request are located in Supplemental lnformation, Exhibit Q.
c. Decrease the required affordable housing to be provided by the development from '157"
as required under the Unified Land Use Resolution of 2008, as amended to the 10%
currently required under the 2013 Land Use and Development Code, as amended.
d.
e.
a.
b.
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h"J
Lake Springs Ranch
Planning Commission
February 10,2016
Zone Map Amendment
The Applicant seeks to correct the Garfield County Zoning Map to reflect property exchanges
with adjacent owners - these changes were approved in prior PUD amendments but not
identified on the zoning map. Those parcels are indicated on the map below.
Staff referred the application to the following agencies for their review and comment. Comments
received are briefly mentioned below or are more comprehensively incorporated within the
appropriate section of the staff report. Comment letters are attached and labeled as noted.
l. Gadield Countv Road and Bridqe, Exhibit H: R&B comments on the drainage and on
postponing the CR 1 14 improvements until Filing 3.
2. Mountain Cross Enqineerinq, Exhibit G, L and P: Chris Hale responded primarily regarding
the request to eliminate stormwater detention and drainage issues related to CR '1 14. Mr.
Hale met with the Applicant's engineer and requested "evidence that the detention volume
from the previously approved application is provided and that the flows are restricted to the
3.
t
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CMC to Berkeley
(5.68 Acres)
Berkeley to CMC
(ro.or Acres)
Neislanik Parcel
(r7.8r Acres)
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II
*(MC to Berkeley
(+.r9 Acres)
Parcel I Tran$(tion Acres
ICMC to B*rket€v 5.6r
ICMC to B€rketey 4.21
lSerkeley to CMC "10,01
lNerslanrk Parcel 17,8r
{!t Chante to lSR L7,?1
Figure -l - Zone District Corrcctions
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LAI(E SPRINGS RANCH
SUEOTVISIOI'I PRELIMINARY PI.AN & FI.IO AM€ITUMENT
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Lake Springs Ranch
Planning Commission
February 10, 2016
pre-project levels in the meadow per the LUDC." The drainage plan was revised by the
Applicant to include detention on the west side of CR 1 14 and engineering issues were
resolved.
3. Environmental Health, Exhibit l: Environmental Health provided information regarding the
distinction between the different types of water systems defined by CDPHE.
No response was received from the following agencies:
Garfield County Housing Authority
Garfield County Vegetation Manager
Colorado Department of Transportation
Colorado Department of Public Health and Environment
Carbondale & Rural Fire Protection District
Aspen Valley Land Trust (AVLT)
A request to amend an approved Preliminary Plan and PUD commences with a determination on
whether the proposed amendments are considered Minor or Substantial Modifications. A
determinatiorr has been made that the requested amendments to Lake Spring Ranch are substantial
in nature, particularly due to the request to amend conditions of approval and to request a decrease
the amount of affordable housing provided by the development. A substantial modification requires
a recommendation by the Planning Commission with a decision issued by the Board of County
Commissioners. The reviews of these applications are subject to the criteria contained in Article 7 -
Standards, Section 4-113 Rezoning, and Section 6-401 PUD Standards of the LUDC
Review of amendment applications is limited to those areas requested to be amended, therefore a
significant portion of the review criteria are not applicable to these requests. Staff has included
significant discussion only related to those standards that will be impacted by the proposed
amendments.
DIVISION 1 qENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS
Section 7-101 Zone District Use Regulations
Staff Response: This subdivision was zoned PUD in 1979. These applications include a proposal
to amend the existing PUD zoning consistent with the Preliminary Plan Amendments requested.
Section 7-102 Comprehensive Plan and !ntergovernmental Agreements
Staff Response: The proposed amendments do not appear to affect general conformity of the project
with the Garfield County Comprehensive Plan 2030.
Section 7-1 03 Compatibility
Staff Response: The proposal does not affect the compatibility of the Lake Springs Ranch with the
adjacent properties including Spring Valley Ranch PUD to the north and Elk Springs PUD to the
southwest.
Section 7-104 Source of Water
Staff Response: The proposal does not affect the currently approved provision of a central water
system to serve the development.
5lPase
Lake SPrings Ranch
Planning Commission
February 10,2016
Section 7-105 Central Water Distribution and Wastewater Systems
Staff Response: The proposal does not affect the fact that the subdivision has been approved with
a central water system, and sanitation will be provided by Spring Valley Sanitation District (SVSD)'
Section 7-106 Public Utilities
Staff Response: The proposal does not affect the currently approved plan for provision of public
utilities.
Section 7-107 Access and RoadwaYs
Staff Response: The proposal does not impact the current access and roadway requirements
contained in Resolution 2012-80, except for the delay in constructing CR 114 improvements. The
request to relocate the cul-de-sacs outside of the conserved areas is consistent with required road
standards.
It appears that the improvements to CR 114 were originally required to be completed by Spring
Valiey Ranch. A private agreement between Lake Springs Ranch and Spring Valley Ranch
discusses the'sharing'of the costs of the improvement. This agreement was reached due to impact
on the roadway from the Lake Springs Ranch development, and the road itself is included within
Filing 2 of the Phasing Plan, see map below. There is no verbiage related to the phasing plan that
appears to require the improvements at the stage of the development.
Irilinr 2 Area
Justification of the delay in road improvements includes the elimination of existing traffic generated
by the sod farm, as the Filing 2 lots are located within the area of the sod farm. The net increase in
traffic from F:iling 2 is not sufficient to require the CR 1 14 improvements at this time based upon the
LUDC standards.
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Lake Springs Ranch
Planning Commission
February 10,2016
Road & Bridge responded to the referral, Exhibit H, that the "...improvements to CR 114 at Filing 2
are impoftant to the general safety of the development and the traveling public. Would recommend
that they stay in place."
Staff discussion with Chris Hale, Mountain Cross Engineering, and Mike Prehm, Road & Bridge,
related to the timing of the improvements. From an engineering perspective there is no evidence
that the improvements are necessary at the time of Filing 2, however Road & Bridge would like to
see the improvements at the earlier possible time due to existing issues with the "S" curves adjacent
to the pond.
Section 7-1OB Use of Land Subject to Natural Hazards
Staff Response: The proposed amendments will not affect this standard.
Section 7-1Og Fire Protection
Staff Response: There do not appear to be any changes that would impact fire protection on the
proposed development.
DIVISION 2 GENEHAL RESOURCE PROTECTION STANDAHDS
Section 7 -2O1 Agricultural Lands
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-202 Wildlife Habitat Areas
Staff Response: The proposed amendments do not appear to impact this standard.
Section 7-2Og Protection of Waterbodies
Staff Response: Existing conditions on the site include two ponds and wetlands along the perennial
stream in the area west of CR 1 14 - the majority of the area is contained within the Agricultural
Preserve which is encumbered by conservation easements held by AVLT. Two additional ponds
are adjacent and east of CR 1 14 and located in a proposed open space area.
One of the proposed amendment requests is to remove a condition of approval as it relates to the
east pond. The condition of approval states:
Condition 15. Prior to approval of the final plat for Block 3, the Applicant shall submit to the State of
Colorado a Notice of lntent to impound water for the detention pond east and adjacent to CR 114
and received approvalfrom the State.
The application originally was seeking removal of this condition due to proposed changes to the
drainage plan. However the Applicant has amended the request to continue with the condition but
to amend it as follows:
Condition 15. "Should it be determined that stormwater detention is required to be stored in the pond
on the east side of CR 1 14 the Applicant shall submit, and receive approval for, a Notice of lntent to
impound water from the State of Colorado."
The amendment to this request was the result of engineering comments that caused changes to the
proposed revised drainage plan. Should the use of the pond on the east side of CR 1 14 be needed
for stormwater detention the requirement is in place to obtain the necessary State approvals.
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Lake Springs Ranch
Planning Commission
February 10, 2016
Section 7-204 Drainage and Erosion Control
Staff Response: A Revised Drainage Plan prepared by High Country Engineering (dated September
2,2010, Revised March 20, 2015) indicates that the original drainage facilities have been determined
unnecessary and therefore the request that the facilities be eliminated from the requirements of the
development. Chris Hale, Exhibit G, states that the LUDC requires that detention and peak flow
mitigation be provided. The Applicant has responded, Exhibits J and O, with explanation and
revisions to the proposed drainage plan. Chris Hale has responded to the revised drainage plan
dated July 27,2015 that this information has adequately addressed his concerns, Exhibits L and P.
Section 7 -2OS Envi ronmental Quality
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-2OG Wildfire Hazard
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-207 Natural and Geologic Hazards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-208 Reclamation
Staff Response: Not applicable.
DIVISION 3 SITE PLANNING AND DEVELOPMENT
Section 7-301 Compatible Design
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-302 Off Street Parking and Loading Standards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-303 Landscaping Standards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-304 Lighting Standards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-305 Snow Storage Standards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-306 Trail and Walkway Standards
Staff Response: The proposed amendments would not appear to impact this standard.
DIVISION 4 SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS
Section 7-401 General Subdivision Standards
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-402 Subdivision Lots
Staff Response: Lots have been redesigned in the Filing 2 area to remove the cul-de-sacs from the
conservation area. The development will remain in compliance with this standard.
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Lake Springs Ranch
Planning Commission
February 10,2016
Section 7-403 Survey Monument
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-404 School Land Dedication
Staff Response: The proposed amendments would not appear to impact this standard.
Section 7-4OS Traffic lmpact Fees
Staff Response: The proposed amendments would not appear to impact this standard.
Section 4-113 REZONING
The rezoning request may be processed concurrently with the land use change application and
review process.
G. Review Criteria
An application for rezoning shall demonstrate with substantial evidence that an error exists in
the Official Zone District Map, or meet the following criteria:
1. The proposed rezoning would result in a logical and orderly development pattern
and would not constitute spot zoning;
2. The area to which the proposed rezoning would apply has changed or is changing
to such a degree that it is in the public interest to encourage a new use or density
in the area;
3. The proposed rezoning addresses a demonstrated community need with respect
to facilities, services, or housing; and
4. The proposed rezoning is in general conformance with the Comprehensive Plan
and in compliance with any applicable intergovernmental agreement.
Staff Response: The proposed amendments appear to comply with these requirements.
6.401 . DEVELOPMENT STANDARDS.
At the time of zoning as a PUD, the Applicant may request that the BOCC modify the specifications,
standards, and requirements to which the parcel(s) would be otherwise subject based on the zone
district requirements set forth in Article 3. The BOCC may grant a modification if the Applicant
demonstrates that the proposed specifications, standards, and requirements meet support the
purpose of the PUD. ln addition, the PUD Plan shall meet the following criteria:
A. Permitted Uses.
B. Off-Street Parking.
C. Density.
D. Housing Types.
E. Transportation and Circulation System.
F. Recreational Amenities.
G. Building Height.
H.Lots.
l. Phasing.
Staff Response: The proposed amendments appear to be in compliance with the PUD development
standards.
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Lake Springs Ranch
Planning Commission
February 10,2016
ARTICLE 8. INCLUSIONARY ZONING FOH HOUSING
Staff Response: Article B of the LUDC requires that 10% of the units in a proposed development be
affordable housing units. This differs from the 2008 Unified Land Use Resolution of 2008, as
amended (ULUR) which required provision of 15"/" of the units in the proposed development be
affordable housing units. The Applicant seeks to reduce the required number of affordable units
from 18 to 12 based upon the requirements of the LUDC. A revised Affordable Housing Plan and
Agreement has been provided.
Historically the development, as proposed in 1979, was not required to provide affordable housing,
however when proposed amendments were submitted in 2012 lhe development was required to
comply with the code requirements in effect at that time. The ULUR required provision o'f 15"/" ot
the units as affordable, therefore the requirement for 18 affordable units was based upon the
remaining 1 18 f ree-market single family lots proposed.
Consistent with the prior requirement to provide affordable units in conformance with the code in
effect at the time, the affordable housing for Lake Springs Ranch should be based upon the LUDC
which would reduce the number of affordable units lo 12, based upon the 10% requirement.
1. Several of the requests are 'housekeeping' items that result in no issues with compliance to
required standards - those include:
a. The PUD and Preliminary Plan Amendments request to redesign 4 lots within Filing 2 so
that the cul-de-sacs are not located within conserved areas;
b. Revise language in Condition 14 of Resolution 2012-80 to clarify that the proposed water
system must be reviewed under CDPHE requirements for a "community" water system.
The current condition states that the proposed water system must be reviewed under
CDPHE requirements for a "non-transient, non-community" water system.
Morgan Hill, Environmental Health, responded in Exhibit I that the development appears
to meet the'Community" water system requirements of CDPHE.
c. Correct to the Zone District Map to correctly identify the zoning of those exchange parcels
(Rural and PUD) that were approved by the Board of County Commissioners in 2012.
The remaining requests include:
2. Amend the drainage plan to allow removal of the on-site detention based upon a revised
drainage plan. This request has not been adequately justified and, based on comments from
Chris Hale, the Applicant has not demonstrated that detention and peak flow has been
provided as required by the LUDC. The Applicant is required to submit evidence that the
detention volume from the previously approved application is provided and that the flows are
restricted to pre-project level in the meadow.
The Applicant's engineer, High County Engineering, has submitted supplemental
information, Exhibit J and Exhibit O, in response to the concerns identified by Chris Hale.
Review of this information has resolved the issues identified and it appears that the second
revised drainage plan meets the minimum standards of the LUDC.
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3.
Lake Springs Ranch
Planning Commission
February 10, 2016
Remove the requirement for the State of Colorado of a Notice of lntent to impound water
regarding the pond located east of CR 114. This pond was proposed to be used for on-site
detention which would have resulted in the required approvalfrom the State of Colorado.
It has not been determined that the pond would not be required for on-site stormwater
detention thus Staff did not support the elimination of this condition of approval.
The current condition states:
Condition 15. Prior to the approval of the final plat for Block 3, the Applicant shall submit to
the State of Colorado a Notice of lntent to impound water for the detention pond east and
adjacent to County Road 1 14 and receive approval from the State.
lnstead of eliminating the condition the Applicant has proposed to amend the language in
this condition rather than to eliminate it entirely. The intent is to prevent application of a
condition if this pond is not required for on-site stormwater detention. Exhibit K contains the
Applicant's proposal as follows:
Revised Condition 15. Should it be determined that stormwater detention is required to be
stored in the pond on the east side of CR 1 14 the Applicant shall submit, and receive approval
for, a Notice of lntent to impound water from the State of Colorado.
This proposed revision to the condition satisfies Staff concerns.
4. The Applicant requests to amend the Preliminary Plan/Phasing Plan to accomplish the
following:
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Lake Springs Ranch
Planning Commission
February 10,2016
a. Delay Phase 2 improvements to CR 114 to Phase 3;
Based upon the discussion above in the section of review of road standards required by
Section 7-107 of the LUDC, it appears that there may be existing issues with the "S" curves
in the area of the pond, however the generation of traffic from Phase 2 is not sufficient to
require the road improvements at this time.
Review of the historic information, particularly the phasing of public improvements, has not
yielded a sufficient understanding of why these road improvements were deemed necessary
at this time. ln fact the approved phasing plan is simply a map that indicates the sequence
of development and it appears to include CR 1 14 in Phase 2. As a supplement to the revised
phasing plan map on Sheet 9 of Exhibit M, the Applicant has provided a narrative of the
phasing plan, Exhibit N. This narrative clearly indicates the sequence of future improvements
related to the subdivision.
b. Shift nine (9) lots from Filing 4 to Filing 3; and
c. Remove the lot lines from areas described as "Conserved Lands".
This request is contained in Supplemental lnformation, Exhibit Q, and resulted from
discussions with staff regarding the progression of platting of the subdivision. lt appears that
conservation easements were placed on lands shown in the Preliminary Plan containing
residential lots however these lots were rendered undevelopable by the conservation
easements. The LUDC requires that platting occur consistent with the approved Preliminary
Plan and in accordance with the Phasing Plan. The Applicant would not be able to comply
with these requirements with the current Preliminary Plan.
5. The Applicant requests to decrease the number of affordable housing units from the 15%
required by the 2OO8 ULUR to the 10% required by the 2013 LUDC. This will reduce the
requirement from 18 to 12 units. Staff does not have an issue with this request as it is in
conformance with the LUDC requirements.
The proposed findings are based upon a Staff recommendation of approval of the requests to amend
the PUD, the Preliminary Plan, and the Zone District Map:
1. That proper public notice was provided as required for the hearing before the Planning
Commission.
That the hearing before the Planning Commission was extensive and complete, that all
pertinent facts, matters and issues were submitted and that all interested parties were heard
at that meeting.
That for the above stated and other reasons the request for Preliminary Plan and PUD
Amendments is in the best interest of the health, safety, convenience, order, prosperity and
welfare of the citizens of Garfield County.
That, subject to compliance with conditions, of approval the applications are in general
conformance with Garfield County Comprehensive Plan 2030.
2.
3.
4.
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Lake Springs Ranch
Planning Commission
February 10,2016
5. That, subject to compliance with conditions of approval, the applications have met the
requirements of the Garfield County 2013 Land Use and Development Code, as amended.
This approval will supersede and replace in its entirety the prior approvals granted in Resolution
2012-80 therefore the required conditions contained in that resolution (with the exception of those
conditions that were satisf ied), as well as amended conditions of approval, are included below. For
ease in understanding the changes to the conditions the st+ikeeut indicates deletion and red
indicates additions:
Preliminarv Plan
1. All representations of the Applicant made in the application and at the hearings before the
Planning Commission and Board of County Commissioners shall be considered conditions
of approval, unless approved otherwise by the Board of County Commissioners.
Fees
2. The Applicant shall include 50% of the road impact fee with each final plat. The remaining
50% shall be collected at the time of issuance of a building permit. The cost of any
improvements to County roads that are constructed by the Applicant and approved by the
County may be deducted from the road impact fee. All future Subdivision lmprovement
Agreement(s) shall include any terms necessary to accomplish such deduction.
3. The Applicant shall pay a GashFee-ln-Lieu of School Land Dedication paymen++e+
S€h€els, as calculated in Section 7-a05 (D)(3)ef the UtUR 404 of the 20"13 Land Use and
Development Code, as amended, with each final plat.
4. lmpact fees shall be paid to the Carbondale and Rural Fire Protection District prior to the
approval of the first final plats submitted for approval subsequent to this Resolution.
Permits
5. Prior to the approval of each final plat, the Applicant shall obtain a National Pollutant
Discharge Elimination System Permit and air pollution permits from CDPHE. These
permits shall be submitted to Garfield County for review.
Agreements
6. Approval of the Preliminary Plan requires the Developer to complete the platting of all
phases within 15 years of Resolution 2012-80 and the first final plat must be recorded
within one year of the final approval of the Preliminary Plan, or as may be extended by the
Board of County Commissioners by resolution.
Plat Notes
7. The following plat notes shall be placed on each final plat:
a. Control of noxious weeds is the responsibility of the property owner in compliance with
the Colorado Noxious Weed Act and the Garfield County Weed Management Plan.
b. Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101 , et. seq. Landowners,
residents and visitors must be prepared to accept the activities, sights, sounds and
smells of Garlield County's agricultural operations as a normal and necessary aspect
of living in a County with a strong rural character and a healthy ranching sector. Those
with an urban sensitivity may perceive such activities, sights, sounds and smells only
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Lake Springs Ranch
Planning Commission
February 10,2016
as inconvenience, eyesore, noise and odor. However, State law and County policy
provide that ranching, farming or other agricultural activities and operations within
Garfield County shall not be considered to be nuisances so long as operated in
conformance with the law and in a non-negligent manner. Therefore, all must be
prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on
public roads, livestock on public roads, storage and disposal of manure, and the
application by spraying or otherwise of chemical fertilizers, soil amendments,
herbicides, and pesticides, any one or more of which may naturally occur as a part of
a legal and non-negligent agricultural operations.
c. No open hearth solid{uel fireplaces will be allowed anywhere within the subdivision.
One (1) new solid-fuel burning stove as defined by C.R.S. 25-7-401, et. seq., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances.
d. All exterior lighting shall be the minimum amount necessary and all exterior lighting
shall be directed inward and downward, towards the interior of the lot. Provisions may
be made to allow for safety lighting that goes beyond the property boundaries.
8. The Applicant shall adhere to the recommendations specified in the Hepworth-Pawlak
Geotech(HPGeotech)reportsand-a+tae+MasattachedtoResolution
2012-80. Site specific studies shall be conducted for individual lot development. The need
for site specific studies shall be disclosed in the covenants and on each final plat in the
form of a plat note. Those recommendations include the following:
a. Prospective building owners should be made aware of the potential low risk of
evaporate deformation. lf the low risk is not acceptable to building owners, it can be
reduced by the use of heavily reinforced foundation system preferably without a
basement.
b. lt is recommended that buildings not be located within 50 feet of the fault trace identified
inFigure1oftheHPGeotechreportdatedJanuary15,2010@
ffi as attached to this Resolution 2012-80.
c. lt is recommended that additional subsurface exploration be made in these areas to
evaluate the engineering characteristics of the lake deposit. These areas include Lots
6, 7, and 8 of Block 2 and 200 feet of the western most portions of Spring Valley Road.
d. The recommended foundation system will depend on the site specific expansion
potential. Also, a structural floor system over a crawlspace may be warranted
depending on the expansion potential at a specific building site. A site specific
foundation study by the individual lot owners should be conducted for design level
recommendations.
e. More extensive grading should be evaluated on a site specific basis. As previously
recommended, cut and fill should not exceed 10 feet deep and cut and fill slopes should
be 2:1 (horizontal to vertical) or flatter. A certified professional engineer registered in
the State of Colorado should review the proposed grading plans when available and
determine if addition subsurface exploration and analysis are needed.
14|l";rg,,:
Lake Springs Ranch
Planning Commission
February 10, 2016
f. Occupied structures should be designed to withstand moderately strong ground
shaking with little or no damage and not to collapse under stronger ground shaking.
The region is in the Uniform Building Code, Seismic Site Class B.
Waterg. The Applicant shall verify water requirements for automatic fire sprinkler systems are
adequate at the time of each final plat.
1O.At the first final plat submitted for approval subsequent to this Resolution, the Applicant
shall obtain a new well permit for Well D and submit this information to Garfield County
Planning staff for review.
1 1 . At first final plat, the Applicant shall condu cl a 24 hour pump test on Well D and have the
water tested for quality to ensure it meets the Colorado Department of Public Health and
Environment's standards. This information shall be submitted to Garfield County Planning
staff for review.
12.The Applicant shall plug and abandon the well (Permit No. 160677) when the existing
residence located at 3961 County Road 1 14 connects to the central water system of the
subdivision.
13. Prior to approval of the f irst final plat, the Applicant shall consider additional water loop
connections.
14.Prior to the approval of the first final plat submitted for approval subsequent to this
Resolution, the Applicant shall meet all applicable Colorado Department of Public Health
(cDPHE)regulationsforcommunitywatersystem.
15. Prier te the appreval ef the final plat fer Bleek 3, the ApPlieant shall submit te the State ef
Should it be determined that
stormwater detention is required to be stored in the pond on the east side of CR 114 the
Applicant shall submit, and receive approval for, a Notice of lntent to impound water from
the State of Colorado.
Well Monitoring
16. Lake Springs shall participate with Spring Valley and other land owners in the Spring Valley
area in a ground water monitoring program to monitor water levels in the Spring Valley
Aquifer, as described in the Memorandum dated December 6, 2000, authored by Anne
Castle and Chris Thorne of Holland & Hart attashe+as-Exhibit-E-+e+hi+as attached to
Resolution 2012-80. The data collected pursuant to the monitoring program shall be
provided to and maintained by the Basalt Water Conservancy District (the "Basalt District").
lf and when the monitoring program, or other reliable data and information, provide
evidence of a long term trend that indicates an inability of the Spring Valley Aquifer to
satisfy expected demand associated with decreed water rights owned by Lake Springs,
Spring Valley, and the other parties participating in the monitoring program, the Applicant
shall cooperate with the Basalt District to identify and implement necessary and appropriate
corrective measures which may include: (a) implementation of water conservation
measures and/or (b) evaluation of the opportunities for provision of a substitute water
supply from a supplement source.
15lI'}lgr
Lake Springs Ranch
Planning Commission
FebruarY '10, 2016
Waste Water
17.The Applicant shall comply with the following Spring Valley Sanitation District's (District)
conditions including:
a. Prior to any final plat approval, the Applicant shall provide the Spring Valley Sanitation
District a comptete set of the sewer construction plans for review and approval.
b. The Applicant shall adhere to the Spring Valley Sanitation District's service conditions
as follows:
i. Obtain approval by the District of all required Line Extension Agreements or Line
Connection Agreements as required by the District's Rules and Regulations
and/or the Pre-lnclusion and Wastewater Treatment Plan Treatment Agreement
(PDA);
ii. Comply with all of the terms and conditions of the PDA and the District's Rules
and Regulations; and,
iii. Reimburse the District for all costs incurred by the District regarding this project,
including, but not limited to legal and engineering review, as stated in the District's
Rules and Regulations and PDA.
Access Permits
18. The Applicant shall make application to the Colorado Department of Transportation for an
access permit for improvements to the intersection of County Road 1 14 and State Highway
82. Such application and approved permit shall be tendered with each final plat document,
and the intersection improvements shall be included as a public improvement in the
subdivision improvements agreement for that final plat. ln the event that the County
secures a permit with CDOT and constructs improvements to the CR 114/SH 82
intersection prior to any homes being constructed at Lake Springs Ranch PUD, the
Applicant will be responsible for a portion of those intersection improvements either
equivalent to, or less than, the cost of the improvements that would have been required
pursuant to the CDOT permit. For the purpose of determining the Applicant's fair share
pursuant to the "equivalent to or less than" clause in the previous sentence, the Applicant
will provide for the County's review and approval, an engineer's estimate for the cost of the
improvements that would have been required, pursuant to the CDOT permit issued to the
Applicant. The engineer's estimate will be provided as part of the final plat submission for
the first final plat.
19. Prior to the approval of each final plat, the Applicant shall obtain A€€€ss-P€+mi+ driveway
permits from the Garfield County Road and Bridge Department for all applicable Secondary
Access roads that intersect County Roads 1 't4 and 1 15.
Roads
20. Roadways: The current preliminary plan application for Lake Springs Ranch PUD
proposes five (5) separate accesses onto GarJield County Road 1 14, hereinafter "CR 1 14."
Notwithstanding any future Board of County Commissioners amendments to current
approvals which may be obtained for the currently proposed design of the roadway
accesses for the Lake Springs Ranch PUD from CR 114 and the present design of
improvements to CR 1 14 through the Lake Springs Ranch PUD, based on agreements and
representations of the Applicant, the Applicant shall adhere to the following criteria.
16lPagt
a.
b.
Lake Springs Ranch
Planning Commission
February 10, 2016
Grade of CR 114 at lntersections: At intersections with Lake Springs Ranch
development roads, the vertical alignment of CR 1 14 shall have grades no greater than
S"/o for a minimum distance of 25 feet as measured from the centerline of the
intersecting road.
Grade of lntersection Road at lntersections: At intersections with CR 114, all Lake
Springs Ranch development roads shall have grades no greater lhan 4"h for a minimum
distance of 62 feet as measured from the centerline of CR 114 and not to exceed 67"
within 120 feet.
Angle of lntersections: lntersections shall be designed as nearly to right angles as
possible, with no intersecting angles of less than 85 degrees. The centerline of
intersecting roads shall be designed with a tangent at the intersection with a minimum
tangent length of 60 feet as measured f rom the centerline of CR 1 14 to the Point of
Curvature (P.C.) on the intersecting road.
Proximity of Adjacent tntersections: Where two Lake Springs Ranch development
roads intersect CR 114, the intersecting centerlines shall be directly aligned, or shall
be separated not less than 200 feet as measured between intersection centerlines. ln
the event that one or both of the intersecting streets requires that CR 114 be provided
with auxiliary lanes (acceleration and/or deceleration lanes)as provided for herein, then
the intersecting street centerlines shall be offset sufficient distances so that the
minimum length of the auxiliary lanes, as required for herein, are provided and do not
overlap.
Requirement for Auxiliary Lanes: lntersections of all Lake Springs Ranch development
roads shall be provided with auxiliary lanes (left deceleration lanes, right turn
deceleration lanes, right turn acceleration lanes, and left turn acceleration lanes)
applying criteria set forth in Section 3.9 of the most current version of the Colorado
State Highway Access Code.
Design Criteria for Auxiliary Lanes: The design of all required auxiliary lanes shall be
in accordance with then applicable Garfield County specifications, as applicable, and
Section 4 - Design Standards and Specifications of the most current version of the
Colorado State Highway Access Code.
lntersection Sight Distance: At intersections of Lake Springs Ranch development roads
and CR 114, clear zones shall be designed and maintained to provide sight distance
for the vehicle on the intersecting road (stop or yield) to observe a moving vehicle on
CR 114. The clear zone shall be maintained free of all vegetation and objects taller
lhan 24 inches except for traffic signs. The sight distance shall be measured from a
point on the interesting road (stop or yield) which is 10 feet f rom the edge of pavement
on CR 114. The minimum intersection sight distance for intersections with CR 114
based on a 35 MPH design speed shall be 350 feet.
Access Points: Direct accesses onto CR 114by individual lots shall be prohibited. No
individual lot shall access a Lake Springs Ranch development road within a distance
of 100 feet from an intersection with CR 114, as measured from the nearest edge of
pavement of CR 114.
d.
e.
f.
g.
h.
lTlPag,:
i.
Lake Springs Ranch
Planning Commission
February 10, 2016
Utilities and Street Construction: Street and road construction shall not proceed
beyond subgrade preparation until all utilities which are intended to be placed under
any part of ine street or road are complete, including all service lines, and all utility
trehches are backfilled and compacted in accordance with the street or road
construction specifications as provided by a certified professional geotechnical
engineer registered in the State of Colorado.
Other Design Criteria: Except as modified above, CR 114 shall be subject to the
following design parameters:
Garfield County Road 114 Design Criteria
Design Capacity (Vehicles Per Day)2500+
Minimum Right of Way Width 80Jeet
Type of Surface for Driving Lanes and
Shoulders Asphalt
Pavement Design and Subgrade
Stabilization
Prepared by Registered Geotechnical Engineer
Based On-site Specific Soil Analysis and
Anticipated Traffic Volume for 20-Year Design
Life
Minimum Driving Lane Width 12-feet
Minimum Shoulder Width 6-feet
Ditch Width and Storm Drainage
Culvert
Designed by Professional Engineer to Provide
Minimum Hydraulic Capacity to Convey Peak
Flow From 1OO-year Storm Event
Cross Slope 2"hlo 8% Based on Superelevation Design of
Roadwav bv Professional Engineer
Shoulder Slope ldentical to Cross Slope
Min. Design Speed (Miles Per Hour)35 MPH
Minimum Centerline Radius (Feet)Varies with Superelevation
Rate of Superelevation:
2o/" Crown Section 61 O{eet
2%470-teel
4%42O-feet
60/o 380-feet
8"h 350{eet
Minimum Percentage of Runout on
Tanqent 80%
Minimum Runout Length (Feet)Varies with Change in Rate of Superelevation
Change in Rate of Superelevation:
4o/o 84-feet
6"h 126-feet
8o/o 168-feet
18 lP a g t
10%21O-feet
12%252-feel
14"/"294-feet
16%336Jeet
Maximum Centerline Grade 10"/"
Minimum Centerline Grade 1%
K-Value for Crest Vertical Curve 40 minimum
K-Value for Sag Vertical Curve 50 minimum
Lake Springs Ranch
Planning Commission
February 10,2016
21 . A portion of CR 1 14 is to be re-aligned which is subject to the Garfield County Procedures
for Vacating Public Roads and Rights-of-Way. The Applicant shall receive approval of this
road vacation prior to recording of the applicable final plat.
22. Prior to f irst final plat approval, the Applicant shall conduct a geotechnical investigation of
CR 1 14 from mile marker 3.1 to 100 feet east of the intersection of CR 1 15 and High Alpine
Drive. Based on this analysis, provide a pavement section design to the Gadield County
Planning Department for review.
Affordable Housing
23. lf Tract A is to be subdivided into further separate interests, the Applicant shall tender an
application for the subdivision of the lot.
24. Aftordable Housing: The location (on-site, off-site, or a combination of on-site or off-site)
of the affordable housing, and an Affordable Housing Agreement reflecting these
determinations shall be finalized prior to scheduling the first final plat application submitted
subsequent to this Resolution for signature by the Board of County Commissioners.
the Preliminiry Plan sheets prier te the signing ef the Reselstien, These ehanges inelude:
Reads, This revisien shall be deeumented en sheet PtAN 04 ef the Preliminary Plan;
e, Add an Afferdable Heusing label te Traet A en sheet PtAN 06; and;
d, ldentify any aeeess easements te adjaeent preperty ewners,
Eevisiens te the Genstruetien Drawings
P+a++netsOin+
a, Medify the Typieal Speeial Geunty Read 1 14 Read Seetien en Sheet DET 3 te refleet an
8e+€e++ighretuay;
@;
lgll''irgr
Lake Springs Ranch
Planning Commission
February 10,2016
d, Add te the legend en sheet PHASE the phasing sequenee fer the subdivisien'
e, Add netes te sheet GS2 refleeting that eresien eentrel measures that shall be plaeedat
eulverts and aleng ditehes, Add additienal permanent eresien eentrel blanleets (SC250
er-equivalent) te slepes aleng readside ditehes and ditehes eenveying water between lets
er threugh epen spaee pareels, These areas where the blankets are required shall be
#
f, Revise the waler line prefiles in the plan and prefile sheets te aveid lew peints'
g, Previde a detail ef a typieal readside dileh/driveway eressing en the detail sheet,
eenstruetability and redesigned, Add netes te the plan te mal<e petential hemeewners
ffi-+ifi€"ffiains;
l, Many ef the pr
te be tee lew fer gravity flew ef lewer levels, Evaluate the situatiens where the petential
@
I, Add the water line in the prefile fer Rivendell Read,
the diteh, This is net praetieal fer a sewer line and needs t+be redesigned,
e, Previde design infermatien fer the sewer line extensien that is shewn frem the end ef
kkesid+€n€-
p, PreviAe Aesign i
q, Ne gas is shewn in the utility treneh detail but enly ene treneh is shewn en the plans,
iees=
Vegetation
27.The improvements included with each f inal plat will include a revegetation provision for the
disturbed areas associated with the improvements for the subdivision, along with security
to guarantee that the revegetation has been successful.
28. Prior to the issuance of a building permit from the Garfield County Building Department on
single family lots and the multi{amily tract, an inventory of the existing vegetation and
20lPagr
Lake Springs Ranch
Planning Commission
February 10, 2016
Harrington's Penstemon shall be done by the lot owner and receive a statement of approval
from the Development Review Committee prior to building.
Historic Preservation
29.Prior to the approval of the final plat for Block 3, the Applicant shall conduct further
evaluations of the sites that potentially contain the prehistoric "open camp hearth." This
information shall be provided to the Garfield County Planning staff for review.
30. Prior to the approval of the f inal plat for Block 2,lhe Applicant shall f urther investigation the
historic value of the structures on Lot 3. This information shall be provided to the Garfield
County Planning staff for review.
Revisiens te the Draft Amended Eeelaratien ef Gevenants
GIS
32. Once each final plat is approved, the Applicant shall provide the Garfield County Planning
Department a digital copy of the final plat to a standard acceptable to the Garfield County
I nformation Technology Department.
PUD Amendment
1. Prior to the signing of the Resolution the Applicant shall provide a clean copy, suitable for
recordation, of the PUD Guide and PUD Plan. Prier te the signing ef the Reselutien' the
flol{€wingt
The Planning Commission has several options in making a recommendation to the Board of
County Commissioners:
1. Recommend Approval;
2. Recommend Approval with the recommended conditions, or modify the recommended
conditions;
3. Recommend denial of the request;
4. Continue the application.
2llPlgc
Gurfield Couln$
PUBLIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. ln addition, please initial on the blank line next to the statements if they accurately reflect the
described action.
application required written/mailed notice to adjacent property owners and mineral
ners.
Mailed notice was completed on .n" -tlh day of {|AAYA ,H!b
All owners of record within a 200 foot radius of the subject parcel were identified as
shown in the Clerk and Recorder's office at least 15 calendar days prior to sending
notice.
All owners of mineral interest in the subject property were identified
the C order or r, or through llistl
. Please attach proof of certified, return receipt requested mailed notice.
E rf,r rppri.rtion required Published notice.
-{h^ Notice was pubrished on the lL d"y "r ) AWAAYII,*b
. P,lease attach proof of publication in the Rifle Citizen Telegram. U
;:*::il:T'i,'""ffi " a"v .r ) anvny,Htn
Notice was posted so that at least one sign faced each adjacent road right of way
generally used by the public.
I testify above information is true and accurate.
Name:
Signature:
Date: I
Ad Name: 1 1808534D
Customer: TG Malloy Consulting, LLC
Your account number is: 3469250
PROOF OF PUBLICATION
THf, BIF'Lf,,
SITIZMN T'f,Il"fl.@
STATE OF COLORADO,
COUNTY OF GARFIELD
I, Michael Bennett, do solemnly swear that I am
Publisher of The Rifle Citizen Tblegram, that the
same weekly newspaper printed, in whole or in part
and published in the County of Garfield, State of
Colorado, and has a general circulation therein; that
said newspaper has been published continuously
and uninterruptedly in said County of Garfield for
a period of ntore than fifty-two consecutive weeks
next prior to the first publication of the annexed legal
notice or advertisement; that said newspaper has been
admitted to the United States mails as a periodical
under the provisions of the Act of March 3, 1879, or
any amendments thereof, and that said newspaper is a
weekly newspaper duly qualified for publishing legal
notices and advertisements within the meaning of the
laws of the State of Colorado.
That the annexed legal notice or advertisement was
published inthe regular and entire issue of every number
of said weekly newspaper for the period of 1
consecutive insertions; and that the first publication
of said notice was in the issue of said newspaper dated
ll712016 andthat the last publication of said notice was
datedll712016 the issue of said newspaper.
In witness whereof,
0U0712016.
I have here unto sbt my hand this
Michael Bennett, Publisher
Publisher Subscribed and sworn to before me, a
notary public in and for the County of Garfield, State
of Colorado this 0110712016.T-,*g.ArAVa
Pamela J. Schultz, Notary Public
My Commission expires:
November 1,2019
PUBLIC NOTICE
TAKE NOTICE that The Berkelev Familv LLLP has applied to the Planning q'mmissron Garfi€ld
countv. Stat€ ol Colorado. to reouest a Preliminary Plan Amendment and a PULJ Amenoment tor tn€
rjrl Sorinos Ranch PUD as defiried bv the Gar{ield Countv 2o'13 Land Use and Developmont Cod€, as
amendbd. i-n connection with the followinq describeo property sitJated in the county ol Garfield, slate of
Colorado: lGwit:
Legal Description Se€ Attached Exhibit A
Exhibit A
LEGAL DESCRIPTION
A PARCEL OF LAND SITUATED IN GOVERNMENT LOTS 5 AND 6, SECTION 32, LOTS 7' 8,9, 10,
11,12,'13, 14, 15, 16, 17,20,21,22,23ANDTHE NE',1/4 SE 1/49F,SECTION 33, SW]4-Sl^/-11:4
nilo iHr Nw'va'sw 1/4 oF sEcrtoN 34 ALL tN TowNSHIP 6 sourH, RANGE 88 wEsr oF THE
oil pntHctelr MERIDIAN, AND ALSo Lors 1, 2, 3 AND 9 oF sEcrloN 4, ToWNSHIP 7 sourH,
RNNOE Ag WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GABFIELD' STATE OF
COLOBADO, SAID PARCEL BEING MORE PABTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH OUARTEB CORNEB OF SAID SECTION 33, A 2.112" BRASS CAP
[.s. r.ro.sggg Four.ro tr.t pLAcE, THE polNT oF BEGINNING; THENcE N. 89" 40'02' w. ALONG
rHT SOUTUCRIV BOUNDARY OFSAID SECTION 33 A DISTANCE OF 2502.71 FEET TO THE
SOUTHWEST COBNER OF SAID GOV'T LOT 20, A 3-1/4'ALUMINU|\4 CAP L.S. NO. 19598 FOUND
IX PTACE; THENCE N. 01. 58'08, E. ALONG THE WESTERLY BOUNDARY OF SAID GOV.T LOT 20
AND 17 A,DISTANCE OF 2,064.02 FEET TO TI.IE NORTHWEST COBNER OF SAID GOV'T LOT 17,
A g-tla' nL-utvttlUV Cap l.S. ttO. 19598 FoUND lN PLACE: THENCE N. 87" 10'45" W. ALONG THE
SOUTHERLY BOUNDARY OF SAID GOV'I LOT 9 AND 6 A DISTANCE OF 1,382.36 FEET TO THE
Souruwrsr conNEB oF sAtD Gov"T Lor 6; THENoE N. 01 " 43'36' E. ALoNG THE wESTEBLY
BOUNDARY OF SAID GOV'T LOT 6 AND 5 A DISTANCE OF 1 ,290.42 FEET TO THE NORTHWEST
CORNER OF SAID GOV'T LOT 5 (WHENCE A WITNESS CORNER TO THE NOBTHWEST COBNER
OF SAID LOT5 BEARS N.01" 43'36' E. A DISTANCE OF 29.83 FEET); THENCE S.89" 05'51'E
At-oto ruE NoBTHEHLy BoUNDABY oF sAtD Lor 5, A DlsrANcE oF 1'166 84 FEET To rHE
Nohrnelsr coHNER oF sAtD Lor s, A 3-1/4' ALUMINUM cAP L.s. No. 19598 FoUND lN
PLACE;
THENCE S. 89" 1 2'41 ' E. ALONG THE NORTHERLY BOUNDAHY OF SAID GOV'T LOT 8 AND 7 A
orsllruce or 1 ,829.49 FEET To rHE NoBTHEAST coRNER oF sAlD Lor 7, A2-112" q Rf l_q!Q
COUNTY SUBVEYOR ALUMINUM CAP FOUND lN PLACE; THENCE S. 01 58'1 0" W. ALONG THE
EASrenrv BoUNDARy oF sAtD Lor 7 A DtsrANcE oF 838.23 FEET To rHE sourHEAST
coAren or sArD Lor 7, A 2-i /2' ALUMINUM cAP L.s. No. 5933 FoUND lN PLACE;,THENcE sr
E8' ZS'SS' E. ALONG THE NOBTHERLY BOUNDARY OF SAID GOV'T LOI 1 1 A DISTANCE OF
i,rrg.ss reEr ro rHE cENTER oUARTER coRNEB oF sAlD sEcrloN 33, A 3-1/4'GARFIELD
COUNTY SUBVEYOR ALUMINUM CAP FOUND IN PLACE;
THENCE S.88" 25'59'E, ALONG THE NOBTHERLY BOUNDAFY OF SAID GOV'T LOI'12 A
OISTATICE OF 1,255.38 FEET TO THE CENTER-EAST SIXTEENTH COBNER OF SAID SECTION
ss, a z-'z'eruir,lrruuu cAP L.s. No. 5933 FOUND lN PLACE; IHq!CE S.88" 25'.59'E. ALONG
iriE Nonruenrv BoUNDARY oF THE NE 1t4 sE 1/4 oF sAlD sEcrloN 33 A DlsrANcE oF
r,zss.38 rrer ro tHE EASI OUARTER CORNEF OF SAID SECTION 33, 4 ?'114]\LU!!LNUUq4l
t-.S. t'tO. SgSg rOUND lN PLACE; THENCE N. 89 59'25' E. ALONG THE NOBTHERLY BOUNDARY
oF rue tw 'i14 sw1/4 oF sAto sEcrtoN 34 A DlsrANcE oF 201.90 FEET; THENCE LEAVING
SIIO I'iORTUENIV BOUNDABY S. 03'45'23' E. A DISTANCE OF 1,233.01 FEET TO A POINT ON
THE SoUTHEBLY BOUNDARY OF SAID NW 1/4 SW1i4i THENCE N. 89'02'47'E. ALONG SAID
SOUTHERLY BOUNDABY A DISTANCE OF 807 09 FEET; THENCE LEAVING SAID SOUTHERLY
gOUI.{OINV S. 02 50'09' E. A DISTANCE OF 1,220,54 FEET TO A POINT ON THE SOUTHEHLY
SOUNOany Or rHE SW 1/4 SW'l/4 OF SAID SECTION 34; THENCE S. 88" 10'28'W. ALONG SAID
SOUTHERLY BOUNDARY A DISTANCE OF 984,24 FEET TO IHE SOUTHEAST COHNEH OF
SECTION 33, A 2'BUREAU OF LAND MANAGEMENT ALUMINUM CAP FOUND IN PLACE;
inrNce s. ro" ss'ss'w. A DtsrANcE oF 217.38 FEET; THENCE s. 27" 00'32'w. A DlsrANcE
OF 277.20 F EEr ;IHENCE S. 48' 1 1'02" W. A DISTANCE OF 452.97 FEET; THENCE ry-8q: 4-9
-271 Wl
A DISTANCE OF 293.s1 FEET; THENCE ALONG THE ARC OF A TANGENT CURVE rO THE RIGHT
HAVING A RADIUS OF 2OO.OO FEET AND CENTRAL ANGLE OF 54 02'27', A DISTANCE OF 1 88.64
FEET (CHOFTD BEARS N. 62 47'31',W. A DISTANCE OF 181.72 FEET)|
THENCE N. 35' 45'36' W. A DISTANCE OF 8.96 FEET; THENCE S. 57 47'34' W. A DISTANCE OF
lOO.6sFEETTOAPOINTINANEXISTINGFENCE; THENCES.lO.53.Ol,E.ALONGSAIDFENCE
A DISTANCE OF 648.15 FEET TO AN ANGLE POINT IN SAID FENCEi THENCE CONTINUING
ALONG SAID FENCE N,89" 15'38'W. A DISTANCE OF 1,72A.64 FEET TO A POINT IN THE
WESTERLY BOUNDARY OF THE SW 1/4 NE 1i4 OF SAID SECTION 4i THENCE N. OO" 13.22, W.
ALONG SAID WESTEBLY BOUNDARY A DISTANCE OF 1,342.18 FEET TO THE POINT OF
BEGINNING: SAID PARCEL OF LAND CONTAINING 459.376 ACFES, MORE OB LESS.
Practical Description The 459.38-acre property is locatBd on either side of County Fload 1 1 4, south of
County Road 1 '1 5 ln Spring Valley.
Roouest DescriDtion The aoolicant oroDoses lo amend several aspects ol the approved Lako Springs
Rarich PUD and Preliminaiy Plan. inciuding: redesign of drainage plan: revise alignment of Lake
Springs D.ive and Rivendell 6rive: amend ph;sing planadecrease atlordable houslng mitigatior,€n€nd
pielimfnary plan to relloct conserued lands, and re-vise other conditions contained Resoluiion 20'1 2-80.
All persons afl€cted by tho proposed Land Use Change Permil are invited to appear and state their
views, endorsements 6r objections. If you cannot ap,€ar porsonally at such meeting, then you are
u,oed 10 state vour views bv'lelter, as thd Planninq Commission will give consideration to the comments
otturounding'property owners and olhers atlecte-d in deciding whether to granl or deny tho request lor
the land use r-eduest. ihis application may be revrewed at the olfice ol the Planning Dapartment iocaled
at 1 08 8th Stre;t, Suile 40l , Garfreld Co'unly AdTinistration Building. Glenwood Springs, Colorado,
between the hours ol 8:30 a.m. and 5:00 p.m., Monday through Friday.
This application can be viewed online at
htto://ww.oarfidldlcountv.com/community"developmenVolanning-projeci-information.asox by putting in
the file number PUAA-4-15-8287-
Planning Department
Garlield County
Published in the Citizen Telegram January 7, 2016. (1 1 808534)
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LAKE SPRIN GS RAN CH PU D AN D
PRELIMINARY PLAN AMENDMENTS
Plonning Commission
Februory 1 0, 2016
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PROJECT INFORMATION
REQUEST Amend the PUD ond Preliminory
Plon for Loke Springs Ronch
APPLICANT The Berkeley Fomily LLLP
REPRESENTATIVE Tim Molloy, TG Molloy Consulting, LLC
SITE DATA 459.38-ocres
LOCATION 3.5-miles southeost of Glenwood Springs
ACCESS CR 114 ond CR 1 1 5
WATER/SANITATION Centrol Woter/Spring Volley Sonitotion
ZONING Loke Springs Ronch PUD
COMPREHENSIVE PLAN Residentiol Low Density ond Woter
ond Sewer Service Areo (Spring Volley
Sonitotion District)
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REQUEST
l. PUD Amendment
o. Redesign Lots 8, 9, I 1 ond 13 of Filing 2 to ollow removol of cul-de-socs from conserved
oreoi
b. Amend the Phosing Plon to:
i. Move CR I 14 rood improvements from Filing 2 to Filing 3;
ii. Shift 9 lots from Filing 4 to Filing 3;
iii. Eliminote those opproved lots locoted in whqt is now conserved londs oreo.
c. Decreose the offordoble housing required from 15% to lOo/o.
2. Preliminory Plon
q. Amend the Droinoge Plon;
b. Eliminote Condition l5 of Resolution 2012-8Oi
c. Redesign Lots 8, 9, I I ond 13 of Filing 2 to ollow remoyol of cul-de-socs from conserved
oreoi
d. Revise longuoge of Condition I4 of Resolution 20.l2-80 regording o "community woter
system"l
e. Amend the Preliminory Plon ond Phosing PIon regording conserved londs.
3. Tone Mop Amendment to correct issues f rom prior qpprovols.
PUD AMENDMENT - REDESIGN L()TS PHASE 2
The opplicont seeks to redesign Lots 8,
the cul-de-socs to be moved out of the
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conserved
ond I 3 in Phose 2 to ollow for
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PUD AMENDMENT AMEND THE PHASING PLAN
This request includes:
I . Shift 9 lots f rom Phose 4 to Phose 3;
The proposed omendment of the phosing plon to move 9 lots from Phqse 4 to Phose 3 does not
odversely impoct the development or the proiect complionce with the LUDC.
:. Deloy required CR 114 rood improvements to Phose 3;
The rood improvement ore currently required in Phose 2 ond this deloy is lustified in thot the
number of lots in Phose 2 ore insufficient to necessitote the rood improvements ot this time,
porticulorly with the decreose in troffic from removol of the sod form. R&B is concerned obout the
timing of the improvements, however this is due to existing roodwoy deficiencies not becouse of
qdditionol troffic thot moy result from this development.
3" Eliminote those opproved lots locoted in the conserved londs oreo.
This chonge will ollow the Applicont to finol plot those oreos locoted in the conseryotion eosements.
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LAKE SPRINGS RANCH P.U.D.
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PUD AMENDMENT - AFF()RDABLE HOUSING
This Applicont hos requested thot the development provision of offordoble
housing be consistent with current regulotions.
I . The development wos originolly required to provide l Ooh offordoble
housing;
;. The 2011 omendment wos under the 2008 ULUR which required 1 50
offordoble housing;
3" Applicont seeks to meet 201 3 LUDC which requires l Ooh offordoble
housing.
PRELIMINARY PLAN I DRAINAGE PLAN
* The Applicont hod proposed to minimize impocts on the conserved londs oreo
by omending the droinoge Plon.
* Engineering review determined thot the Applicont hod not demonstroted thot
this would meet the LUDC requirements with regord to peok flows ond detention.
* Ultimotely the Applicont submitted supplementol informotion qnd revised the
proposed droinoge plon to meet the minimum stondords of the LUDC.
PRELIMINARY PLAN - CONDITION I5
The Applicont hod proposed to eliminote Condition 15, Resolution 2O12-8O,
bosed upon the Appliconts determinotion thol the detention pond would not be
required for on-site slorm\ /oter detention.
Condition 15. Prior to the opprovol of the finol plot for Block 3, the Applicont
sholl submit io the Slote of Colorodo o Notice of lntent to impound woter for the
deiention pond eost of ond odiocenl to County Rood I 'l 4 ond receive opprovol
from the Stote.
However it connot be determined ot this time whether or nol this delention will be
required, therefore the Applicont hos revised lhis request io omend, rother then
eliminote, the condition:
Condition 'l 5. Should it be determined thot stormwoter detention is required to
be stored in the pond eost of ond odiocent to Counly Rood I l4 the Applicont
sholl submii, ond receive opprovol for, o Nolice of lntent to impound woler from
the Stote of Colorodo.
PRELIMINARY PLAN - CONDITION I 4
Condition 14. of Resolution 201 2-80
Prior to the qpprovol of the first fino! plot submitted for opprovol subsequent to
this Resolution the Applicont sholl meet oll opplicoble Colorodo Deportment of
Public Heolth (CDPHE) regulotions for o non-tronsient, non-community woter
system.
The Applicont seeks to omend this condition bosed upon CDPHE requirements for
o "community" wqter system. Morgon Hill, Environmentol Heolth, ogrees with this
chonge. The ne\M conditions sholl reod:
Prior to the opprovol of the first fino! plot submitted for opprovol subsequent to
this Resolution the Applicont sholl meet oll opplicoble Colorodo Deportment of
Public Heolth (CDPHE) regulotions for o community woter system.
Preliminqry Plon
PREUMINARYPLAN
LAKE SPRINGS RANCH P.U.D.
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ZONE DISTRICT AMENDMENT TORRECTIONS
The Boqrd of County Commissioners opproved the 201 I PUD qnd Preliminory
Plon Amendments thot included the exchonge of porcels on the boundory of the
PUD with odiocent property ov/ners.
Thot opprovol chonged the PUD boundories os some lond wos odded in while
other oreos \Mere removed from the PUD. This chonge hos not been reflected on
the Officiol Zone District Mop ond stoff would like to correct this by ollowing
these to the mop.
MOUNTAIN CROSS
ENGINEERING, INC.
Clvll and Enulronmsntal
July 17,2015
Ms. Kathy Eastley
Garfi eld County Planning
108 8rh Street, Suite 401
Glenwood Springs, CO 81601
RE: PUAA 8287 and PPAA 8286, Lake Springs Ranch PUD
Dear Kathy
This office has performed a review of the documenls provided for the PUD and Preliminary Plan
Amendment applications of Lake Springs Ranch PLJD. The submittal was found to be thorough
and well organized. Additionally to the review, a meeting was held with Dan Dennison and
Roger Neal of High Country Engineering on July 17,2015. The review and meeting generated
the following questions, conoerrr, and comments:
l. There were many conditions of Resolution 2012-80 thnt this application would amend. The
Applicant should address how many of these conditions have been satisfied and which
conditions still need to be addressed.
2. The Applicant should provide a design of the culvert proposed beneath the County Road and
how this may change for either Option A or B.
3. The Applicant proposes to eliminate detention. This is justified by shifting the discharge
point to the cxisting shallow ponding area in the meadow of the conservation easement This
increases the tibutary area to include a larger o$site basin that becomes the major generator
of the peak flowrate. Because the proposed development area increases the impervious
areas, it drains more quickly, and the peak flow outpaces the existing condition. This area
then no longer overlaps with the peak flows fi'orn the larger off-site basin creating a rather
rare situation where the development condition decreases the peak flows when compared to
the exiting. This is only the case because the discharge point was shifted downstream. The
peak floun from the development still exceed the existing at the County Road. However, the
LUDC requires that detention and peak flow mitigation be provided. Based on the meeting,
the Applicant will provide evidence that the detention volume from the previously approved
application is provided and that the flows are restricted to the pre-project levels in the
meadow per the LLTDC. This will be submitted to the County for review.
Feel free to call if you would like to discuss any part of the review.
Sincerely,
826 % Grand Avenu€, Glenwood Sprlngs, CO 81601
P: 970.945.5544 F: 970.945.6558 www.mountalncross-eng.com
EXHIBTT
From: Ualqf,n-Hil
To: Kathv A. Eastley
Cg loshua WilllamsSubrGGt RE: questhn on wat8rsrystsrsDrE l,lord.y, July 20, 2015 11:19:l0AM
Hi Kathy,
Great question- this one has been confusing for me over the years. I got things cleared up when
we worked to get the Riverside Cottages changed from a "transient, non-community" water
system to a "community" water system because they were no longer vacataon rentals but were
being rented year-round.
I am not sure of the exact regulations that apply to each category, but you are certainly conect that
a cornmunity water system has more strict regulatory requirements. They have to do more
frequent sampling for more constituents, and I believe have to treat the water to a greater degree
(for example, chlorination is required for a community water system but I don't believe it is for a
transient non-community). The Water Quality Control Dlvision regulations can be found at:
ht t nt,l?.tuww"cqlorado"Sov/parif ir /sites/default /fi tes/L 1-4*;S&I80I&39*pr[!.
"COMMUNITY WATER SYSTEM" means a public water system that supplies at least 15 service
connections used by fear-round residents or that regularly supplies at least 25 year-round
residents."
"NON-COMMUNITY WATER SYfiEM" means a public water system that ls not a communlty water
system. A non-community water system ls eather a "transient, non-community water system" or a
"non-transient, non-community water system."
"NON-TRANSIENT, NON-COMMUNITY WATER SYSTEM" means a public water system that regularly
serves a population of at least 25 of the same people for at least six months per year and is not a
communr'ty water system."
ls that helpful? l'm looking at my calendar and see that this was due last Wednesday. Been kind of
a busy montht Do you stillwant me to submit comments?
Morgan
From: KathyA. Eastley
Sent Monday, July 20,lOLS 9:41AM
To: Morgan Hlll
SubJect question on water systems
Good morning Morgan,
Do you know the difference between CDPHE-regulated 'communl{ water system and'non"
transient non-community' water system?
This ls related to Lake Springs Ranch, a referral that was sent to you last month. !t appears that
thelr orlglnal approval cited requirements for the 'non-translent non-communitt' water system and
the applicant is requesting to change it to a communlty water system. I think a community system
EXHIBITIJ
Ctvtu ENgr.lEERil.lc Lnrqp Su
July 21,2015
Ms. Kathy Eastlcy
Garfield County Engincering
108 8rh Street, Suite 401
Glenwood Springs, CO 81601
RE: Lnke Springs Ranch PUD - Response to Mountain Cross Engineering's review comments
homTll7ll5 and Gafield County Road and Bridge Department review commcnts from
7nvl5 relatcd to PUAA 8287 and PPAA 8286
Mqqntai n- Ctps t E n e i nSgdn e._Urc - Qbis_ HBI_e P. E.
t) There were many conditions of Resolution 2012-80 that this application would amend.
The applicant should address how many of these conditions have been satisfied and which
conditions still need to be addressed.
Response: There were 32 conditlons related lo the Prellmlnary Plan wlthln Resolullon 2012-
80. There was 1 cortditlon related to the PUD amendmenl. Otrhe i2 conditlons contatned ln
Resolatlon No. 2AI2-80 ouly afew are aflected by the amendmen8 reqaested in the
application. A vosl majorily of the conditions are intended to he applied durtng the Final Plot
phase of the development review process and are unotfected by the amendments requested al
this time. Two otthe conditions (namhers 14 and 15) that are atlected by the ameudmenB
belng requested at this llme ore addressed in the cunent applicatlon. Thefollowlng
parugruphs provide an update regading the other conditionstor which additional lntormalion
is appropriate at thic lime.
Condition number 16 concerns lhe needtor moultorlng of the groundwatet by the collecttve
landowners in Spring Yalley including Spring Yalley Development, Colorado Mountain
CoUege, Los Amigos Ranch Partnenhip, ond the Berkeley Famlb Limlled Pannership. The
Applicant hos contacled both the engineer and artorne!lot rhe Basalt Waler Conservoncy
Dislrict and has discovered that lhe groundwatq nmnitoring plan relerenced ln thls condition
has not yel been lnitiated. This may be porlly dae to thefact that no development has, otyel,
occurred on either the Spring Valley Ronch or Loke Springs Rauch subdivisians, The stated
putpose of the plan is to monltor aquiler levels and well productivity as the groundwaler
resoarce becomes more wldely ullllzed, The Appllcants continue lo be wllllng to participate ln
lhe groundwater monitorfug plon or reqalred in this condition.
Condilion lTbi oddressed the needtor a line exlension ogreemenl or line connectisn
agruemcnts as requlredper the Spring Valley Sanltalion Distrlct's Rules ond Regulatian
and/or the PDA. The ogreements wlll be ln place prior lofinal plat
l5t7 Blokc Avcnuc, Suilc l0l
Olcnwood Springs. CO 8l 6Ol
Tclcphonc (970) 94 5 -8676
Fu (970i 945-2555
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An EFplorcovrd €otlorrly
Lake Springs Ranch I'UD Mountain Cross Comment Rcsponsc Letter
7lzt/15
PageZ
Condilion 25 discusses plan changes to be mode to the Preliminary Plans. These changes
were made bac* ln 2012 and are refiected in Exhibit 4 (Preliminary Plan).
Condition #31 oddresses required revisions to the Drafl Amended ond Restated Declaration of
Coveaants (CCR's), which were to be made prior lo the signing of Resolutian No. 2012-80.
These reybions were made back in 2012 and are incorporated in the version of the CCR's that
was included in the curreut PUDlPreliminary Plan Application (Exhibil 24), The particular
rcvisioys cau befound in Sections 1.3 (mointenance of gravel pedestrian troil) and 8-31
(press ure red ucing valves).
2) The applicant should provide a design of the culvert proposed bcneoth the County Road
and how this may change for either Option A or B.
Respoase: The calvert under County Rood t14 will need to poss the 25yr 24hr stormlrom
hasin PR-15, Thii rate has been cdculated at approximotely 62 cts. This can be passed in a
36 inch diuneterADs N-12 pipe undet CR ll4.
3) 'lhe Applicant proposcs to eliminatc detention. This is justified by shifting the discharge
point to the ciiiting shallow ponding area in the meadow of the conservation easement. This
in.r.us.r the tibutary area to include a larger off-site basin that becomes the major generator of
the peak flowratc. Because the proposed development area increases the impervious areas, it
drains more quickly, and the pcak flow outpaces the existing condition. This area then no longer
ovcrlaps with tire peak flows from the larger off-site basin creating a rather rare situation where
the developmcnt iondition decreascs thc pcak flows when compared to the existing' This is
only the case because &e discharge point was shifted downstrcam. thc peak flows from the
dcvelopment still exceed the existing at the County Road. Howevcr, the LUDC requires that
detention and peak flow mitigation be provided. Based on the meeting, the Applicant will
provide evidence that the detention volume from the previously approved application is provided
and that the flows are restricted to the pre-project levels in the mcadow per the LUDC. This will
be submitted to the County for rcview.
Response: The lower west eud of lhe development is currently mostly eonsened land that will
cotilinue to operate as a sotlfarmfor lheforeseeablefuture. This porlion of the lot is the onlL
area wherc most o!the onsile praposed bssirts and the large oflsile bositrs see overlap in the
llows. This areo is franrcd on the north by a bern that is located just soulh of the County-Road tt9 and to thie south by the lowest existing elevation olong the boundary of the Colorado
llloantain College. Because this area remains undeveloped (olher lhanlor sod production) it
can be utilizedfor storm water detenlion by simply raising lhe elevalion otthe berm adiacent
to CR 119. Atthough the 2S-year storm calcalstions do not refiect the needlor additional
detentiott, raising the berm woulel provide extra detention capacity, The creatiott olsonrc
additional detention slorage woulcl allow the developnent lo frccounllor some minor slornt
event models wlrcre ranoff mighl see an increase in runoff other lhon the 25'yr statm evenl.
The additional storage also will slow the release at lhe runollfrom the onsite basins which
have n mach smsller peok thon the maior alfsile basia creates,
The rxbling elevalion o!the bern is at appraxintately 6899.0'. The nnximum elevation that
the berm ciutd be roised is 6900.5', This small modificotion woukl allowfor an additianol
Lake Springs Ranch PUD Mauntain Cross Comment Response Letter
7l2vl5
Page 3
1.5, deep of detention storage above the existing inigrtion slorage ovet a large area, This
adds appriximately 1,500,0:0A cabicfeet (34.4 acrefeet), The additionalllow directlylrom the
irrigaiin pond oi the east side of the County Road tt4 produces approximately li cfs in
adiitionqiranaff during the 25gr storm. This equoles to approximilely 52,000 cubicleet of
detention storogtu during the 25-yr storm event lo match the hisloric runolf rate. Therelore the
modification ti the beri provides sloragelar beyond the detentiot storsge needed when the
majir offsite basins are ignored in the analysis as was lhe cose in the previous County review.
The concept o! increasing the elevalion aJ the berm lo creale lhe oddilional detention storage
has heen ieviiwed witl iYtf and they have provided a letter staling thot this improvement b
consislent with lhe terms of the Berkeley's conservation easement (Exhibit 19 of the
Applicatiot).
Qprfield Countv RoLd and Bridge '. Michael Prehm
In revicwing the t ake Springs Ranch PUD, the applicant should show how the development of
the filings affects changis to the drainage and flows. Also how the storm water impoundment
detention pond alongside CR I l4 would be affected-
Response: The phnsing oilhefitings will onlytorce afew minor temporary drilnage
imirovemeuts tihere the roads will need to motch inlo the ex'ating road nehuork or to provide
tefiporury emetgency vehicle turaarounds. These detoits rpill be refiectcd in eacltfilingtinal
plai submittal coastruction plan sel The phasing otwo* on CRI14 is all donelrom south to
'north (low to htgh) so the iidening and roadslde ditch improvemenls will olways be improved
on the lower seitions o!the roadfirsl so drainoge ditches won't need to be upsized along the
unimproved portiotts i7t*e County Road betweenfitirtgs. The tempotary gravel road to the
watei storage tank wlll be deslgned at the apprapriatefinal plat stage with the necessary
roadside drainage and culverls lhat witt remain at thefull baild-out otthe development,
The exbtitrg landscapdirrigation pond on the east side of CR I 14 rvill be drained, partially
lilled, and iined along the County Road daring the constraction associated with Filing 3. The-amoint of watet sloiage and high water levet will not ehange very much in lhe realignment of
CR Itl, iroweve, the pond will not he usedfor stornt runo!!detention os was originally
propased back in 2A11. The pond will serve as a low point on the east side althe CR I l4 and
-the- calverl across CR 114 ryitt be sizedfor the proposed 2S-year 24-hour slofin event set above
the irrigatiou retention valame,
If you have any questions, comments, concerns etc., please feel free to conlast us.
Sincerely,pJ b*)-
Dan Dennison, P.E.
High Country Engincering
From: Tim MqlhyTo! KeIbLA.-EfilsxsubJecu FW: Fdenual Enguage lbr Rerbed CordldonDatr! Thur$ay, July 23, 2015 2:25115 trtl
Kothy - here is the revised longuoge for Condition 15, os requested:
"should it be determined thot stormwoter detention is required to be stored in the
pond on the eost side of CR I I4 the Applicont sholl submit, ond receive opprovol
for, o Notice of lntent to impound woter from the Stote of Colorodo."
Hope this helps.
Iim
Tim Malloy, Principal
TG Malloy Consulting, LLC
4oz Park Drive
Glenwood Springs, CO 8t5ot
p. 9zo-945-o8;z
f. gZo-g+S-o833
e. tgmalloy@sopris.net
Thls emall and any atta(hed fites are confidential and intended solely for the intended reciplent(s). Any unauthorized
revlew, disclosure, copying, dastribution or use is prohibited. lf you have received this e-mall by mistake, please
notify
us lmmediately by reply e-mail and destroy all <oples of the original message, Thank You,
L
Frun: Chris uqleTo: l(athy A" Eattlev
Cc ddennison(Ahcentrom
subrcct REr Lakesprt€s bsues
Data: Frlday,July 2{,2015 2:15:21 PM
Kathy:
I have reviewed the response from High Country Engineering. The letter addressed the comments
from this office and generated the following comment:
- Since the Applicant has requested that the improvernents to CRl14 would be constructed
under a future filing that the BoCC may or may not grant, the Applicant should provide a
plan view or an exhibit of the culvert crossing design described in ltem #2 of the resporist
letter.
Thanks in advance.
Sincerely,
Mountain Cross
Engineering, lnc.
Chris Hale, P.E.
826112 Grand Avenue
Glenwood Springs, CO 81601
Ph:970.945.5544
Fx:970-945.5558
From: Kathy A. Eastley [mallto:keastley@garfield-county.com!
Sent Thursday, July 23, 2015 11:45 AM
To: Chris Hale <chris@mountaincross-eng.com>
SubJecI Lake Springs issues
HiChris,
Attached are High Country's response to your letter. We will be receiving a revised dralnage report
based upon the numbers provided in this letter.
Regarding the request to elimlnate the condition regarding the requirement to provide the Notice
of tntent to lmpound Water for the pond on the west side of CR 114, we will be amending the
condition to require submittal of the notice if it ls necessary to utilize the pond for stormwater
detention. l'tl get you a copy of the proposed language when I receive it.
Please let me know if you are satisfied with thls response or lf you need to wait to see the revlsed
drainage study.
Thanks.
Kothy Eostley, AI;CP
FrDm!
To:
Cc:
SubJect:
Date:
Attadrm.nt3i
finr I'tr;ilb,*
Kathv A. Eaqtlev
Dan Dennlqofi
Follow Up on Lake Sprlngs Randl Issues
ffiday, July 24t ?ols 10;07:52 PH
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Nonprofit taw Prof Bloo Schmldt.Ddf
Kothy - I'm providing this emoil to oddress the issues discussed during our meeting
yesterdoy morning with Kelly Cove. ln oddition, I reviewed the drofl conditions you
ient me eorlier todoy ond hove o few comments regording those conditions which
ore included loter in this emoil.
lssues Roised During 7123 Meeting with Stoff
During the meeting yesterdoy morning you ond Kelly expressed concern regording
o disdreponcy between the oreo identified os "Filing l " on the Phosing Plon ond
the boundory of the Filing I finql plot os recorded. You pointed out thot there ore
londs locoted outside of the Filing I finol plot boundory thot ore shown os being
within the Filing 'l oreo on the opproved {ond proposed) Phosing Plon. This
conversotion led to severol reloted issues; one of which wos whether the
Appliconts could be ollowed to proceed with the finol ploiting of future phoses of
the subdivision given thot there moy be o defect in the cunent finol ploliing since
there ore londs ihot hove been conserved bul hove not received flnol plot
opprovol. Concern wos olso expressed os to whether il wos oppropriote to hove
completed conservotion eosements on londs which hove not received finol plot
opprovol. lwos osked to provide ihe following in response to these issues:
l. lnformotion or documentotion confirming thot lond need not be finol plotted
before it con be slerilized through o conservolion eosement;
Z. A revised Phosing Plon or other solution for oddressing the discreponcy
between the boundory of the lond contoined within the recorded Filing 1
Finol Plot ond the Filing I oreo depicted on the Phosing Plon.
Regording item number one I contocted Billsilberstein of Koplon Kirsch Rockwell
ond MorkWeslon. Billis o noted ottorney who speciolizes in conservotion low ond
Mork is one ol the premier reol estote opproisers speciolizing in voluotion for
conservotion eosements. Both Bill qnd Mork hove worked on lond conservotion
ond conservotion eosements throughout Colorodo. I olso reviewed the opproisols
thot were prepored for severol of the conselotion phoses of the Loke Springs
Ronch subdivision.
My conversotions with Billond Mork confirmed the opinion thot I expressed during
our meeting, which is thot the process of conserving subdivided lond through the
dedicotion of o conservotion eosement does not require thot the subdivided lond
be finol plotted. ln foct, lond in Colorodo hos been conserved of vorious different
fv1
points over lhe continuum of the lond use ond subdivision entitlemenls process.
Further, the stondords ond procedures for voluotion of lond for conservotion
eosements do not define ony specific stondord for delermining the highest ond
best use for o subject property. I hove ottoched o recent decision ftom lhe United
Slotes Tox Court {schmidt v. Commissioner of lnternol Revenue), wherein the Court
sides wllh the londowner on ihe question of whether pending rezoning ond
preliminory plon opplicotions could be used in determining the highest ond besi
use for purposes of estoblishing the before volue for o conseryotion eosement. ln
this cose, which wos decided in August of 2014, no lond use or subdivision
opprovols hod been formolly gronied. Nevertheless, the Court supported lhe
opproiser's finding thot the highest ond best use wos residentiollols, os described
in the rezoning ond pretiminory plon opplicotions, on the grounds thot "the recclrd
estoblishes thot the oppliconts hod been oble to oddress oll relevont issues thot
could hove prevented or detoyed the gronting of development entitlements for
the subject property." Cleorly, this is o much lower stondord thon exists in the cose
of the Loke Springs Ronch PUD Subdivision. which hos received PUD zoning ond
pretiminory plon opprovols for the entire property ond finol plot opprovolfor o
por1on of the property. We'd be hoppy to provide documentotion of other similor
coses if necessory.
Regording item number two, I hove provided o revised Phosing Plon, with
deicriptive text (text to follow on Mondoy), os we discussed. the revised Phosing
plon drowing differentiotes beMeen the lerms "phose" ond "filing" since use of the
term filing on this drowing hos creoted confusion. The term "phose" on this
drowing is intended lo define the Appliconls' priorities regording the order in which
development would occur, while "filing " represenls o portlculor oreo thot hos
been gronled finol plot opprovol. To achieve this distinction we hove eliminoted
the word "Filing" ond substiluted the word "Phose" in lhe legend. ln oddition, we
hove shown the entire oreo which wos included in the Filing I Finol Plot os "Phose
lo {Filing l)", while the remoinder of the oreo thot hos been conserved is defined
os "Phose 1b." The rest of development is depicted os Phose 2, Phose 3, ..,etc.
phose I o ond Phose I b combined represent the oreo for which no further
development ociion or entitlements ore necessory since it hos been conserved.
By providing o revised phosing plon, which clorifies the distinction between
phosing ond filing, ond by providing documentotion supporting the foct thot
conserved lond need not be finol plotted, we believe we hove demonstroted thot
there is no delect in the cunent entitlemenls ond thot there is no need to either
seek iurther finol plqt opprovols for londs olreody conserved or lo preclude the
Berkeleys from pursuing finolplot opprovol for fulure phoses'
ln the course of revising the Phosing Plon we found severol minor revisions thot we
believe should be mode lo the Preliminory Plon drowings. A revised set of
Preliminory Plon drowings is ottoched. We would note thot the Preliminory Plon
drowings continue to use the Lot ond Block nomencloture ond the descriptive text
for the phosing plon describe which blocks ore included in which phose. The
chonges mode to the Preliminory Plon drowings ore listed below:
l. Updoted cover sheet to remove "filing" reference of top of Lond Use
Summory.
Updoted cover sheet to removed "development oreo" in Sile Dolo
5ummory.
Removed "Filing l " lobel from oll Key Mops.
Removed note l l from cover sheei since thls relotes to tronsfers of lond
from CMC ond Neislonik which hove olreody been completed.
Chonged sheet I for new phosing ond eliminotion of filing 2, filing 3. etc.
from longuoge.
I wos olso osked to provide o revised droinoge plon, os mentioned in the letter
from HCE doted July 21, 20.l5, oddressing Chris Hole's refenolcommenls reloted to
droinoge. Dan Dennison hos indicoted thot the revised droinoge plon should be
reody by Mondoy. He hos osked me to inquire how mony copies Ofjlle revised
droinoge plon you will be needing?
-Cemments
Regcrcrin g Drc'ft Conclitiens
I hove only one comment regording the droft conditions, it concerns Condition 6
ond is reloted to the plotting issue discussed previously in lhis emoil. The woy the
condition currently reods, it required thot my client "plot" oll phoses of lhe
development within l5 yeors. While we understond the purpose of this condition
we would point out thot strict odherence io it would require thot we finol plot the
portion of the oreo which hos olreody been conserved ond is outside the Filing I
boundory. We believe thot plotting this oreo is unnecessory, os no development or
lol ssles will be occurring, ond creotes on owkword situolion since the Couniy
would most likely be reluctont to plot lots lhqt hove olreody conserved, os wos
expressed by Kelly during our meeting yesterdoy. Perhops lhis longuoge could be
modified to preserve the County's inlent, to prevent developers from obondonlng
portiolly completed projects, while ovoid the plotting of conserved londs issue. lf
there is support for the ideo of modifying lhis condition lwould hoppy to provide
some droft longuoge.
Hove o greot weekend ond let's discuss lhese motten on Mondoy.
Tim
Tim Malloy, Frincipal
TG Malloy Consulting, LLC
4oz Park Drive
Glenwood Springs, CO 8t5ot
p.97a-945-o832
f .9to-g+S-oB:3
e. tgmalloy@sopris.net
This email and anyattached files are confidentlal and lntended solely for the lntended reciplent(s)' Any unauthorized
review, dis<losure, copying, distributlon or use Is prohibited. lf you have received this e mail by mistake, please
notify
u5 immediately by reply e-mait and destroy all copies of the orlglnal me5sage. Thank You.
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LAKE SPRINGS RANCH, PUD
PHASING PLAN
PREPARED FOR:
Berkeley Family Limited Partnership
4001 County Road I 14
Glenwood Springs, CO 81601
Prepared By:
HIGH COUNTRY ENGINEERING, INC.
l5l7 Blake Avenue, Ste l0l
Glenwood Springs, CO 81601
(970)94s-8676
Iuly 27,2015
ffi
*2Nq
Lake Spring Ranch PUD subdivision is proposed to be constructed in five separate phases. The
phasingplancanbeseenonsheetPlan-0gofthePreliminaryPlanwiththerevision dateof7l24tl5.
Phase I includes land that has been sterilized through the dedication of conservation easements.
Phase 2-6 are the five phases where proposed lots and infrashucture are planned.
Phase 2 (Block 2) includes l4 lots that will be served offof the existing west side of County Road
I 14. The roads to be constructed include Spring Valley Road, RivendelI Court, and Rivendell Road
for a total length of approximately I,550 feet. This phase also includes a gravel access road up to
the well and tank tocations in order to provide rhe rvarer supply for Phase 2.
Phase 2 will also include the start of construction for gas, electric, telephone, domestic water, and
sanitary sewer. The property will be served by Source Gas natural gas by extending a line up
County Road I l4 from the existing Los Amigos regulation station to the south of the property. The
Holy Cross electric service will be provided by installing underground electric line up from the
existing power poles along running east to west along the southern edge of the property. The
CenturyLink telephone service will be provided by installing underground lines up from the
Colorado Mountain College from the south. There is already a Spring Valley Ranch Sanitation
District sewer main cutting across Phase 2 that is sized to handle the full buildout of Lake Springs
Ranch. The water tank, pumphouse, and water main to connect Phase 2 to the tank will all be
required with the construction of the first developed phase. All of the utilities for the rest of the
phases can extend off of the utiliry infrastructure installed in this first phase of the PUD.
Phase 3 (Block 3) includes 27 lots and a multifamily tract on the east side ofCounty Road I 14. This
phase includes Lakeside Lane, Hanging Valley Road, and the southern 2,930 feet of Lake Springs
Drive. County Road I 14 will be rebuilt from the southern to the northem edge of Lake Springs
Ranch PUD. This reconstruction of County Road I l4 will involve the rvidening of the road
throughout, the installation of drainage ditches as necessary, and the straightening of the road on the
south end ofthe property near the existing pond. This work will include reconfiguration and tining
of the west side of the pond. These improvements will improve vehicle safety and protect the county
road from damage related to seepage from the pond.
EXHIBTT
C
PRELIIIIINARY
DRAINAGE REPORT FOR
LAKE SPftING.9 RANCH PAD
GAR FI ELD COANTY, COLOMDO
PREPARED FOR:
Berkeley Family Partnership
408 Aspen Business Center, Suite 209
Aspen, CO 81612
PREPARED BY:
High Country Engineering, Inc,
I5l7 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
(e7o) e45-8676
September 2,2010
Revised luly 27,201
HCE JOB NUMBER:
l5l? Btalc Avcnuc, Suitc l0l
Glcnrvood Sprirrgs, CO 8l6Ol
970.945"8576 phonc
970.945 2555 fax
wrvw-lrccng.com
SlPaSt
I. Location and Descriotign.gf PronerW
A. Properfy Location
The proposed development, Lake Springs Amended PUD, is an approximately 459.38 acre site
with Spring Valley Road and County Road I l4 located within the center portion of the project.
The proposed development consists of 194 single-familylots(77 ofwhich have been sterilized
through a conservation easement), with the typical lot size being 0.9 acres. The smallest lot
within the subdivision is 0.658 acres. See Exhibit I for the Vicinity Map. There is a
significant area of offsite drainage affecting this property from the east west, and south of the
property.
B. Property Description
This site is located on approximately 459.38 acres of undeveloped pasture/grassland that
slopes toward the west to the low lying area on the property currently sunounded by a sod
farm operation. The overall site is relatively steep with surrounding steep hills and drainage
ways. The existing low point of the properly leaves the properly to the north across County
Road I 19 and eventually to the Roaring Fork River.
The seven soil types located on the site are within hydrologic soil groups 'B', 'C'and'D'; per
the NRCS soils map. Refer to Exhibit 4 in the appendices for the descriptions of the soils.
The proposed site consists of natural grasses, roadways, a pond, and ditches. The proposed
development is delineated as Zone C from the Flood Insurance Rate Maps, Community Panel
08020514655 B, dated January 3, 1986. ZoneC is defined as areas of minimal flooding.
II. DRAINAGE BASIN CRITERIA
A. Regulations
AutoCAD's SCS TR-55 Tabular Method was utilized for this report for onsite and offsite
runoffto remain consistent with the Garfreld County standards. NOAA Atlas maps for the 25
and lfi)-year rainfall intensities were used to determine runoff from each basin. Per the
NOAA Atlas, the 2-year, 24 hour precipitation amount is 1.2 inches, the 25-year, 24 hour
precipitation amount is 2.0 inches and the 1O0-year, 24 hour rainfall intensity is 2.4 inches.
Peak on-site flows for this site will be primarily rainfall derived since the entire site is below
8,000 feet in elevation. Therefore, the storm drainage system should be more than adequate to
handle on-site spring snowmelt nrnoff when sized for the rainfall events.
The AutoCAD hydrology channel calculator was used for channel sizing during the 25-year
and 100-year storm €vents. AutoCAD's pipe calculator was used to size the culverts for the
25-year storm event per the Garfield County's specifications. Weighted curve numbers based
on the soil qpes and land uses were used to determine the runofffrom each of the basins.
,{lPagc
B. Hydrologic Criteria
The proposed development characteristics were broken down to open space, roadways, and
proposed development (0.9-acre typical single family lot size). The existing basins were
modeled as having open pasture/grasslands in fair condition as well as asphalt roadways. The
proposed site will ultimately undergo grading for the proposed roadways, drainage facilities,
and the proposed I acres single-family lots.
III. DRAINAGE FACILITY DESIGN
A. Offsite Basin Description
Six offsite basins located around the proposed site contribute runoff to the west end of the
subdivision, Most ofthese basins do not affect the proposed lots since they are routed around
the proposed lots to the agricultural western end of the prope(y where much of the land has
been conseryed. The offsite basins were analyzed to determine the amount of runoffthat ends
up in the low lying portion of the property. The offsite culverts that convey the offsite
drainage to the proposed detention pond were not analyzed to determine if they had enough
capacity to convey to the proposed ponds since these culverts are outside the scope of our
drainage design. The major existing basins (EX-OS I ) that is routed through the west end of the
property has a time of concentration of 113.22 minutes, while the proposed time of
concenbation for the onsite basins to the to the tow end of the property are all below 32
minutes. So the basins will not peak at the same time when they travel through the low end of
the property where all the basins eventually end up. The lag time will provide sufficient time
for the proposed onsite drainage runoffto peak in the west end of the property before the major
existing offsite basin reaches a peak flow. EX-OSI is 5 times the size of the entire Lake
Springs Ranch and thus the peak flow at the end of the property is controlled primarily by the
offsite basin.
Offsite basin EX-OSI encompasses the area to east and north of the proposed site. The runoff
from basin EX-OSI drains south, near the castern property boundary, then west below the
southern property boundary, where it then crosses beneath County Road ll4 via existing
culverts. EX-OSl receives runofffrom existing basins EX-z, EX-3, EX-4, and EX-5. EX-
OSI also receives runoff from proposed basins PR-21, PR-25, PR-27, and PR 31.
This runoff from EX-OSI then enters EX-OS6 west of County Road I 14 and then travels
northwest to the proposed detention ponds within the property discussed later herein this
report. EX-OS6 also receives direct runofffrom a number of onsite basins that flows down
County Road I 14 and from the existing landscape/inigation pond on the eastside of County
Road I 14 which makes up EX-10 as well as EX-OS-5. The proposed basins that directly flow
to EX-OS6 include PR-8, PR-16, and PR-17. The additional flow generated by the build out
of the properly will iucrease the overall flow onto the Colorado Mountain College property
that sis within EX-OS6 but there is a signed agreement with the College (Exhibit 8) that
allows a percentage increase in flow during the major runoff events. This has been the path of
5ll'ag*
the existing nrnoff from the landscape/irrigation pond historically and it rvas
the College had no intention to develop this corner of the property.
Offsite basin EX-OS5 is located near the southwestern corner of the property, between the
properly boundary and County Road I 14. The runofffrom this basin drains northwest to a low
point and culvert nearthe east side of the County Road I 14. Offsite basin EX-OS5 is located
norttr of basin EX-OS4. Offsite basin EX-OS4 is also in the southwestern corner of the
properly and drains north into basin PR-I7 and then is collect by EX-OS5.
Offsite basin EX-OS3 is located north of the proposed development and drains onto the
development through existing basin EX-8 and proposed basin PR-1. The runoff from this
basin ends up entering the northem end of the low lying area on the west end of the property.
Offsite basin EX-OS2 is above the northeast comer ofthe development. The runoff&om basin
EX-OS2 drains along south side County Road I l4 and into existing basin EX- I 0 and proposed
basin PR-10.
All of the offsite basins defined eventually end up in basin EX- l which is a basin that includes
some onsite land within the existing sod farm including the two existing irrigation ponds and
some offsite areas to the west of the property. This basin will not have any development
occurring as part of the subdivision build-out other than some modifications to the outfall of
the northern pond across County Road I l9 and any necessary culvert improvements for any
agricultural property improvements.
The "pasture/grassland-fair" curae number for soil lpes 'B' (CN 69), 'C' (CN 79), and 'D'
(CN 84) and "asphalt" (CN 98) curve numbers were used to create composite curve numbers
for each drainage basin.
Table l: Offsite Basin Curve
BASIN B Group Soil C Group Soil D Group Soil lmpervious Composite CN
EX-OSl 44.O2o/o 55.98o/o 75
EX-OS2 70.63%29.37o/o 72
EX-OS3 100.007o 79
EX-O54 100.00%79
EX-OS5 85.57olo 14.43%71
EX-OS6 49.74Yo 49.430/o 0.83%77
Table 2, below, shows the runoffcharacteristics for the offsite basins. Sheet flow lenglhs
set to a maximum 300 feet. Refer to the appendices for more complete calculations.
@
determined that
6lFnEe
EX-OS3 12.7121 26.19 79 5.28 8.06
EX-OS4 0.7866 11.43 79 0.46 0.70
EX-OS5 7.1042 18.33 71 1.25 2.55
EX-o56 152.4295 45.61 77 37.19 58.79
B. Onsite Basin Description
Onsite runoff sheet flows to existing gullies where it is routed offsite in shallow concentrated
flows. Each lot will be graded to convey the runoff from the lot to the proposed roadways.
Runoff from the offsite basins will be routed through the proposed site to their historic
discharge points.
The proposed Lake Springs Amended PUD site was designed to carry the 25-year storm event
down the roadside swales to proposed culverts throughout the site. In the event of a 1O0-year
storm event, the runoff will be safely conveyed through the property across roads, down
property lines, and along the roadside swales to the proposed detention facilities. Any
detention volume required onsite would be sized to accommodate the increase in flow betrveen
the onsite Zl-year peak runoff versus the onsite Zl-year peak runoff rates.
IV. EXISTING BASINS
The existing site was broken down into I0 onsite drainage basins that cover the entire
property. Existing basin EX-l is located in the westem portion of the site as well as some
offsite land to the west. This basin includes lowest points on the property where most of the
offsite and onsite basins are conveyed prior to exiting the property. There are currently areas
of irrigation storage and wetlands at the lowest points of the property. Any modifications to
the conserved portion of this basin would require approval by the Aspen Valley Land Trust.
AVLT has given preliminary approval for passing additional flow through the conserved
property as long as major grading is not required. The runoff from basin EX-l flows north
across the flat portions of the development and is captured in the existing ponds when the rain
event flows are large enough. The northern pond is currently used as a source of irrigation
water below the outfall culverts to County Road 1 19.
Existing basins EX-2 and EX-3 are basins on the northeast comer of the property that flows
east to basin EX-OS l. Basin EX-4 and basin EX-5 are basins on the south side of the property
that also flow directly to EX-OS I . Basin EX-6 is on the southeast corner of the property and
flows west to EX-OSS. Basin EX-7 and EX-9 are located on the north end of the property and
flow north and do not eventually end up in EX-l with the rest of the basins. Basin EX-8
makes up most of the land between County Road I l4 and EX-l and drains directly to EX-I.
Basin EX-10 includes much of the land east of County Road I l4 and drains directly to EX-
os6.
The "pasture/grassland-fair" curve number for soil gpes 'B' (CN 69), 'C' (CN 79), and 'D'
(CN 84) and "asphalf'(CN 98) curve numbers were used to create composite curve numbers
for each drainage basin. Sheet flow lengths were set to a maximum 300 feet. Table 4, below,
Tllllgc
shows a summary of the unrouted flows for the existing basins. Refer to the
complete calculations.
Table 3:Basin Characteristics Curve Number
BASIN B Group Soil C Group Soil D Group Soil lmpervious Composite CN
EX-1 84.74%15.26%72
EX-2 100.00%69
EX-3 100.00%69
EX4 100.00%69
EX-5 72.16Yo 27.W%72
EX-6 100.007o 79
EX-7 30.98%69.O2%76
EX.B 52.29"/o 3Ai1o/o 16.95%0.65%75
EX-9 100.00%79
EX-10 30.110/o 67.18o/o 2.71%77
Table 4, below, shows a summary of the unrouted flows for the existing basins. Sheet flow
lengths were set to a maximum 300 feet. Refer to the appendices for complete calculations.
Table Basin tenstlcs4:Charac
BASIN AREA,
ACRES Tc (MrN)CN Qzs-vam,CFS Qroo-vam,CFS
EX-1 zilA255 44.71 72 31.08 61,99
EX-2 5.9181 15.16 69 0.74 1.64
EX-3 10.9278 14.14 69 1.68 3.70
EX-4 18.7643 18.76 69 2.88 6.35
EX-5 2.1733 14.37 72 o.55 1.07
EX-6 7.3242 18.87 79 3.54 5.42
EX-7 2.3709 16.28 76 1.24 2.44
EX-8 146.8846 35.13 75 33.08 56.89
EX.9 4.6246 27.11 79 1.70 2.62
EX-l0 158.6150 30.94 77 48.81 76.93
V. PROPOSED BASINS
The proposed constmction within the site consists of the construction of roadways, drainage
facilities, and residential lots. The lots range in size from approximately 0.65 acres and 1.7
acres. The proposed lots were assumed to be walkout style lots in many cases. The proposed
lots will not be overlot graded as part of the subdivision scope of work but for purposes of the
drainage study the basin lines fit our expectations of the how the final grading of the lot will be
addrEssed.
@
appendices for
I
8ll'ngc
The proposed site was broken down into thirty-four basins. Many of these basins could be
combined to create larger basins, but the basins were sized in order to conectly size the
proposed culverts throughout the subdivision and to make sure that the roadside swales were
sized large enough to handle the flows from the basins when the grading plans for the
individual phases of the project are completed. Most of the property eventually drains to EX-l
before exiting the property at the low point of County Road I 19.
Basins PR-33 and PR -34 will be routed to a proposed drywell for water quality treatment
before draining to the north. There will also be a drywell to provide some water quality for
proposed Basins PR-29 and PR-30 before draining to EX-OSl which is off the properly. The
drywells are not required for detention volume since there is not an increase in flow for the
25yr storm from existing conditions- Refer to the drainage basin maps 3-3F for proposed basin
locations and information.
There are a number of basins that will temporarily leave the properry before being routed to
basin EX- l. These basins do not increase the runoff to EX-OS I by not including the areas of
the homes, roads, or driveways in the basin and so do not increase the runoff beyond the
existing flowrates. These basins include PR- I 7, PR-21 , PR-25, PR-27, and PR-3 I . There will
not be any driveways or building envelopes within these basins.
The rest of the proposed basins either drain directly to EX-l or are conveyed through the
northeast corner of the Colorado Mountain College property before entering EX-I, These
basins that are routed through the CMC property have been approved by CMC to have an
increase in flow for the build-out of the property along a defined approximately 1,500 LF path.
AutoCAD's TR-55 hydrology curve numbers for residential lots of l-acre were used for all
lots, asphalt roads were used for all impervious areas, and pasture/grassland-fair curve
numbers were used for all undeveloped areas. Composite curve numbers were determined for
each basin using the curve numbers previously above within soil types for the undeveloped
pasture/grassland areas. The areas within the developed lots will have a curve number for soil
types 'B' (CN 68), 'C' (CN 79), and'D' (CN 84) and "impervious" (CN 98) curve numbers
were used to create composite curve numbers for each drainage basin.
Table 5:Basin Characteristics
BASIN Undeveloped
-B Group Soil
Undeveloped
-C Group Soil
Undeveloped
-D Group Soil
Lot- B
Group
Soil
LOt- C
Group
Soil
Lot- D
Group
Soil
lmpervious Composite
CN
PR.1 54.95%20.80%9.19%14.Mo/,A.42Yo 74
PR.2 81.71%18.29o/o 82
PR.3 91.08%8.92o/o 81
PR-tl 55.36%44.640/o 87
PR-5 23.49%20.670/o M.380/0 11.460/o 79
PR.6 48.940/o 7.11o/o 41.370h 258%83
PR-7 74.33%11.95%13.72o/o 74
PR-8 11.02o/o 23.90Y.36.85%16.620/o 11,610/,78
9lFagt
Table 6, below, shows a summary of the unrouted flows for the existing basins. Sheet flow
lengths were set to a maximum 300 feet. Refer to the appendices for complete calculations.
Table 6 Proposed Basin Characteristics
BASIN AREA,
ACRES Tc(MrN)CN Qzs-vEAn, CFS ClroovEen,
CFS
PR-1 113.0274 31.39 74 23.60 43.10
PR.2 1.6340 16.00 82 1.02 1.50
PR.3 3.3982 16.26 81 1.95 2.90
PR-4 0,2462 6.00 87 0.35 o.47
PR.5 8.5948 15.08 79 4.15 6.36
PR-6 10.4031 22.06 83 6.03 8.81
PR.7 3.4856 22.06 74 0.96 1.74
PR-8 6.4428 29.1S 78 2.17 3.38
PR.9 4.9026 18.44 69 0.61 1.36
PR-,IO 6.4666 18.49 77 2.60 4.11
PR-11 14.3498 22.71 80 6.49 s.77
PR.l2 4.7929 6.00 81 4.35 6.36
PR-13 14.0915 24.45 78 5.36 8.30
32.000/o 64.08%69
PR-10 11.73o/o 16.59o/o 10.36%58.01olo 3.31olo 77
PR-'l1 10.65%82.250/o 7.1OYo 80
PR-12 1.620/o 3.307o 83.460/o 11.620/o 81
PR.13 3.53%29.75o/o 15.48Vo 44.98o/"6.260/o 7
PR-l4 89.64%10.120/o 4.240/o 79
PR.15 15.84%8.260/o 2.38Yo 56.47Ya 17.O5o/o 80
PR.l6 9.66%37.090io 14.09o/o 37.39o/o 1.77Yo 77
PR.17 83.67%16.33%79
PR.18 3.260/o 80.55%16.19Yo 82
PR-l9 32.47o/o 45.72n/o 21.81o/o 80
PR.2O 22.77n/o 72.25%4.98o/o TI
PR-21 93.070/o 6.9370 70
PR.22 12.11o/o 16.48o/o 44.2Oo/"22.12%5.09o/o 78
PR,23 90.847o 9.16%71
PR-24 29.68%52.73%17.59o/o 74
PR.25 33,770/o 6.230/o 68
PR.26 14.23o/o 51.88%33.89o/o 78
PR.27 77.53o/o 22.47o/o 69
PR.28 20.19o/o 2.47o/o 30.69%41.08%4.574/o 74
PR.29 92.800/o 7.244/a 70
PR.3O 62.87%37.13o1o 80
PR-31 100.00%69
PR.32 88.33%11.670/"72
PR-33 86.617o 13.39o/o 82
PR.34 90.70%9.30%81
l0 lP,rgc
PR.14 25.4796 24.17 79 10.58 16.15
PR.15 21.7402 15.56 80 11.46 17.30
PR.l6 17.8558 21.43 77 6.20 9.75
PR.17 6.8281 21.99 79 2.83 4.33
PR-l8 2.2'.161 12.70 82 1.66 2.43
PR.19 4.3939 21.89 80 1.99 2.99
PR.2O 5.5S87 22.39 77 1.94 3.06
PR.z1 1.6369 15.62 70 0.24 0.52
PR.22 11.3726 17.29 78 5.02 7.81
PR-23 9.7614 26.46 71 1.46 3.00
PR.24 2.0850 16,29 74 0.57 1.04
PR-25 13.9490 17.16 68 1.44 3,37
PR.26 1.0478 6.00 78 0.75 1.14
PR.27 '12.3697 14.71 69 1.90 4.19
PR.28 16.1193 17.88 74 4.44 8,04
PR-29 5.2776 16.73 70 0.79 1.67
PR.3O 1.0133 6.00 80 0.85 1.26
PR.31 1.2525 18.41 69 0.16 0.35
PR-32 0.8678 16.25 72 0.18 0.35
PR.33 1.033 16.47 82 0.64 0.95
PR.34 1.5233 13.94 81 1.06 1.56
The difference between onsite historic and onsite developed flows were used to determine
whetherdetention would be required on EX-I. Grass lined channelsand culverts will be
utilized to convey the proposed runoffto EX-1, as well as offsite to historic locations.
VI. REST.'LTS AND RECOMMENDATIONS
The majority of the site will be routed to the low end of the properry within basin EX-I. The
only basins that will direct discharge from the site without ending up in basin EX-l are basin
EX-7, PR-33, and PR-34. These basins will sheet flow offsite to the north and to the west,
downsheam of EX-I. The flow is not increased from these basins so there is no reason to
include in the detention calculations.
The lower portions of EX- l have existing wetlands and inigation storage in the middle of the
existing sod farm operations. This area is capable of passing the 100-yr existing and proposed
flow and not affect any of the lowest residential lots in Filing 2.
The existing runoffto EX-l is 265.98 cfs forthe 25-yrstorm and 443.05 cfs forthe 100-yr
storm.
The proposed runoff to the detention pond area is 261.58 cfs for the 25-yr storm and 436.0s
cfs for the l00-yr storm. The outfall from the property will be at the low point along Counry
Road I19. Culverts will be installed at this location to convey the 25-yr storm under the
ll | {f a g *
County Road during the first phase of construction. This will require the installation of trvin
48" diameter culverts to convey the 26 I .58 cfs flowrate. The 100-yr storm will be allowed to
pilss over the top of the road which is the historic path of the major runoff events when the
County Road I l9 was constructed.
This version of the Lake Springs Ranch drainage study is a reflection of an expansion of the
area of influence from storm events to include all of the agricultural land on the west end of
the propeay which includes the parcels ofland that have been conserved over the last decade.
These areas also required an expansion of the offsite basins that impact the property. The
calculations of the curve numbers for each individual proposed basin was also reevaluated in
order to keep up with the most current street and lot layout. This correction for the 25-year
24-hour design storm event and the revised routing of the drainage basins resulted in a small
reduction in the peak flowrate for the proposed build-out of all the filings of the subdivision.
The proposed onsite basins within the subdivision are peaking earlier than the existing onsite
basins. This means the overlap of the onsite peak flows from the major offsite basin is
reduced and thus reduces the overall peak flowrate. There will not be an increase in the runoff
from the property during the 25-year 24-hour storm event which is the basis for calculating
detention in Garfield County.
This wetlands and sod farm portion of the property is the only area where most of the
onsite proposed basins and the large offsite basins see overlap in the flows. This area is
framed on the north by a berm that is located just south of the County Road I 19 and to the
south by the lowest existing elevation along the boundary of the Colorado Mountain
College. Because this area remains undeveloped (other than for sod production) it can be
utilized for storm water detention by simply raising the elevation of the berm adjacent to
CR I19. Although the 25-year storm calculations do not reflect the need for additional
detention, raising the berm would provide extra detention capacity. The creation of some
additional detention storage would allow the development to account for some minor storm
event models where runoffmight see an increase in runoff other than the 25-yr storm
event. The additional storage also will slow the release of the runoff from the onsite basins
which have a much smaller peak than the major offsite basin creates.
The existing elevation of the berm is at approximately 6899.0'. The maximum elevation
that the berm could be raised is 6900.5'. This small modification would allow for an
additional 1.5' deep of detention storage above the existing irrigation storage over a large
area. This adds approximately 1,500,000 cubic feet (34.4 acre feet). The additional flow
directly from the irrigation pond on the east side of the County Road I 14 produces
approximately 13 cfs in additional runoff during the 25-yr storm. This equates to
approximately 52,000 cubic feet of detention storage during the 25-yr storm event to match
the historic nrnoffrate. Therefore the modification to the berm provides storage far
beyond the detention storage needed when the major offsite basins are ignored in the
analysis as was the ease in the previous County review. The concept of increasing the
elevation of the berm to create the additional detention storage has been reviewed with
AVLT and they have provided a letter stating that this improvement is consistent with the
terms of the Berkeley's conservation easement.
12l l'a g *
The minimum culvert size of 18" diameter CMP will be installed unless the basin calculations
show a need to upsize the culverts. The culverts throughout the subdivision will be sized
according to the 25-yr 24-hr storm from the individual proposed basin as part ofthe final plans
for the individual filings. The proposed 25-yrZ4.tu storm event (62 cfs) from the basins on
the east side of CR I I4 require a 36" diameter CMP pipe at a slope of 12.66%.
The drainage swales along County Road I 14 will be l0'wide and 2'deep minimum as was
determined in earlier approvals. The rest of the roads within the subdivision will have a
minimum of 6' wide and 18" deep swale. All of the roadside swales and major swales along
property lines will be verified for capacity as final plans for each filing are submitted to
Garfield County for review.
VII. CONCLUSIONS
The drainage facilities have been designed per Garfield County's standards and regulations.
The proposed storm drainage facilities have been designed to accommodate the runoff from
this site. The proposed storm water flows will be treated and detainEd prior to discharging
offsite and runoff from the proposed site will be kept at or below historic levels for both the
25-year and l0&year storm events. The lower portions of the property will be revised by
raising the berm at the northwest corner of the property in order to provide additional runoff
storage although not required according to the drainage calculations. The drainage
calculations were based upon the above-stated assumptions and are subject to change upon
final site design and build out and any modification in the grading plans of the individual
phased construction plan sets.
vrrr. BEFERENCES
National Oceanic and Atmospheric Administration: Precipitation-Frequencv Atlas of tre
Western United States, Volume Ill-Colorado. Silver Springs, MD 1973.
United States Department of Agriculrure, Soil Conservation Service: Soil MapAspen-
Glpsum Area, Colorado, Parts of Eagle, Garfreld, and Pitkin Counties, Web Soil Survey.
Soil Conservation Service U.S. Department of Agriculture: Procedures for Determining
Peak Flows in Colorado 1984.
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EXHIBlTlf
From:
fo:
Subract:
Date:
Chrls Hale
kathv A- EaEdey
RE: Revleed Dralnage Plan
Tuesday, July 28, 2015 l1:29:02 Al\{
Kathy:
The review of the drainage report generated no additional comments. Thanks.
Sincerely,
Mountain Cross
Engineering, lnc.
Chris Hale, P.E.
826112 Grand Avenue
Glenwood Springs, CO 81601
Ph:970.945.5544
Fx 970.945.5558
From: Kathy A. Eastley [mailto:keastley@garfie]d-county.coml
Sent: Monday, July 27,ZOLS 3:28 PM
To: Ch ris Hale <chris@mountaincross-eng.com>
Sublect: FW: Revlsed Drainage Plan
Chris,
Attached is the revised drainage plan, your last comments should be addressed in here. Let me
know if all is ok.
Thank youl
Kothy Eostley, ATCP
Senior Plonner
Gorfield County Community Development
108 8th Street, #401
Glenwood Springs. CO 81601
Phone: 970-945-1377 ext. 1580
Foxr 970-384-3470
keostley@ g,nr:f ield -coun\t.com
Frcm: Tim Malloy [nmilto: timotgmattov.coil]
Sen$ Monday, luly 27,2015 2:46 PM
To: Kathy A. Eastley
Cc: Dan Dennison
Subject: Revlsed Dralnagt Plan
A file has been sent to you via lllohtall - the best way to send, share, and store your files. I$Lil
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Lond Use Plonning . Site Design . GIS
November 6,2015
Kothy A. Eostley, Senior Plonner
Gorfield County Community Development Deportment
108 Eighth Street, Suite 401
Glenwood Springs, CO Bl60l
RE: Submission of Applicotion Supplement Addressing Preliminory Plon Amendment
Reloted to Previously Conserved Londs
Deor Kothy:
This letter, ond the ottoched exhibits, constituie o supplement to the Loke Springs
Ronch Preliminory Plon/PUD Amendment Applicotion which wos submitted to the
Gorfield County Community Developmeni Deportment in June of this yeor (2015).
This letter oddresses on issue which wos roised during the County Stoff's review of
the originol opplicotion. The issue stems from the foct thot there ore londs within
the Loke Springs Ronch PUD Subdivision thot hove been sterilized through o
conservotion eosement but for which no finol plot hos been opproved or recorded.
The Stoff ond the Appliconts hove ogreed thot the best woy to resolve this situotion
is for the Appliconts to seek opprovol for o finol plot thot shows the un-plotied
sterilized oreo os "Conserved Londs." The requested preliminory plon omendment
is intended io ovoid the situotion where o future opplicotion to finol plot the
conserved londs could potentiolly be denied solely on the grounds thot the finol
plot is inconsistent with the Preliminory Plon thot wos opproved in 2012.
This opplicotion supplement includes o revised set of Preliminory Plon drowings ond
o revised Phosing Plon (including norrotive). These drowings ond the revised
phosing plon norrotive ore intended to reploce the drowings ond norrofive
provided with the originol opplicotion. This letter oddresses the review criterio for o
mojor omendment to o Preliminory Plon solely for the omendment reloted to ihe
conserved londs os described in this document. The criterio for the Preliminory Plon
omendments ihot were requested in the originol opplicotion ore oddressed in thot
opplicotion ond ore not repeoted in this supplement.
As requested, we hove provided two hord copies of this opplicotion supplement
ond o digitol copy in PDF formot on CD. The CD contoins pdf 's of the opplicotion
text ond eoch of ihe exhibits seporotely.
4O2Pork Drive. Glenwood Springs. Colorodo.8160 1
(P) 970.945.0832. (F) 970.945.0833 . E-moil: tim@tgmolloy.com
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicolion Supplement
November 6,2015
Poge l2
Bockground
During the Stoff's review of the originol Loke Springs Ronch PUD/Preliminory Plon
Amendment opplicotion (Originol Applicotion), the Appliconts were informed of on
issue reloted to londs which hod been conserved in the post but for which no finol
plot hod been recorded. The Stoff hos indicoted thot the County requires thot oll
londs within o subdivision must be finol plotted ond thot this position is supported by
condition number six of Resolution 2012-80 (resolution opproving mosi recent
Preliminory Plon omendment for Loke Springs Ronch PUD). This condition stotes thoi
"Approvat of the Pretiminory Plon requires fhe Developer to complefe lhe ploffing
of allphoses within l5 years of fhis Reso/ufion ond fhe first finolplof musf be
recorded within one year of the finol opprovol of fhe Preliminary Plan."' The Stoff
hos olso indicoted thot they would be unwilling to process ony finol ploi opplicotion
for future phoses of the Loke Springs Ronch Subdivision until oll of previously-
conserved londs hod been finol plotted. The Appliconts were olso informed thot
the County would be highly unlikely to opprove o finol plot opplicotion thot
showed residentiol lots on londs for which conservotion eosements hod olreody
been recorded, regordless of whether the opproved preliminory plon showed
residentiol lots within the conserved oreo. Obviously, these interpretotions leove
the Appliconts in the uncomfortoble position of not being oble to pursue further
finol plotting of the subdivision until plotting of ihe conserved londs hos been
completed.
To fully understond how the Appliconts found themselves in this situotion it's
importont to briefly review the opprovol ond conservotion history ossocioted with
the Loke Springs Ronch PUD/Subdivision (LSR). The Boord of County Commissioners
gronted preliminory plon opprovol for LSR in 2002 vio Resolution 02- 109. Resolution
02-109 includes the some condition quoled in the previous porogroph regording
the need to complete ploiting of oll phoses within 15 yeors. ln 2004, the County
gronted finol plot opprovol for LSR Filing l, which encompossed 2l lots locoted in
the northwest corner of ihe subdivision ond the entire Agriculturol Reserve oreo.
Filing I contoined opproximotely I I8.5 ocres ond is depicted on the ottoched
Context Mop (Exhibit 1 ).
Subsequent to the opprovol of Filing l, the Appliconts begon preserving lond
through o series of six conservotion eosements. The first of these, which wos
finolized in 2004, involved lond thot wos locoted entirely within Filing I . The second
conservotion eosement wos done in 2005 ond contoined opproximotely 30.8 ocres
of lond. This eosement, os with oll of the subsequent eosements, contoined lond
which wos portly within Filing 1 (portions of the Agriculiurol Reserve oreo) os well os
londs locoted outside of the Filing I boundory. Exhibit 2 shows the lond oreo
I The Appliconts note thqt the Boord of County Commissioners hove gronted extensions to the finol plot deodline
referenced in this condition ond thot ihe cunent preliminory plon opprovols will not expire until April of 2016.
402 Pork Drive . Glenwood Springs . Colorodo . Bl60l
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LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6,2015
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ossocioted with eoch of the six conservotion eosements, which will be referred to
collectively os the "Conserved Areo" for the remoinder of this document. For eoch
of the five eosements recorded ofter 2004, the lond locoted outside of the Filing 1
boundory is comprised of residentiol lots for which preliminory plon CIpprovol hod
been gronted pursuont to Resolution 02-.l09 but for which no finol ploi hod been
opproved or recorded. Therefore the problem, which the Appliconts ore now
seeking to resolve through the Preliminory Plon omendment requested in this
opplicotion supplement, hos existed since 2005.
ln 20.l I the Appliconts submitted on opplicotion seeking vorious omendments io
ihe preliminory plon ond PUD zoning opprovols grontedin 2002. The omendments
requested in 20,lI offected londs locoted outside of the conserved oreo. This
opplicotion wos reviewed pursuont to the process for o mojor omendment, which
required review by both the Gorfield County Plonning ond Zoning Commission ond
the Boord of County Commissioners. The opplicotion wos olso reviewed by County
Stoff, including the County Attorney's office, os well os severol outside ogencies.
The opplicotion wos ultimotely opproved by the Boord of County Commissioners
vio Resolution 2012-80. During the review of the 2011 opplicotion there wos no
mention of the issue reloted to the un-plotted conserved londs or the inobility to
pursue furiher finol plotting of the subdivision os contemploted on the opproved
Preliminory Plon.
Description of Proposed Amendmeni
As o first step toword resolving this issue, the Appliconts ore proposing to omend the
Preliminory Plon to show the portion of ihe Conserved Areo locoted outside of the
Filing I boundory os "Conserved Londs" ond to eliminote the lot lines which ore
shown on the opproved Preliminory Plon for this some oreo. The proposed
omendment does not offect ony lond for which finol plot opprovol hos been
gronted (Filing I ). The right-of-woy for Spring Volley Rood, which runs through the
conserved londs, will not be offected by this omendment ond continues to be
shown on the Amended Preliminory Plon drowings (Exhibit 4). ln oddition, there is o
troil segment thot runs through o corner of the conserved oreo neor Kendoll Rood
(CR I 19) on the opproved Preliminory Plon, which will olso be retoined os reflected
the Amended Preliminory Plon drowings. The requested omendments ore reflected
on the ottoched Amended Preliminory Plon drowings (see Sheels 2,3,4, ond B of
Exhibit 4). The un-plotted conserved londs, which ore the subject of this opplicotion
supplement, will be referred to os the "Amendment Areo" for the remoinder of this
document. Exhibit I illustrotes the relotionship between the Conserved Areo, Filing
I ond the Amendment Areo, which includes the remoinder of the Conserved Areo
thot hos not been finol plotted. The oreo for which Preliminory Plon omendment is
being sought of this time is depicted with o red cross hotch on Exhibit l.
402Pork Drive . Glenwood Springs . Colorodo . Bl60l
(Pl 97O.945.0832 o (f) 97O.945.0833 oE-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6.2015
Poge l4
The Appliconts ore olso proposing to revise the opproved Phosing Plon to more
occurotely reflect the boundories of Filing 1 (see Exhibit 3). Exhibit 3 includes q
phosing plon drowing ond o motching norroiive text. The phosing plon included
with this opplicotion supplement olso reflects ihe other phosing omendments
shown on the phosing plon included with the Originol Applicotion. The only
differences between the phosing plon provided with this opplicotion supplement
ond the plon included in the Originol Applicotion ore ihe chonges mode to more
occurotely reflect the recorded boundories of Filing l, ond to include the un-
plotted portion of the conserved oreo (Amendment Areo) with ihe lots proposed to
be ploited in Filing 2. Filings 3 through 5 ore exoctly the some in both phosing plons
except for the grophic tone used to differentioie between the vorious phoses. The
Originol Applicotion includes o description of the more substontive omendments to
the Phosing Plon ond o discussion of the review criterio for omending the PUD
pursuont to Section 6-401 (l) of the Gorfield County Lond Use ond Developmeni
Code (LUDC). Since the Phosing Plon omendments discussed in this opplicotion
supplement ore relotively minor ond ore merely intended to resolve prior
inoccurocies with respect to the boundories depicted for Filing I ond to ollow for
the timely resolution of the un-plotted conserved londs, no further discussion of ihe
PUD criterio is needed over ond obove whot hos been provided in ihe Originol
Applicotion.
Review Criteriq - Preliminory Plon Amendment
The regulotory provisions thot must be considered when reviewing on opplicotion
for o substoniiol omendment to on opproved preliminory plon ore listed below ond
ore oddressed in the porogrophs thot follow.
* lisl of Applicoble Regulolory Provisions
Preliminorv Plon Amendment
. Gorfield County Comprehensive Plon 2030 (os omended I 11812013)
. Section 4-.l06: Amendment to on Approved Lond Use Chonge Permit
. Section 5-302.C: Article 7; Divisions 1 through 4 (os opplicoble)
. Section 5-304: Amended Preliminory Plon. Section 5-40.l: Applicotion Submittol Requirements
Sections 4-106 ond 5-304 of the LUDC describe the process for reviewing
omendments to lond use chonge permits ond preliminory plons ond provide the
criterio for determining whether porticulor omendments quolify os minor or
substontiol. Complionce with these code sections hos been oddressed in the
Originol Applicotion. The preliminory plon omendments described in this
opplicotion supplement ore being processed simultoneously ond in conjunction
402Pork Drive . Glenwood Springs o Colorodo ' 81601
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LSR PUD & Preliminory Plon Ap. /Conserved Lcrnds Applicotion Supplement P o g e | 5
November 6, 2015
with the Originol Applicotion. Therefore, there is no need for ony further discussion
in this document relqtive to these code sections.
Similorly, oll opplicotion submittol requirements specified in Section 5-401 of the
LUDC hove been sotisfied in the Originol Applicotion, which hos been deemed
complete by the Community Development Deporiment. Other thon the mops ond
text included in this opplicotion supplement, no odditionol documents ore required
to sotisfy the submiitol requirements. The primory purpose of this document is to
oddress the review criterio for Preliminory Plon omendments defined in Section 5-
302.C of LUDC os they relote to the omendments described in this opplicotion
supplement. The criierio thot must be met ore contoined in Divisions I through 4 of
the stondords section of the LUDC (Article 7). Since this opplicotion supplement
seeks to omend the Preliminory Plon solely to reflect the existing conserved stotus of
the Amendment Areo, only those stondords thot relote to this oction hove been
oddressed in this document. For exomple, the requested omendments hove no
odverse impoct on any wildlife hobitot, wildfire hozord oreos, geologic hozords,
wetlond, droinoge, utilities or services so complionce with these criterio is not
discussed in this document. For convenience, the octuol text from the LUDC is
provided ond hos been highlighted in bold ond itolics.
i. Complionce with Gorfield County Comp Plon (Section 7-102)
The Loke Springs Ronch PUD/Subdivision wos opproved prior to ihe odoption of the
current Gorfield County Comprehensive Plon (Comp Plon). The omendment
requested in this opplicotion supplemeni simply ocknowledges the existing
conserved stotus of certoin londs within the subdivision os shown on the ottoched
Amended Preliminory Plon drowings (see Sheels 2,3,4 ond B of Exhibit 4). Ihe
currently odopted Future Lond Use Mop for Gorfield County depicts the oreo within
LSR thot hos been conserved to dote, including the portion for which preliminory
plon omendment opprovol is being sought with this opplicoiion supplement, os
"Conserved Londs." Since the proposed omendment is consistent with the Future
Lond Use Plon ond does noi result in ony chonge to the current or potentiol future
use of londs within the subdivision, ond since no octuol development will result from
the proposed omendment, there is no need to oddress complionce with ony of the
other policies qnd recommendotions contoined within the Comp Plon.
Comprehensive Plon complionce for the other Preliminory Plon/PUD omendments
described in the Originol Applicotion ore oddressed in thot document.
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LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6,2015
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* Complionce wilh Arlicle 7: Stondords (Divisions I through 4)
7-l0l Complionce with Zone Dislrict Use Restrictions: The Lond Use Chonge sholl
comply with Arlicle 3, Zoning, including ony opplicoble zone dislricl use resfricfions
ond regulofions.
Response: As stoted in the Originol Applicotion, the underlying zoning in ihis cose is
the existing PUD. No chonges to the ollowed density or ollowed uses described in
the PUD Guide, which wos lost omended in 2012 (Reception No. 842009), ore
proposed with the Originol Applicotion or with ihis opplicotion supplement. The
recorded PUD Guide wos provided os Exhibit 21 of the Originol Applicotion. A
revised PUD Guide wos olso provided with the Originol Applicotion (Exhibn 24. The
proposed revisions to the PUD Guide ond the reosons for those revisions ore
discussed in the Originol Applicotion. As demonstroted in the following porogroph,
no rezoning or other revisions to the PUD zoning or the PUD Guide ore necessory in
ossocioiion with the Preliminory Plon omendment being requested with this
opplicotion supplement.
The londs within the Amendment Areo ore currently zoned residentiol single-fomily
(R/SF) ond open spoce (OS) on the recorded PUD Zoning Mop (see Exhibit 2l of the
Originol Applicotion). Both of these zone districts permit open spoce, recreotion
ond ogriculturol uses omong the uses ollowed by righi. ln oddition to these uses,
the R/SF district olso lists single-fomily resideniiol omong the uses ollowed by right.
The lond within the Amendment Areo is currently being utilized for ogriculture ond
open spoce. Since the future use of the conserved londs is limited to ogriculturol,
open spoce ond possive recreotionol uses under the recorded Deed of
Conservotion Eosement (DOCE), there is no need to rezone the conserved londs or
io moke ony further revisions to the PUD zoning to oddress ollowed uses. Similorly,
since the DOCE prohibits further subdivision of the conserved londs; ond since no
residentiol development will occur on the conserved londs; the oreo ond bulk
limitotions ossocioted with the R/SF ond OS disiricts (minimum lot oreo, building
setbocks, etc.) will hove minimol opplicobility. Similorly, the moximum building
height restriction hos limited opplicobility within the conserved oreo since no
significoni structures ore permitted under the DOCE. However, even if such
structures were ollowed, the moximum permitted building height (25 feet) is the
some for oll of the zone districts described in the PUD Guide.
7-103 Compotibilifu: The nature, scole, ond intensily of the proposed use ore
compolible with odjocent lond uses.
Response: The intended use of the lond within the Amendment Areo will continue
to be ogriculture ond open spoce os permitted under the DOCE ond the PUD
zoning. With ihe exception of the northernmost boundory, which obuts the
odjocent Spring Volley Ronch PUD (SVR), the Amendment Areo is on internol
portion of Loke Springs Ronch. The current use of the Amendment Areo is
402Pork Drive o Glenwood Springs . Colorodo . Bl60l
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LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
fVovemOer 6.2015
Poge l7
compotible with the continued operotion of the sod form on the odjocent portions
of the Loke Springs Ronch property os well os the odjocent portion of the SVR
property, which is currently being used for hoy production ond open spoce.
Gorfield County hos gronted preliminory plon ond PUD zoning opprovol for SVR.
While no residentiol development hos occurred on ihe SVR property to dote, the
current opprovols contemplote significont residentiol development on the neorly
4,500-ocre property. However, the opproved Preliminory Plon for SVR designotes o
lorge oreo odjocent to the northern boundory of the Loke Springs Ronch PUD for
open spoce. The current use of the lond within the Amendment Areo is consistent
with the existing ond plonned uses within the odjocent SVR PUD.
7-107 Access and Roqdwqvs: All roqds sholl be designed fo provide for odequote
ond sofe occess ond sholl be reviewed by the County Engineer.
D. Rood Dedicofions.
All rights-of-way sholl be dedicofed to the public ond so designofed on lhe Finol
Plot. They will not, however, be occepfed os County roods unless fhe BOCC
specificolly designqles ond occepfs them os such.
E. lmpocts Mitigoted.
lmpocts to County roods ossociofed with houling, trucktroffic, ond equipmenf use
sholl be mitigoted through roodwoy improvemenfs or impocf fees, or both.
The proposed Preliminory Plon omendment will not offect the right-of woy for Spring
Volley Rood the entirety of which wos included in the finol plot for Filing 1.
7-201 Aqricullurol Londs:
A. No Adyerse Affect to Agricullurol Operotions - lond use chonges on londs
odjocent to or directly offecting ogriculturol operotions sholl not odversely qffect, or
ofherwise limit the viobility of exisfing ogricultural operolions. Proposed division ond
developmenl of the lond sholl minimize the impocfs of residenfiol developmenl on
ogriculturol londs ond ogriculturol operotions, ond moinloin fhe opportunity for
ogriculturol produ ctio n.
Response: The proposed preliminory plon omendment supports the existing
ogriculturol use on the property by memoriolizing the existing conserved stotus for o
portion of the qreo where the ogriculturol octivities (existing sod form) ore
occurring. The proposed Amended Preliminory Plon drowings include o note
referencing the County Clerk ond Recorders Office reception numbers for the
recorded DOCE documents. The DOCE permits ogriculturol uses ond the odopted
Loke Springs Ronch PUD Guide specificolly lists the existing sod form operotion ond
reloted occessory uses, qs well os the other uses specified in the DOCE os uses
permitted by right. The proposed Preliminory Plon omendmeni creotes o link
between the subdivision ond PUD zoning opprovols gronted by the County ond the
conservotion eosement which is held by AVLT.
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November 6, 20t 5
7-204 Droinoae ond Erosion.
B. Droinoge
l. Sife Design to Facilitofe Posifive Droinoge. lofs sholl be loid out lo provide
posifive droinoge owoy from oll buildings.
2. Coordinotion with Areo Sform Droinoge Pqllern. lndividuol lot drainoge sholl be
coordindled with fhe generol storm droinoge pollern for lhe oreo.
q. Drainoge difches sholl hove q minimum Slope of no less fhon 0.75%. Energy
dissrpofers or retention ponds sholl be insfolled in droinoge difches where flows
ore in excess of 5 feef per secon d. Ditches odjocenl to roads sholl hqve o
mqximum Slope of 3:l on the inside ond oufside edges, excepf where fhere is o
cuf Slope on the oufside edge, in which cose fhe edge of lhe ditch sholl be
matched Io the cuf Slope.
b. Subdroins shqll be required for qll foundofions where possible c,nd shall divert
qwoy from building foundofions ond doylight to proper droinoge chonnels.
c. Avoid Droinoge lo Adjacenf Lofs. Droinoge sholl be designed fo ovoid
concentrqlion of droinqge from ony lol to on odjocent lot.
C. Sformwater Run-Off
Ihese sfondords sholl opply to ony new developmenl within 100 feet of o
Woterbody ond to ony olher developm enl creating 10,000 squore feet or more of
impervious surfoce oreo.
l. Avoid Direct Dischorge fo Sfreoms or Ofher Woterbodies. Stormwoter Runoff from
projecl oreos likely to conloin pollutonfs sholl be monoged in o monner lhot
provides for of leosf I of the following ond rs sufficient to prevent wqter quolity
degradotion, disturbonce to odjoining property, ond degrodotion of public roods.
o. Runoff to Vegetofed Areos . Direct run-off fo sfoble, vegefofed oreos copoble
of mointoining Sheefflow for infiltrolion. Vegefofed receiving oreos should be
resisfonf fo erosion from o design sform of 0.5 inches in 24 hours.
b. On-Sife lreofmenf. On-sife freofment of slormwoter prior fo dischorge to ony
nolurolWoterbody by use of besf mondgement practices designedto detoin or
infillrqle the Runoff ond opproyed os porf of the stormwqler quolity conlrol plon
prior fo dischorge to ony noturol Woterbody.
c. Dischorge to Slormwoler Conyeyonce Sfrucfure. Dischorge to o stormwoter
conyeyance sfrucfure designed lo occommodofe the projecfed odditionol
flows from the proposed project, with treotment by a regionol or olher
stormw oter tr e of m e nt fo cility.
2. Minimize Directly-Connecfed lmpervious Areos. Ihe sife design sholl minimize
fhe exfent of directly-connecfed impervious oreos by including the following
requiremenfs:
o. Droinoge through Vegelofed Pervious Buffer Sfrips. Runoff from developed
impervious surfqces (rooftops, Porking [ofs, sidewolks, efcJ sholl droin over
402Pork Drive . Glenwood Springs . Colorodo . Bl60l
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LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6,2015
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sfoble, yegetoled pervious oreos before reoching slormwoter conveYqnce
sysfems or dischorging to Waterbodies.
b. Technigues Used in Conjunction with Buffer Sfnp. The requiremenf thot oll
impervious oreos drqin to vegetoted pervious buffer sfrps moy be reduced if the
oulflow from the vegefofed pervious buffer sfrip is direcfed to olher slormwoler
treatment methods. Exomples of other polentiol lechniques fo be used in
conjunction with vegefofed pervious bvffer sfrp ore: infiltrotion devices, gross
depressions, consfrucfed Weflonds, sond fillers, dry ponds, efc.
c. Gross Buffer Sfrip Slope Design. When impervious surfoces droin onfo gross
buffer sfrps, o Slope of less thon l0% is encouroged, unless an olternofive design
is opproved by the Counly.
3. Delqin ond Treql Runoff . Permonent slormwqfer defe ntion focilifies ore required
fo be designed to detoin flows to historic peok dischorge rofes ond to provide
woler qvolity benefifs ond mointoined fo ensure funclion. Design criterio for
defenfion focilifies include:
o. Defention focilifies sholl ensure fhe posf-developmenf peok dischorge rofe
does nof exceed fhe pre-development peok dischorge rote for lhe 2-yeor ond
21-yeor return frequency, 24-hour durqtion sform. ln delermining Runoffrofes,
fhe enfire oreo conlributing Runoff sholl be considered, including ony exisling
off-sife contribution.
b. To minimize the threot of mojor property domoge or loss of life, oll permonenf
stormwoter detention focilifies musf demonsfrqte thol there is o sofe possoge of
the 100-yeor slorm evenl without cousing property domoge.
c. Chonnels downstreom from the stormwoter delenlion pond dischorge sholl
be profected from increosed chonnel scour, bonk instobilily, ond erosion ond
sedimenf otion from the Z5-yeor relurn frequency, 24-hour design siorm.
d. Removol of pollutonts sholl be occomplished by sizing dry delenfion bosins fo
incorporote o l-hour emplying lime for o design precipitotion event of 0.5
inches in 24 hours, with no more than 50% of the woter being releosed in 12
hours. lf relenlion ponds ore used, a 24-hour emptying time is required. For
droinoge from Parking Lots, vehicle mointenonce focilities, or other oreas wilh
exfensiye vehicular use, o sond ond oil greose trop or similor meosures olso moy
be required. To promote pollulant removol, detenlion bosins lenglh-to-width
ratio should be nol less fhon 2, wilh o rotio of 4 recommended where sife
conslroinls ollow. A sedimentotion "forebdy" is recommended to promole long-
term functioning of the structure. Access to bolh the foreboy ond pond by
moinlenonce eguip ment is required.
e. Culyerfs, droinoge pipes, ond bridges sholl be designed ond construcled in
complionce wilh AASHIO recommendofions for o woter live lood.
Response: The Originol Applicotion includes o revision to the droinoge strotegy for
the Loke Springs Ronch PUD/Subdivision. The primory chonge to the droinoge plon
is thot the temporory storoge of stormwoter runoff hos been exponded to
incorporote more of the volley floor within the Loke Springs Ronch properiy. The
402Pork Drive o Glenwood Springs o Colorodo . Bl60l
(P) 970.945.0832 . (F) 970.945.0833 oE-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6,2015
Poge ll0
revised droinoge plon requires o smoll omount of disturbonce within the conserved
oreo (for culvert instollotion) ond the temporory detention of stormwoter. However,
the culvert instollotion ond oll of the lond required for stormwoter detention ore
locoted within the Filing I boundory. The proposed preliminory plon omendment
will hove no odverse effect on droinoge or erosion meosures reloted to ihe
development of the remoinder of the Loke Springs Ronch PUD/Subdivision.
7 -402. Subdivision Lols.
All lots in ony Subdivision sholl conform to ihe following specificofions:
A. Lofs Conform fo Code.
Lol orea, width, frontoge, depth, shope, location, ond orientotion sholl conform to
the qpplicoble zone dislricl requiremenfs ond other oppropriofe provisions of fhis
Code.l. The Lot Size moy be increosed for lofs developed in oreos posing o potentiol
hozord to heolth or sofety due to sot'l condifions or geology.
2. Lot chorocferisfics sholt be oppropriote for the locolion of the developmenl
ond the type of use ollowed.
o. Depfh qnd width of lofs sholl be odeguole to provide for the required off-
sfreef porking and looding focilities reguire d by the type of use ond
developmenf contemploled.
b. The width of residentiql corner lois sholl be sutficient to occommodote the
required building selbqck from bolh roods.
B. Side Lot Line Alignment.
Side Lot Lines sholl be substontiolly of righl ongles or rodiollo rood right-of-woy
Iines.
C. Lols Configurotion, Cul-de-Socs.
Wedge-shoped lois or lols fronling on cul-de-socs shqll be o minimum of 25 feel in
width ol the fronl properly line.
D. Lot Division by Boundories, Roqds, or Eosements Prohibited.
No lols sholl be divided by municipol boundories, Counly roods or public righls-of-
woy.
Response: The proposed Preliminory Plon omendment will eliminote the lot lines
ond rood righis-of-woy (except for the Loke Springs Drive right-of-woy, which will
remoin) thot oppeor on the opproved Preliminory Plon within the Amendment
Areo. This will ollow the Appliconts to seek finol plot opprovol to memoriolize the
lond within the Amendment Areo os "Conserved Londs." As o result, the lot size
ond configuroiion criierio in this section will no longer be opplicoble for the lond
within the Amendment Areo.
We oppreciote the opportunity to submit this opplicotion supplement to oddress
the issues ond criterio ossocioted with the un-plotted conserved londs. Pleose
402Pork Drive o Glenwood Springs . Colorodo o Bl60l
(P) 970.945.0832 . (F) 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement P o g e I 1l
November 6,2015
contoct me if you hove ony questions or require ony odditionol informoiion to ollow
the opplicotion to move forword. We look forword to working with the Stoff,
Plonning Commission ond Boord of County Commissioners on the review of our
opplicotion for Preliminory Plon ond PUD Amendment.
Regords,M
Tim Molloy, Principol
TG Molloy Consuliing, LLC
CC: Mike Berkeley
Aitochments
Exhibit I -ContextMop
Exhibit 2 - Conservotion Phosing Mop
Exhibit 3 - Revised Phosing Plon w/Text
Exhibit 4 - Revised Preliminory Plon Drowings
402Pcrk Drive . Glenwood Springs . Colorodo . Bl60l
(P) 970.945.0832 . (F) 970.945.0833 .E-moil: tgmolloy@sopris.net
Exhibit 3
LAKE SPRINGS RANCH, PUD
PHASING PLAN
PREPARED FOR:
Berkeley Family Limited Partnership
4001 County Road 114
Glenwood Springs, CO 81601
Prepared By:
HIGH COUNTRY ENGINEERING, INC.
1517 Blake Avenue, Ste 101
Glenwood Springs, CO 81601
(970) 94s-8676
September 13,2015
((\Y'fiK3st\ Dllt/^os)<!Pz'.+
rJ'/vE ER\l
Lake Spring Ranch PUD subdivision is proposed to be constructed in five separate phases (filings).
The phasing plan can be seen on sheet Plan-09 of the Preliminary Plan with the revision date of
l0ll3ll5 and on the phasing plan attached to this narrative.
Filing 1 includes a portion of the land that has been sterilized through the dedication of conservation
easements. Filing 2-6 arc the five phases where proposed lots and infrastructure are planned.
Filing 2 (Block 2) includes 14 lots that will be served off of the existing west side of County Road
1 14. The roads to be constructed include Spring Valley Road, Rivendell Court, and Rivendell Road
for a total length of approximately 1,550 feet. This phase also includes a gravel access road up to
the well and tank locations in order to provide the water supply for the lots within Filing 2. This
road will be built within an access and utility easement across future filing land. Filing 2 also
includes 76.1845 acres of land that has already been sterilized through conservation. This portion of
land includes a 60' wide right-of-way easement for County Road I 19 that was created in the Filing I
plat.
Filing 2 wrll also include the start of construction for gas, electric, telephone, domestic water, and
sanitary sewer. The property will be served by Source Gas natural gas by extending a line up
County Road I 14 from the existing Los Amigos regulation station to the south of the property. The
Holy Cross electric service will be provided by installing underground electric line up from the
existing power poles running east to west along the southern edge ofthe property. The CenturyLink
telephone service will be provided by installing underground lines up from the Colorado Mountain
College from the south. There is already a Spring Valley Ranch Sanitation District sewer main
cutting across Filing 2 that is sized to handle the full buildout of Lake Springs Ranch. The water
tank, pumphouse, and water main to connect Filing 2 to the tank will all be required with the
construction of the first developed phase. All of the utilities for the rest of the phases can extend off
of the utility infrastructure installed in this first phase of the PUD.
Filing 3 (Block 3) includes 2l lots and a multifamily tract on the east side of County Road 1 14. This
phase includes Lakeside Lane, Hanging Valley Road, and the southern 2,930 feet of Lake Springs
Drive. County Road 114 will be rebuilt from the southern to the northern edge of Lake Springs
Ranch PUD. This reconstruction of County Road 114 will involve the widening of the road
throughout, the installation of drainage ditches as necessary, and the straightening of the road on the
south end of the property near the existing pond. This work will include reconfiguration and lining
ofthe west side ofthe pond. These improvements will improve vehicle safety and protect the county
road from damage related to seepage from the pond.
Filing 4 (Block 4) inctudes 20 lots on the southeast portion of the Lake Spring Ranch PUD property.
This phase includes approximately 1,800 feet of Lake Springs Drive, 880 feet of High Alpine Drive,
and all of High Alpine Way.
Filing 5 (Block 5) includes 37 lots on the northeast portion of the property. This phase includes all
of Van Cleve Lane, the final 1,500 feet of Lake Springs Drive to the north intersection of County
Road 1 14, andthe final 1,870 feet of High Alpine Drive to the northem connection of the property to
County Road 115.
The final phase of construction will be Filing 6 (Block 6) which includes 20 lots on the northwest
side of County Road 114. The only road in this phase to be constructed is High Alpine Circle.
Preliminory Plon/PUD Amendment Applicotion Supplement
November 2015
| ./^ u'/1,. I/ \lttt ll \ 1i 1t \- ur-i''\ !\, \. '- z' ,''r\ i
IAKE SPRINGS RANCH PUD
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CUR\E TABLE
CUR\E RADIUS DELTA LENGTH TANGENT CHORD BEARING CHORD
c1 1020.o2 27'48'46"495.14 252.55 N 7B'J7'oJ" E 490.30
c2 270.OO Ls'sl'ro"216.09 114.21 N 87.38'1 9" E 210.37
c3 1620.00 o'34'12"16.11 8.06 s o.1'os'41 " F 16.11
C4 972.34 4'o7'02"69.87 J4.95 s o4's?'o6" F 69.86
C5 830.00 4'43'37"68.47 34.26 s 12'37'2s" w 68.46
c6 912.34 511'38"82.70 41.38 N 28'45'07" w 82.68
HIGH COUNTRY ENGINEERING, INC.
T 5I7 BLAKE AVENUE, STE T OT
GLENWOOD SPRINGS, CO at6Ot
PHONE (970) 948A676 FA)((97o) 9482555
www.HcENG.coM
I4INVERNESS DRIVE EAST, STE F.I20
ENGLEWOOD, CO80t t2
PHONE €O3) 92RO544 FAX (ao3l 92tu547
DRAWN BY:
FWH
SCALE:1"=5OO'
]ONSERVATION EASEMENTS
FOR YEARS 2OO4-2OO9
LAKE SPRINGS P.U.D.
CHECKED BY: PROJECTNO:
2041025.01
DATE: PAGE:
o4./20/o9 I
FILE:
EXH I BIT-CONSERVATIO N-2OO4-2OO9. DWG
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LAND USE SUMMARY
AMENDED PRELIMINARY PLAN
LAKE SPRINGS RANCH P.[J.D.
A PARCEL OF LAND STTUATED tN LOTS 5 AND 6, SECTTON 32, LOTS 7,8,9,1O, t I ,12,13, 14,15, 16, 17,20'21,22,23 AND
THE NE I //4 S.EI //4 OF SECTION 33, SWt /4 SW I /4 OF SECTION 34
ALL IN TOWNSHIP 6 SOUTH, FTANGE AA WEST OF THE 6TH PRINCIPAL MERIDIAN,
AND ALSO LOTS 1,2,3 AND 9 OF SECTTON 4, TOWNSH|P 7 SOUTH, RANGE aa WEST OF THE 6TH PRINC|PAL MERID|AN,
COUNTY OF GARFIELD, STATE OF COLORA,DO.
VICINIry MAP
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NOTES
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SITE DATA SUMMARY
SHEET INDEX
SHEET
PRELIMINABY PLAN
TITLE
PLAN-O1.- PRELIMINARY PLAN SHEET 1
PLAN-O2- PRELIMINARY PLAN SHEET 2PLAN-O3- PRELIMINARY PLAN SHEET 3
PLAN-O4- PRELIMINARY PLAN SHEET 4
PLAN-OS. PRELIMINARY PLAN SHEET 5PLAN-O6- PRELIMINARY PLAN SHEET 6
PLAN-O7- PRELIMINARY PLAN SHEET 7
PLAN-O8.- OVERALL MAPPLAN-O9- PHASING PLAN
rcTAL LOT MARIqT-f_TAY
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LOE EUN6 1RqT-f-f,AY NUNG 1
LEGAL DESCRIPTION
a PmE! r wD sruAEo N @wNuflT toE LoE 5 ANo 6, SCnil JZ LOE 7, 6, 9, 10.
11, 12. 1J, r+, 15, 16, 17, 20. 21, 22. 2t NO frE NE1/+ g/1 tr $CION S, tr/4$/4 ND
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8eNoffiY S SAO $CnS S A o|STN€ f 2s0ZZ ffi TO BE SQBES @ilm OF SAO
GOVT LOT 20, F1l4',{UV|NUU Cp LS. NO. r959A F@ND lN PUCe BilE No1E',oA'E
&frG RE EBLY g@NoffiY S S{0 COyT LOT 20 ANo 17 A o|SNG OF 2064.02 ffi lOfrE Nqnl5 @NB f ilD GOyT LOT 17, A !1,/f ALUMNUM Cp LS, NO. 19596 F@NO lN
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DISTANE f 1$Z$ IE TO EE SNflwr @RNB G SAD GOyT LOT 6; BilCE N01'{'$'E
[ilG BE EMLY A@NOMY E SAD GOYT LOT 6 ND 5 A DISTNE G 1290.42 ET TO
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