HomeMy WebLinkAbout3.0 Staff Report PC 04.11.16ExhibitExhibit
Letter
(A to Z)
A
B
C
D Application
E Staff Report
F Staff Presentation
G @ from Chris Hale, Mountain Cross Engineering
H Letter dated July 21, 2015 from Mike Prehm, Road & Bridge
E*"tl d"t.d J,rty 20,2015 from Mo.gan Hill,En,iroI
J @omDanDenniton,High
K
L Email dated July 24,2015 from Chris Hale
M Email dated July 24,2015 from Tim Malloy ry th attached revised Preliminary Plan
N
MalloywithattachedHighCountryEngineering
Lake Springs Ranch Phasing Plan
o for Lake Springs Ranch dated luly 27 ' 2015 -
less calculations
P gWom Chris Hale, Mountain Cross Engineeing
o Srpptelrr*tat Application Materials, dated November 9t2O1 5
R
S
T
U
Planning Commission, APril 1 1, 2016
ExhibitJ- Lake Springs Ranch PUD/Preliminary Plan Amendment
EXHIB!TItr Board of County Commissioners
APril 11, 2016
KE
REQUEST
APPLICANT / OWNER
REPRESENTATIVE
ENGINEER
LOCATION
PROPERTY SIZE
WATER
SEWER
ACCESS
EXISTING ZONING
Preliminary Plan Amendment and PUD Amendment
for Lake Springs Ranch PUD
The Berkeley FamilY LLLP
Tim Malloy, TG Malloy Consulting, LLC
High Country Engineering
Southeast of Glenwood Springs 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)
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 1 14 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).
Iigure 1 Vicinity lllap
tlPage
Lake SPrings Ranch
Board of County Commissioners
April 11,2016
B. History:
The Lake Sprihgs Ranch PUD was originally approved in June '1979 and subsequently amended to
allow for ZiZ 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 2004Ior 21 lots and
Agricultural Preserve on 1 18.S-acres.
Since 2004 the 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
114, 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 2012 by 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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1.
Lake Springs Ranch
Board of CountY Commissioners
April 11, 2016
PfOpOSal: Application materials include original submittal documents and supplements in Exhibit Q
Preliminarv Plan Amendment
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, 1 1 and 13 of Filing 2 to allow cul-de-sacs to be removed f rom
conserved areas;
d. 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;
e. 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.
PUD Amendment
a. Redesign Lots 8,9, 11 and 13 of Filing 2 to allow cul-de-sacs to be removed from
conserved areas;
b. 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 15%
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.
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LAKE SPRINGS RANCH P.U.D.elllff-a .a-
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Lake Springs Ranch
Board of CountY Commissioners
April 1'1, 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.
LAKE 5PRINGS RANCH
SUADIVISION PREI.IMINARV PI.AN & PUO AMENDMENT
ce 1,5
a*
--" CMC to Berkeley
(5.68 Acres)
tR r19
Berkeley to CM(
(ro.or Acres)
Neislanik Parcel
(r7.8r Acres)
CM( to Berkeley
(*.r9 A<res)
ACfrTAGT SUMMARY
Parcel Tran!3(tion Acres
:MC to oertel€y 5.6t
iMC to Eerketey 4.25
erkeley to CMC 10.0
0 Neirlanak Parcel 17.8
Net ChrnEe to lsR t7,71
Fis Zt
Starueierred 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.Garfield County Road and Bridqe, Exhibit H: R&B comments on the drainage and on
postponing the CR 1 14 improvements until Filing 3.
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 114. 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
J.
2.
41
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Lake SPrings Ranch
Board of County Commissioners
April 11,2016
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 114 and engineering issues were
resolved.
3. Environmental Health, Exhibit l: Environmental Health provided information regardlng the
distinction between the different types of water systems defined by CDPHE.
No response was received from the following agencies:
Gariield 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
determination 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 GENERAL 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 lntergovernmental 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.
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Lake Springs Ranch
Board of County Commissioners
April 11,2016
Section 7-105 CentralWater 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
Valley 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.
["i gurr' 5 l']rir{ i *lr.r !'l l;rsr,l{: i I i ns J,\ rr.';r
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 Filing 2 is not sufficient to require the CR 1 14 improvements at this time based upon the
LUDC standards.
6l
Lake Springs Ranch
Board of County Commissioners
April 11,2016
Road & Bridge responded to the referral, Exhibit H, that the "...improvements to CR 1 14 at Filing 2
are important 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 woutd like to
see the improvements at the earlier possible time due to existing issues with the "S" curves adjacent
to the pond.
Section 7-108 Use of Land Subject to Natural Hazards
staff Response: The proposed amendments will not affect this standard.
Section 7-109 Fire Protection
Staff Response: There do not appear to be any changes that would impact fire protection on the
proposed development.
DIVISION 2 GENERAL RESOURCE PROTECTION STANDARDS
Section 7-201 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 7-203 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 114 the Applicant shall submit, and receive approvalfor, a Notice of Intent 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.
TlPlgt
Lake Springs Ranch
Board of County Commissioners
April 11,2016
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 -205 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 redeslgned 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
Board of County Commissioners
April 11, 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.
2.
3.
4.
The proposed rezoning would result in a logical and orderly development pattern
and would not constitute spot zoning;
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;
The proposed rezoning addresses a demonstrated community need with respect
to facilities, services, or housing; and
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.
9ll"lg,:
Lake SPrings Ranch
Board of County Commissioners
April 1 1,2016
AHTICLE S. INCLUSIONARY ZONING FOR HOUSING
Staff Response: Article 8 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 o'f 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 1Z bas-ed 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 2012lhe development was required to
comply with the code requirements in effect at that time. The ULUR required provision of 15"/".of
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 f rom
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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Lake SPrings Ranch
Board of County Commissioners
April 1 1, 2016
3. Remove the requirement for the State of Colorado of a Notice of lntent to impound water
regarding the pond located east of CR 1 14. 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 f rom 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
Board of County Commissioners
April 11, 2016
a. Delay Phase 2 improvements to CR 1 14 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 2OOB 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 Planning Commission considered these applications at a Public Hearing held on Wednesday,
February 1O;2016. After deliberation the Commission unanimously recommended that Board of
County bommissioners approve the requested PUD and Preliminary Plan Amendment with the
following Finding and Conditions of approval.
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.
Z. 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.
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Lake SPrings Ranch
Board of County Commissioners
April 11,2016
3. 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.
4. That, subject to compliance with conditions, of approval the applications are in general
conformance with Gartield County Comprehensive Plan 2030.
5. That, subject to comptiance 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
2O12-BO therefore the required conditions contained in that resolution (with the exception of those
conditions that were satisfied), as well as amended conditions of approval, are included below. For
ease in understanding the changes to the conditions the strikeeu* indicates deletion and red
indicates additions:
Preliminarv Plan
1 All t€presentations 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€o's,ascalculatedinSection7.W404olthe2013LandUseand
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 theJirst final plats submitted for approval subsequent to this Resolution'
Permits
S. 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:
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Lake SPrings Ranch
Board of county "if;ifi:%.i;
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 viJitors must be prepared to accept the activities, sights, sounds and
smells of Garfield County's agricultural operations as a normal and necessary aspect
ol living in a County with a strong rural character and a healthy ranching sector. Those
with an urban seniitivity may perceive such activities, sights, sounds and smells only
as inconvenience, eyeiore, 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 pestitides, 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 it) 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 allowled 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'
B. The Applicant shall adhere to the recommendations specified in the Hepworth-Pawlak
Geoteirr(HPGeotech)reportsi+asattachedtoResolution
ZO12-AO. 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
inFigure1oftheHPGeotechreportdatedJanuary15,2o10@
M as attached to this Resolution 2012-80.
c. lt is recommended that additional subsur{ace 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
141[';igr
Lake SPrings Ranch
Board of county "iilfrfi:%1';
recommendations.
e. More extensive grading should be evaluated on a site specific basis- As previously
recommended, c-ut anOlitl should not exceed 10 feet deep and cut and f ill 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.
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.
10. 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 {e_it O and have the
water tested foiquality io ensrre it meets the Colorado Department of Public Health and
Environment's standaiOs. thi" 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 gg61 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)regu|ationsforcommunitywatersystem.
prier te the appreval ef the final plat fer Bleelt 3, the Applieant shall submit te the State ef
ceunty Read 114 and 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 Springi 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, aJ described in the Memorandum dated December 6, 2000, authored by Anne
CastleandChrisThorneofHolland&Hartffiis-asattachedto
Resolution 2012-BO. 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
15.
15 l['lg,:
Lake Springs Ranch
Board of County Commissioners
April 1 1, 2016
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.
Waste Water
17.The Applicant shall comply with the following Spring Valley Sanitation District's (District)
conditions including:
Prior to any final plat approval, the Applicant shall provide the Spring Valley Sanitation
District a complete set of the sewer construction plans for review and approval.
The Applicant shall adhere to the Spring Valley Sanitation District's service conditions
as follows:
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);
Comply with all of the terms and conditions of the PDA and the District's Rules
and Regulations; and,
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 114lSH 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€€ess-P€+mi+ driveway
permits from the Garf ield County Road and Bridge Department for all applicable Secondary
Access roads that intersect County Roads 1 14 and 1 15.
b.
16lI'}rgc
ii.
iii.
Lake SPrings Ranch
Board of County Commissioners
April 11, 2016
Roads
20. Roadways: The current preliminary plan application for Lake Springs Ranch PUD
propor"i five (5) separate accesses onto Garfield County Road 1 14, hereinafter "CR 1 14."
'Nlotwithstanding any future Board of County Commissioners amendments to current
approvals wniCh miy 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'
a. Grade of CR 114 al lntersections: At intersections with Lake Springs Ranch
development roads, the vertical alignment of CR 1 14 shall have grades no greater than
S"/" lor a minimum distance of 25 feet as measured from the centerline of the
intersecting road.
b. Grade of lntersection Road at lntersections: At intersections with CR 114, all Lake
Springs Ranch development roads shall have grades no greater than 4"h for a minimum
distanie of 62 feet as measured from the centerline of CR 114 and not to exceed 6%
within 120 feet.
c. Angle of lntersections: lntersections shall be designed as nearly to right angles as
poJsible, 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 from the centerline of CR 1 14 to the Point of
Curvature (P.C.) on the intersecting road.
d. Proximity of Adjacent lntersections: Where two Lake Springs Ranch development
roads intersect bn tt4, 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 1 14 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.
e. 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.
f. Design Criteria for Auxiliary Lanes: The design of all required auxiliary lanes shall be
in aclordance 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.
g. lntersection Sight Distance: At intersections of Lake Springs Ranch development roads
and CR 11 4, 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
than 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 from the edge of pavement
lTlt'agc
h.
Lake Springs Ranch
Board of CountY Commissioners
April 11,20'16
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 114 by individual lots shall be prohibited. No
individual lot shall access a Lake Springs Ranch development road within a distance
of l00feetfrom an intersection with CR 114, as measuredfrom the nearest edge of
pavement of CR 114.
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 the street or road are complete, including all service lines, and all utility
trenches 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:
i.
Garfield County Road 114 Design Criteria
Design Capacity (Vehicles Per Day)2500+
Minimum Right of Way Width 80{eet
Type of Surface for Driving Lanes and
Shoulders Asphalt
Pavement Design and Subgrade
Stabilization
Prepared by Registered Geotechnical Engineer
Based On-site Specific SoilAnalysis and
Anticipated Traffic Volume for 2O-Year Design
Life
Minimum Driving Lane Width 12-feel
Minimum Shoulder Width 6Jeet
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"/"lo B% Based on Superelevation Design of
Roadway by 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:
2"h Crown Section 61 O{eet
2%471-teel
4"/"420-teet
6"/"380{eet
8%350{eet
18lPagc
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 84Jeet
6o/o 126-feet
8%1 68{eet
10%2'1O-feet
12"/"252-feel
14"/"294-teel
16%336-feet
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
Board of County Commissioners
APril 1 1, 2016
21 . A portion of CR 1 14 is to be re-aligned which is subject to the Garf ield County Procedures
foi 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 first f inal 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 Garfield 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. Altordable 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.
25. The fellewing ehanges belew and redlines sent te the Applieant en 4/4/12 shall be made te
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,
191|'lgt
Lake SPrings Ranch
Board of County Commissioners
April 1 1, 2016
26. The fellewing ehanges shall be made the eenstruetien drawings prier te aPPreval ef Final
Ptat-tnetu+n+
a, Medify the Typieal Speeial Geunty Read 1 14 Read Seetien en Sheet DET 3 te reflect an
e0{€el+tgh+ofiway;
;
@;
d, ndd te the legend en sheet PHASE the phasing sequenee fer the subdivisien,
e, ndd netes te sheet GS2 refleeting that eresien eentrel measures that shall be Plaeed at
eulverts and aleng ditehes, Add additienal permanent eresien eentrel blanl(ets (SG250
er equivalent) te slepes aleng readside ditehes and ditehes eenveying water between lets
er threugh epen spaee pareels, These areas where the blanlcets are required shall be
M
f- Revise the water line prefiles in the plan and prefile sheets te aveid lew Peints,
g, Previde a detail ef a typieal readside diteh/driveway eressing en the detail sheet,
shall be medified er details fer eenstruetien in these diffieult leeatiens develePed,
eenstruetability and redesigned, Add netes te the plan te malee petential hemeewners
Mw€+fi1q€-fiainsa-
i, Many ef the prepesed lets are belew the reads and the sewer lines eenneetiens are 9ein9
exists fer issues with basement gravity sewer and add plat netes and netieing in the
@
the diteh, This is net praetieal fer a sewer line and needs te be redesigned'
e, Previde design infermatien fer the sewer line extensien that is shewn frem the end ef
takesiCe{ane=
p, Previde design infermatien fer the sewer serviees fer Bleel< 3; tets 17 and 18,
20ll-'ugc
Lake Springs Ranch
Board of County Commissioners
April 11, 2016
lnelude the prepesed design fer previding natural gas serviees,
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 GarJield County Building Department on
single family lots and the multi{amily tract, an inventory of the existing vegetation and
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
of the sites that potentially contain the prehistoric "open camp hearth." This
shall be provided to the Garfield County Planning staff for review.
evaluations
information
30. Prior to the approval of the final plat for Block 2, the Applicant shallfurther 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 Eraft Amended Deelaratien ef Gevenants
31. Prier te the signing ef the Reselutien, the Applieant shall amend the Draft Amended
a- Prier te appreval ef the Amended Preliminary Plan, the Draft Amended Deelaratien ef
Hemeewner's Asseeiatien,
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
33. 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
++tewin+
held in eemmen te Seetien Vl, Censtruetien and Alteratien ef lmprevements,
2l lP l g c
Guffield Couln$
PUBLIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. lnaddition,pleaseinitialontheblanklinenexttothestatementsiftheyaccuratelyreflectthe
described
required written/mailed notice to adjacent property owners and mineral
iled notice was complet"a on *," h[arv or t'\Ar&h ,2016.
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 1.5 calendar days prior to sending
notice.
All owners of mineral interest in the subject property were identified through records in
theClerkandRecorderorAssessor,orthroughothermeans[list]-
r Please attach proof of certified, return receipt requested mailed notice.
Myftpplication required Published notice.
'Noti." was pubrished on the IEL a^u or YhYl)\ , rorr.
attach proof of publication in the Rifle Citizen Telegram.
:ion required Posting of Nqtice. , , I
ice was posted on the Afr a^y ot \MYOI\ ,2016.
Notice was posted so that at least one sign faced each adjacent road right of way
generally used by the public.
I testify that above information is true and accurate.
Name:
Signatu re:
Date:
PUBLIC NOTICE
TAKE NOTICE that The Berkele), Family LLLP has applied to the Board of County
Commissioners, Garfield County, State of Colorado, to request a Preliminary Plan Amendment
and a pUD Amendment for the Lake Springs Ranch PUD as defined by the Garfield County 2013
Land Use and Development Code, ai amended, in connection with the following described
property situated in the County of Garfield, State of Colorado; to-wit:
Legal Description
Practical Description
Request Description
See Attached Exhibit A
The 459.38-acre property is located on either side of County Road
114, south of County Road 115 in Spring Valley.
The applicant pfoposes to amend several aspects of the approved
Lake springs Ranch PUD and Preliminary Plan, including: redesign
of drainage plan; revise alignment of Lake Springs Drive and
Rivendell Drive; revise terminology in Condition 14 (Resolution
2012-18); amend phasing plan; decrease affordable housing
mitigation and revise Condition 15.
All persons affected by the proposed Land Use Change Permits are invited to appear and state their
views, endorsements or objictions. If you cannot appear personally at such meeting, then you are
urged to state your views by letter, as the Board of County Commissioners will give consideration
toihe comments of surrounding property owners and others affected in deciding whether to grant
or deny the request for the land uie iequest. This application may be reviewed at the office of the
planning Department located at 108 8th Street, Suite 401, Garfield County Administration
Building, Glenwood Springs, Colorado, between the hours of 8:30 a.m. and 5:00 p.m., Monday
through Friday.
This application can be viewed online at http://www.garfield-county.com/comn-runity-
development/planning-project-inlbrmation.aspx by putting in the file number P[IAA-4-15-8287
andlor PDAA8286.
A public hearing on the application has been scheduled for Mondav. Aqri.l 11,2016 at l,:00
p.m. in the County Commissioners Hearing Room, Garfield County Administration Building,
Suite 100, 108 8th Street, Glenwood Springs, Colorado.
Planning Department
Garfield County
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,',t5, 16, 17,20,21,22,23ANDTHENE',l14SE 1t4CF SECTION33,SW1/4SW1/4AND
THE NW 1/4 SW 114 OF SECTION 34 ALL IN TOWNSHIP 6 SOUTH, RANGE 88 WEST OF THE 6TH
PRINCIPAL MERIDIAN, AND ALSO LOTS 1, 2, 3 AND 9 OF SECTION 4, TOWNSHIP 7 SOUTH, RANGE 88
WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, SAID PARCEL
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 33, A2-112" BRASS CAP L.S. NO.
5933 FOUND tN PLACE, THE POINT OF BEGINNING: THENCE N. 89"40'02" W. ALONG THE SOUTHERLY
BoUNDARYoFSAlDsrffi5o2.71FEETToTHESoUTHWESTCoRNERoFSAlD
GoV,T LoT 20, A3.114" ALUMINUM CAP L.S. NO. ,I9598 FOUND IN PLACE; 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
THE NORTHWEST CORNER OF SAID GOV'T LOT 17, A3-114" ALUMINUM CAP L.S, NO. 19598 FOUND IN
pLACE; THENCE N. 87"10'45', W. ALONG THE SOUTHERLY BOUNDARY OF SAID GOV',T LOT I AND 6 A
DISTANCE OF 1,382.36 FEET TO THE SOUTHWEST CORNER OF SAID GOV'T LOT 6; THENCE N' 01'43'36" E'
ALONG THE WESTERLY 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 fl/VHENCE A WITNESS CORNER TO THE NORTHWEST
CoRNER oF SAID LOT 5 BEARS N. 01.43'36'' E. A DISTANCE OF 29.83 FEET); THENCE S, 89.05'51, E.
ALONG THE NORTHERLY BOUNDARY OF SAID LOT 5, A DISTANCE OF 1,166 .84 FEET TO THE
NORTHEAST CORNER OF SAID LOT 5, A3.114" ALUMINUM CAP L.S. NO. 19598 FOUND IN PLACE;
THENCE S. 89"12'41'' E. ALONG THE NORTHERLY BOUNDARY OF SAID GOV'T LOT 8 AND 7 A DISTANCE OF
1,52g.4g FEET TO THE NORTHEAST CORNER OF SAID LOT 7 , A 2-112" GARFIELD COUNTY SURVEYOR
ALUMTNUM CAP F9UND lN PLACE; THENCE S. 01'58'10" W. ALONG THE EASTERLY BOUNDARY OF SAID
LOT 7 A DISTANCE OF 838,23 FEET TO THE SOUTHEAST CORNER OF SAID LOT 7, A2-1 12"
ALUMINUM CAP L.S. NO. 5933 FOUND lN PLACE; THENCE S 88"25'59'E' ALONG THE NORTHERLY
BOUNDARY OF SAID GOV'T LOT 1 1 A DISTANCE OF 1,1 13.33 FEET TO THE CENTER QUARTER CORNER
OF SAID SECTION 33, A 3-114'GARFIELD COUNTY SURVEYOR ALUMINUM CAP FOUND IN PLACE;
THENCE S. 88'25'59'' E. ALONG THE NORTHERLY BOUNDARY OF SAID GOV'T LOT 12 A DISTANCE OF
1,255.38 FEET TO THE CENTER-EAST SIXTEENTH CORNER OF SAID SECTION 33, A2-112" ALUMINUM
CAP L.S. NO. 5933 FOUND lN PLACE;THENCE S" 88"25'59" E. ALONG THE NORTHERLY BOUNDARY OF
THE NE 1/4 SE 114 OF SAID SECTION 33 A DISTANCE OF 1,255.38 FEET TO THE EAST QUARTER CORNER
oF sAlD sEcTloN 33, A2-1t2" ALUMINUM CAP L.S. NO. 5933 FOUND lN PLACE; THENCE
N. 89'59'25" E. ALONG THE NORTHERLY BOUNDARY OF THE NW 1/4 SW1/4 OF SAID SECTION 34 A
DTSTANCE OF 201.90 FEET; THENCE LEAVING SAID NORTHERLY BOUNDARY S.03"45'23" E A DISTANCE
OF 1,233.01 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF SAID NW 1/4 SW1/4; THENCE
N. 89'02'47" E. ALONG SAID SOUTHERLY BOUNDARY A DISTANCE OF 807 09 FEET; THENCE LEAVING SAID
SOUTHERLY BOUNDARY S. 02'50'09' E. A DISTANCE OF 1,220.54 FEET TO A POINT ON THE SOUTHERLY
BOUNDARy OF THE SW 1/4 SW1/4 OF SA|D SECTION 34;THENCE S. 88'10'28" W. ALONG SAID SOUTHERLY
BOUNDARY A DISTANCE OF 984.24 FEET TO THE SOUTHEAST CORNER OF SECTION 33, A 2" BUREAU
oF LAND MANAGEMENT ALUMINUM CAP FOUND IN PLACE; THENCE S. ,I6.39'59', W. A DISTANCE OF
2j7 .38 FEET; THENCE S. 27.00'32" W. A DISTANCE OF 277 .20 FEET; THENCE S. 48'1 1'02" W. A DISTANCE
OF 4S2.gZ FEET; THENCE N 89"49'27'W. A DISTANCE OF 293.51 FEET; THENCE ALONG THE ARC OF A
TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 2OO.OO FEET AND CENTRAL ANGLE OF
54"02'27",A DISTANCE OF 188.64 FEET (CHORD 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 100.68 FEET
TO A POTNT lN AN EXISTING FENCE; THENCE S. 10"53'0'1" E" ALONG SAID FENCE A DISTANCE OF 648"t5
FEET TO AN ANGLE POINT lN SAID FENCE; THENCE CONTINUING ALONG SAID FENCE N. 89"15'38'W' A
DISTANCE OFl,T2S.64FEETTOAPOINTINTHEWESTERLYBOUNDARYOFTHESWl/4NE'I/4OFSAID
SECT|ON 4; THENCE N. 00.13',22', W. ALONG SA|D WESTERLY BOUNDARY A DISTANCE OF 1,342.',l8 FEET
To rHE poiNT oF BEGINNING; sAtD pARCEL oF LAND coNTAINING 459.376 ACRES, MORE oR LESS.
Ad Name: 1 1967600D
Customer: TG Malloy Consulting, LLC
Your account number is: 3469250
PROOF OF PUBLICATION
THf, B[f'"L.f,
g[T[Zf,JNJT'fl,^Tf, @&ATf,
STATE OF COLORADO,
COUNTY OF GARFIELD
I, Michael Bennett, do solemnly swear that I am
Publisher of The Rifle Citizen Telegram, 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 more than fifty-two consecutive weeks
next prior to the first publication ofthe 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 in the regular and entire issue of every number
of said weekly newspaper for the period of I
consecutive insertions; and that the first publication
of said notice was in the issue of said newspaper dated
3110t2016 and that the last publication of said notice
was dated 311012016 the issue of said newspaper.
In witness whereof,
0311412016.
I have here unto sbt my hand this
Publisher Subscribed and sworn to before me, a
notary public in and for the County of Garfleld, State
of Colorado this
Pamela J. Schultz, Notary Public
My Commission expires:
November 1,2019
pA&,I&LA
"N^ liill"illi-TI
ilcaIARY }--*Ei
't:$}/\1q. *f fistostaij{J
ttitl Ar1 Y ! tr #{'h€94f :i0t1 75
&ffiil&i*rE q*$ l$(Yffii$s l,2t1S
PUBLIC NOTICE
TAKE NOTICE that The Berkeley Family LLLP has applied to.th€ Board of county commissioners. Gar-
fiel.l countv. State ol Colorado. to ,"qr;it;Fr"iirindri Plan Amendment ard a PUD Amendment for the
i;i:'d;;A;#; PUii ;-d'6ii,,6abt tire oittieto cbuntv zot g Land us€ and Development code' as
;il"",,;5;j:'i;.;il;;tioi"*[n ir,",ji"rio,i,rii o*iiolo p.peitfiituaiad in the county of Garfierd, state of
Coloradoi to-wit:
Legal Dssctiption See Attached Exhibit A
Practical Description The 459.38-acre properly is located on either side ol County Road 't 1 4' south ol
Counly Road 1'15 in SPring Valley.
Request Description lhe applicant proposos to amend several aspects gl !h9.9SSl9y99.i*9:qt]:g:
Hin'cn pUD ano'Prelimrnary'Plan, including: redesign of drarnage plan: revise drgnment or LaKe spnngs
ijriu6 ano niretioeff Drive; ievise termtnolo-qv in Conidrtion '14 (R-esolution 2012-80)i amend phasing plan:
J"lr-eisJ"tt,iioaotd t ouiing mit,gation and;6vise co'dition 15.
ail oersons affected bv the Drooosed Land Lse chaoge Perm.ts are invited to appear and stale thei'
,i"'iii enaorsements o'r obiebtiohs. lf vou cannot appear personally at such me€trng, lnen you are Urgeo
to-stiie vour vrews bv lgtter, as tne Bdard ol CoUnty Commission€rS w'll give consrderalron to tne- com-
ments oi surroundind orooerlv owners and others affect€d in deciding whoth€r to grant or o_eny Ine re-
;;;"i1;; ii,;'l;,i;i; ieq-rie!i.' inis apptication may be reviewed ar the oltice ot the Plalning Department
il,.'XiJ'"iiOdAth Sireli, Sirlte +Ot, da'iietO Couity Administration Building, Glenwood Springs Colo-
rado, betw€en ihe houre of 8:30 a.m. and 5:00 p.m., Monday through Fnday'
Th,s aoolicatron can be viewed online at httD://ww.oarfreld-countv.com/communiry=d,eYep!4enyolan-
"i"J-iljiii.t:iir'iJ,rdiiJ".iipi oi putrins inifr;liG;ufr'bor PUAAa:15-8287 and/or PDAA8286
A oublic hearing on the aoPlicalion has beon,sahElduled fPI MonCaY' Aoril 11' 20J6 at:ljgo plgl:rn
aiion Building, Suite 1 00, '1 08 8lh
Street, Gldnwood Springs, Colorado
Planning Departm€nt
Garfield count,
Exhibit A
LEGAL DESCRIPTION
APARCELOFLANDSITUATEOINGOVEBNMENTLOTS5AND6,S-E-CTION32,IOTS7'-8.9,10,11
i i. 13'i4. is.\a.'rt, zi. zr, iz, zg mro rtrirue 1/4 sE 1/4 -oF sEcrloN 33, sY[ 1L4 -sy-]114!.9iiiE'ruiti r'r,i sw i/4 bF SEcrior.iS+ ArL rr.r rowrsurp 6 sourH, BANGE 88 wESr OF rHE 6-TH
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iiriidlsarrj p-nncEr artNG rilonr PAFITIcULARLY DESCRIBED AS FoLLows:
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S6UIHEhLi dbUNOENV'OF SNIO STCTiOII SS A DISTANCE-OF 2502.71 FEET TO THE
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ilo"rioinE Hbninenr-f eouNdAnV'oF siro Lor-s, r -o1s,raryqe 61 1-t0q.q 1-e51-19^r.1eiibiiierisrcoilruenolsrto;ors,ag-tr+"rLur,ltt'tuuqAP_lsrllo lese6FouNDlNPL{6E; .iirNcE 5.eg1izi+I e. nroHc ini r.ronrrenlv BoUNDARY OF SAID GOV'r LOr 8 AND 7 A
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EXSieALY-aouNornfor sArb ror z A orsrANcE o! q38?3 FEEr ro rHE SOUTHEAST
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naVrNc I nAorg. br aoo.oo reEr lr.ro ienrnAl ANGLE OF 5{02',27", A DTSTANCE OF 188.64
iref ict-tonlseeRs N. 62"47'31' w. A DISTANCE oF 181.72 FEEU
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pnhcer or LAND coNTAtNTNG 459.376 ACFES. MoHE oB LESS.
Published in the Citizen Teleqram March 1 0, 201 6. (1 1 967600)
Michael Bennett, Publisher
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1. Article Addressed to:
BLM Colorodo River Volley Field OfiicE-
2300 River Fronloge Rood
sitt, co 81652
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PS Form 381 1 , April 201 5 PSN 7530-02-000-e053 Domestic Retum Recelpt
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LAKE SPRINGS RANCH PUD AND
PRELIMINARY PLAN AMENDMENTS
Boord of County
Commissioners
April 1 l, 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 I 5
WATER/SANITATION Centrol Woter/Spring Volley Sonitotion
ZONING Loke Springs Ronch PUD
COMPREHENSIVE PLAN Residentiol Low Density ond Woter
ond Sewer Service Areq (Spring Volley
Sonitotion District)
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REQUEST
PUD Amendment
CI. Redesign Lots 8, 9, I 1 ond 13 of Filing 2 to ollow removol of cul-de-sqcs from conserved
OI€O;
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 15o/o to l0%.
Preliminory Plon
o. Amend the Droinoge Plon;
b. Eliminote Condition 15 of Resolution 2012-80;
c. Redesign Lots 8, 9, I 1 ond I3 of Filing 2 to ollo\M removol of cul-de-socs from conserved
oreo;
d. Revise longuoge of Condition I 4 of Resolution 2Ol 2-80 regording o "community wqter
system"l
e. Amend the Preliminory Plon ond Phosing Plon regording conserved lsnds.
. Tone Mop Amendment to correct issues from prior opprovols.
2.
PUD AMENDMENT T REDESIGN LOTS PHASE 2
The opplicont seeks to redesign Lots 8, 9, 1 0, 1 'l ond I 3 in Phqse 2 to ollow for
the cul-de-socs to be moved out of the conserved oreo.
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PUD AMENDMENT I AMEND THE PHASING PLAN
This request includes:
L Shifr 9 lors from Phose 4 to Phose 3;
The proposed qmendment of the phosing plon io move 9 lois from Phose 4 to Phose 3 does not
odversely impoct the development or the proiect complionce \Mith 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 thol the
number of lots in Phose 2 qre 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
odditionol troffic thot moy resuh f rom this development.
;1. Eliminote those opproved lois locoted in the conserved londs oreo.
This chonge will ollow the Applicont to finol plot those oreos locoted in the conservolion eosements.
--.. PREatMii\iARV FtiN
LAKE SPRINGS RANCH P.U.D.
Proposed Phosing Plon
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PUD AMENDMENI - AFFORDABLE HOUSING
This Applicont hos requested thot the development provision of qffordoble
housing be consistenl with current regulotions.
I . The development wos originolly required io provide 'l 07o offordoble
housing;
2. The 201 I omendmeni wos under the 2008 ULUR which required 150/o
offordoble housing;
3. Applicont seeks to meel 201 3 LUDC which requires l07o offordoble
housing.
PRELIM!NARY PLAN I DRAINAGE PLAN
t" 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 thqt
this would meet the LUDC requirements with regord to peok flows ond detention.
.:" Ultimotely the Applicont submitted supplementol informotion ond revised the
proposed droinoge plon to meet the minimum stondords of the LUDC.
PRELIMINARY PLAN - TONDITION I5
The Applicont hod proposed lo eliminote Condition 15, Resolution 2O12-8O,
bosed upon the Appliconts determinotion thot the detention pond would not be
required for on-site stormwoler delention.
Condition 15. Prior to the opprovol of the finol plot for Block 3, the Appliconi
sholl submil to the Stqte of Colorodo o Nolice of lntent io impound woter for the
detention pond eostof ond odiocentto County Rood ll4 ond receive opprovol
from the Slote.
However it connot be determined ql this time whelher or not this detention will be
required, therefore the Applicont hos revised this requesl to omend, rother then
eliminote, the condition:
Condition I5. Should it be deiermined ihot stormwoter delention is required to
be slored in the pond eost of ond odiocent to County Roqd 'l l4 the Applicont
sholl submit, ond receive opprovol for, o Notice of lntent to impound woter from
the Stote of Colorodo.
PRELIMINARY PLAN - TOND!T!()N I 4
Condition 14. of Resolution 20] 2-80
Prior to the opprovol of the first finol plot submitted for opprovol subsequent lo
this Resolution the Applicont sholl meet oll opplicoble Colorodo Deporlment of
Public Heolth (CDPHE) reguloiions for o non-ironsient, non-community woter
system.
The Applicont seeks to omend ihis condition bosed upon CDPHE requirements for
o "communily" \ oter system. Morgon Hill, Environmentol Heolth, ogrees with this
chonge. The new conditions sholl reod:
Prior to the opprovol of the first finol ploi submitled for opprovol subsequent io
this Resolution the Applicont sholl meet oll opplicoble Colorodo Deportment of
Public Heolth (CDPHE) regulotions for o communily woter system.
Preliminqry Plon
PRELIMINARY PLAN
LAKE SPRINGS R^ANCH P.U.D.
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TONE DISTRITT AMENDMENT TORRECTIONS
The Boord of County Commissioners opproved the 201 'l PUD ond Preliminory
Plon Amendments thol included the exchonge of porcels on the boundory of the
PUD with odiocent property owners.
Thol opprovol chonged the PUD boundories qs some lond wqs odded in while
other oreos were removed from the PUD. This chonge hos nol been reflecied on
the Officiol Zone Disfrict Mop ond stoff would like to correci this by ollowing
these to the mop.
MOUNTaIN CROS$
ENCINEERING, INE.
Clvlt and Enulronmontal
July 17,2015
Ms. Kathy Eastley
Garfi eld County Planning
108 8rh Street, Suite 401
Glenwood Springs, CO 81601
RE: PUAA 8287 and PPAA E286, Lake Springs Ranch PIID
Dear Kathy:
This office has performed a review of the documents provided for the PUD and Preliminary Plan
Amendment qpplications of Lake Springs Ranch PUD. The submittal was found to be thorough
and well organized. Additionally io the review, a meeting was held with Dan Dennison and
Roger NeU of Uigh Country Engineering on July 17,2A15. The review and meeting generated
the following questions, concerru; and comments:
L There were many conditions of Resolution 2012-80 that this application would amend. The
Appticant 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 Appticant proposes to eliminate detention. This is justified by shifting the discharge
point to the existing shallow ponding area in the meadow of the conservation easemenl This
increases the tibutary area to include a larger oFsite basin that becomes the major generator
of the peak flowrate. Because the proposed development area increases the impervious
areas, ii drains more quickly, and the peak flow outpaces the existing condition. This area
then no longer overtaps with the peak flows from 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 flows from the development still exceed the existing at the County Road. However, the
LUOC requires that detention and peak flow mitigation be provided. Based on the meeting,
the Appticant 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 LUDC. 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 Avenue, Glenwood Sprlngs, CO 81601
P: 970.945.6644 F: 970.945.6558 www.mountalncross-eng.com
F-rom:
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Katlry A. Eastlev
loshua Willlaris
RE: quetbn oo water systeDs
a'tonday, fuly 20, 2015 u:19:10 Alt
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 ntransient, non-community" water
system to a "community" water system because they were no longervacation 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 community 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 Quatity Control Division regulations can be found at:
htt o:; //gmtw.qolorndo.Sovloat if irlsites/defaul t /files/1 l-eql $$3Eg5S?9.bdf .
"coMMUNITY WATER SYSTEM" means a public water system that supplies at least 15 service
connections used by year-round residents or that regularly supplies at least 25 year-round
residents."
"NON-COMMUNITY WATER SYSTEM" means a public water system that ls not a communlty water
system. A non-community water system is either a "transient, non-community water system" or a
"non-transienL non.community water system."
,,NON-TRANS|ENT, NON-COMMUNITY WATER SYSTEM" means a public water system that regularly
seryes a population of at least 25 of the same people for at least six months per year and is not a
community water system."
ls that helpful? l'm looking at my calendar and see that this was due last Wednesday. Been kind of
a busy month! Do you stillwant rne to submit comments?
Morgan
From: KathyA. Eastley
Sent Monday, JulY 20, 2015 9:41AM
To: Morgan Hill
Sublectr question on water systems
Good morning Morgan,
Do you know the difference between CDPHE-regulated'communlty' water system and'non'
transient non-community' water system?
This ls related to Lake Springs Ranch, a referralthat was sent to you last month. lt appears that
thetr orlglnal approvat cited requirements for the 'non-transient non-communi!y' water system and
the applicant as requesting to change it to a communlty water system. I think a community system
EXHIB]TJ
ClvrL ENerHgeRli.lc LAND SU
luly 2l,2Al5
Ms. Kathy Eastlcy
Garlield County Engincering
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Lake Springs Ranch PUD - Response to Mountain Cross Engineering's review comments
tromlitltlrS and Garfield County Road and Bridge Deportment review commcnts from
7l2lll5 rclatcd to PUAA 8287 and PPAA 8286
Mou$tai{r CfossEneinecri0g, Inc - Cbis Flsle P-E.
l) There were many conditions of Resolution 2012-80 that this application would amend.
The applicant should address how many of these conditions have been satisfied and which
conditions still need to be addressed.
Response: There were 32 conditlons related to the Prellmlnary Plan withln R*olulion 2012-
80. There was I cortdition related to the PUD amendment. Althe 32 conditlons contahrcd in
Resolution No. 2012-80 onty afew are aflected by the amendmen$ requested in the
application. A vast majofity oJ lhe conditions are intended ta be applied daring the Final Plst
piose of the development rcview process and are unallected by lhe amendments requested at
init timr. Two o!rte conditiotts (nambers 14 and 15) that are allecled by the amendments
being requested at this lime are addressed in lhe current applicolian, Thetollowlng
parigraphs provide an uptlate regarding the other conditionsfar which oddilianal information
is appropriale at this time.
Condition number 16 cortcerrrs lhe needfor monitoring otthe groundwater by the collective
landowners in Spring Yotley inctuding Spring Yalley Developmert, Colorado Mounlain
College, Los Amigoi Ranch Partnerchip, ond the Berkeley Family Limited Parlnership, The
Applicant has contacted both the engineer and altorneytor rhe Bosalt Wat* Consertancy
tiistrict and has discovered that the groundwater noniloring plan relerenced in thb condilion
has not yel been initiated. Thit may be parlty due lo thefact that no developmenl has, otyet,
occurred on either the Spring Yalley Ranch or Lake Springs Ranch subdivisions, The stoted
purpose ojlhe plan is to monitor aquiler levels and well productivig as the groundwater-resiwce
becomes more i,ldely atilized, The Applicants continue to be wllling to participole in
the groundwdtet monltoriug plon as rcquired in this condilion.
Condition 17bi otldressed the needlor a line extewion ogreemenl or line connection
agreements as requlredper the Spritg Valley Sanitalion DMfict's Rules and Reguhtion
and/or the PDA, The agreements will be ln place prior totinal plat
l517 Blakc Avcae,Suitc l0l
Olcnwoor! Springs, eO I I 60 I
Tclcphonc (9?0) 945.8676
Fax (970) 945-2555
@
Aa E6dotcosrd Cotr{roy
Lake springs Ranch PUD Mountain cross comment Rcsponsc Letter
7lzul5
PageZ
Condilian 25 discusses plan changes to be made to the Prelintinary PlanS. These changes
were marle back in 2012 and are rellecled in Exhibit 4 (Preliminory Plan)'
Condition #jI addresses required repbions to the Draft Amended and Restated Declaration oJ
covenants (ccR,s), which were to be made ptior lo the signing.of Resolution No, 2A12-80,
These revisions were made back in 2012 arrd ore incorporateil in the vercion of tfue CCR'I lhat
was included in the current PUD/Pretiminary Plan Application (Exhibit 24). The particular
rcvisiotu can belound in Sections 4.i (mdnleilance af gravel pedestrian ttoil) and 8.jl
(press ure red ucing v alves).
Z) The appticant should provide a design of the culvert proposed bcneath the County Road
and horv this may change for either Option A or B'
Response: The culvert under County Road 114 will need to pass the 25yr 24hr stonntronr
bosirt PR-15, This rale has been caiculated at appro.vimotely 62 ds. This can be passed in a
36 inch diameter ADS N-12 pipe under CR I14,
3) 'the Applicant proposcs to eliminatc dctention. This is justified by shifting the discharge
poirt to ttre eiiitlng shallow ponding area in the meadow of the conservation easement. This
in.r.*., the tributary area to includi a larger off-site basin that becomes the major generator of
the peak flolvratc. Blcause the proposecl divelopment area increases the impervious areas, it
arains more quickly, and the pcak fio* ortpa.es the existing condition. This area thcn no longer
ovcrlaps with the p.A. no*r hom the largcr off-site basin creating a rather rare situation where
the development condition decreascs thc peak flows when compared to the existing' This is
only the case because the discharge poiniwas shifted downstrcam' the peak flows from the
dcvelopment still excced the exisling at the County Road. Howevcr, the LUDC requires that
detention and peak flow mitigation be provided. Based on lhe meeting, the Applicant will
fiovlde evidence that the dctention volume from the previously approved application is provided
and that the flows are restricted to the pre-project levcls in the meadow per the LUDC' This will
be submitted to the County for rcview-
Response: The lower west enrl o! lhe development is currenlly mostly consemed land that will
,orilinu, to operate as a sodfaritfor lheloreseeablefuture. This porlion of the lol is the only
arua wltere most of the onsiie proposed iasins and the targe oflsile basins see overlop in the
flows. This area is lranted on- thi noilh by a henn that is located iust south of the foun$
Road tlg and to the south by fhe lowest existing elevation along the boundary lf the Colorado
llfountain College. Becarue thb area remains andeveloped (other thanfor sod production) it
ean be atitizedlor slorn, n^oter detenlion by simply raising the elevation of the berm adjocent
to CR I19, Alihough the Z|-year storm calculations do not refiect the needfar additional
detentiott, raising ihu berrn tioatd provide eilra detention capacity, The ueatiort of sonn
addilionat deteniion storage woult! allow the developntent to accounllor some minor stotm
event models where runofl might see an increase in runotf other than the 25-yr stotm ettenl,
The additionol sforage oQo *itt ttow the release o! the runollfrom lhe onsite basins whiclr
have a much smaller peak than the maior olfsite basin creates'
The exisring elevation of the berm is at approxinntety 6899,0'. The moximum elevatioa that
the berm could be raised is 6900.5', This-smatt modiJicotion would allowfor an additional
Lake Springs Ranch PUD Mountain Cross Comment Response Letter
7lzut5
Page 3
1.5, deep of detention storage above the existing irrigation storage ovet a large areo, This
adds approximately 1,500,A0A cabicfeel (34.4 o*efeet), The additionalllow ditectlylrom the
inigaiion pond on the east side of the County Road 114 produces opproximately 1j cfs itt
additionat runolf during the 25-yr storm This equales to approxintalely 52,A00 cubicfeet of
detention storage daring the 2S-yr storm event to match the hisloric runoff rate, Therelore lhe
madilication to the berm provides storagetar beyond lhe detention $torage needed when the
major offsite basins are ignored in the analysis as wos lhe case in the previous County review,
The concepl o! increasing lhe elevation of the berm lo creale lhe additiortal delention storuge
hw been reviewed with AVLT and they have provided a letter stating that this improvement is
consktent with the terms otthe Berkeley's conservation easement (Exhibit 19 of the
Applicatiotr).
94rfield County Road and Bridge .- Michacl Prehm
In reviewing the Lake Springs Ranch PUD, the applicant should show how the development of
the fitings affects changes to the drainage and flows, Also how the storm water impoundment
detention pond alongside CR I l4 would be affected.
Response: The phwing atthefilings will onlytorce afew mlnor temporory drainage
improvemerils tphere the roads will need to malch inlo the existing road nehvork or to provide
t€rnporury ehtetgency vehicle lurnorounds. These details tvill bc rellected in eoch Jiling final
plat submiual construction plan sel The phasiug olwork on CRI 14 is all donelrom south to
nailh (lout to htgh) so the widening and roadside dilch improverrrcills rvill olways be improved
ou the lower seetions otthe roadfirst so drainage ditches vtott'l need to be aPsized along the
unimproued partions ollhe County Road betweentilings. The temporary gravel road to lhe
b,ater storege tank will be designed at the appropriateJinal plat slage with the necessary
roadside drainage and culverts that will remain ot thefull build-out of the development,
The existittg laadscape/irrigation pond on the east side of CR 114 rvill be drained, partially
filted, snd lined along the County Road dafing the conslruction associated with Filing 3. The
amount o!water storage ond high water level will not change very much in the rcalignment of
CR 111, however the pond will nol be used for slorm runofl detention as was original$
proposed back itt 2012. The pond will serve as a low point on the easl side of the CR I I4 and
the culvert across CR 114 ruill be sizedfor the proposed 2S-year 24-hoar storm event set above
the irrigatiou relentiott valame.
If you have any questions, comments, concerns etc., please feel free to contact us.
Sincerely,
FJ b-
Dan Dennison, P.E.
FIi gh Country En gineering
Fmm:
?o:
SubJett:
Datc!
Tim Malloy
Kaecj--Eisler
F$l Potendd Language flr RErked Condltbn
Thursday, July 23, 2015 2125115 PM
Kothy - here is the revised longuoge for condition 15, os requested:
"should ii be determined thot stormwoler detenfion is required to be stored in the
pond on the eost side of CR I l4 the Appticont shollsubmil, ond receive opprovol
ior, o Notice of lntent lo impound woter from the Stote of Colorodo."
Hope this helps.
ltrn
Tim Malloy, Principal
TG Malloy Consulting, LLC
4oz Park Drive
Glenwood Springs, CO 81601
P.97o-945-0832
f .glo-g+S-o$lj
e. t8malloy@sopris.net
This emall andany attached files are <onfidential and intended solely for the intended recipient(s). Any unauthorized
review, 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 coples of the original message. Thank You'
l-
Fmm: Chrls,tlele
To: l(atfiv A. EartleyCc ddennisorldhren!.cofil
Subjccf RE: lakesg.lngs bsues
Data: fruay,Jr{y 21,2015 2:1521 PH
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 lmprovements to CRl14 would be constructed
under a future filing that the BoCC may or rnay 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 Gross
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@garfi eld-county.com]
Sent: Thursday, July 23, 2015 11:45 AM
To: Chris Hale <chris@mountaincross-eng.com>
Sublect Lake Springs issues
Hi Chris,
Attached are High Country's response to your letter. We will be receiving a revised drainage report
based upon the numbers provided in this letter.
Regarding the request to eliminate the condition regarding the requirement to provide the Notice
of lntent 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 is necessary to utilize the pond for stormwater
detention- l'll get you a copy of the proposed lan6uage when I receive it.
Please tet me know if you are satisfied with this response or lf you need to wait to see the revised
drainage study.
Thank.
Kothy Eostley. AICP
Fmmr
To:
Cc:
SubJect.
Date:
Attadrmcnts:
Timtldh,t
l(athv A. Eastlev
mike@mexlcomedical.oro : Dan Dennisofl
Follov{ Up on Lake Srdngs Randl Issues
ffday, Juty 24,2015 10i07:52 PM
Pfl.qN.SHEETr.pdf
PHiN.SI'{EET2.pdf
PPIAN.SHEER.pdf
P?LAN.Sl{EEf4.pdf
PPI.AN.SHEETs.Dd'
PPI.AN-SHEETS.Ed'
PPLAN.SrEETT.odf
PPt N.SHEETS-pdf
PPIIAN-SHEETo.pdf
SrhmldtMemo.Marvel.TCM.WPD.PDf
ilonpmfii tew Prof Bog schnddt.Ddf
Kothy - l'm providing this emoil lo oddress the issues discussed during our meeting
yesterdoy moming wiih Kelly Cove. ln oddiiion, I reviewed the droft conditions you
ient me eorlier todoy ond hove o few comments regording lhose conditions which
ore included loter in this emoil.
lssues Roised During 7/23 Meeting with Stoff
During the rneeting yesterdoy morning you ond Kelly expressed concern regording
o disCreponcy between the oreo identified os "Filing l" on the Phosing Plon ond
the boundory of the Filing I finol plot os recorded. You pointed oul thot there ore
londs locoted outside of the Filing I finol plot boundory thot ore shown os being
within the Filing I oreo on the opproved (ond proposed) Phosing Plon. This
conversotion led to severot reloted issues; one of which wos whether the
Appliconts could be ollowed to proceed with the finol plotting of future phoses of
the subdivision given thot there moy be o defect in the cunent finol plotting since
there ore londs thot hove been conserved but hove not received finol plot
opprovol. Concern wos olso expressed os to whether it wos oppropriote to hove
compleled conservotion eosements on londs which hovq not received finol plot
opprovol. lwos osked to provide the following in response to these issues:
1. lnformotion or documenlotion confirming thot lond need not be finol plotted
before it con be sterilized through o conservotion eosemenh
2. A revised Phosing Plon or other solution for oddressing the discreponcy
between the boundory of the lond contoined within the recorded Fiting 1
FinolPlot ond the Filing I oreo depicted on lhe Phosing Plon.
Regording item number one I contocted Billsilberstein of Koplon Kirsch Rockwell
ond MorkWeston. Billis o noted ottorney who speciolizes in conservqtion low ond
Mork is one of the premier reol estote opproisers speciolizing in voluotion for
conservotion eosements. Both Billond Mork hove worked on lond conservotion
ond conservotion eosements throughout Colorodo. I olso reviewed the opproisols
fhot were prepored for severolof the conservotion phoses of the Loke Springs
Ronch subdivision.
My conversotions with Billond Mork confirmed the opinion thot lexpressed 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 finql plotted. ln foct, lond in Colorodo hos been conserved oi vorious different
poinls over the continuum of the lond use ond subdivision entillements process.
iurlher, the stondords ond procedures for voluotion of lond for conservotion
eosements do not define ony specific stondord for determining the highest ond
best use for o subjecl property. I hove ottoched o recent decision from lhe United
Stotes Tox Court (Schmidt v. Commissioner of lnternol Revenue), wherein the Court
sides with the londowner on the question of whelher pending rezoning ond
preliminory plon opplicotions could be used in determining the highest ond best
use for puiposes of estoblishing the before volue for o conservotion eosement. ln
this cose. which wos decided in August of 2014, no lond use or subdivision
opprovols hod been formolly gronted. Nevertheless, the Court supported the
opproiser's finding thot the highest ond best use wos residenliol lots, os described
in the rezoning ond preliminory plon opplicotions, on the grounds thot "ihe record
estoblishes tnot tne oppliconts hod been oble to oddress oll relevont issues thof
could hove prevented or deloyed the gronting of development entillements for
the subject property." Cleorly, this is o much lower stondord thon exisls in lhe cose
of the Loke Springs't?onch PUD Subdivision, which hos received PUD zoning ond
pretiminory pion opprovols for the entire properly ond finol plot opprovolfor o
portion of
'the properly. We'd be hoppy to provide documentotion of other similor
coses ii necessory.
Regording ilem number two, I hove provided o revised Phosing Plon, with
deicriptiv! text (text to follow on Mondoy),os we discussed. The revised Phosing
plon drowing difierentiotes between the terms "phose" ond "filing" since use of the
term filing on tnis drowing hos creoted confusion. The term "phose" on this
drowing is intended to define the Appliconts' priorities regording the order in which
development would occur, while "filing " represents o porticulor oreo thot hos
been gronted finol plot opprovol. To ochieve this distinction we hove eliminoled
the word "Filing" ond substituted the word "Phose" in lhe legend. ln oddition, we
hove shown the entire oreo which wos included in lhe Filing I Finol Plot os "Phose
lo {Filing I )", while the remoinder of the oreo thot hos been conserved is defined
os'iPhoie ib." The resl of development is depicted os Phose 2, Phose 3, .'.etc.
phose I o ond Phose t b combined represent the oreo for which no further
development oction or entitlements ore necessory since it hos been conserved.
By providing o revised phosing plon, which clorifies the distinction between
pirosing on-O fiting, ond by providing documentotion supporl'ing ihe foct thot
conserved lond need not be finol plotted, we believe we hove demonstroted thot
there is no defect in fhe cunent enlitlements ond thot there is no need to either
seek furl'her finol plol opprovols for londs olreody conserved or to preclude the
Berkeleys from pursuing finol plot opprovol for future phoses'
ln the course of revising the Phosing Plon vre found severol minor revisions thof we
believe should be mode to the Preliminory Plon drowings. A revised sei ol
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 pfrosing plon describe which blocks ore included in which phose. The
chonges mode to the Preliminory Plon drowings ore listed below:
'1. Updoted cover sheei to remove "filing" reference of top of Lond Use
Summory.
2. Updoted cover sheet to removed "development oreo" in Sile Doto
Summory.
3. Removed "Filing l " lobel from oll Key Mops-
4. Removed note l1 from cover sheei since lhis relotes to tronsfers of lond
from cMC ond Neislonik which hove olreody been completed.
5. Chonged sheei I for new phosing ond eliminolion of filing 2, filing 3, etc.
from longuoge.
lwos olso osked to provide o revised droinoge plon. os menlioned in the letter
from HCE doled July 21. 20'15, oddressing Chris Hole's refenol commenls reloted to
droinoge, Don Dennison hos indicoted thot the revised droinoge plon should be
reody by Mondoy. He hos osked me io inquire how mony copies oUhe revised
droinoge plon you will be needing?
homments Regcrrcling Droft Conditions
I hove only one commeni regording the droft conditions, it concerns Condition 6
ond is reloted to the ptotting issue discussed previously in this emoil. The woy the
condition currently reods, il required thot my client "plot" oll phoses of lhe
developmeni within l5 yeors. While we undersiond the purpose of this condition
we would point out ihot 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 betieve ihot ploiting this oreo is unnecessory, os no development or
lot soles will be occurring, ond creoies on owkword situotion since the County
would most likely be reluctont to plot lots thot hove olreody conserved, os wos
expressed by Kelly during our meeting yesterdoy. Perhops this longuoge could be
modified to preserve the County's intent, to prevent developers from obondoning
porl'iolly compleled projects, while ovoid the plotting of conserved londs issue. lf
ihere is support for the ideo of modifying ihis condition I would hoppy to provide
some droft longuoge.
Hove o greot weekend ond let's discuss lhese motters on Mondoy.
Tirn
Tim Malloy, Principal
TG Malloy Consulting, LLC
4oz Park Drive
Glenwood Springs, C0 8t5ot
p. 9Zo-945-oBj:
f .9lo-945-o1)j
e. tgmalloy@sopris,net
This email and any attached files are confidential and intended solely for the intended reciplent(s). Any unauthoriled
review, disclosure, copying, distribution or use is prohibited. lf you have received this e meil by mistake, please
notify
us immediately by reply e-mait and destroy all copies of the original message. Thank You'
AMENOED
LAKE SPRING5 RANCH P.U.D.
ranE!r!r!!!l!a
APARCELOF I-AND STTUATED lN LOTSS AND 6, SECTTON 32. LOTS7.4.9, lO, t l. t2. 13. td, t5, t6, t7' 2o.zl 'a2.23ANDTHE NE't./4 SEt./4 OFSECTION 33' 5Wr /4 SWr /4OtrSECTION 34
ALL IN TOWNSHIP 6 SOUTH. RANGE AB WEST OFTHE 6TH PRINCIPALMERIOIAN.
AND ALSO LOTS ! , 2. 3 AND S OF SECTION 4, TOWNSHIP 7 SOUTH. RANGE AA WEST OFTHE 6TH PRINCIPAL MERIDIAN' i
COUNTY OF GAFRELD, sTATE OF COLORADO.
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I.AKE SPRINGS RANCH P.U.D.
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LAKE SPRINGS RANCH, PUD
PR-EPARED FOR:
Berkeley Family Limited Partnership
4001 County Road I 14
Glenwood Springs, CO 81601
Prepared By:
HIGH COUNTRY ENGINEERING, INC.
l5l7 BIake Avenue, Ste l0l
Glenwood Springs, CO 81601
p7qe4s-8676
I:uly 27,2415
PHASING PLAN
&ffi
((\\"'(K]g1,\ Dllil,z^Oa>{IP1+
rJrvE Ee).
Lake Spring Ranch PUD subdivision is proposed to be constructed in five separate phases. The
phasing plan can be seen on sheet PIan-09 of the Preliminary Plan with the revision date of 7 /24!15.
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 infrashr:cture are planned.
Phase 2 (Block 2) includes l4 lots that will be served off of the existing west side of County Road
I 14. The roads to be constructed include Spring Valley Road, RivendellCourt, and Rivendell Road
flor 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 rvater supply for Phase 2.
Phase 2 will also include the start of construction for gas, electric, telephone, domestic water, and
sanitary sewer. The property lvill 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 rvest 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 lvill 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 of County Road I 14. This
phase includes Lakeside Lane, Hanging Valley Road, and the southem 2,930 feet of Lake Springs
Drive. Counry Road I 14 ivill be rebuilt from the southern to the northem edge of Lake Springs
Ranch PUD. This reconstruction of County Road I l4 rvill involve the rvidening 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 rvill include reconfiguration and lining
of the west side of the pond. These improvements will improve vehicle safety and protect the counry
road from damage related to seepage from the pond.
I
PRELIMINARY
DMINAGE REPORT FOR
LAKE SPI?INGS RANCH PUD
GAR FI E LD COANTY, COLORADO
PREPARED FOR:
Berkeley Family Partnership
408 Aspen Business Center, Suite 2O9
Aspen, CO 81612
PREPARED BY:
I-tigh Country Engineering, Inc.
I5l7 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
(e7o) e45-8676
September 2,2010
Revised luly 27,2A
HCE JOB NUMBER:
l5l? Blalic Avcnuc, Srtitc l0l
Glcrrrvoorl Springs, CO 816O I
970.945-8676 plrouc
9?0"945 2555 far
wrvw.lxcng.com
o
SlPag*
I. Location and Descrlntlo.t! gf Pronertv
A. Property Location
The proposed development, Lake Springs Amended PUD, is an approximately459.38 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-family lots (77 ofrvhich 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 surrounded by a sod
farm operation. The overall site is relatively sleep with sunounding steep hills and drainage
ways- The existing low point of the property 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 gft$ses, 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. DRAINACE BASIN CRITERIA
A. Regulations
AutoCAD's SCS TR-55 Tabular Method was utilized for this report for onsite and offsite
runoffto remain consistcnt with the Garfield 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-yeaq 24 hour
precipitation amount is 2.0 inches and the 1OO-year, 24 hour rainfall intensity is 2.4 inches.
Peak on-site flows for this site rvill 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 lO&year storm eyents- AutoCAD's pipe calculator was used to size the culverts for the
25-year storm event pcr the Garfield County's specifications. Weighted curve numbers based
on the soil types and land uses were used to determine the runoff from each of the basins.
4lPage
B. Hydrologic Criteria
The proposed development characteristics were broken down to open space, roadways, and
propor.d 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 roadrvays. The
proposed site wiliultimately undergo grading for the proposed roadways, drainage facilities,
and the proposed I acres single-family lots.
III. DRAINAGE FACILITY DESICN
A. Oflsite Basin Description
Six offsite basins located around the proposed site contribute runoff to the west end of the
subdivision. Most of these basins do not affect the proposed lots since they are routed around
the proposed lots to the agricultural western end of the property where much of the land has
b""n "ons"rved.
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
diainage to the proposed detention pond were not analyzed to determine if they had enough
."pr"ity to conveyto the proposed ponds since these culverls are outside the scope of our
drainage design. The major existing basins (EX-OS I ) that is routed through the west end of the
prop"rry haJa time of concentration of 113.22 minutes, while the proposed time of
concenLation for the onsite basins to the to the low end of the property are all below 32
minutes. So the basins will not peak at the same time when they travel through 0re low end of
the property where all the basins eventually end up. The lag time will provide suflicient time
for itre proposed onsite drainage runoffto peak in the west end ofthe propertytefore the major
existing oifsite basin reaches a peak flow. EX-OSI is 5 times the size of the entire Lake
Springi 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 ofthe proposed site. The runoff
from basin EX-OSI drains south, near the eastern property boundary, then west below the
southern property boundary, where it then crosses beneath County Road ll4 vla existing
culverts. EX-OSI reeeives runofffrom existing basins EX-2, EX3, EX-4, and EX-5. EX-
OSI also receives runofffrom proposed basins PR-21, PR-25, PR-27, and PR 31.
This runoff from EX-OSI then enters EX-OS6 west of County Road l14 and then travels
northwest to the proposed detention ponds within the proper.ty discussed later herein this
report. EX-OS6 ilsoreceives direct runoff from a number of onsite basins that flows down
County Road I l4 and from the existing landscapelinigation pond on the eastside of County
Roadi14whichmakesupEX-l0aswellasEX-OS-S. Theproposedbasinsthatdirectlyflow
to EX-OS6 include PR-8, PR-16, and PR-17. The additional flow generated by the build out
otthe property will increase the overall flow onto the Colorado Mountain College property
that sift within EX-OS6 but there is a signed agreement with the College (Exhibit 8) that
allows a percentage increase in flow during the major runoffevents. This has been the path of
5lPu1:e
the existing runoff from the landscape/irrigation pond historically and it rvas determined that
the College had no intention to develop this corner of the property.
Offsite basin EX-OSS is located near the southwestern corner of the property, between the
properiy boundary and County Road I 14. The runofffrom this basin drains northwest to a low
point and culvert near the east side of the County Road I 14. Offsite basin EX-OSS is located
nor{r of basin EX-OS4. Offsite basin EX-OS4 is also in the southwestem 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 northern end of the low lying area on the west end of the property.
Offsite basin EX-OS2 is above the norlheast comer of the development. The runofffrom basin
EX-OS2 drains along south side County Road I l4 and into existing basin EX-10 and proposed
basin PR-10.
All ofthe offsite basins defined eventually end up in basin EX-l which is abasin that includes
sorne onsite land within the existing sod farm including the two existing inigation 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 northem pond across County Road I l9 and any necessary culvert improvements for any
agricultural property improvements.
The "pasturdrassland-fair" curve number for soil qtpes '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.
'able l: Offsite Basin Curve Number
BASIN B Group Soil C Group Soil D Group Soil lmpervious Gomposite CN
EX-OSl 44.O2%55.98%75
EX-OS2 7A.63%29.37o/o 72
EX-OS3 100.00%79
EX-O34 100.00%79
EX-OSs 85.57%14.43o/o 71
EX-OS6 49.74%49.43o/o 0.83%77
Table 2, below, shows the runoffcharacteristics for the offsite basins. Sheet flow lengths
set to a maximum 300 feet. Refer to the appendices for more complete calculations.
Table 2: Offsite Basin Characteristics
BASIN AREA,
ACRES Tc(MrN)CN Qzsvau,CFS Qroo.yaqn,CFS
EX-OSl 2276.865/.11322 75 232.43 395.67
EX-OS2 4.7591 29.40 72 o.74 1.46
6lFagt
EX-OS3 't2.7121 26.19 79 5.28 8.06
EX-O34 0.7866 11.43 79 0.46 0.70
EKOSS 7.1042 18.33 71 1.25 2.55
EX-OS6 152.4295 45.51 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 rvill 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 thl roadside swales to proposed culverts throughout the site. In the event of a 100-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
ietintion volume required onsite would be sized to accommodate the increase in flow between
the onsite Zi-year peak runoff versus the onsite 2i-year peak runoff rates.
rv. EXISTINq BASINS
The existing site was broken down into t 0 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
of.it" iand to the west. This basin includes lowest points on the properry 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 properU. Any modifications to
the conserved portion of this basin would require approval by the Aspen Valley Land Trust.
AVLT has given preliminary approvat for passing additional flow through the conserved
property ar long ai major grading is not required. The runoff from basin EX-l florvs north
".rog ttre Rat frtions of t[e development and is captured in the existing ponds when the rain
event flows aielargeenough. The northern pond is currently used as a source of irrigation
water belorv the outfall culverts to County Road 119.
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 properly
that also flow directly to EX-OS l. Basin EX-6 is on the southeast corner of the property and
flows west to EX-OS5. 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
makesupmostofthelandbehveenCountyRoad l14andEX-l anddrainsdirectlytoEX-I.
Basin Ei-tO includes much of the land east of County Road 114 and drains directly to EX-
os6.
The "pasture/grassland-fair" curve number for soil ffis '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 drainagi basin. Sheet flow lengths were set to a maximum 300 feet. Table 4, below,
TlPage
shows a summary of the unrouted flows for the existing basins. Refer to the
complete calculations-
NumberTable 3: Existine Basin Characteristics Curve
BASIN B Group Soil C Group Soil D Group Soil lmpervious Composite CN
EX-1 84.74%15.26%72
F-/'-2 100.00%69
EX-3 100.00%69
EX4 100.0070 69
EX-5 72.160/o ?7.W%72
EX-6 100.0070 79
EX-7 30,98%59.02%76
EX-8 52.29%30.117o 16.95%0.65%75
EX-9 100.00%79
EX-10 30.11%67.18o/"2.71%77
Table 4, below, shows a summary of the unrouted florvs for the existing basins' Sheet flow
Iengths rvere set to a maximum 300 feet. Refer to the appendices for complete calculations.
Table 4:Basin Charactensttcs
BASIN AREA,
ACRES Tc(MlN)CN Qzsvam,CFS Qro*vam,CFS
EX-1 2il.4295 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.W 6.35
EX-5 2.1733 14.37 72 0.55 1.07
EX-6 7.3242 18.87 79 3.54 542
EX-7 2.3709 16.28 76 1.24 2.04
EX-8 146.8846 35.13 75 33.08 56.89
EX-9 4.A246 27.',ll 79 1-70 2.62
EX-i0 158.6150 30.94 77 48.81 76.93
V. PROPOSED BASINS
The proposed construction within the site consists of the construction of roadways, drainage
Acititiei, 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 noi bgoverlot 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
SlFagt
The proposed site was broken down into thirry-four basins. Many of these basins could be
.orUiniO to create larger basins, but the basins were sized in order to correctly size the
proposed culverts throughout the subdivision and to make sure that the roadside swales were
iir"d lurg" enough to irandle the flows from lhe basins when the grading plans fo: the
individual phases of the project are completed. Most ofthe property eventually drains to EX-l
before exiting the property at the low point of Counry Road I 19.
Basins PR-33 and PR -34 wilt be routed to a proposed drywell for rvater quality treatment
before draining to the north- There will also be a drywell to provide some rvater quality for
proposed Basins PR-29 and PR-30 before draining to EX-OS I which is off the property. The
irywells are not required for detention volume since there is not an increase in flow for the
25yr storm from exiiting 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 property before being routed to
basin EX-1. These basins do not increase the runoff to EX-OS I by not including the areas of
the homes, roads, or drivervays in the basin and so do not increase the runoff beyond the
existing flowrates. These basins include PR-17, PR-21, PR-25, PR'77,and PR-31. 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 co*"i ofthe Colorado Mountain College property before entering EX-l. These
basins that are routed through the CMC property have been approved by CMC to bave an
increase in flow for the buitd-out of the properg 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 8a) and "impervious" (CN 98) curve numbers
were used to create composite curve numbers for each drainage basin.
NumberTable 5:Characteristics Curve
BASIN Undeveloped
-B Group Soil
Undeveloped
-C Group Soil
Undeveloped
-D Group Soil
Lot- B
Group
Soil
Lot- C
Group
Soil
Lot- D
Group
Soit
lmpervious Composite
CN
PR.1 54.950/o 20.80%9.19%14.&Y,0.42Yo 74
PR.2 81.71%18.29%82
PR.3 91.08%8.920/o 81
PR4 55.36%M.640/o 87
PR-5 23.49%2A.670/o M.380/o 11.46Yo 79
PR.6 48.940/o 7.11o/o 41.37%2.58o/o 83
PR-7 74.33%11.95%13.72%74
PR-8 11.O20/o 23.9006 36.85%16.620/0 11.61Y,78
9lPa6t
Table 6, below, shows a summary of the unrouted flows for the existing basins. Sheet florv
lengths were set to a maximum 300 feet. Refer to the appendices for complete calculations.
Table 6 Proposed Basin Characteristics
BASIN AFIEA,
ACRES Tc(MrN)CN Qzg-yEm, CFS Qro+veaR,
CFS
PR-1 fi3.4274 31.39 74 23.60 43.10
PR-2 1.6340 16.00 82 1.O2 1.50
PR-3 3.3982 16.26 81 1.95 2.90
PR.4 0.2462 6.00 87 0.35 0.47
PR.5 8.5948 15.08 79 4.15 6.36
PR6 10.4031 22.46 83 6.03 8.81
PR.7 3.4856 22.46 74 0.96 1.74
PR.8 6.4428 29.19 78 2.17 3.38
PR.9 4.9t)26 18.M 69 0.61 1.36
PR.1O 6.4666 18.49 77 2.60 4.11
PR-11 14.3498 22.71 80 6.49 9.77
PR-12 4.792g 6.00 81 4.35 6.36
PR.l3 14.O915 24.45 78 5.36 8.30
PR.9 32.00%64.A8%3.92o/o 69
PR.1O 11.73o/o 16.5S%10.36%58.01%3.31%77
PR-11 10,657o 82.25%7.10o/o 80
PR-12 1.620/o 3.3O4/o 83.46%11 .620/o 81
PR.13 3.53%29.75o/o 15.48%44.98%6.26%78
PR.14 89.640lo 10.120/o 0.244/o 79
PR.15 15.84%8.26o/o 2.38%56.47%17.050/a 80
PR-l6 9.66%37.097o 14.09o/o 3739%1.77%77
PR.17 83.67%16.33%79
PR.l8 3.260/o 80.55%16.1S%82
PR-l9 32.470/o 45.72o/o 21.$',to/o 80
PR.2O 22.77%72.2s%4.98o/o n
PR-21 93.07%6.937o 70
PR.22 12.110/o 16.48%44.20o/o 22.12%5.09%78
PR.23 90.84%9.16%71
PR.24 29.68%52.730/o 17.59Yo 74
PR.25 33.77o/o ffi,230/o 68
PR.26 14.23o/o 51.88Yo 33.89%78
PR-27 77.53o/o 22.470/o 69
PR.28 20.19%2.47o/o 30.69%41.08%4.57%74
PR-29 92.800/o 7.?0%70
PR.3O 62.87%37.130h 80
PR.31 100.00%69
PR-32 88.33%11.670/,72
PR-33 86.61%13.39o/o 82
PR.34 90.70%9.30%81
l0lPogc
PR.14 25.4796 24.17 79 10.58 16.15
PR-15 21.7442 15.56 80 11.46 17.30
PR-l6 17.8558 21.43 77 6.20 9.75
PR.T7 6.8281 21.99 7S 2.83 4.33
PR-18 2.2161 12.70 82 1.66 2.43
PR.19 4.3939 21,89 80 1.99 2.99
PR.2O 5.5987 22.39 77 1.94 3.06
PR.z1 1.6369 15.62 70 0.24 o.52
PR.22 11.9726 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.(X
PR.25 13.9490 17.16 68 1.44 3.37
PR.26 1.c4-78 6.00 78 0.75 1.14
PR-27 12.3697 14.71 69 1.90 4.19
PR.28 15.1193 17.88 74 4,M 8.04
PR-29 s.2776 't6.73 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 8'l 1.06 1.56
The difference between onsite historic and onsite developed flows rvere used to determine
whether detention would be required on EX-1. Grass lined channels and 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 properly 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
dorvnstream of EX-l. The flow is not increased from these basins so there is no reason to
include in the detention calculations.
The lower portions ofEX-l have existing wetlands and irrigation storage in the middle of the
existing sod farm operations. This area is capable ofpassing 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 for the 25-yr storm and 443.05 cfs for the 100-yr
storm.
The proposed runoffto the detention pond area is 261.58 cfs for the 25-yr storm and 436.05
cfs for the 100-yr storm. The outfall from the property will be at the low point along Counry
Road I 19. Culverts will be installed at this location to convey the 25-yr storm under the
llf[t*ge
County Road during the first phase of construction. This will require the installation of nvin
48" diameter culverts to convey the 261.58 cfs flowrate. The 100-yr storm will be allowed to
pass over the top of the road which is the historic path of the major mnoffevents 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 property which includes the parcels of land that have been conserved over the last decade.
thise areas also required an expansion of the offsite basins that impact the property. The
calculations of the curve numberi for each individual proposed basin rvas also reevaluated in
order to keep up with the most current street and lot layout. This correction for the 25-year
24-hour designitorm 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 onsile
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 rvill not be an increase in the runoff
from the properfy 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 th" 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
Collegi. 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 runofffrom 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
thar 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 tbe inigation pond on the east side of the County Road I 14 produces
approximately 13 cfs in additional nrnoff during the 25-yr storm. This equates to
apiroximately 52,000 cubic feet of detention storage during the 25-yr storm event to match
thi historic runoffrate. 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 case 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 eonservation easement.
12lFaee
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 suMivision will be sized
according to the 25-yr 24-hr storm from the individual proposed basin as part of the final plans
for the in-tlividual fiiings. The proposedZi-yrZ4ltv storm event (62 cfs) from the basins on
the east side of CR I l4 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 Carfreld County's standards and regulations.
The proposed storm drainage facilities have been designed to accommodate the runoff from
ttris iite. The proposed storm rvater llows will be trealed and detained prior to discharging
offsite and runLffrom the proposed site will be kept at or below historic levels for both the
Z1-year and lQ&year storm events. The lower portions of the Propeily will be revised by
raising the berm at the northwest corner of the properly in order to provide additional runoff
.to.f" alihough 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 construclion plan sets.
VIII. REFERENCES
National Oceanic and Atrnospheric Administration: Precipitation-Frequency Atlas of the
Western United States. Volume lll-Colorado. Silver Springs, MD 1973.
United States Department of Agriculture, Soil Conservation Service: Soil MapAspen-
Gypsum Area, Colorado, Parts of Eagle, Garfield, and Pitkin Counties, Web Soil Survey-
Soil Conservation Service U.S. Department of Agriculture: Procedures for Determining
Peak Flows in Colorado I984.
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From:
To:
SubJcct:
Dater
Chrls Hale
l(athv A. Eastlev
RE: Revlsed Dralnage Plan
Tuesday, July ?8, 2015 11:29:02 AI'1
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 Imailto:keastley@garfield-county.com]
Sent: Monday, July 27 ,2OtS 3:28 PM
To: Chris Hale <chris@mountaincross-eng.com>
Subiecil FW: Revised Drainage Plan
Chris,
Attached is the revised drainage plan, your last comments should be addressed in here.
know if all is ok.
Thank youl
Kothy Eostley, ATCP
Senior Plonner
6orf ield County Community Development
108 8th Street. #401
Glenwood Springs. CO 81601
Phoner 970-945-l3Tl ext. 1580
Fax: 970-384-3470
keastley@gor:f ield-countt.com
Let me
From: Tim Malloy [rmlltffitirfi6tgma$oy.totE]
Senb Monday, July 27,2015 2:46 PM
To: Kathy A. EasUey
Cc: Dan Dennison
Subject: Revlsed Dralnage Plan
A file has been sent to you via Hlghialt - lhe best way to send, share, and store your files. ISLiI
ory.
Downl oad the fi le - LakeSpringgBqnch -.Q ralnage$ludyRevT.?7-:l 5. fldf
exxtglT
tgmolloy consulting,.,.
Lond Use Plonning . Site Design'GIS
November 6,2015
Kothy A. Eostley, Senior Plonner
Gorfield County Community Development Deportment
l0B 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 leiter, ond the ottoched exhibits, constitute o supplemeni to the Loke Springs
Ronch Prellminory Plon/PUD Amendment Applicotion which wos submitted to the
Gorfield County Community Development Deportment in June of this yeor (20.l5).
This leiter oddresses on issue which wos roised during the County Sioff's review of
the originol opplicotion. The issue stems from the fqct thot there ore londs within
the Loke Springs Ronch PUD Subdivision thot hove been sterilized through o
conservotion eosement but for which no finol ploi hos been opproved or recorded.
The Stqff ond the Appliconts hove ogreed thqt the best woy to resolve this situotion
is for the Appliconts to seek opprovol for o finol plot thot shows the un-plotted
sterilized oreo os "Conserved Londs." The requested preliminory plon omendmeni
is intended to ovoid the situotion where o future opplicotion to finol plot the
conserved londs could potentiolly be denied solely on ihe 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 norrotive
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 the
conserved londs os described in ihis document. The criterio for the Preliminory Plon
omendments thot 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 supplemeni
ond o digitol copy in PDF formot on CD. The CD contoins pdf 's of the opplicotion
text ond eoch of the exhibits seporotely.
402 Pork Drive. Glenwood Springs. Colorodo. Sl60l
(P) 970.945.0832. (F) 970.945.0833 . E-moil: tim@tgmolloy.com
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6, 2015
Poge l2
Bockground
During ihe 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 supporied by
condition number six of Resolution 2012-80 (resoluiion opproving most recent
Preliminory Plon omendment for Loke Springs Ronch PUD). This condition siotes thot
"Approval of the Preliminory Plan requires the Developer to complete the plaffing
of atlphoses wifhin l5 yeors of fhis Reso/ufion ond the first finol plot musf be
recorded within one yeor of the final approval of the Preliminory Plon."t The Stoff
hos olso indicoted thot they would be unwilling to process ony finol plot 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
ihe 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 the 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 Rqnch PUD/Subdivision (LSR). The Boord of County Commissioners
gronted preliminory plon opprovol for LSR in 2002 vio Resolution 02-,l09. Resolution
02-109 includes the some condition quoted in the previous porogroph regording
the need to complete plotting 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 lB.5 ocres ond is depicted on the ottoched
Context Mop (Exhibit I ).
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 thoi wos locoted entirely within Filing l. 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, conioined lond
which wos portly within Filing 1 (portions of the Agriculturol Reserve oreo) os well os
londs locoted outside of the Filing I boundory. Exhibit 2 shows the lond oreo
I The Appliconts note thoi the Boord of County Commissioners hove gronted extensions to the finol plot deodline
referenced in this condilion ond thot .the current preliminory plon opprovols will not expire unlil April of 2016.
402 Pork Drive . Glenwood Springs . Colorodo . 81601
(P) 970.945.0832 . (F) 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicoiion Supplement
November 6. 2Ol5
Poge l3
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 ihe five eosements recorded ofter 2004, the lond locoted outside of the Filing 1
boundory is comprised of residentiol lots for which preliminory plon opprovol hod
been gronted pursuont to Resolution 02-109 but for which no finol plot hod been
opproved or recorded. Therefore the problem, which the Appliconts ore now
seeking io resolve through the Preliminory Plon omendment requested in this
opplicotion supplement, hos existed since 2005.
ln 20ll the Appliconts submitied on opplicotion seeking vorious omendments to
the preliminory plon ond PUD zoning opprovols grontedin 2002. The omendments
requested in 20.II offected londs locoted ouiside 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
Sioff, 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 201 1 opplicotion there wos no
mention of the issue reloted to the un-plotted conserved londs or ihe inobility to
pursue further finol plotting of the subdivision os contemploted on the opproved
Preliminory Plon.
Descriplion of Proposed Amendmenl
As o first step toword resolving this issue, the Appliconts ore proposing to omend the
Preliminory Plon to show the portion of the Conserved Areo locoted outside of the
Filing I boundory os "Conserved Londs" ond to eliminote the lot lines which ore
shown on ihe opproved Preliminory Plon for this some oreo. The proposed
omendment does not offect ony lond for which finol plot opprovol hos been
gronted (Filing 1 ). The right-of-woy for Spring Volley Rood, which runs through the
conserved londs, will not be offected by this omendmeni 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 1 19) on ihe opproved Preliminory Plon, which will olso be retoined os reflecied
ihe Amended Preliminory Plon drowings. The requested omendments ore reflected
on the ottoched Amended Preliminory Plon drowings (see Sheels2,3,4, ond 8 of
Exhibit 4). The un-plotied 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 illusirotes the relotionship between the Conserved Areo, Filing
I ond the Amendment Areo, which includes the remoinder of the Conserved Areo
thoi hos noi 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
l?) 970.945.0832 . (Fl 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 o
phosing plon drowing ond o motching norrotive text. The phosing plon included
wiih this opplicotion supplement olso reflects the 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 the chonges mode to more
occurotely reflect the recorded boundories of Filing l, ond to include the un-
plotted portion of ihe conserved oreo (Amendment Areo) with the lots proposed to
be plotted in Filing 2. Filings 3 through 6 ore exoctly the some in both phosing plons
except for the grophic tone used to differentiote between the vorious phoses. The
Originol Applicotion includes o description of the more substoniive 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 Development
Code (LUDC). Since the Phosing Plon omendments discussed in this opplicotion
supplement ore relotively minor ond ore merely iniended io resolve prior
inoccurocies with respect to the boundories depicted for Filing I ond to ollow for
the timely resolution of the un-plotied conserved londs, no further discussion of the
PUD criterio is needed over ond obove whot hos been provided in the Originol
Applicotion.
Review Criterio - Preliminory Plon Amendment
The regulotory provisions thot must be considered when reviewing on opplicotion
for o substontiol omendment to on opproved preliminory plon ore listed below ond
ore oddressed in the porogrophs thot follow.
{. List of Applicoble Regulotory Provisions
Preliminory Plon Amendment
. Gorfield County Comprehensive Plon 2030 (os omended I 1/812013)
. Section 4-'106: Amendment to on Approved Lond Use Chonge Permit
. Seciion 5-302.C: Article 7; Divisions 1 through 4 (os opplicoble)
. Section 5-304: Amended Preliminory Plon. Section 5-401 : Applicotion Submittol Requirements
Sections 4-106 ond 5-304 of the LUDC describe the process for reviewing
omendments to lond use chonge permiis 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 . Colorodo . 8160I
(P) 970.945.0832 . f) 97O.945.0833 .E-moil: lgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6, 2015
Poge l5
with the Originol Applicotion. Therefore, ihere is no need for ony further discussion
in this document reloiive to these code sections.
Similorly, oll opplicotion submitiol requiremenls specified in Section 5-40,l of the
LUDC hove been sotisfied in the Originol Applicotion, which hos been deemed
complete by the Community Development Deportmeni. Other ihon the mops ond
text included in this opplicotion supplement, no odditionol documents ore required
to sotisfy the submittol requirements. The primory purpose of this document is io
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 criterio thot must be met ore contoined in Divisions I through 4 of
the stondords section of the LUDC (Article /). Since this opplicotion supplement
seeks to omend the Preliminory Plon solely to reflect the exisiing 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 ony 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.
{. Complionce wilh Gorfield Counly Comp Plon (Section 7-102)
The Loke Springs Ronch PUD/Subdivision wos opproved prior to the odoption of the
current Gorfield County Comprehensive Plon (Comp Plon). The omendment
requested in this opplicotion supplement simply ocknowledges the existing
conserved stotus of certoin londs within the subdivision os shown on the ottoched
Amended Preliminory Plon drowings (see Sheets 2,3,4 ond 8 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 opplicotion supplement, os
"Conserved Londs." Since the proposed omendment is consistent wiih the Future
Lond Use Plon ond does not 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 io oddress complionce with ony of the
other policies ond recommendotions contoined within the Comp Plon.
Comprehensive Plon complionce for ihe other Preliminory Plon/PUD omendments
described in the Originol Applicotion ore oddressed in thot document.
4O2Park Drive . Glenwood Springs . Colorodo ' 81501
(P) 97O.9 45.0832 . (Fl 970.945.0833 .E-moil: igmolloy@sopris.net
LSR PUD & Preliminory Plcrn Ap. /Conserved Londs Applicotion Supplement
November 6, 20t 5
* Complionce wilh Article 7: Stondords (Divisions 1 through 4)
Poge l6
7-l0l Comptionce wilh Zone District lise Restrictions: The Lond Use Chonge sholl
compty with Articte 3,honing, including ony opplicable zone dislricl use resfricfions
ond regulofions.
Response: As stoted in the Originol Applicotion, the underlying zoning in this 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), are
proposed with the Originol Applicotion or with this 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 (Exhibit 22). 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
ossociotion wiih 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 disiricts permit open spoce, recreoiion
ond ogriculturol uses omong the uses ollowed by right. ln oddition to these uses,
the R/SF district olso lists single-fomily residentiol 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
to 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 qssocioted with the R/SF ond OS districts (minimum lot oreo, building
setbocks, etc.) will hove minimol opplicobiliiy. Similorly, the moximum building
height resiriction hos limited opplicobility within the conserved oreo since no
significont structures CIre permitted under the DOCE. However, even if such
structures were ollowed, ihe moximum permitted building height (25 feet) is the
some for oll of the zone districts described in the PUD Guide.
7-tA3 Comootibilitv: The noture, scole, qnd intensily of the proposed use ore
compotible 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 the exception of ihe 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
402 Pork Drive . Glenwood Springs . Colorodo . 81601
(P) 970.945.0832 o (F) 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conservecl Londs Applicotion Supplement P c g e | 7
November 6, 2015
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 the 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 ond Roadwqvs: All roads sholl be designed fo provide for adequofe
ond sofe occess ond sholl be reviewed by fhe County Engineer.
D. Rood Dedicofions.
All rights-of-woy sholl be dedicofed to the public ond so designofed on the Finql
Plol.They will nol, however, be occepfed os County roods unless fhe BOCC
specificolly designofes ond occepfs them os such.
E. lmpacts Miligoted.
tmpacls to Counly roods ossociofed with hauling, trucktraffic, ond equipmenf use
shqll be miligated through roodwoy improvemenfs or impocf fees, or both.
The proposed Preliminory Plon omendmeni will not offect the dght-of woy for Spring
Volley Rood the entirety of which wos included in the finol plot for Filing 1.
7-201 Aoriculturol Lands:
A. No Adverse Affect to Agriculturql Operolions - lond use chonges on londs
odjocent to or directly affecling ogriculturol operotions sholl nof odversely offect, or
otherwise limit lhe viability of exisling ogriculturol operotions. Proposed division ond
development of the lond sholl minimize the impocfs of residenfiol development on
ogriculturol londs ond ogriculturol operolions, ond moinlain the opportunity for
ogricullurol production.
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 oreo 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, os well os the other uses specified in the DOCE os uses
permitted by right. The proposed Preliminory Plon omendment creotes o link
between the subdivision ond PUD zoning opprovols gronted by ihe County ond the
conservqtion eosement which is held by AVLT.
402 Pork Drive o Glenwood Springs . Colorodo . Bl60l
(Pl 970.945.0832 . (F) 970.945.0833 oE-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conservecl Londs Applicotion Supplement P o g e | 8
November 6,2015
7-204 Droinoqe ond Erosion.
B. Drainoge
t. Sife Design to Focililote Posilive Droindge. lofs sholl be loid out to provide
posifive droinoge owoy from oll buildings.
2. Coordinolion with Areo Sform Droinoge Poflern. lndividuol lot droinoge sholl be
coordinqled with fhe generol slorm droinoge pollern for the orecr.
o. Droinqge ditches sholl hove o minimum Slope of no less fhon 0.75%. Energy
dissipofers or retention ponds sholl be insfolled in droinage difches where flows
qre in excess of 5 feef per secon d. Ditches odjocenl lo roods sholl hqve o
mqximum Slope of 3:l on fhe inside ond oufside edges, excepf where fhere is o
cuf Slope on the oufside edge, in which cose fhe edge of the ditch sholl be
motched to lhe cuf Slope.
b. Subdrqins sholl be required for oll foundotions where possible ond shqll divert
awoy from building foundofions and doylight to proper droinoge chonnels.
c. Avoid Droinoge to Adjocent Lols. Droinage sholl be designed fo ovoid
concentrqlion of droinage from ony lol to on odiocenl lol.
C. Stormwoter Run-Off
Ihese slondords sholl apply to ony new development wilhin 100 feet of o
Wqterbody ond to ony other developmenl creqling 10,000 squqre feef or more of
im p ervi o us s urfoce oreo.
l. Avoid Direct Dischorge fo Sfreoms or Ofher Wolerbodies. Stormwoter Runoff from
projecl oreos likely to conlain pollulonfs sholl be monoged in o mqnner lhot
provides for ol leosf I of the following qnd is sufficienf to prevent woter quolily
degradotion, disturbqnce to odjoining property, ond degrodotion of public roods.
o. Runoff lo Vegetofed Areos. Direct run-off lo stoble, vegefofed oreos copoble
of mointaining 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 stormwoler prior fo dischorge lo ony
noturol Wolerbody by use of besf management proctices designed fo deloin or
infiltrote the Runoff ond opproved os port of he stormwaler quolity control plon
prior fo dischorge to ony noturol Waterbody.
c. Dischorge to Slormwoter Conveyance Sfrucfure. Drschorge to o slormwoter
conveyonce slructure designed to occommodofe the projecfed qdditional
flows from the proposed projecl, with lreqtment by a regionol or other
st or mw of er tre olm e nt focility.
2. Minimize Directly-Connecfed lmpervious Areos. Ihe sife design sholl minimize
fhe exfent of directly-connecfed impervious oreqs by including lhe following
requiremenfs:
a. Droinoge through Vegetoted Pervious Buffer Sfnps. Runoff from developed
impervious surfoces (rooflops, Porking [ofs, sidewolks, efc) sholl drain over
402Pork Drive . Glenwood Springs . Colorodo . Bl60l
(P) 970.945.0832 o (Fl 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicolion Supplement
November 6,2015
Poge l9
stoble, vegetqted pervious oreos before reoching stormwoter conyeYonce
sysfems or drschorging to Wqterbodies.
b. Techniques Used in Conjunction with Buffer Sfnp. The requiremenf thol all
impervious oreos drqin lo vegetoted pervious buffer sfrps moy be reduced if the
oulflow from lhe vegetoled pervious buffer sfrp is directed lo other stormwoter
lreqtment melhods. Exomples of other potentiol fechniques fo be used in
conjunction with vegefofed pervious buffer strip ore: infiltrolion devices, grqss
depressions, consfructed Wetlonds, sond fillers, dry ponds, etc.
c. Gross Buffer Sfnp Slope Design. When impervious surfoces droin onfo gross
buffer sfnps, o Slope of less thqn l0% is encouraged, unless on ollernofive design
rs opproved by the County.
3. Detoin ond Treal Runoff. Permonenl slormwofer defention fqcilities ore required
fo be designed to detqin flows to historic peok dischorge rofes ond to provide
woter quolity benefifs ond moinfoined fo ensure funclion. Design criterio for
detenlion focilifies inclu de:
o. Defenlion focilifies sholl ensure fhe posf-developmenf peok dischorge rote
does nof exceed the pre-development peok dischorge rote for lhe 2-yeor ond
21-yeor return frequency, 2$-hour durqtion sform. ln determining Runoff rofes,
lhe entire oreo contributing Runoff sholl be considered, including ony exisling
off-sif e c o nlrib uti o n.
b. To minimize the threol of mojor property domoge or loss of life, oll permonenf
stormwoler detention focilities musf demonstrote thot there is o sofe possoge of
the 100-yeor storm evenf without cousing property domoge.
c. Chonnels downstreom from the stormwoter defenfion pond discharge sholl
be prolecled from increosed chonnel sco.Jr, bonk instobility, ond erosion qnd
sedimenf olion from the 2i-yeor return frequency, 24-hour design storm.
d. Removol of pollufonfs shqll be occomplished by sizing dry detenfion bosins fo
incorporote o 4|-hour emplying time for a design precipilolion event of 0.5
inches in 24 hours, wilh no more thon 50% of lhe woter being releosed in 12
hours. lf retention ponds ore used, o 24-hour emptying fime is required. For
droinage from Parking Lots, vehicle mainlenonce focilities, or other oreos with
exfensiye vehicular use, o sond ond oil greose trap or similar meosures olso moY
be required. To promote pollutont removol, detention bosins length-to-width
rotio should be nol less thon 2, with o rotio of 4 recommended where sife
conslraints allow. A sedimentotion "foreboy" is recommended to promote long-
lerm functioning of the structure. Access lo both the foreboy ond pond by
mointenonce eguip ment is required.
e. Culverts, drainoge 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 . Glenwood Springs . Colorodo . 81501
(P) 970.945.0832 o lF) 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /ConservecJ Londs Applicotion Supplement
November 6,2015
Poge ll0
revised droinoge plon requires o smoll omount of disturbonce within the conserved
oreo (for culveri 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 the
development of the remoinder of the Loke Springs Ronch PUD/Subdivision.
7 -402. Subdivision Lots.
All lots in ony Subdivision sholl conform lo the following specificotions:
A. lofs Conform fo Code.
Lol oreo, width, frontoge, deplh, shope, locotion, ond orientolion sholl conform to
the opplicoble zone district requiremenfs qnd other oppropriote provisions of fhis
Code.l. The Lol Size moy be increosed for lofs developed in qreos posing a potentiol
hozord to heolth or sofely due fo sofl condifions or geology.
2. Lot charocferisfics sholl be oppropriote for the locotion of lhe developmenf
and the type of use ollowed.
o. Depfh ond width of lofs sholl be odequote to provide for the required off -
sfreef porking ond looding focililies required by the type of use qnd
developmenf c ontemploled.
b. The width of residenliol corner Iols shqll be sufficient lo occommodole lhe
required building selbock from both roods.
B. Side Lot Line Alignment.
Side Lol Lines sholl be subslontiolly of right ongles or rodiol lo rood righl-of-woy
lines.
C. Lols Configurolion, Cul-de-Socs.
Wedge-shoped lots or lols fronling on cul-de-socs sholl be o minimum of 25 feel in
width of lhe front property line.
D. Lot Division by Boundories, Roqds. or Eosements Prohibiled.
No lots shqll be divided by municipol boundories, County roods or public rights-of-
woy.
Response: The proposed Preliminory Plon omendment will eliminote the loi lines
ond rood rights-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 io seek finol plot opprovol to memoriolize the
lond within the Amendment Areo os "Conserved Londs." As o result, the lot size
ond configurotion criterio in this section will no longer be opplicoble for the lond
within the Amendment Areo.
We oppreciote the opportunity to submit this opplicotion supplement io oddress
the issues ond criterio ossocioted with the un-plotted conserved londs. Pleose
4O2Pork Drive . Glenwood Springs . Colorodo . Bl60l
(P) 97O.945.0832 . (Fl 970.945.0833 .E-moil: tgmolloy@sopris.net
LSR PUD & Preliminory Plon Ap. /Conserved Londs Applicotion Supplement
November 6,2015
Poge l11
contoct me if you hove ony questions or require ony odditionol informotion to ollow
the opplicotion io 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 Consulting, LLC
Mike Berkeley
Attochments
Exhibit I -ContextMop
Exhibit 2 - Conservotion Phosing Mop
Exhibit 3 - Revised Phosing Plon w/Text
Exhibit 4 - Revised Preliminory Plon Drowings
402 Pork Drive . Glenwood Springs . Colorodo . Bl50l
(Pl 970.945.0832 t (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.
l5l7 Blake Avenue, Ste 10i
Glenwood Springs, CO 81601
(970) 94s-8676
September 13,2015
wW
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
10113115 and on the phasing plan attached to this narrative.
Filing I includes a portion of the land that has been sterilized through the dedication of conservation
easements. Filing 2-6 arethe 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 atotal 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 rvater supply for the lots rvithin 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 1 19 that was created in the Filing 1
plat.
Filing 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 1 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 ofthe first developed phase. All of the utilities for the rest ofthe phases can extend off
of the utility infrastructure installed in this first phase of the PUD.
Filing 3 (Block 3) includes 27 lots and a multifamily tract on the east side of County Road 1 14. This
phase includes Lakeside Lane, Hanging Valley Road, and the southem 2,930 feet of Lake Springs
Drive. County Road I 14 will be rebuilt fi'om the southern to the northern edge of Lake Springs
Ranch PUD. This reconstruction of County Road 114 r.vill 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 r.vill 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) includes 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, and the final 1,870 feet of High Alpine Drive to the northem connection of the property to
County Road I15.
The final phase of construction will be Filing 6 (Block 6) '*'hich includes 20 lots on the northu'est
side of County Road 114. The only road in this phase to be constructed is High Alpine Circle.
./..-\ \/ \ \-/
IAKE SPRINGS RANCH PUD
Preliminory Plon/PUD Amendment Applicotion Supplement
November 2015
\t 1'r
I
ffi Filing 1 - Lots/Ag. Reserve Areo
5fl Amendment Areq
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CUR\E TABLE
CUR\E RADIUS DELTA LENGTH TANGENT CHORD BEARING CHORD
c1 1020.o2 ,-l'LR'LF,o 495.14 252.55 N 7gr7'o3" E 490.30
c2 270.OO 4551'20"216.09 114.21 N 8738'19" E 210.37
c5 1620.00 o'34"t2"16.11 8.06 s o.r'os'j.1' F 16.11
c4 972.34 4'O7'02"69.87 34.95 s 0452'06" E 69.86
c5 830.00 4'43'37'68.47 34.26 s 12T7'2J" w 68.46
c6 912.34 511'58"82.70 41.38 N 28'4s'07" w 82.68
HIGH COUNTRY ENGINEERING, INC.
l5t 7 BLAKEAVENUE, STE I Ol
GLENWOOD SPRINGS, CO At6Ol
pHoNE (970) 9484676 FAX (97(,) 94S2555
www.HcENG.COM
T4INVERNESS DRWE EAST, STE F-t2()
ENGLEWOOD, COSOt 12
PHONE €O3) 928(,544 FAX (30S, 92ffi647
DRAWN BY:
FWH
SCALE:1" = 5OO'
CONSERVATION EASEMENTS
FORYEARS 2OO+2OO9
LAKE SPRINGS P.U.D.
CHECKED BY: PROJECT NO:
2041025.01
DATE:PAGE:o4./20/o9 I
FILE:
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