HomeMy WebLinkAbout4.0 Resolution 98-80r,
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9-8-98
STATE OF COLORADO
County of Garfield
At a regular meeting of the Board of County Commissioners for Garfield County, Colorado,
held in the Commissioners'Meeting Room, Garfield County Courthouse, in Glenwood Springs on
Mqnday and Tussday, the201-and2-[ days of July A.D. 19 98, there were present:
Marian Smith Commissioner Chainnan
Larry McCown , Commissioner
Iohn Martin , Commissioner
Don Deford , County Attorney
Mildred Alsdorf . Clerk of the Board
Edward Crreen , County Administrator
when the following proceedings, among others were had and done, to-wit:
RESOLUTION NO. q a- a o
A RESOLUTION CONCERNED WIlf{ TIM APPROVAL OF A PLANNED UNIT
DEVELOPMENT (PTID) APPLICATION FOR THE ROSE RANCH PUD.
WHEREAS, the Board of County Commissioners of Garfield County, Colorado, has received
application from the Rmring Fork hwestments L. L. C. for a PUD to allow for approval of a Planned
Unit Development; and
WHEREAS, Garfield County Planning Commission held a public hearirtg on Wednesday the
2l'of May, 199& and continued said hearing to Monday the ld of June, 192&, upon the question of
whether the above described PUD should be granted or denied, at which hearing the public and
interested persons were given the opportunity to express their opinions concerning the approval of
said P{lD; and
.:
WHEREAS, the Board held a public hearing on Monday.the 20ft day of July, 199E and
continued said hearing to Tuesday the 2ld day of July, 1999, upon the question of whether the above
described P(Z) should be granted or denied, at which hearing the public and interested persons were
given the opportunity to express their opinions regarding the issuance of said PUD; and
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WIffiREAS, the Board on the basis of substantial competent evidence produced at the
aforementioned hearing, has made the following determination of fact as listed below.
l. That proper publication and public notice was provided as required by law for the
hearing before the Board of County Commissioners.
2. That the hearing before the Board of County Commissioners was extensive and
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that hearing.
3. That the application is in compliance with the Garfield County ZoningResolution of
1978, as amended.
4. For the above stated and other reasons, the proposed use, upon sompliance with all
conditions of approval, will be in the best interest of the healtlr, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County.
and; WHEREAS the Board has made the following determination of findings as listed below.
1. The Applicant's application was filed with the Planning Department of Garfield
County on 3 March 1998, and referred to the Planning Commission on 6 April 1998.
2. The Garfield County Planning Commission reviewed the Application and
recommended approval of the Application under certain conditions on I June I998.
3. The Board of County Commissioners established a date for public hearing on the
Application for the PUD and the vesting of the development rights per $24-68-103,
C.R.S., as amended, which commenced on 20 July 1998 at 2:30 p.m, and was
thereafter properly continued to 2l July l99g at g:00 o,clock a.m.
4. Pursuaflt to evidence produced at the prUti, hearing on this Application, the Board
finds:
a. that the property owners adjacent to the property that is the subject of this
Application received notification of the date, time, and location of the above-
referenced public hearing by certified mail, sent at least fifteen (15) days prior
to the commencement of the hearing;
b. that notification of the public hearing was published in a newspaper of general
circulation at least thirty (30) days prior to the commencement of the hearing;
c. that the substance of the mailed and published notification substantially
informed interested parties of the subject matter and the location of the
requested modification to the existing zoning;
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d. that the Board of County Commissioners has jurisdiction to conduct the
public hearing on the Application and render a decision thereon; and
e. that the requested IPUD does not affect in a substantially adverse manner
either the enjoyment of land abutting upon or across a street from the PtlD,
or the public interest, and is not granted solely to confer a special benefit upon
any person. /
The hearing before the Board of County Commissioners was extensive and complete;
all pertinent facts, matters, and issues were submitted; and all interested parties were
heard at the hearing.
The PUD, as conditioned herein and in accordance with $4.04 of the Garfield County
ZonngResolution of 1978, as amendd and $24-67-105(l), C.R.S., as amended, will
be in general conformity with the Garfield County Comprehensive Plan.
Purzuant to $4.07.01 of the (iarfield County Zoning Resolution of 1978, as amended,
the Board of County Commissioners herein find that, subject to strict compliance with
the conditions sa forth herein, the PUD will meet the standards and requirements of
$4.00, etfeq. of that ZoningResolution.
The overall density of the de:yslspm.nt, under the terms and the conditions set forth
herein and pursuant to the provisions of $4.07.06 of the Garfield County Zorung
Resolution of 1978, as arnended, will be no greater than an average density of 0.54
dwelling units per acre.
Subject to the conditions set forth below, all uses by right, conditional uses, minimum
lot areas, minimum lot coverage, minimum set-backs, maximum height of buildings,
and all other use and occ,upancy restrictions applicable to this PUD are hereby
approved by the Board o1l County Commissioners as set forth in the zone te)iit
attached hereto and incorporated herein as Exhibit A.
The PUD, subject to the conditions set forth herein, will be designed with the
consideration ofthe natural environment of the site and the surrounding area, and will
not unreasonably destroy or displace wildlife, natural vegetation, or unique features
of the site.
Subject to the provisions of $4.08.06 of the Garfield County ZoningResolution of
1978, as amended, the Board of County Commissioners find that no portion of the
PUD conditionally approved herein may be occupied until appropriate final plats have
been approved by this Board.
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NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners
of Garfield County, Colorado, that the Rose Ranch PUD is hereby approved subject to compliance
with all of the following specific conditions:
A. All representations made by the Applicant at the Public Hearing and in the Application shall
. be considered conditions of approval, unless silecified otherwise by the Board including, but
not limited to, the following items listed below. ,,,, .
1. The applicant shall make three (3) locations on the north end of the West Bank Golf
Course available for public access for fishing while working with the Division of
Wildlife on siting these locations. At the time of preliminary plan submissioq the
applicant shall propose the three (3) locations.
2. The applicant shall restore the building located on the property which is believed to' have been built in the 1800's, and shall relocate this building within the site. At the
time of preliminary plan submissioq the applicant shall propose a method for
restoration of the structure.
3. The permit applicant shall donate $750.00 per housing unit to the Roaring Fork
Transit Agency at the time of building permit. The total contribution shall amount to
$219,000.00 and shall be used for the construction of the park and ride facility located
at the CMC intersection. The applicant shall propose a method of enforcement as
part of the preliminary plan submittal.
4. The applicant shall present the mitigation techniques to be used to control the debris
flow channel to the Board of County Commissioners at the preliminary plan
submission.
The applicant shall straighten out the curved road along County Road 109 between
Hardwick Bridge and West Bank subdivision. The applicant shall fund the cost of the
improvement with the amount credited toward the the road impact fee applied to this
project. The applicant shall submit a design which illustrates the curve straightening
within the preliminary plan submittal.
The golf course operations shall have an affordable play component for Garfield
County residents and a discounted green fee. The applicant shall propose a method
of establishing the operations as part of the preliminary plan submittal.
The applicant, or subsequant golf course owner, shall maintain and clean the concrete
structures protecting the golf path with each debris flow event. Such Ianguage shall
be written into the Homeowners Association. The applicant will propose a method
of enforcement as part of the preliminary plan submittal.
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6.
7.
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8. The applic*, ,fraf restrict the construction of basements to those sites where the
consulting geotechnical engineers determine basements will be safe to locate.
9. The applicant shall provide the Colorado State Geologist with acceptable designs to
control the debris flow on the site and shall obtain the State Geologist's approval at
the time of preliminary plan submission
10. The applicant shall commit to no commercial activities outside of those associated
with the golf course and the day care facility proposed.
I l. Thg applicant shall submit the preliminary plan at one time and not in phases.
12. The applicant shall provide a lawful source of water at the submission of the
. preliminary plan to ensure that adequate EQRs are committed to this project.
13. The applicant shall provide a final plat form of the structure of security for waste
water at submission ofthe preliminary plan to ensure the physical construction of the
plant.
14. The applicant shall be allowed to design a total maximum square footage of 25,000
for all of the commercial buildings on the site.
15. The applicant shall install e vegetative screen to block the effects of increased traffic
ttrough the development ola screening plan for the Richard Weinberg property as a
part of the preliminary plan subnrittal.
B. All representations made by the Applicant in relationship to the wildlife plan including the
following items listed below.
1. The applicant shall create a mitigation plan which describes conformance with the
Division of Wildlife's conditions, as part of the preliminary plan submittal, including
the following:
a. placo within the protective covenants, as a condition of approval, the
placement of educational signs at the primary overlook regarding golden eagle
nesting and the closure of the ridge south of the eagle's nest from 15 March
tkough 1 July with fines imposed on those found in violation;
b. place within the protective coyenants the closure of the upper golf course and
ridge to human activity, excluding maintenance, from I December through 3l
March with a gate and a sign and fines imposed for any violation thereof;
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c. install habitat improvement measures on the upper bench west of CR 109,
undertake the development of a site plan with the DOW, and provide for the
maintenance and {he protection from disturbance of the native vegetation
outside of the golf course;
d. forbid the construction of the water tank and the line west of CR 109 from l5
March through I July due to golden eagle nesting activities;
e. create a vegetative screen plan approved by the DOW, and plant vegetation
along the east boundary ofproposed Lots 108 through 1 18, 70 through 80,
and 76 through 77;
forbid the removal of trees along the river and the wetland areas except for
exotic and invading species;
create an educational brochure for distribution to all homeowners on how to
Iive with wildlife;
provide a 5O-foot setback from the wetlands to the home-site;
maintain the 110 foot buffer between Rose Ranch and Teller Springs in native
vegetatiorq and install.vegetative screening along all of those lot boundaries;
provide a public fishing easement along the West Bank property downstream
from the bridge;
forbid the construction of the primary overlook from l5 March through I
July;
plant vegetative screening along the east boundary of proposed Lots 108
tluough 118 to screen homesites and backyard activity frorn the rookery;
place vegetative screening before any construction activity;
forbid the construction of homes from 15 February through 3l May on
proposed Lots 94 through 96 and 108 through I l8;
forbid human aaiuity in the riparian and wetlands areas below proposed Lots
94 through 118 and across from the rookery from 15 February through l5
July by the use of fencing and signage as well as fines imposed for any
violation thereof;
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p. install an artificial nesting platform on the east side of the river by the rookery;
and
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to approval by the Division of Wildlife is submitted.
C' All representations made by the Applicant conceming the Carbondale & Rural Fire protection
District including the following items listed below.
,
I ' Information to be submitted with the preliminary plan including the following:
a. enfl.lre that water supplies from the Rose Ranch development are made
available for future extension to these areas for fire protection purposes. Stub
an{ size the lines appropriately so that they are available for futuri tap-ins for
fire flow;
b. require a minimum flow of r,500 gallons per minute (gpm);
c. provide impact fees adopted by the Carbondale & Rural Fire Protection
District which are due prior to recorcling of a final plat;
d. complete plans in accordance with the Uniform Fire Code (UFC) AppendixIII-A: Fire Requirements for Buildings; and
e. locate fire hydrants in accordance with the UFC Appendix III-B: Fire Hydrant
Locations and Spacing.
D' All items indicated in the staffreport including the following items listed below.
l. The applicant shall submit a preliminary plan that adheres to all recommendations
contained within the reports of their consulting geotechnical engineers including, but
not limited to, the following:
a. establish a minimum setback from sinkholes of twenty (20,) feet; andb
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3.
4.
Locate ponds in the area of least geologic impact and line the ponds with an industrial
grade liner in accordance with the geotechnical recommendaiions with the exception
of those ponds which are existing. The applicant shall submit designs of ponds in
areas of least geological impact at preliminary plan submission.
Rebuild the road or provide the finances to do such should irrigated golf course holes
11 and 12 immediately above County Road 109 result in a continuation of road
damage. The preliminary plan shall provide the method by which the owners of the
golf course will secure perfonnance of this obligation.
For any property ultimately approved at final plat, the developer and his consultaxts
shall indemnify the county frotn any claims by a honreowner, or third party, associated
with the following:
a. homes which willbe subject to breaks in their foundations due to collapsible
under$ing 8!o!ogry and highly permeable soils and the effects of irrigating the
golf course holes and the lawns;
b. liners which may break when a pond is at it's fi.rll water capacity if differential
settlement of several inches occurs beneath thern;
c. severe hydrocompactive soil properties which are problematic for roadways
and slab on grade paventents;
d. potential ground subsidence'in the majority of the alluvial fans where
development is proposed resulting in ground subsidence, sinkholes, ground
fissuring, and piping soil dissolution; and
e' potential ground settlement and subsidence in the residential areas
surrounding the proposed ponds within the alluvial fan areas due to $evere
wetting of these hydrocompactive soils lry the ponds.
A!th: time of preliminary plan submittal, the developer shall provide the method bywhich indemnifi cation will be fi nancially secured.
Provide plat notes regarding the need for specialized engineered foundations on areas
composed of hydrocompactive soils at the time of preliminary plan subrnittal.
Provide detailed plans on the mitigation of the collapsible soils for all building
foundations, road construction, and utility construction proposed at the time ofpreliminary plan submittal.
5.
6.
7.
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Provide detailed plans on the proposed foundation stabilization designs of the
proposed ponds at the time of preliminary plan submittal.
Make use of native vegetation which requires less water consumption by requiring the
planting of native grasses on all fairways and lawns on the site- The ptan st aU a6iOe
by the recommendations of the consultant's golf course management report at the
time of preliminary plan submittal.
Ensure that an adequate physical, potable water supply will be available to all units
at the time of the preliminary plan submittal..
Secure a firm commitment of adequate sewage treatment, as well as an agreed method
of financial security, from the Roaring Fork Water and Sanitation Diitrict through
committed number of taps for the project to be guaranteed at preliminary plan.
Provide cash in-lieu-of the calculated dedicated land, to be paid at the time of final
plat approval, to compensate for the increase in school children generated from this
proposed development. I'he cash amount shall be set at the time of final plat.
Establish a minimum setback for buildings lots at one hundred feet (100') fiom the
river bank at the time of the preliminary plan submittal.
Establish a Wildlifi:/Vegetaiive easement/buffer along the river corridor on the
preliminary plans for staffreview.
Ensure that the trail is a continuous link; and construct the trail along CR 109 toGlenwood Spring's Rivertrails specifications at the time of the preliminary plan
submittal.
Develop a program for monitoring surface water quality; and restrict the use of
pesticides and fertilizers at the time of the preliminary plan submittal.
Create a six (6) acre conservation easement along the riverfront of the project toprotect the Great Blue Heron rookery upon submission of the preliminaryplan.
Eliminate the potential for river contamination through runofffrom the golf course
and support water quality monitoring efforts and moniioring of the ripariil health as
a pa4 of the preliminary plan submittal.
Provide a preliminary plan for ten percent (10%)of the total housing units proposed
as. attainable housing units to be located on the project site. The applicant sirall'work
with the Carbondale Affordable I{ousing Corporaiion, the Garfieid- County HousingAuthority, the Housing for Tomorrow commission, and the Glenwood Board of
10.
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Realtors. The housing shall be created to accommodate individuals who earn within
80% of the median income in this valley with no more than ll3 rd of their income
spent on total housing costs.
Provide plans and a construction schedule at the time of preliminary plan submission
regarding the following;
a. construct a controlled intersection upon approval of the fust final plat unless
the Colorado Department of Transportation (CDOT) requires a grade
separated intersection. In which case, the applicant shall contribute its fair
share of the total cost to construct a grade separated access at the intersection
of SR 82 with CR 154;
b. install signalization in addition to accel/decel lanes to upgrade Highway 82 to
Level C at the time of approval of the first final plat and consistent with
approval from CDOT;
c. obtain a clarffication from CDOT regarding the Access Permit which reserves
the right to stop left-hand turns onto Highway 82 to indicate the
circumstances under which this could happen; and
d. utilize the existing CMC turnoffintersection for left-hand tums to serve this
project. Unless a signalized intersection is approved by CDOT at this
location, left-hand turhs shall be eliminated for safety reasons.
Provide payment of the applicable rodd impact fee at the time of final plat approval.
Construct improvements to CR 109 between Hardwick Bridge and the first entrance
to the subdivision at first final plat. Provide the plan designs at the time of preliminary
plan submission. The applicant shall fund the cost of the improvement with the
amount credited toward the road impact fee applied to this project.
The applicant will be allowed to use a maximum building height of up to thirty-five
(35') feet based, upon the application of preliminary plans, which will be evaluated for
potential impacts resulting from an increase in building height on the site specific
locations.
Save and repair Building #8 at the time of the first final plat. Evaluate the potential
to save and repair the cold storage cellar as a part of this proposed PUD at the time
of preliminary plan submittal. .,
Ensure that the cart path proposed within the drainage channel of the canyon will not
increase the rate ofrunoffand debris flow and that mitigation structures are installed
to manage these factors at the time of preliminary plan submission.
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26. Provide a design of the canyon golf cart path which, from a geotechnical and debris
flow model within the canyon area, will be safe for pedestrians and for homesites
located down gradient at the time of preliminary plan submission.
27. Require xeroscape landscaping ,.urur., for all prbposed homes located on the
unirrigated alluvial fan and collapsible soils within the development as part of the
covenants at the time of preliminary plan submission.
28. Identi$ a plan for a tract of land reserved for comrnunity gardens at a size sufficient
for each unit to manage a plot for home use at tho submission of a preliminary plan.
E. All recommendations ofconditions of compliance as contained within the letter from Wright
. Water Engineers dated 2l May 1998 as itemized below.
1. Submit a preliminary plan that buries the storage tank, shown west of County Road
109 on the south end of the property along an existing access road, to minimize visual
impacts. Conduct a geotechnical analysis of the site.
2. Provide fire flow requirements from 1,500 to 2,000 gpm for two hours (18,000 to
240,000 gallons) and increase the storage tank requirements accordin gly atthe time
of preliminary plan submission. Tank overflow shall be piped across County Road
109 to a suitable location to avoid erosion and wetting of hydrocompactive soils.
3. Obtain the final court decree or a state approved substitute water supply plan before
approval of the preliminary plan.
4. Provide a preliminary geotechnical plan which addresses the minor debris flows on the
alluvial fans in areas not historically irrigated. Also, provide preliminary plans which
consider the effect of water on the soils and the subsurface conditions. Provide
additional geotechnical analysis of the ,*i1", depression areas until more detailed site
specific studies are conducted.
Submit an Individual4O4 Permit, including an altenratives analysis at the time of
preliminary plan submission if such permit is needed for any work proposed for this
project.
Provide a copy of a formal agreement, at the submission of the preliminary plan,
letween the development and other ditch users (i.e., Westbank) on how the dircti witt
be operated and maintained in the future.
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5.
6.
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Provide a preliminary plan design which removes the use of the Robertson Ditch to
collect some of the storm water uphill of the ditch on the drainage plan on Sheets 2
and 3 of the Sketch Drawings. The preliminary plan shall show a design with a buffer
zone maintained along the Robertson Ditch and with surface water runoffdirected
Provide a design at preliminary plan for stream bank restoration of the Northeast Dry
Park Drainage Ditch for debris flow mitigation. This restoration shall be evaluated
in conjunction with the debris flow mitigation analysis.
Reevaluate the debris flow mitigation plan, prior to submission of the preliminary
plan, since it diflers sliglrtly from recommendations in the October 29,1997 report by
Hepworth-Pawlak.
Provide a preliminary plan design to address the crossing of the Northeast Dry Park
Drainage and Robertson Ditch intersection as to its adequacy and/or improvement
since it appears to have been reworked several times in the past.
Provide a preliminary plan which uses a minimum culvert size of 18 inches in diameter
and which shall be constructed with head walls and end sections. The drainage report
recommends the use of culverts sized to accommod ate Zl-year storm and, in some
cases, the 10O-year storm.
Use types of BMPs with consideration of the geotechnical issues discussed herein
upon submission of the preliminary illan. The drainage report recommends the use
of rapid sand filters and other infiltrating BMPs to treat surface water runofffrom
parking lots.
Reevaluate the precipitation depths used in the drainage report, upon submission of
the preliminary plaq which appear to be low when compared to the NOAA Atlas II,
Volume III for Colorado which indicates that the 25-year,24-hour storm has a2.2-
inch depth and the 100-year, 24-hour storm a21-rnch depth (versus a2.0" and 2.4").
Provide a preliminary plan design which shows adequate setback buffers, for all
development on the plan, from rivers, wetlands, and ditches (potable water supply).
IdentiS the method of maintenance of all drainage structures, including the debris
flow structurg with an appropriate enforcement mechanism at the submission of the
preliminary plan.
Develop a snow storage plaq including any area that will be used for storage of snow
that has been plowed and removed, to be subrnittetl at the time of preliminary plan.
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Provide an extensive-erosion control preliminary plan, not only for constructioq but
also under dweloped conditions, and on the seciion oithe golf course located on thewestern portion of the site which is on very steep terrain.
Pgvrde appropriate signage, at the time of the preliminary plan submission, to warnofthe danger at the Northeast Dry Park Drainage which is suUlect to flash hooding.
Adjust Golf course Hole l0 fairway, which is currbntly laid out qver the NortheastDry Park Drainage, at the time of the preliminary plan submission.
Include a drainage gla.n, jn the preriminary pran submittar, for the proposedreconfiguring of nine holes into seven holes ai the Westbank Golf Course'adiition.It appears that wetland areas are impacted by the proposal.
The applicant will submit evidence of abiding by the following Best Management
Practices within the preliminary plan:
a' use the Best Management Practice (BIvP) listed in the drainage reportincluding the use of settling ponds or wetlani ponas for water qraiity of on-
site storm water. Pond design shall consider the impacts on soils and on slopestability;
b' extend BMP practices to individual lawns and parks, especially those areasthat are in close proximity to water courses. The project submiital discussesseveral BMP practices that shall be used for the golicourse which includes
minimizing watering, optimizing fertilizer usage, u-se of sand fi.lters and grass
swales for the golf course;
c' develop a water quality sampling and monitoring plan to identify existingwater quality for surface and for groundwater r.rorir., and to ,onito. *ychanges during to construction 'and after development. The submittal
proposes to improve water quality through the use ortn, noted.BMps; and
d. develop a maintenance plan for all BMps.
The applicant shall include the following design recommendations in the preliminaryplan golf course design:
a' direct runoffaway from sensitivg areas srch as streams, shallow groundwater,
wetlands, etc. into areas where ponding and infiltration can o.Jr.; - --
b' include buffers for Robertson Ditch and the Northeast Dry park Drainagewhere they transverse the golf course;
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select seed mixhrres for turf and for native grass that are compatible;
preserve and reuse existing topsoil;
consider under drains at tees and at greens for storage and for passive
treatment of contaminated leachate to protect groundwater;
provide adequate setback buffers for all development from streams, rivers, :
lakes, and wetlands;
strictly limit the use of pesticides and fertilizers, and use appropriate types lbr
site conditioning on & management unit basis;
develop an Integrated Pest Management Plan, including use of Biological
Treatments (i.e., use of pest resistant turf grass, establishing populations of
natural enemies, maintaining balance turf grass ecosystems, and use of
mechanical seeding, etc.);
develop source controls, spill prevention, and spillway emergency plans for
storage and for handling of pesticides, fertilizers, and fuel; and
develop record keeping systems.
Final irrigation issues must be addressed for the golf course including effects on
subsurface soils and stabiliry and water source for the upper (western) golf course.
All items recommended by the Planning Commission and listed by the Board of County
Comrnissioners at the public hearing as itemized below.
1. Provide covenants that will minimize outdoor lighting and will forbid outdoor lighting
from shining offof the property, but rattler ensure that outdoor liglrting will shine
down and in towards the structure, at the time of preliminary plan submission.
2. Provide covenants, at the time of preliminary plan submittal, that will institute a limit
of two (2) wood burning fireplaces in the clubhouse. All other structures and
residences on the Rose Ranch development are prohibited from having wood burning
fireplaces or stoves.
3. 'The developer shall compensate the County for retention of an independent
geotechnical engineer to review and to monitor all of the mitigation measures that
were ploposed in the applicant's zubmission for both the preliminary plan and the final
plat.
d.
e.
g.
j
F.
Page 14 of 15
Dated this qth day of septemher ;AD. Igqs ..t,,
GARFIELD COUNTY BOARD OF
COMMISSIONERS, GARFIELD
COLINTY, COLORADO
:.'
vote:
AyeCOMMISSTONER LARRY L. MCCOWN
"
,Aye
-
Nay
STATE OF COLORADO ) :
)ss
County of Garfield )
I,County Clerk and ex-officio Clerk of the Board of
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County,
at Glenwood Springs, this _ day of _, A.D, l9_,
County clerk and ex-officio clerk of the Board of county Commissioners
County Commissioners in and for the County and State aforesaid do hereby certifr that the annexed
and foregoing Resolution is tnrly copied from the Records of the Proceeding of the Board of County
Commissioners for said Garfield County, now in my office.
LLUU ru;rlll il r H lr! L lurull H[tul'ii-li-zs-n-o,oo o s.os GRRFIELD couNTY c0
Chairman
l'
:\
Page 15 of 15
I
DGtrBII A
pages i to x
Land Use Summary
SKETCH PLAN
, 1. RESIDENTIAL
ver Res. 1
fuver Res. 2
20,000 sq.Ft. (Min.)
15,000 Sq.Ft. (Min.)
9,000 Sq.Ft. (Min.)
Duplcx Lots
Club Homcs
TINITS % OF TOTAL
2t
17
., 27
t7Q
t6
74
47
SUBTOTAL:
2. ROADS
10t.tt
ACRES
19.8%
% OF TOTAL
SUBTOTAL:
3. OPEN SPACE
26.27
ACRES
4.9%
YO OF TOTAI
Connunity Perk/Gardcns
Golf Courrc
2.76
22i.2
175.72
0.7%
tt.6%
43.7%
SUBTOTAL:
TOTAL ACREAGE
GROSS DENSITY
531935 O9/O9/L998 04:39P 81087
16 of 25 R 0.00 D 0,00 GRRFIELD
lllilt llill ililil ilil llll[ ilt lilllllt ilt ililil ilt tilt
O,'4 DU/AC
,lit
401.66 7t3%
t33.t 100.00/o
P877 II RLSDORF
COUNTY CO
'\' ,
r
I i!tlil llill llllll llll llllll lll llllllll lll illllll lll Llll
SafSgS 09/09/1998 04r39P 81087 P878 l'l ALSDORF
17 of 25 R 0.00 D 0.00 GRRFIELD C0UNTY C0
A. Applicability
To carry out the purposes and provisions of the Garfield County Zoning Regulations, as
amended, the Rose Ranch Planned Unit Development (PUD) Zone District is divided into
the following zone district classifi,cations:
. River Residential I Zone District
l(PA's 3 & 8)
. River Resident ial2 ZoneDistrict
(PA e)
, 20,000 Square Foot (Minimum) Residential Zone District
(PA's 2,4 &. L5)
r | 5,000. Square Foot (Minimum) Residential Zone District
(PA's 1,5, 10,l?,13, 16, 17 & l8)
. 9,000 Square Foot (M{inimum) ResidentialZone District
(PA's 6,7, ll, 14 & 2l)
. Duplex Residential Zone District
(PA 1e)
. CIub Homes Resideritial Zone District
(PA 20)
' lo*-";Sf;::,'#'Zone District
. Community par|<
. Common Open Space (General)
The PUD plan identifies twenty-one (21) distinct Planning fueas (PA's) in which
residential development may occur. Totaling 113.91 acres, the residential development
will be confined to approximately 2l.4% of the site. The remainder of the site is
designated for roadways (a.9%) and Common Open Space (73.7%). Within the Commor .-
Open Space Zone District, the Golf Course comprise s 41.8o/o, the Community Park - LIZ%
comprises 0.4Yo and the Common'Open Space (General) comprises 315% of the total / 6\rral
PUD Common Open Space acreage. The land use summary on the PUD and within this
document delineates the overall land use and density proposed for the Rose Ranch PUD
by Planning Area.
11
f |l,!lLll[|;! tu]| Jtl u ilt |l[f [ [ l|rlll,{Lr.tl I
18 0f 2s R 0.oo D o.oo-onnriilo'-iouxrv coZoning Districts
1. Riyer Residential 1
Intent:
Permitted Uses:
Zone District
Individual lot ownership with single family detached
residential structures
Single-family residential units; non-habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; Private Open Space
Easements; open space; utility and drainage easements
Minimum lot size: 0.70 acres
Maximum building height: 35'
Minimum lot width:
Minimum lot depth:
Minimum primary building setbacks:
Front
Rear
Side
175', except for lots which are narrower due to added depth
175', except for lots which are more shallow due to
available depth between road and wetland/boundary 30'
form ordinary high water mark
40' for lots that are a minimum of 200, deep; 30, for lots
less than 200' deep
50' for lots that are a minimum of 200' deep; 25' for lots
less than 200' deep
30' for lots 200'minimum width; 25' for lots less than 200'
in width,,
,
Parking: A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the. garage and/or driveway.
Other: Building envelopes shall be established that are generally more restrictive
than those established by standard setbacks. These may be the result of
natural constraints on a lot. All building envelopes shall be finalized at
time of subdivision. :
River Residential2 Zone District
Individual lot ownership with singleIntent:
l-1.1
APR O 2 I99B
, lllllll' , , 53193. 19of
lllll llilll illl llllll lll ilffifl til l]l[ ]t tllt5 09/09/1998 04:39P 81087 P880 I't RLSD0RF
25 R 0.00 o q.00 GRRFIELD CoUNTY C0
Permitted Uses:
Minimum lot size:
Maximum building height:
Minimum lot width:
Minimum lot depth:
Minimum primary building setbacks:
Front
Rear
Side
Other:
Intent:
residential-iiruCtures
Single-family residential units; non-habitable accessory
buildings and structures; home offices; sales/marketing
center;public and private roads; Private Open Space
Ease_ments; open space; utility and drainage easements
0.50 acres
:
35',
r g0'
175', except for lots which are more shallow due to
available depth between road and wetland/boundary 30,
from ordinary high water mark
35' for lots that are a minimum of 175' deep; 25, for lots
less than 175' in depth
50'for lots 175'minimum depth; 25'for lots less than 175'
deep
30'for lots 150'minimum width; 20, for lots less than 150'
in width
Parking: A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the
garage and./or driveway.
Building envelopes strail U. estabiished that are generally more restrictive
than those established by standard setbacks. These may be the result of
nahral constraints on a lot. All building envelopes shall be finalized at
time of subdivision.
20,000 Square Foot Residential Zone District
Individual lot ownership with single family detached
residential structures
Single-family residential units; non-habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; open space; and utility and
drainage easements
GABFIiLO UUU',I iY
Permitted Uses:
l_v
APR O 2 I99B
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Minimum lot size:
Maximum building height: 35'
Minimum lot width:
Minimum lot depth:
20,000 square feet
80', measured at
--- --
I 50'
front building line
Minimum primary building setbacks:
Front
Rear
Side
Side/corner
Parking:
Other:
Minimum lot size:
Minimum lot width:
Minimum lot depth;
Maximum building height:
30'
20.'
l0'or % height of principal building, whichever is greater
20'
o
Intent:
A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the
garage and/or driveway.
Building envelopes may be established that are more restrictive than those
established by standard setbacks. These may be the result of natural
constraints on a lot. All building envelopes shall be finalized at time of
subdivision. -
15,000 Square Foot Zone District
Permitted Uses:
Individual lot ownership with single family detached
residential structures
S ingle-family residential units ; non-habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; open space; and utility and
drainage easements
15,000 square feet
80', measured at front building line
t20'
35',
V
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orE-l
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Minimum primary building setbacks:
Front
Rear
Side
Side/corner
Parking:
Other:
Intent:
Permitted Uses:
Minimum lot size:
Minimum lot width:
Minimum lot depth:
Maximum building height:
Minimum primary building setbacks:
Front
Rear
Side
Side/corner
Parking:
Individual lot ownership with single family detached
residential struchues
:S in g le-family residential units ; non-habitable accessory
buildings and structures; home office; sales/marketing
center;.public and private roads; open space; and utility and
drainage easements
9,000 square feet
75', measured at front building liner'l
90'
35',
30'
20'
l0'or % height of principal building, whichever is greater
20'-?
A minimum of 4 off street parking spaces must be provided
for each primary structure; this requirement may bJ
satisfied by the garage and/or driveway.
Building envelopes may be established that are more
restrictive than those established by standard setbacks.
These may be the result of natural constraints on a lot. All
building envelopes shall be finalized at time of subdivision.
9,000 Square Foot Residential Zone District
25'
20' ,: .
10'
15'
A minimum of 4 offstreet parking spaces must be provided for
each primary struchue; this requirement may be satisfied by the
garage and/or driveway.
L;r\r'tf rclD. U0UNTY
Ill3lq?4nyn{[li ann:,,,,:il!,
:., ,;..I.--' r....r , '-.,,,..t - -ri- I I i,
APR O2I99E IIi
v1
u-e.o6C'taaJc>FEZ.
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@o-ctFJ
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66
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dc, Gllf)(\t
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Building envelopes may be established that are more restictive
than those established by standard setbacks. These may be the
result of natural constraints on a lot. All building envelopes shall
be finalized at time of subdivision.
--;
Duplex Residential Zone District
Permitted Uses:
Individual lot and'unit ownership with t'wo-family attached
residential structures
Single-family residential units; two-family residential units;
non-habitable accessory buildings and structures; home
office; sales/marketing center; time-share or fractional
ownership units; public and private roads; open space; and
utility and drainage easements
8,000 square feet (2 units/double lot)
8,000
Minimum (double) lot width:-
Minimum lot depth: 90'
Maximum building height: 35'
Minimum setbacks:
75', measured at front building line
Front 20'
Rear 15'
Side/non-adjoining 10'
Side/corner 15'
Parking:
Other:
Intent:
Minimum lot size:
Duplex
Single Family
Detached
Other:
A minimum of 4 off street parking spaces must be provided
for each primary structure; this requirement may be
satisfied by the garage and./or driveway.
'i
Building envelopes may be established that are more
restrictive than those established by standard setbacks.
These may be the result of natural constraints on a lot. All
building envelopes shall be finalized at time of subdivision.
GAFif-ltrLD Cuur.t i Y
'yii:
.,' ,. ,
ri .t.l; I i'.
1',r,1
flr,ilfr
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-90riic,
-1(l
$a
Intent:
Club Homes Residen tial Zone District
Permitted Uses:
Minimum lot size:
Maximum Gross Density:
Minimum Gross Density:
Maximum building height:
Minimum lot width:
Minimum lot depth:
Individual lot and unit ownership with single family
attached or detached residential structures
Single-family residential units; non-habitable accessory
buildings and structures; home offices; sales/marketing
center; time-share or fractional ownership units; public and
private roads; opeh space; trails; and utility and drainage
easements; conimunity gardens
5,000 square feet for detached units; no minimum lots size
for attached units -- corrrmon ownership of open areas
within this zone district is permitted
6 dwelling units/acre
4.5 dwelling units/acre
35',
45' for detached units; no minimum lot width for attached
- units '
80' for detached units; no minimum lot depth for attached
units
Front
Rear
Side
Side/comer
15' from she6t or driveway1,,l5'
0' with 15'minimum between primary structures, excluding
attached units
15'
A minimum of 4 off street parking spaces must be provided for each
primary residential detached structure or 2 off street parking spaces for
attached residential structures; this requirement may be satisfied by the
garage and./or driveryay.
Common Open Space Zone District
To provide a hierarchy of privately owned open
space, both developed and undeveloped.
YI\IT
Parking:
GAFF}ELD COUNry
Intent:
Minimum primary building setbacks:
flX-lrtj,rJ
t;'l-\.Y/ I ifi,
$' APR o 2 leeo
in:" .i
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l'
U
8..f,E
-o-3o-(r>FrEZI3
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Inten
Golf Course
Permined Uses:
To provide an opportunity for recreational golf.
--. Recreational golf course; golf clubhouse facilities
. '' including but not limited to pro shop, restaurant,
lounge; driving range; golf related activities; golf
shelters; co'mmunity greenhouse; goIf coursl
maintenance and accessory facilities; community
facilities; homeowners' associetion facilities;
utilities; utilities access
Maximum structure height: 35', restricted to golf course clubhouse; other
structures limited to maximum height of 25,
Maximum structure height (utilities):35', restricted to water storage tank;
other structures limited to maximum
height of 25'
Minimum building setbacks:
To Counfy Road 109 -
To any adjacent residential use
Other:Golf course acreage will be finalized during
platting; golf course may be parcelized / platted for
ownership purposes
ll,
To provide an opportunity for active recreational
activities for residents of Rose Ranch.
Active recreation including but not limited to
tennis; swimming pool; volleyball; daycare
facilities; homeowners' association facilities; tot lot;
horseshoes; trails; open space; picnic facilities;
utilities
Maximum structure height: 25'
Ownership and maintenance will be under the
i-.1r,
APR O 2 I99B
2S',
25',
Community Parlr
Intent:
Permitted Uses:
I
U
GA*-ieLD COUNry
Other:
control of the HOA
,i*
,i'
': t .;it,, r
[=*I
-o
I dOC)I :3oI Ic>-I : L; r=2I !-.8I :@ol-(lI
-o-l-cll=EdI f?.LI _dtEI:(r!
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-.ooI
-..olEqI
-OO
l-!
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1r
I
Common Open Space (General)
Intent:
Permitted Uses:
Maximum structure height (utilities):
Other:
t1,
To provide open areas for recreation, visual relief,
buffering and wildlife habitat
Useable open space; limited open space; community
gardens ; community greenhouse ; parkin g ; trails ;
pedestrian linkages; golf cart paths; ponds;'
overlooks; drainage and utility easements; utilities;
utilititis access
35', restricted to water storage tank;
other structures limited to maximum
height of25'
It is anticipated that one cornmunity water system
storage facility will be built in the upper valley,
west of County Road 109, This facility will be non-
detectable from Counfy Road 109 and accessible by
means of a maintenance access path.
x
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APR 0 2 1998
o FflSl-D OOLHfi
