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HomeMy WebLinkAbout1.0 ApplicationSunlight Mountain Resort: PROIECT OVERVIEW fune 11,2008 PROJECT OVERVIEW The Sunlight Mountain Resort project management team aspires to create a village that is a year-round mountain playground where locals want to visit as much as visitors. Sunlight Mountain Resort will be a place to gather and interact with nature-a place where the past is respected and the future ensured. The Background A spirit of determination has always prevailed in Garfield County. Perseverance saw the early settlers through hardships of making a living through mining, farming, and ranching. A diverse landscape made up of mountains, mesas, plateaus, high desert, and the mighty Colorado River. But the winter landscape spurred a desire to recreate. Locals were determined to establish skiing in Glenwood Springs as early as the late 193O's-first, on Red Mountain, then on Holiday Hill, a slope at the west side of the base of the Sunlight ski area. Skiing returned to Red Mountain in the early 1940's where progress was often thwarted by marginal snow conditions, limited skiing, and lift mishaps over the years. Ski Sunlight formally opened on December 16, 1966 under the ownership of Sunlight Ski Corporation, headed by John Higgs of Chicago who began buying and optioning land along Four Mile Creek in 19&+. Locals had a stake in the company from the beginning, with shareholders such as Jack Goodrich of Rifle, Bob Perry of Carbondale, Dr. Carter Jackson, Don Vanderhoof, Dick Stockman, Dr. Donald Steward, Clifford Cerise, Lee Morgan, and Jack Snobble. when financial problems started to plague Higgs in 1968 and 1969, Higgs lost his control and investment. The local officers took over management and operation of the area. Sunlight Mountain Resort: PROJECT OVERVIEW fune 11,2008 Not only has Sunlight been a place for locals to work and play tor 40 years, there is a tradition of volunteerism that has helped ensure the area's vitality. The trails have been cleared by volunteers and the volunteer ski patrol, a long-standing institution, still exists today. Sunlight has been shaped by locals and generations of families with familiar names such as Vanderhoof, Buckmaster, and Doose. For generations Sunlight has been the place where locals and visitors alike learned to ski-returning again and again with their families. lt's a casual, fdendly place to ski. No fancy ski clothes. No glitz. No glamour-just an atfordable, family-oriented ski area with its own quirky ambience. Sunlight has served a cross-section of the community and visitors-from the very young to 96-year old snowboarder, Julian Vogt. Many Roaring Fork Valley locals lay claim to Sunlight as the mountain where they learned to ski. Some, like Olympic skier Andy Mill, leamed their early skills at Sunlight and went on to earn their claim to fiame on skis or snowboards. Sunlight has a culture all its own. Sunlight is very much a part of the community and the community is very much a part of Sunlight. There's the Friday Afternoon Club when local offices close at noon on Friday so that employees can ski, ride, and listen to local musicians in the lodge or on the deck. There's Ski Spree, a 40 year-old winter carnival of fun and games on the mountain. Then there's Skier Appreciation Day, a day when skiers get a big break on the price of their lift ticket and the proceeds beneft The United Way. Middle School cardboard box races, free passes for 4th graders in the RE-1 and RE-2 school districts, and graduation festivities for Yampah and Bridges High School grads-Sunlight is a staunch supporter of the entire Garfteld County community. The tenure of Sunlight's management team is unusually long. Tom Jankovsky, general manager since 1985, comes from a family of ski operators. Ross Terry has been Assistant General Manager since 1979. As a recreational arm to Glenwood Springs, Sunlight has also helped fuel the economic engine of the county and town. Given that Glenwood Springs is primarily a summer resort town, Sunlight has added economic vitality during the winter seasons. 2 Sunlight Mountain Resort PROIECT OVERVIEW fune 11,2008 Given the rich recreational opportunities surrounding the ski area including nordic skiing trails, snowmobiling, mountain biking, and horseback riding, a new, improved base area can only complement and enhance the appeal of Roaring Fork Valley as a year-round vacation destination. The Need lmprovements to Sunlight Mountain Resort have been slow and not so steady. The area's first lift, Primo, was acquired in 1967 from the closed "Glenwood Park' area on Red Mountain. The Segundo lift was acquired from the Aspen Skiing Corporation and became operable at Sunlight for the '73:14 season, fulfilling a need for additional capacity out of the base and on the mountain during weekends and holidays. Sunlight's third lift, Tercero, came on the scene an 1986. ln the late 1990's a dozen trails were added, including the steep terrain of the East Ridge and Defiance. Limited snowmaking was also added to provide extra snow coverage at the base. Sunlight Mountain Resort has been long overdue for more lifts, more trails, and improved, expanded base facilities. Until such improvements occur, when compared to other surrounding ski areas, Sunlight will be viewed as the "circa 1980's area" it is. Sunlight cannot sulive solely on business from locals and the existing loyal visitor base. Skier visits have eroded from 1OO,O0O visits in 1997, to 75,000 visits in 2oo7 (a 25"/o decline). Lodging capacity at the ski area is approximately 72 units with 50 condominiums at the Brettleberg and 22 rooms at the Sunlight lnn. Additional lodging will not only accommodate more visitors at the mountain resort, it will accommodate the overflow of Glenwood Springs visitors during the high summer season. Sunlight Mountain Resort has the potential to become a first class medium-size resort community next to the established and pre-eminent Glenwood Springs. Creating an area that has greater appeal to visltors, yet maintains the core essence of what Sunlight is and always has been-a locally supported winter recreation area that is closely linked to the Glenwood Springs community and the east end of Garfield County. Sunlight Mountain Resort: PROJECT OVERVIEW fune 11,2008 The Vision Sunlight Mountain Resort is a friendly, casual mountain resort whose infrastructure is tired and needs some help. The area is a playground of incredible potential. The Sunlight Mountain Resort project team consists of regional professionals and long-time local consultants, some of which learned to ski, and still ski at Sunlight. Mark Burnell, senior associate at SE GRoUP in Frisco leads the team and has skiltfully planned improvements of other Colorado ski areas-some with characteristics similar to Sunlight. Familiar locals include Doug Pratte, land planner from The Land Studio; Louis Meyer, SGM Engineering; Larry Green, attorney; and of course, Sunlight Mountain Resort General Manager, Tom Jankovsky and current Sunlight Mountain Resort Board Member Richard Schafstall. This team and the applicant understand the special character, the culture, and the essence of Sunlight. The Sunlight Mountain Resort they envision is a place that is welcoming, real, and friendly enough to be supported by those who would rather not see Sunlight change while appealing to more of those who want it to change just enough to plant their souls here. The applicant envisions a place that reflects the determined spirit of its'founders-a spirit that is rooted in its past - in coal mining, farming, and ranching, a resolve to see the vision of a thriving ski area come to fruition. They also see it as an opportunity to further d" '1 11 &{lt.f,, 4 Sunlight Mountain Resort: PROIECT OVERVIEW fune 11,2008 strengthen the bond between Sunlight, Garfield County, the town of Glenwood Springs, and the outside world. Sunlight Mountain Resort will not only be a warm, family-friendly place to ski and snowboard, but a vibrant, year-round gateway to the recreational opportunities that surround it. Sunlight Mountain Resort will be the launching point for Nordic skiing, snowmobiling, snowshoeing, mountain biking, and horseback riding. The applicant also understands that the community is a stakeholder in Sunlight Mountain Resort. The community recognizes the need to increase the attractiveness of Sunlight-both for day visitors and those, who in the future, may choose to own a home here, but not at the i i expense of losing its friendliness and charm. The industrious and inventive spirit of the people who initiated skiing in Glenwood Springs will be reflected in the way the new village will be designed and built, as well as the way it works. The stewards of this village will carefully balance the need to attract visitors from across the country while ensuring that the genuine, casual, family- friendly atmosphere is maintained. There will be no attempt to change Sunlight to appealto a demographic that wouldn't appreciate the values and sense of place that so important today . First and foremost, the team realizes that Sunlight is for those who have already pledged their hearts and souls to this place, and next for those who wish to join them here. The applicant also understands that supporting the local community is among the core values at Sunlight-a value that will ever remain. Because as Sunlight evolves it will always remain Sunlight, part of a great community. 5 Sunlight Mountain Resort: PROJECT 0VERVIEW fune 11,2008 The lmprovements Sunlight Mountain Resort is a 468+/- acre "island" of private land surrounded by the Whate River National Forest and BLM land. Within the "island", 321 acres or 68% will remain open space. The proposed Planned Unit Development improvements will include enhancements to the base area of the resort, a resort-scaled commercial component, lodging, and important residential components that will help fund on-mountain improvements. Three small mixed-use villages will be connected by a gondola to the skifront at the main base area. On-mountain improvements envisioned by the Applicants include upgraded lifts, new lifts, additional expert skiterrain, trail refinements, and a significant increase in snowmaking capabilities. New lifts will include the Primo Express- a new, high-speed, top-to-bottom quad lift; and a new lift for the East Ridge area. Never-ever sklers will benefit from the additional Magic Carpets. The existing Primo lift will be used as a beginner lift. Easy access to backcountry skiing and snowboarding will be otfered on Williams Peak. Currently, Sunlight has the ability to make snow on only 10 acres at the base of the ski area. The proposed plan includes snowmaking capabilities covering 120 acres as described in more detail in Part C, Section C2.0 all on-mountain improvements are subject to review and approval by the United States Forest Service, as well as applicable conditional use review by Garfield County. Also at Williams Peak, a recreation "launch point", including a Nordic/Snowmobile Center and a Mountain Biking Center will provide public and resort guest access into existing trail systems and beyond. The land at the edge of the Sunlight area to Powderhorn represents the longest groomed snowmobile trail system in all of Colorado. Again, the important inclusion of resort-scaled commercial uses, residential units and lodging is also proposed. The goal remains to create a vibrant community that supports the recreational uses. The commercial plan is focused on serving those in the village with lodging, plus guest service and recreational equipment services-primarily restaurants and rental shops. With its strong connections to the surrounding recreational opportunities, the Sunlight Mountain Resort recreational and retail experience will be differentiated from the "in town" experience. Sunlight and in-town retail Sunlight Mountain Resort: PROIECT OVERVIEW |une 11,2008 and service centers will complement one another and shuttles will connect the two. A diversity of housing will be available at Sunlight Mountain Resort, from high density skier accommodations to lower density private residences tucked away in the forest. Employee housing is also integralto the plan. The Envlronment The applicant is keenly aware of the environmental impacts of development and has planned to mitigate as many impacts of development as is feasible. The applicant feels that Sunlight Mountain Resort represents an opportunity and obligation to utilize "green development" principles and technologies from the ground up. Guided by experts, the applicant is exploring many different options. Our priorities for this are to minimize energy & water use, as the applicant feels energy and water are the critical issues in Western Colorado. Biomass Sunlight Mountain Development LLC and Sunlight, lnc. in cooperation with the United States Forest Service are actively reviewing the feasibility of a biomass energy facility on USFS property that would, in part, provide renewable energy for Sunlight Mountain Resort. Building Energy To minimize energy use, the applicant is making a commitment that all of the buildings constructed by Sunlight Mountain Resort will be Energy Star certified, representing at leaSt a 3Oo/" reduction of energy use compared to typical construction. Energy efficiency in the single family homes will also be encouraged and to some degree required through the Design Guidelines. The applicant is also committing to purchase renewable energy credits (aka'REC's') to offset the energy use/global warming pollution of pumping water from the Roaring Fork River up to Sunlight Mountain Resort. High efficiency ski lifts and Sunlight Mountain Resort: PROIECT OVERVIEW fune 11,2008 snowmaking equipment will also be incorporated when equipment is replaced. Transportation Energy A comprehensive transportation plan included elsewhere in this application is designed to minimize impacts on Four Mile Road and the City of Glenwood Springs. However, the applicant recognizes that transportation is an important environmental issue so it is important to acknowledge the key components here. The plan includes an employee housing strategy and a transit agreement with RFTA that reduces trips on Four Mile Road, and a comprehensive waste management plan. Water For water conservation the applicant is committing to performance stiandards in all of the buildings constructed by Sunlight Mountain Resort which incorporate low flow plumbing fixtures and promote water conservation in all lodging facilities. Native landscaping which requires minimal irrigation will be the dominant landscaping element throughout the resort. High efficiency snowmaking equipment willalso result in reduced water use. Wasfe Although energy & water are the top environmental efficiency priorities, the applicant is planning to implement a Construction Waste Management Plan. This will not only minimize waste, but also reduce transportation impacts on Four Mile Road during construction. The applicant will also have an Operational Waste Management Plan, including functional recycling containers throughout the project, as well as waste reduction policy for the buildings operated by Sunlight Mountain Resort. The Beneflts There is no denying that Sunlight Mountain Resort needs upgrading. lts authenticity is near and dear to all who frequent there, but the fact remains that some things must change in order for Sunlight to survive. The improvements presented in this plan will make Sunlight more appealing to locals and visitors alike. The residential component will provide the funds to make it all happen. 8 Sunlight Mountain Resort: PROJECT OVERVIEW fune 11,2008 Currently, 7Oo/o ol revenues at Sunlight Mountain Resort are generated on Saturdays, Sundays, and holidays. The proposed improvements will expand the visitor base and increase skier visits Monday through Friday. Garfield County and Glenwood Springs will become more attractive as a year- round recreation destination. Not only will the new Sunlight Mountain Resort mountain biking and horseback riding facilities complement the many summer recreational opportunities that are the "bread and butter" of the local economy, winter visitor traffic will increase. With an improved alpine ski area and Nordic/Snowmobile Center, it is anticipated that the surrounding communities could become as popular for its winter recreation as it is currently known for its summer recreation. Sunlight Mountain Resort is envisioned to be a vibrant, year-round playground- an essential part of the local residential and business community. Organization of thlg Appllcation The information contained in this document is submitted to address three objectives of the permitting process for the project: 1. A Comprehensive Plan Amendment (PART A) to present requested changes to the Garlield County Comprehensive Plan that is needed to achieve this vision. 2. A Sketch Plan Application and Narrative (PART B) to outline the subdivision needed for these projects. 3. A Planned Unit Development nanative and supporting materials (PART C) to document the details of the proposed projects, the proposed zoning and how the vision can be realized. Following these sections is a series of seven (7) appendices that proMde comprehensive documentation of ownership, utility, traflic and natural resource information to support the design and planning proposed. 9 GARFIELD COUNTY Building & Planning Department 1OB 8th Street, Suite 401 Glenwood Springs, Colorado 81601 Te lephone: 970. 945. I 21 2 F acsimi I e : 970. 384 .347 0 www. qa rfie ld -cou rlty. com Zone District / Gomprehensive Plan Map Amendment F Doc. No.: D Planner: STAFF USE ONLY Date Submitted: TC Date: Hearing Date: GENERAL INFORMATION (To be complotod by the applicant.) F Name of Property Owner (Aoolicant):_Sunlight Mountain Development, LLC/Sunlight, lnc._ ) Address: See Tab 1 of this Application for complete information on the Owners/Applicants_ ) City:State: Zip Code:_ FAX: D Name of Owner's Representative. if anv (Planner. Attornev. etc): _Lawrence R. Green, Esq.of Balcomb & Green, P.C. F Address:_818 Colorado Avenue Telephone : _(970) 945-6546_ F City: _Glenwood Springs State: _CO_ Zip Code: _81601_ FAX: 945-9769_ F Street Address / General Location of Property:_10901 County Road 117 F Legal Description: _See Tab 1 of this Application for the Legal Description F EXiSting USe & SiZg Of PfOpefty (in aCfeS): skiaEandErat€dreidonrar,rederimar,and@roiauses-2s504aq€s- F Property's Current Zone District Designation_360 acres - A/R/RD and 108 acres - CL D Proposed Zone District Designation: Planned Unit Development F PfOpefty'S Current Compfehensivg Plan DeSignatiOni rsracres-Rffietiq; 1o2ams-LowDeosityR€srdsnriar }Property,s"StudyArea"Designation:-StudyArea1 I. APPLICATION SUBMITTAL REQU!REMENTS As a minimum, specifically respond to all the following items below and attach any additional information to be submitted witr this application: 1. The Colorado Revised Statutes (CRS) establish general standards of review for rezoning land in the county. The standard used to review a rezoning request depends on whether the proposed rezoning is in compliance with the Comprehensive Plan. lf so, the proposed rezoning need only bear a reasonable relationship to the general welfare of the community. lf the rezoning would be in conflict with the Comprehensive Plan, the Applicant generally needs to show either 1) that an error was made in establishing the current zoning, or 2) that there has been a change in the conditions of the neighborhood that supports the requested zone change. Depending on the subject property's Comprehensive Plan designation as mentioned above, you will need to appropriately address one of the following standards in a narrative form being as descriptive and specific as possible: A, The proposed rezoning for the subject property is in compliance with the Comprehensive Plan. As sttch, the proposed rezoning bears a reasonable relationship to the general welfare of the community. B. lf the rczoning would be in conflict with the Comprehensive Plan, the Applicant generally needs to show either 1) that an effor was made in establishing the current zoning, or 2) that there has been a change ln the conditlons of the neighborhood that supports the requested zone change. 2. lf the proposed zoning of the subject property conflicts with the current designation as defined on the Comprehensive Plan's Proposed Land Use Districts Map, an Applicant may wish to amend the Comprehensive Plan designation so that the proposed rezoning does not conflict with the Comprehensive Plan Map. lf an Applicant requests to amend this Map, they will need to provide a thorouqh nanative that shows how their proposed Comprehensive Plan desionation is better suited than the existinq d-esiqnation bv addressinq the qoals. obiectives. Elicies. and programs listed for that desionation in the Comorehensive Plan. This information can be obtained from the Building and Planning Department upon request. 3. Submit a zoning map showing the current zoning of the subject property and adjacent properties. 4. Submit a vicinity map showing relative location of the property at a scale of 1" = 2000', and extending at least lrmile from allproperty boundaries. 5. Submit a copy of the appropriate portion of a Garfield County Assessor's Map showing all subject property and public and private landowners adjacent to the property (which should be delineated). 6. Submit a list of all property owners and their addresses adjacent to or within 200 ft. of the site. This information can be obtained from the Assessor's Office. We will also need the names (if applicable) of all mineral right owners of the subject property. (That information can be found in your title policy under Exceptions to Title). 7. Submit a copy of the deed and a legal description of the subject propefi. 8. lf you are acting as an agent for the property owner, you must attach an acknowledgement from the property owner that you may act in his/her behalf. 9. Submit payment of the $450.00 Base Fee: Applicant shall sign the 'Agreement for Payment' form and provide the fee with the application. 10. Submit 2 copies of this completed application form and all the required submittal materials to the Building and Planning Department. Staff will request additional copies once the application has been deemed technically complete. ll. PROCEDUML REOUIRE!'IENTS (A Zone Disbict Map Amendment is considered a two step process because it is first reviewed by the Planning Commission which makes a recommendation to the Board of County Commissions. The following steps ouUine how the Zone District Map Amendment application revieur prooess works in Garfield County.) 1. Submit this completed application form (pages 1-4), base fee, and atl submittal requirements to the Garfield County Planning Department. lt will be received and given to a Staff Planner who will review the application for technical completeness. 2. Once the application is deemed technically complete, the Staff Planner will send you a letter indicating the application is complete. ln addition, the letter will indicate the dates and times scheduled for your request to be heard before the Planning Commission during a public meeting (no notice required) and the Board of County Commissioners during a public hearing (notice required). The Planning Commission will fonrard a recommendation to the Board of County Commissioners to be considered during a properly noticed public hearing. Staff will send you the appropriate "Public Notice Form(s)' indicating the time and date of your public hearing and will provide you with a Staff Memorandum regarding your requested Zone District Amendment. (!f Staff determines your application to be deficient, a letter will be sent to you indicating that additional information is needed to deem your application complete.) 3. Please note, !! an application includes a request to amend the cunent designation as defined on the Comprehensive Plan's Proposed Land Use Districts Map, the request may be considered at the same meeting before the Planning Commission. However, the request to amend the Comprehensive Plan shalt be considered prior to the request to amend the zoning map. ln addition, the Applicant shall be required to provide proper notice (as described below) for the request to amend the Comprehensive Plan for the Planning Commission to hold a public hearing on the request. Further, the Planning Commission is the finaldecision maker on the Comprehensive Plan amendment request whereas the Planning Commission will make a recommendation on the rezoning request to the Board of County Commissioners. 4. lt is solely the Applicant's responsibility to ensure proper noticing occurs regarding the public hearing bebre the Planning Commission and / or the Board of County Commissioners. lf proper notice has not occurred, the oubllc hearino will not occur. Notice requiremenb are as follows: a. Notice by publication, including the name of the applicant, description of the subject lot, a description of the proposed amendment and nature of the hearing, and the date, time and place for the hearing shall be given once in a newspaper of general circulation in that portion of the County in which the subject property is located at least thirty (30) but not more than sixty (60) days prior to the date of such hearing, and proof of publication shall be presented at hearing by the applicant. b. Notice by mail, containing information as described in the paragraph above, shall be mailed to all ownerc of record as shown in the County Assessor's Office of lots wifiin two hundred feet (200') of the subject lot and to all owners of mineral interest in the subject property at least thirty (30) but not more than sixty (60) days prior to such hearing time by certified retum receipt mail, and receipts shall be presented at the hearing by the apPlicant. c. The site shall be posted such that the notice is clearly and conspicuously visible from a public right-of-way, with notice signs provided by the Planning Department. The posting must take place at least thirty (30) but not more than sixty (60) days prior to the hearing date and is the sole responsibility of the applicant to post the notice, and ensure that it remains posted until and during the date of the hearing. 5. The Applicant is required to appear before the Planning Commission and the Board of County Commissioners at the time and date of the public meeting / hearing at which time they will consider the request. ln addition, the Applicant shall provide proof at the hearing before the Board of County Commissioners (and Planning Commission for an Amendment to the Comprehensive Plan) that proper notice was provided. 6. Once the Planning Commission and/ or the Board of County Commissioners make a decision regarding the request(s), Staff will provide the Applicant with a signed resolution memorializing the action taken by either Board. Following the Boards' approval, this ofhce will change the property's zoning designation on the zoning map and the Comprehensive Plan Map (if so decided) if approved. I have read the statements above and have provided the required attached information which is correct and accurate to the my knowledge. BALCOMB &.6REEN, B ZaaBy: Last Revised: 02/2006 GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT FEE SCHEDULE Carfield County, pursuant to Board of County Commissioners ("Board") Resolution No. 98-09, has established a fee structure ("Base Fee") for the processing of each type of subdivision and land use applications. The Base Fee is an estimate of the average.number of hours of staff time devoted to an application, multiplied by an hourly rate for the personnel involved. The Board recognized that the subdivision and land use application processing time will vary and that an applicant should pay for the total cost of the review which may require additional billing. Hourly rates based on the hourly salary, and fringe benefits costs of the respective positions combined with an hourly overhead cost for the office will be used to establish the actual cost of County stafftime devoted to the review of a particular project. ctual staff time spent will be charged against the Base Fee. After the Base Fee has been expended, the applicant will be billed based on actual staff hours accrued. Any billing shall be paid in full prior to final consideration of any land use permit" zoning amendment or suMivision plan. If an applicant has previously failed to pay application fees as required, no new or additional applications will be accepted for processing until the outstanding fees are paid. Checks, including the appropriate Base Fee set forth below, must be submitted with each land use application, and made payable to the Gadield County Treasurer. Applications will not be accepted without the required application fee. Base Fees are non-refundable in full, unless a written request for withdraw from the appiicant is submitted prior the initial review of the application materials. Applications must include an Asreement for Pavment Form ("Agreement") set forth below. The Agreement establishes the applicant as being responsible for payment of all costs associated with processing the application. The Agreement must be signed by the party responsible for payment and submitted witir the application in order for it to be accepted. The complete fee schedule for subdivision and land use applications is attached. GARFIED COI,JNTY BUILDING AND PLANMNG DEPARTMENT BASE FEES The following Base Fees shall be received by the County at the time of submiffal of any procedural application to which such fees relate. Such Base Fees shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board for the consideration of any application or additional County stafftime or expense not covered by the Base Fee, which have not otherwise been paid by the applicant to the County prior to final action upon the application tendered to the County. TYPE OF PROCEDURE Sketch Plan Preliminary Plan FinalPlat $2oo Amended Plat $100 Exemption from the Defrnition of Subdivision (SB-35) $300 Land Use Permits (Special Use/Conditional Use Permits). Administrative/no publichearing. Board Public Hearing onlyr Planning Commission and Board review & hearing Zoning Amendmentst Zone District map amendment. Zone District text amendment. Zone District map & text amendment. PUD Zone District & Text Amendmentr PUD Zone District Text Amendment Board of Adjustmentr Variancer Interpretation Planning Staff Hourly Rate. Planning Director. Senior Planner. Planning Technicianr Secretary County Surveyor Review Fee (includes review of Amended Plats, Final Plats, Exemption Plats) Mylar Recording Fee BASE FEE $32s $675 + application agency review fees and outside consultant review fees, as authorized pursuant to the Regulations, such as the Colorado Geologic Survey s50.50 $40.s0 $33.7s $30 Determined by Surveyor$ $ll-l'tpage $10 each additional page $2s0 $400 $52s $4s0 $300 $s00 $s00 $s00 $2s0 $2s0 Page2 The following guidelines shall be used for the administration of the fee structure set forth above: l. All applications shall be submitted with a signed Agreement for Payment form set forth below. 2. County staffshall keep accurate record of actual time required for the processing of each land use application, zoning amendment, or subdivision application. Any additional billing will occur commensurate with the additional costs incurred by the County as a result of having to take more time that that covered by the base fee. 3. Any billings shall be paid prior to final consideration of any land use permit, zoning amendmen! or suMivision plan. All additionalcosts shall be paid to the execution of the written resolution confirming action on the application. 4. Final Plats, Amended or Corrected Plats, Exemption Plats or Permits will not be recorded or issued until all fees have been paid. 5. In the event that the Board determines that special expertise is needed to assist them in the review of a land use permit" zoning amendment, or subdivision application, such costs will be borne by the applicant and paid prior to the final consideration of the application. All additional costs shall be paid prior to the execution of the written resolution confirming action on the application. 6. If an application involves multiple reviews, the Applicant shall be charged the highest Base Fee listed above. 7. Typ*s of "Procedures" not listed in the above chart will be charged at an hourly rate based on the pertinent planning staffrate listed above. 8. The Planning Director shall establish appropriate guidelines for the collection of Additional Billings as required. 9. This fee structure shall be revised annually as part of the County budget hearing process. Page 3 GARFIELD COUNTY BUILDING AND PLAIYNING DEPARTMENT AGREEMENT FOR PAYIVIENT FORM (Shall be submitted with application) GARFIELD COLTNTY (hereinafter COUNTY) and (hereinafter APPLICANT) agree as follows: Sunlisht Mountain Develooment. LLClSunlieht. Inc. l. APPLICANT has submitted to COUNTY an application for Zong DistricUComprehensive Plan Map Amendment (hereinafter THE PROJECT). 2. APPLICANT understands and agr€es that Garfield County Resolution No. 98-09, as amended, establishes a fee schedule for each type of subdivision or land use review applications, and the guidelines for thc administration of the fee structure. 3. APPLICANT and COLJNTY agree that because of the size, naturt or scope of the pnrposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the apptication. APPLICANT agrees to make payment of the Base Fee, established for the PROJECT, and to thereafter permit additional costs to be billed to APPLICANT. APPLICANT agrees to make additional payments upon notification by the COUNTY when they atrc necessary as costs are incurred. 4. The Base Fee shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board of County Commissioners for the consideration of a- application or additional COLJNTY stafftime or expense not covered by the Base Fee. If actual recorded cos. exceed the initial Base Fee, APPLICANT shall pay additional billings to COUNTY to reimburse the COUNTY for the processing of the PROJECT mentioned above. APPLICANT acknowledges that all billing shall be paid prior to the final consideration by the COLINTY of any land use permit, zoning amendmen! or suMivision plan. APPLICANT BALCOMB & GREEN, P.C. Bv: Mailing Address: P.O. Drawer 790 GlenwoodSpring@ Page 4 ApplicantLawrence R. Green, Sunlight Mountain Resort: PART A: COMPREHENSM PLAN AMENDMENT fune 11,2008 PART A: GARFIELD COUNTY COMPREHENSIVE PLAN AMENDMENT APPLICATION AND NARRATIVE A1.O INTRODUCTION The Sunlight Mountain Resort PUD consists of approximately 468+/- acres of private land holdings at the base ol the existing Sunlight Ski Area. The property is accessed via Garfield County Road 1 17, known as Four Mile Road, and Forest Service Road 300. Four Mile Creek bisects the property. The existing ski area, day skier parking, skier services, a day Iodge, a single-family residence, a residential duplex, water and wastewater treatment facilities, and associated roads and utilities occupy the north facing, southern half of the property. The Brettelberg Condominium parcel is an out parcel within the southern half of the property. The northern half of the property contains Four Mile Road, which is the primary access road, the Sunlight lnn parcel, and additional undeveloped property. A2.O EXISTING LAND USE DESIGNATION The current version of the Proposed Land Use Districts, Study Area 1 Map in the Garfield County Comprehensive Plan of 2000 designates approximately 250 acres of the proposed Sunlight Mountain Resort PUD as Recreation and 218 acres as Low Density Residential. See the following Figure A-1 for a graphic depiction of the current Study Area 1 Proposed Land Use Districts Map for the Sunlight Mountain Resort PUD. A3.O PROPOSEDAMENDMENT The purpose of the proposed Amendment to the Comprehensive Plan is to modity the Proposed Land Use Districts, Study Area 1 Map to designate all of the property within the Sunlight Mountain Resort PUD as being within the Recreation land use designation. The determination that property should be placed within a certain Land Use Designation is made upon an analysis of the development constraints and land use considerations for the property as identified in Table 30 of the Methodology section of the Comprehensive Plan. Because the development constraints and land use considerations affecting all of the property within the proposed Sunlight Mountain Resort PUD are virtually identical, the Applicants are unsure why some of that property was designated as Recreation and the remainder of it was designated as Low Density Residential. The Applicants surmise that the only reason for this distinction related to the ownership of the property at the time of the mapping. Virtually all of the property Sunlight Mountain Resort PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 designated as Recreation was either already developed (e.9., the property where the existing Sunlight lnn is located) or was owned by Sunlight, lnc., the corporate owner and operator of the Sunlight Ski Area. On the other hand, the property designated as Low Density Residential was owned by individuals, either Leonard E. Lorentson or John Stirling. The Applicants submit that generally speaking the Comprehensive Plan does not and should not consider the identity of the owner of property in determining its appropriate Land Use Designation. Therefore, the Applicants submit that the original designation of the Lorentson and Stirling property as Low Density Residential was inappropriate. Furthermore, in this case, Mr. Lorentson is a majority shareholder in Sunlight, lnc. and it has always been the intention of the parties that Mr. Lorentson's property would be developed in conjunction with and as an integral part of the development of the property owned by Sunlight, lnc. ln fact, all of the property within the proposed Sunlight Mountain Resort PUD is directly associated with the recreation and related retail, services, and residential activities at Sunlight Mountain Resort as it exists today and as it may be expanded and enhanced. ln further support of the requested Amendment, the Applicants present the following evaluatlon of all of the Sunlight Mountain Besort PUD property based upon the Goals and Objectives of the Comprehensive Plan and the development constraints and land use considerations set forth in Table 30 of the Comprehensive Plan for the Recreation land use designation. This evaluation concludes that the designation and mapping of all of the property within the proposed Compass Peak PUD as Recreation is appropriate. See the following Figure A-2 tor a graphic depiction of the Recreation Land Use Designation requested by this Amendment. The Applicants note that at the time of adoption of the Garfield County Comprehensive Plan of 2000, although 250 acres ol the land within the proposed Sunlight Mountain Resort PUD were mapped as Recreation, there was no corresponding Recreation category included within Table 30. ln May, 2004, the Garfield County Planning and Zoning Commission amended Table 30 of the Comprehensive Plan to include a Recreation land use designation. That amendment also established the "general description" of the uses within the Recreation designation as "Commercial/Recreation." The 2004 Amendment was adopted in connection with the Rock Gardens Camp Ground Project, a use which included recreation, commercial, and short and long term residential uses. By Sunlight Mountain Resort: PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 moditying Table 30 the way it did in 2004, the Garfield County Planning and Zoning Commission recognized that in this day and age commercial and residential uses are an integral part of a recreationat facility such as Sunlight Mountain Resort. The current version ol Table 30 is set forth in Figure A-3. Table 30 Proposed Land Use Districts and Methodology Minor, Moderate , and Critical designations within the "Devehprnenl Conslraints" are consbtent with the classilication used by Lincol- Devore Testing laboratory nalural haTards mapping lor Garfield County. For example, areas with the m6t severe natural h4zards are identified on the land Use Map as "low Densitt'. Minor, Modorate, and Critical designations within the 'Land Uso Consideratione" refer to lhe level of concem bas€d on ditferential impact levels for each land we classification. 3 LAND USE CLASSIFICAION DEVELOPMENT OONSTRAINTS LAND USE CONSIDERATIONS Genera! Delcrlpilm Slope Soll Conetral ntB lsDs Floodplal n Constral nt8 Land Uso Road Dlstancg trcm Urban Useaonre Needstgatyna Low Denslty Resklential 1Gr Acres/DU Major Major Ma,ior Major Minor Moderat e Moderate Minor Medium Density Resk,entlal 6 to <10 Acres/DU Mod€rate Moderate Mo'derate Mod6raie Moderate Moderat e Moderate Minor Mecr,um/rltg h ResWntial 2 to <6 AcredDU Minor Minor Mhor Modorate Critlcal Crlthal Crttlcal Moderale Htgl Derls,ity Residential <2 AcredDU Minor Minor Minor Minor Critical Critical Critical Moderate General Commercia, RetaiY Services Moderato Moderate Moderate Mod6raie Critical Criiical Moderate Critical Ught lNustial Warehouse/ Wholesale Moderate Moderate Moderate Moderate Moderato Moderat e Moderat6 Moderate Heavy lndwtlal Fabricatlory' Manufacturing Moderate Moderate Minor Minor Critical Critical Critical Minor Resource Extractfucn Mining Activities I.I/A NiA N/A wA Critlcal Moderat 6 Moderate t,l/A Open Spact Federal Land ivA tl/A N/A NI/A TI/A N/A N/A tvA Reaeation Commercial/ Recrealion Moderate Major Moderat6 Major Moderate Moderal e Moderale Minor Notes: Sunlight Mountain Resort PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 A4.O GARFIELD COUNTY COMPREHENSIVE PLAN GOALS The Garfield County Comprehensive plan established goals as statements of value desired by the citizens of Garfield County. The goals in the Comprehensive Plan provide the basis for subsequent objectives, policies and programs in that document. By amending the Comprehensive Plan Land Use Designation so that all of the property within the Sunlight Mountain Resort PUD is within the Recreation classification, the applicant leels that the resulting Planned Unit Development has a greater opportunity to meet the goals outlined in the Comprehensive Plan. The following discussion identilies the objectives that the applicant will utilize to meet the goals of the Comprehensive plan via the Recreation land use designation. A4.1 Public Participation The applicant, as part of the Comprehensive Plan Amendment, PUD, and Sketch Plan application preparation process, has held lour community meetings at the Glenwood Springs Community center to interact with the community at the initial, intermediate, and final preparation stages for the application. This interaction has provided insight into issues that the community would like to see addressed in the project and has led to modilications of the application to address input from the community. As well it has allowed the applicant to answer questions and provide information to the community regarding the components of the application and proiect. Also, most importantly, the applicant recognizes that the community will have opportunity to review and comment on the application at public hearings held during the Planning Commission and Board of County Commissioner review of the project. 44.2 Housing It is the goal ol the Sunlight Mountain Resort PUD to provide types of housing that ensure current and future residents equitable housing opportunities which are designed to provide safe, etficient residential structures that are compatible with and that protect the natural environment. This amendment proposes to allow the Low Density designated areas to be designated as Recreation with a focus on recreation and recreation related retail, services, and residential units. 4 Sunlight Mountain Resort: PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 The intent of the designation to Recreation is to provide recreation opportunities such as alplne skiing, snowboarding, Nordic skiing, snowmobiling, hiking, biking, equestrian activltles, etc. and related retail and services to support the recreation activities at Sunlight Mountain Resort and the surrounding public lands. As wel!, a mixed use residential component can be proposed in the Recreation land use designation to provide lodging, residences, and employee housing, that will support the recreation aspects of the site. There are appropriate locations in the Flecreation designated areas for the proposed mix of residentia!, commercial, and service related uses adjacent to the Sunlight SkiArea. A4.3 Transportation The designation of the Sunlight Mountain Resort PUD propeff to Recreation will allow the applicant to comprehensively coordinate transportation components of the plan such as transit hubs, gondola connections, lift connections, day skier parking, hoteUlodge parking, and residential parking. This designation will provide the flexibility to locate this mix of facilities within a PUD as supporting elements to the recreational aspects of the project. 44.4 Commercial and lndustrial Uses The Sunlight Mountain Resort PUD strives to retain and expand the commercialdevelopment that is now the Sunlight Mountain Resort. !t is the intention of this re-designation to Recreation to support the continuation of the ski resort. As well, lands adjoining the ski area will expand and retain the commercial development capable of providing goods and services to those recreating at Sunlight Mountain Resort and the surrounding public lands. Transportation hubs will be included in the Sunlight Mountain Resort PUD to accommodate access to the ski area and associated commercial development. There are no industria! uses proposed within the Sunlight Mountain Resort PUD. 5 sunlight Mountain Resort: PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 A4.5 Recreation, Open Space and Trails The Sunlight Mountain Resort PUD will provide continued recreational opportunities for Garfield County residents, ensure access to public lands consistent with BLWUSFS policies and preserve and enhance existing recreational opportunities and important visual corridors. The Recreation designation will promote the preservation and enhancement of the recreational aspects of the site. A4.6 Agriculture Cattle grazing at Ski Sunlight is currently coordinated with the neighboring North Thompson Four Mile Minera! and Land Corp. The designation of the Low Density Areas to Recreation will allow for the clustering of higher density products on appropriate areas of the property adjacent to recreation leaving other areas open for continued grazing. A4.7 Water and Sewer Services A metropolitan district will provide water and sewer services to all properties within the Sunlight Mountain Resort PUD to ensure the provision of legal, adequate, dependable, cost-effective and environmentally sound sewer and water services lor new development. A4.8 NaturalEnvironment The Sunlight Mountain Resort PUD will utilize a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land and is in the best interests of the health, safety and welfare of Garfield County. The Recreation designation will promote recreationa! uses and related residential/commercia! uses on appropriate areas of the site. As part of the overall plan, Four Mile Creek will be supplemented with additional water, flood plains will be protected, and high-quality drainage will be provided. A4.9 Natural Resource Extraction There is no proposalfor resource extraction within the Sunlight Mountain Resort PUD, 6 Sunlight Mountain Resort: PARTA: COMPREHENSIVE PLAN AMENDMENT |une 11,2008 44.10 Urban Area of lnfluence The proposalto designate the Sunlight Mountain Resort PUD as Recreation will enhance the capability of the Sunlight SkiArea to continue, and the designation will promote the development of surrounding land uses that are compatible with a year round resort. A5.O DEVELOPMENT CONSTRAINTS 45.1 Slope Constraints: Rating - Moderate The terrain within the Sunlight Mountain Resort PUD parcel is well suited to recreation development such as skiing, snowboarding, hiking, biking, equestrian activities, etc. While idealfor these recreationalactivities, the steepness of the terrain does impose limitations on base area development due to the scale of the drainages and gradually steepening hillside slopes. Prime development land (low gradient, stable geology, and no flood plain restrictions) is at a premium within the Sunlight Mountain Resort PUD site, and a careful land use plan has been developed to ensure sensitive site development. Southerly exposures on prime topographic and geologic sites point to logical building or recreational development sites. 45.2 Soils Constraints: Rating: - Major According to the HP Geotechnical report included in Appendix 7, this site is primarily comprised of colluvium, stream alluvium, alluvialfans and high-levelalluvium surficial materials that is compatible with building construction and infrastructure improvements. Details of the surficialand bedrock geology within the PUD are contained in the HP Geotechnica! Report. 45.3 ISDS Constraints: Rating - Moderate No individual sewage disposal systems will be allowed in the Sunlight Mountain Resort PUD. A proposed central sewage treatment plant with discharge to Four Mile Creek will provide sewage treatment for the Sunlight Mountain Resort PUD. A5.4 Floodplain Constraints: Rating - Major 7 Sunlight Mountain Resort: PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 Both wetlands and the 1O0-year flood plain have been mapped for all land areas within the Sunlight Mountain Resort PUD site. The wetlands reside for the most part along Four Mile Creek and are largely contained within the defined banks of the stream. A brief description of wetlands associated riparian vegetation can be found in AppendixT of this document (see Sheet C-0). The wetlands boundaries are illustrated in the exhibit found in Appendix 7 of this document. The 100-year flood plain also resides within the defined stream banks for the most part. The applicant has not shown, nor does it expect that, any structures will be located within the floodplain. One new Four Mile Creek crossing is proposed as part of this application and one existing Four Mile Creek crossing is to be relocated. A6.0 LAND USE CONSIDERATIONS A6.1 Land Use Compatibility: Rating - Moderate The Sunlight Mountain Resort PUD improvements encompass on- mountain ski area enhancements, a commercial component, additlonal Iodging, plus a residential aspect that wil! complement the recreational uses of the site. On-mountain improvements for Sunlight Mountain Resort PUD include new lifts, new expert ski terrain, trail refinements, and a significant increase in snowmaking capabilities. lt also includes a mountain day- lodge. All mountain improvements on USFS lands are subject to USFS approval. The commercial plan is focused on serving those in the village with lodging, plus guest service and recreational equipment services-+rimarily restaurants and rental shops. With its strong connections to the surrounding recreational amenities, the Sunlight Mountain Resort PUD recreational and retai! experience will be differentiated from the "in town" experience. Sunlight and in-town retailand service centers will complement one another and shuttles wil! connect the two. A diversity of housing will be available at Sunlight Mountain Resort, from high-density skier accommodations to lower density private residences tucked away in the forest. Seasona! employee housing is integra! to the plan. I Sunlight Mountain Resort PART A: COMPREHENSIVE PLAN AMENDMENT fune 11,2008 The recreation activities and recreataon related residentialand commercial components of the Sunlight Mountain Resort PUD are uses that are compatible with the surrounding public lands and adjoining residential properties. Adjoining properties owned by The North Thompson Four Mile Mineral and Land Corp. are currently used for cattle grazing and Sunlight Mountain Resort will continue to work with these neighbors related to continuation of their agricultural operations., 46.2 Road Conditions: Rating - Moderate Access to the Sunlight Mountain Resort PUD parcel is via County Road 117 known as Four Mile Road from Glenwood Springs, Colorado. Traffic impacts wil! be minimized by road improvement plans for Four Mile Road. A traffic study of the impacts to Four Mile Road has been included in this in Appendix 5 of this submittal. Proposed improvements to Four Mile Road can be found in Appendix 5 of this submittal. A6.3 lnfrastructure Needs: Rating - Moderate A central domestic water system and sewage treatment plant operated by a Metropolitan District will serve the Sunlight Mountain Resort PUD. Electric and phone services are available to the propefi. A6.4 Distance from Urban Services: Rating - Minor Commercial and community activities are slated for the base village areas to create an active community sefting. This setting will focus on skiing and other winter and summer recreation as well as recreation related amenities including retail, shopping, and restaurants. These on site services are meant to compliment the urban services in Glenwood Springs located twelve miles down Four Mile Road. The more natural settings desired for the recreation activities at the Sunlight Mountain Resort PUD are typically not found near more intense urban uses. As a result, recreation related service and retail uses will be provided on site, and transportation connections provided to the urban services in Glenwood Springs. A7.O CONCLUSTON 9 SUNLIGHT MOUNTAIN RESORT PUD GARFIELD COUNTY, COLORADO FIG. A.1 EXISTING COMPREHENSIVE PI-AN I-AND USE DESIGNATIONS JUNE 1 1, 2OO8 RE1/ISED 0 150 ![xI 600ffi Scalc: l'- 60O o North w^rHrrcril w8 @u6 vtrro[ $o I I I I I I I I I I sunlig"m SE CRoup SUNLIGHT MOUNTAIN RESORT PUD GARFIELD COUNTY, COLORADO FIG. A.2 PROPOSED COMPREHENSIVE PLAN I.AND USE DESIGNATIONS JUNE 1 1, 2OO8 REVISED 0 150' 3@ G(xy --Scab: l'- @O (u North W[Brr.u ha 6Eum vttmrwww.la6aout.<ot sunlig"m 5E CRoup GARFIELD COUNry Building & Planning Department 1OB 8In Street, Suite 201 Glenwood Springs, Colorado 81601 Telephone: 970.945.8 21 2 F acsimi te: 970.384 .947 O WWw. qs rfield -county. co.n Subdivision Application Form GENERAL INFORMATION (To b€ completed by the applicant.) Subdivision Name: _sunlight Mountain Resort pUD Type of Subdivision (check one of the following types): Sketch Plan _X_ Preliminary ptan _ Final plat Name of P[ooertv Owner (Co-Aopliqants):_Suntighr Mountain Devetopment, LLC/Suntight, lnc. Address: -See Tab 1 of this Application for complete information on the Owners/Applicants City:State: Zip Code:FAX: _Lawrence R. Green, Esq. of Balcomb & Green, p.C. F Address: _818 Colorado Avenue Telephone: _(970) 945-6546 ) city: _Glenwood springs_ state:_co_ Zip code:_91601 FAX: 94s-9769 Name_of Enqineer: Address: See Appendix 3 for complete list of consultant team Telephone: City:State:Zip Code:FAX: Name of survevor: see Appendix 3 for complete list of consultant team Address:Telephone; City:State: Zip Code:FAX: Name of Planner Address: : See Appendix 3 for complete list of consultant team Telephone: City:State: Zip Code:FAX: D Name of Qwner's Representative. if anv (Attornev. planner. etc): * Each development parcel within the PUD contains a mix of uses. At this time the Applicants do not know the amount of acreage devoted to each type of residential use. A total of 124 acres within the PUD may be developed for both residential and commercial uses, GENERAL I NFORMATION continued... ) Location of Property: See Appendix 1 D Practical Location / Address of Property: Areas in the vicinity of Sunlight Mountain Resort ) Current Size of Property to be Subdivided (in acres): _469 +l-: See Sheet S-1 P Number of Tracts / Lots Created within the Proposed Subdivision: _830 Units. See PUD Plan - Sheet C-1 ) Property Current Land Use Designation: 1. Property's Current Zone District: AG/Res/Rural and Commercial Limited- 2. Comprehensive Plan Map Designation: Residential Low Density/Recreation_ Proposed Utility Service: F Proposed Water Source: Wells and Augmentation from Roaring Fork. See App. 5- F (See "Attachment C" to be completed with the Preliminary Plan Application) D Proposed Method of Sewage Disposal:-Tertiary Treatment Plant D Proposed Public Access VIA: -County Road 117 - Four Mile Road D Easements: Utility: -See attached Topo Plan Ditch:_See attached Topo Plan. ) Total Development Area (flll in the appropriate boxes below): ffin-$325.00;PrelimPlan-$675.00;FinalPlat.$200;PlatReviewFee t1l day 5tlrrE a0 CoDmunlty Frclity ln order to subdivide land in Garfield County, an Applicant is required to complete the following land use processes in the following order: 1) Sketch Plan Review Process, 2) Preliminary Plan Review process, and 3) Final Plat Review Process. This section will briefly describe the nature of each process and provide general direction including subdivision regulation citiations to a potential applicant r6questing subdivision approval in Garfield County. All of the Garfield County Zoning and Subdivision Regulitions ire located for purchase at the Planning Department and can also be found on the World Wide Web at the following address: lrtto:liwww.oarf!.eld-county.comlbuiltiing and olanninq/index.htm A) The sketch Plan Review (section 3:00 of the subdivision Regulations) 1. Purpose The purpose of the Sketch Plan process is to allow an individual an opportunity to propose a subdivision in a 'sketch" format to the Planning Department and the Garfield County Planning Commission in order to obtain a cursory review for compliance with the County's land use review documents, regulations, and policies to identify any issues that would need to be addressed if the proposed subdivision were to be pursued. 2. Applicabilitv Any individual proposing a subdivision in Garfleld County is required to complete the Sketch Plan review process as the first step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision (Section 2:20.48) as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or separate interests, or the use of any parcel of land for condominiums, apartments or other multiple-dwelling units, as further defined by colorado state law. 3. Aoplication / Sqbmittal Requirements In order to apply for a Sketch Plan Review an Applicant is responsible for reviewing Section 3:00 of the Subdivision Regulations and providing enough information to the Planning Department in the application to conduct a thorough review and provide the resulting comments to the Planning Commission for their review and comments. Specifically, Section 3:30, 3:32, and 3:40 of the Subdivision Regulations contain the specific information required to be submitted to the Planning Departmenl in order to satisfy the application requirements in addition to the information requested on this application form. 4. Process / Public Meetinq The Sketch Plan review process is considered a 1-step process because the application is reviewed only by the Planning Commission at a public meeting. ln orderto appear before the Planning Commission, an applicant will have submitted allrequired application submittal requirements mentioned above to the planning Department Staff. Once submitted, Staff will have 15 working days to review thi application to determine if al! the required submittal information has been submitted as required. lf Staff determines that all the required information has been submitted, a letter will besent to the applicant indicating the application has been deemed "technically complete." lt is at this point Staff will also indicate when the application has been 3 scheduled to be reviewed before the Planning Commission and will request the applicant supply additional copies to provide the Commission for their review. lf Staff determines that all the required information has not been submitted, a letter will be sent to the applicant indicating the application does not comply with the submittal requirements and therefore has determined the application to be "technically incomplete." The letter will also outline the applications deficiencies so that the applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. lf the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. ln addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application, As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant. At the date and time set for the public meeting before the Planning Commission, Staff will present the findings in the Memorandum and the applicant will be required to present the proposed subdivision and respond to comments and questions provided by the Planning Commission. The comments provided to the Applicant by the Planning Department and the Planning Commission as a result of the Sketch Plan Process will be kept on file in the Planning Department for 1-year from the meeting date before the Planning Commission. lf an Applicant does not submit a Preliminary Plan application to the Planning Department within the 1-year timeframe, the Sketch Plan file will be closed and the Applicant will need to reapply for a Sketch Plan review prior to a Preliminary Plan review. B) Preliminary Plan Review (Section 4:00 of the Subdivision Regulations) 1. Puroose The purpose of the Preliminary Plan review process is to conduct a thorough review of the many aspects that are associated with dividing land in Garfield County for the purposes of residential, commercial, and industrial development. This is the most intensive review step where the Building and Planning Staff, the Planning Commission, and the Board of County Commissioners (BOCC) will conduct a thorough review of all the issues associated with the proposed subdivision against the County's regulatory requirements. Ultimately, the purpose of this process is to identify all the major issues in the proposed subdivision by using the County's Zoning Resolution, Subdivision Regulations, Comprehensive Plan of 2000, as well as other state and local referral agencies that will provide comments on any issues raised in their review. This is the prooess that will either approve or deny the application request. 4 2. Apolicabililv Any individual proposing a subdivision in Garfield County is required to complete the Preliminary Plan review process as the second and most intensive step in Garfield County's Subdivision process. More specifically, Garfield County defines a subdivision as the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels orseparate interests, or the use of any parcel of land for condominiums, apartments or other multiple-dwelling units, as further defined by colorado state law. 3. Aoplication / Submittal Reouirements ln order to apply for.a Preliminary Plan Review, an Applicant must have already completed the Sketch Plan review process addressed in Section 3:00 of the Su bdivision Regulations. An applicant requesting Preliminary Plan review will be required to submit this application form, all the required submittal information contained in Sections 4:40 to 4:94 of the Subdivision Regulations as well as address all of the applicable Desiqn andlmprovement standards in section g:00 of the subdivision Regutaii6ns. ln addition to the substantive submittal information related to the proposed subdivision prolgct itself, an applicant is required to complete all the oublic notice requirements sothat legal public hearings can be held before the PlanningEommission and the BOCC which is addressed in sections 4:20 - 4:31of the subdiviiion Regulations. 4. Process / Public Hearinos The Preliminary Plan review process is considered a 2-step process because theapplication is ultimately,reviewed by two County decision-making entities during public hearings: the Planning Commission who makes a recommendation to the BOCC.' In order to obtain dates for the public hearings before the planning Commission andthe BOCC, an applicant will have submitted all required apllication submittalrequirements mentioned above to the Planning Department Staff. Once submitted, Staff will have 30 working days to review the application to determine if all the required submittal information has been submitted as required. lf Staff determines that all the required information has been submitted, a letter will besent to the applicant indicating the application has been deemed "technically complete." lt is at this point Staff will also indicate when the application has beenscheduled to be reviewed before the Planning Commission / BOCC. Additionally, Staffwill provide the applicant with the notice forms to be mailed, published, and posted. lf Staff determines that all the required information has not been submitted, a letter willbe sent to the applicant indicating the application doeii-ot comply with the submittalrequirements and therefore has determined the application io be "technically incomplete." The letter will also outline the applications deficiencies so that the 5 applicant knows what additional information needs to be submitted. At this point, the applicant has 6 months (180 days) to provide the necessary information to the Planning Department to remedy the application so that it may be deemed technically complete. lf the application has not been deemed technically complete within this time, the application will be terminated. Once the application has been deemed technically complete and a date has been established as to when the Planning Commission / BOCC will review the application, Staff will conduct a land use review of the application using the County's land use regulatory documents including the Zoning Resolution, Subdivision Regulations, and the Comprehensive Plan of 2000. ln addition, Staff will also consider referral comments provided from a variety of state and local agencies who may also review the application. As a result, Staff will write a Memorandum on the proposed subdivision to the Planning Commission / BOCC containing the results on the land use analysis. This Memorandum will also be furnished in advance to the applicant prior to the public hearings. As mentioned above, Staff makes a recommendation to the Planning Commission and the BOCC regarding the issues raised in the analysis of the proposed subdivision. The Applicant will first propose the subdivision to the Planning Commission who is responsible for making a recommendation of approval, approval with conditions, or denial to the BOCC. Next, the application will be reviewed by the BOCC during a regular public hearing. The BOCC will consider the recommendations from the Planning Staff and the Planning Commission, the information presented by the applicant, and the public. As a result, the BOCC is the final decision-making entity regarding the proposed subdivision and will either approve, approve with conditions, or deny the application. lf the BOCC approves the subdivision application at the public hearing, the approval shall be valid for a period not to exceed one (1) year from the date of Board approval, or conditional approval, unless an extension of not more than one (1) year is granted by the Board prior to the expiration of the period of approval. (See the speciflc information provided in Section 4:34 of the Subdivision Regulations.) Following the hearing, Staff will provide a resolution signed by the BOCC which memorializes the action taken by the Board with any / all conditions which will be recorded in the Clerk and Recorder's Office. Once an applicant has Preliminary Plan approval, they are required to complete the third and final step in the County's Subdivision Process: Final Plat Review. C) Final Plat Review (Section 5:00 of the Subdivision Regulations) 1. Purpose The purpose of the Final Plat review process is to provide the applicant with a mechanism to prove to the County that all the conditions of approval required during the Preliminary Plan review process have been met / addressed to the satisfaction of the Planning Staff and the BOCC. This being the case, the chairman of the BOCC will sign the Final Plat and have it recorded memorializing the subdivision approval granted by the Bocc. This is the last step in the county's subdivision process. 2. Aoplicabilitv Any individual proposing a subdivision in Garfield County is required to complete theFinal Plat review process as the third and last step in Garfield County's Subdivisionprocess' More specifically, Garfield County defines a subdivision as the -division of a lot,tract or parcel of land in-to two (2) or more lots, tracts, parcels or separate interests, orthe use oj any parcel of land for condominiums, apartments or other multiple-dwelling units, as further defined by Colorado state law. 3. Aoolication / Submittal Reouirements ln order to apply for a Final Plat review, an Applicant must have already completed thePreliminary Plan review process addressed in Section 4:00 of the slndivision Regulations. A.n applicant requesting Final Plat review will be required to submit this application form,all the required submittal information contained in Section 5:00 of the SubdivisionRegulations and responses to all the conditions of approval required as part of thePreliminary Plan review process. 4. Process The Final Plat review process is considered a 1-step process because the applicationis ultimately reviewed by the Building and Planning Siaff and presented to the BOCC for their signature if the application satisfies all the iequired submittal information to thesatisfaction of the Building and planning Department. lf Staff determines that all the required information has been submitted, a letter will besent to the applicant indicating the application has been deemed "technically @mplete." lt is at this point Staff will also indicate when the application has beenscheduled to be presented to the BOCC for signature. (This is noi a public hearing ormeeting and therefore does not require public notice.) lf Staff determines that all the required information has not been submitted, a letter willbe sent to the applicant indicating the application does-ibt comply with the submittalrequirements and therefore has de_termined the application io be .technically incomolete." The letter will also outline the applications deficiencies so that theapplicant knows what additional information needs io be submitted. Once the application has been deemed technically complete and a date has beenestablished as to when the BOCC will review tne finai Plat, Staff will review theapplication / Final Plat in terms of adequacy to determine if all the submittal informationsatisfies the Final plat requirements as well as the responses to the conditions ofapproval' During this review, Staff will forward the Final Plat the County Surveyor torreview and a signature. ln the event there are additional questions or clarlficationissues to be addressed, the County Surveyor will generally contact tfre appiicant tohave the plat adjusted as necessary. Once, Staff has completed the review and allrequired information has been submitted to the satisfaction of tfre planning Department 7 and the County Surveyor has signed the Final Plat in Mylar form, it will be scheduled at the next BOCC meeting to be placed on the mnsent agenda with a request to authorize the Chairman of the BOCC to sign the plat. Once the Final Plat is signed, it is then recorded by the County Clerk in the Clerk and Recorder's Office for a fee of $11 for the flrst sheet and $10 for each additional sheet thereafter. This fee shall be paid by the applicant. This act of recording the signed Final Plat represents the completion of the Garfield County Subdivision Process. Please refer to the specific language in the Final Plat portion (Section 5:00) of the Subdivision Regulations for specific timelines and additional responsibilities required of the applicant to complete the Final Plat process. PleaFe Note: This information presented above is to be used as a general guide for an applicant considering a subdivision in Garfield County. lt is highly recommended that an applicant either purchase the Garfield Gounty Zoning Resolution and Subdivision Regulations or access them on-line at: http ://www.qarfield-cou ntv.com/bu i ldi nq and planni nq/i ndex.htm in order to ascertain all the necessary requirements for each of the three steps including Sketch PIan Review, Preliminary Plan Review, and Flnal Plat Review. I have read the statements above have provided the required attached information which is and accurale to best of my knowledge. BALC REEN, P/')oo, Lawience R. Last Revised : 07 125 l2OO5 ATTACHMENT C Page 1 1 : tM NO.WATERSUPP'M ;; 6';'if 'r;";'siX#'ffi *, = *'. czzoa5 i er^ 1313 Sherman St., Roorn Big, Denver, CO g0203r phone .- rnro (303) 866_3s87 nai, rs0ii6s6_3;;;',,"'?rX=(,ii"Jii,u"u-i&.ii, t-ttp/tr,rauwatcr.rLare.co us I vvv-e*,v ]_{pl/,/V.,WV,WaIet I #'J:J.i[?3*','"1?;"',T,,: J:#I':*"jlH:jll[,T:1lilT,y^,,11:,^c::iyj'Ad,quate evir,p4g" rhet a warer suppry rh,?r ,s; ' I resllon ru'zd-I3J'(c'), c'R's' reclulros that the appllcanl submit to.the county, -Ad,quate evirrp4gu thet a water s!, I .suffictcij'#H$t e aue,'l"iE&sl;lr;;legrsgslgsyppry.orwarer, - I 2. I,ANO USE ACTION: 3. NAIV1E OF EXISTING PARCEL AS RECOROED:: SUBDIVISION; : a. rOrALACRE^GE:5.N ROF . l.or ---- L I I9.LL6 FARCELjISTTJFIY -.ptoas€ anac! copies g! Qeeds,glp._or ortler_evidence_elgg.glrngdnli-o!!_ . A \A/aa ,1-.^,.1 -^-^-J^f ...-.L YES or I I,lOPLAT A. Was parcct recorded wrth county prior to June 1 , 1972? D yES or D NO i 8 :r" tn: parcel ever been part of a division of land acrion since June t, lgtl? D yES or I ttOi_ lf yes. descriQe the prevrous aclion: 7'-!-Qg4IlQ!{-aF-!AEgE!-* lnclude a map deiinqating the proiect arga aid tie ro a section-corrur.__--_*_ , ".,^_j]l^ll,l.?^_ *111. j:',':.-, rownship-- DNori3s, n"nf,_ n.orIwI Principal Meridian: [Sinn nnew Mexrco EUt€ ncostrfla : Optional GPS Location: GpS Unit must use the following settings:; must be meters, Datum must be NADS3, Unit must be sei to t^i H, FEtat mus-t be UTM. Units Easting;lJ Zone 12 or E Zone 13 tRR:GAT|oN#.--cfacres i ST(,CK WATERTNG * _ ot head OTHER: TOTAL i O LorrJER DAy/soN D trl6.u1E r3;< 6ri;5 it_i o oexwn II Ei orx:R: WATER COURT DECREE CASE NUMBERS; D oAror^ C MUNIqPAL E AssoctATtoN f] COMPANY E DtsTRrcr f.lAME LETTER OF COMMITMENT FOR 1. y/AN wA'SUPPL review I-YPE OF I seplc tr uncoor.r N CEruTNAISYSTEM DISTRICT NAME: fI VAULT LOCATION SEWAGE H.qULED TO: _lplltrs-.-.*_qf"tA'l - t"1:,,nn.ll all wells on property nrusl be ploned and permil numbers providcd. -\ i:y:*3tt,UJe=s ofn-!9.__t[noEcarert_!!1d_!pwn s\gch: fl_yES or D ruo 1 -_._ IJSE r WATER.-------:-1 (lrttnnr sr r JER SUPPLY SOURCE i l--'ll,ar, r^r., , ^D Exrsnxc D DEVELopET trI5ryl.- --.-==___---Galbns per oay Acre-Feet per vearf - wall, ,,^,,^_. . irratlonspor0ay Acre-Feetperyearf WELL SpRtNG-- j ,.o"osso^;;G;;-fi;G loo**,^,. or"**.o*"n.o.rl) COI"IITERCIALUSE{ _crS.F i_ I itluneenlens6rr{ E.-cwER^M,^-oEi-|- =NGINEEfiFD SYSTEM (Afiach a rspy o, lnginclnng dReisn.)fI OTHER: - GARFIELD COUNTY BUILDING AND PLAhINING DEPARTMENT FEE SCHEDULE Garfield County, pursuant to Board of County Commissioners ("Board') Resolution No. 98-09, has established a fee structure ("Base Fee") for the processing of each type of subdivision and land use applications. The Base Fee is an estimate of the average number of hours of stafftime devoted to an application, multiplied by an hourly rate for the personnel involved. The Board recognized that the subdivision and land use application processing time will vary and that an applicant should pay for the total cost of the review which may require additional billing. Hourly rates based on the hourly salary, and fringe benefits costs of the respective positions combined with an hourly overhead cost for the office will be used to establish the actual cost of County stafftime devoted to the review of a particular project. ctual staff time spent will be charged against the Base Fee. After the Base Fee has been expended, the opplicant will be billed based on actual staff hours accrued. Any billing shall be paid in full prior to final consideration of any land use permit, zoning amendment or subdivision plan. If an applicant has previously failed to pay application fees as required, no new or additional applications will be accepted for processing until the outstanding fees are Paid. Checks, including the appropriate Base Fee set forth below, must be submitted with each land use application, and made payable to the Garfield County Treasurer. Applications will not be accepted without the required application fee. Base Fees are non-refundable in full, unless a written request for withdraw from the applicant is submitted prior the initial review of the application materials. Applications must include an Agreement for Payr.nent Form ("Agreement") set forth below. The Agreement establishes the applicant as being responsible for payment of all costs associated with processing the application. The Agreement must be signed by the party responsible for payrnent and submitted with the application in order for it to be accepted. The complete fee schedule for subdivision and land use applications is attached. GARtr'IED COT]NTY BUILDING AND PLANNING DEPARTMENT BASE FEES The following Base Fees shall be received by the County at the time of submittal of any procedural application to which such fees relate. Such Base Fees shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board for the consideration of any application or additional County stafftime or expense not covered by the Base Fee, which have not otherwise been paid by the applicant to the County prior to final action upon the application tendered to the County. TYPE OF PROCEDURE Sketch Plan Preliminary Plan Final Plat Amended Plat Exemption from the Definition of Subdivision (SB-35) Land Use Permits (Special Use/Conditional Use Permits). Administrative/nopublichearing. Board Public Hearing only. Planning Commission and Board review & hearing Zoning Amendments. Zone District map amendmentt Zone District text amendmentt Zone District map & text amendmentr PUD Zone District & Text Amendment. PUD Zone District Text Amendment Board of Adjustment. Variancer Interpretation Planning Staff Hourly Rate. Planning Director. Senior Planner. Planning Technicianr Secrttary County Surveyor Review Fee (includes review of Amended Plats, Final Plats, Exemption Plats) Mylar Recording Fee BASE FEE $32s $675 + application agency review fees and outside consultant review fees, as authorized pursuant to the Regulations, such as the Colorado Geologic Survey $200 $100 $300 $450 $300 $s00 $500 $500 $s0.s0 $40.s0 $33.75 $30 Determined by Surveyor$ $ll-l'tpage $10 each additional page $250 $400 $525 $2s0 $250 Page2 The following guidelines shall be used for the administration of the fee structure set forth above: l. All applications shall be submitted with a signed Agreement for Payment form set forth below. 2. County staffshall keep accurate record of actual time required for the processing of each land use application, zoning amendment, or subdivision application. Any additionalbilling will occur commensurate with the additional costs incurred by the County as a result of having to take more time that that covered by the base fee. 3. Any billings shall be paid prior to final consideration of any land use permit, zoning amendment, or subdivision plan. All additional costs shall be paid to the execution of the written resolution confirming action on the application. 4. Final Plats, Amended or Corrected Plats, Exemption Plats or Permits will not be recorded or issued until all fees have been paid. 5. In the event that the Board determines that special expertise is needed to assist them in the review of a land use permit, zoning amendment, or subdivision application, such costs will be bome by the applicant and paid prior to the final consideration of the application. All additional costs shall be paid prior to the execution of the written resolution confirming action on the application. 6. If an application involves multiple reviews, the Applicant shall be charged the highest Base Fee listed above. 7. Types of "Procedures" not listed in the above chart will be charged at an hourly rate based on the pertinent planning staffrate listed above. 8. The Planning Director shall establish appropriate guidelines for the collection of Additional Billings as required. 9. This fee structure shall be revised annually as part of the County budget hearing process. Page 3 GARX'IELD COI]NTY BUILDING ANID PLAI{NING DEPARTMENT AGREEMENT FOR PAYMENT FOR]VI (Shall be submitted with application) GARFIELD COLJNTY (hereinafter CO{JNTI) and Sunlight Mountain Development. LlClSunlight. Inc. - (hereinafter APPLICANT) agree as follows: l. APPLICANT has submitted to COUNTY an application for Subdivision(SkmchPlan) (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that Garfield County Resolution No. 98-09, as amended, establishes a fee schedule for each type of subdivision or land use review applications, and the guidelines for the administration of the fee structure. 3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the apptication. APPLICANT agrees to make payment of the Base Fee, established for the PROJECT, and to thereafter permit additional costs to be billed to APPLICANT. APPLICANT agrees to make additional payments upon notification by the COUNTY when they are necessary as costs are incurred. 4. The Base Fee shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board of County Commissioners for the consideration of 9' application or additional COUNTY stafftime or expense not covered by the Base Fee. If actual recorded cod exieed the initial Base Fee, APPLICANT shall pay additional billings to COUNTY to reimburce the COUNTY for the processing of the PROJECT mentioned above. APPLICANT acknowledges that all billing shall be paid prior to the finat consideration by the COUNTY of any land use permit, zoning amendmeng or suMivision plan. Mailing Address: P.0. Drawer 790 Glenwood Springs. CO 81602 Page 4 Sunlight Mountain Resort: PART B: SKETCH PLAN fune 11,2008 PART B: GARFIELD COUNil SKETCH PLAN NARHATIVE 81.0 oVERVIEW This narrative and accompanying supporting materials are intended to satisfy the application requirements for Sketch Plan submission for a Planned Unit Development as required and discussed in Section 3.00 of the Garfield County Subdivlsion Regulations (GCSR). This narrative and supporting organized in the same manner as the ordinance to expedite review and ensure completeness. B2.O SKETCH PLAN REOUIREMENTS The proposed project is being submitted for Planned Unit Development review concurrently with this request for subdivision. Given this, much of the required information for sketch plan is provided within the accompanying PUD Application and Narrative (Part C of this submission document). References are made to this PUD documentation and supporting appendices. B,2.1 Sketch Plan Figure C-I (PUD Plan) contains the information specified in Section 3:32 of the GCSR. Prooosed Subdivisio.n Name:Sunlight Mountain Resort PUD Location. boundaries and leoal descriotion of the orope0: See Appendix 1 of this submission Names. addr-esses and phong- numbers of the owner(s). apolicant(s). planner(s) and enoineer(s): See Appendix 2 of this submission for Authorization Letters Co-Aoolicants: Sunlight Mountain Development, LLC 330 Franklin Road, Suite 135-A, 107 Brentwood, TN 37027 Phone: 615-377-6793 Sunlight lnc. 1 Sunlight Mountain Resort: PART B: SKETCH PLAN fune 11,2008 10901 County Road 117 Glenwood Springs, CO 81601 Phone: 970-945-7491 Prooertv Owners: Sunlight lnn & Realty Limited Liability Co. 100 Union Hill Drive, Suite 100 Birmingham, AL 35209 Phone: 205-871-8885 Sunlight Mountain Properties, LLC 100 Union Hill Drive, Suite 100 Birmingham, AL 35209 Phone: 205-871-8885 Leonard E. Lorentson 1111 Rank Parkway Kokomo, lN 46901 Phone: 205-871-8885 Sunlight lnc. 10901 County Road 117 Glenwood Springs, CO 81601 Phone: 970-945-7491 Stirling Mountain Properties, LLC 3755 Corporate Woods Drive Vestavia Hills, AL 35242 Phone: 205-45'l-1872 Planners: SE GnouP Mr. Mark Burnel!, Project Manager 301 West Main Street Suite 201 Frisco, CO 80443 Phone 970-668-3398 The Land Studio Mr. Douglas Pratte 1002 Lauren Lane P.O. Box 107 2 Sunlight Mountain Resort: PART B: SKETCH PLAN fune 11, 2008 Basalt, CO 81621 Phone: 970-927-3690 Enoineers: Schmueser Gordon Meyer Mr. Dan Cokley, P.E. 118 W. Sixth Street Glenwood Springs, CO 81601 Phone: 970-945-1 004 Discussion of Natural Features: See PUD Application (Section C5.2.12) and Appendix 7 for resource reports on the natural features of the propefi. Land Use Breakd.gwn: 1. Existino zonino and oroposed zonino chanqes: See Table C- l,Figures C-2, and C-3 as well as Section C6.0 of the PUD Application for a complete discussion of requested zoning changes. 2. Total develooment area: 468+l- acres 3. Total number of orooosed lots: Not applicable 4. Total number of dwelling units oroposed: 830 dwelling units 5. Total area of proposed non-residential floor soace: 110,000 square feet 6. Total nur-nber of dwellino units orooosed for each structure: See Figure C-1 and its associated table. 7. Total number of proposed off-stregtlrarking soaces: Total parking within the PUD is proposed at 1,829 spaces including all residential spaces. Eight hundred eighteen (818) day skier/guest spaces are planned. 8. Total orooosed density: The overall gross density within the PUD is a maximum of 1.77 dwelling units per acre (830 units I 468+l- acres) B3.O SUPPLEMENTAL INFORMATION A. Source and Amount of-Water Supolv: See Appendix 5 of this application Sunlight Mountain Resort: PART B: SKETCH PLAN fune 11,2008 c. B. for a detailed discussion of water supply and source. ln general the proposed water plan includes pumping water from the Roaring Fork River, the use of approved wells and water storage within the PUD. ProoosedJype of .Sewaoe Disposal: A tertiary level treatment plant with capacity to support all existing and proposed development within the PUD / Subdivision is proposed. See Appendix 5 for a complete discussion and enginee/s report on the proposed wastewater disposal system. U.S.D*A Soil Conservation Service Mao and Tables: The applicant has reviewed Sheet 19 of 25, Cattle Creek quadrangle, of the Soil Survey of Aspen-Gypsum Area, Colorado and Sheet 19 of 20, Center Mountain Quadrangle, of the Soil Survey of Bifle Area, Colorado to identify the soil map units for the Compass and William's Peak PUD. The PUD land areas falljust outside of the Iimit of soil survey boundaries on both of these maps and are therefore unavailable. Statement on lmoacts to Lakes. Streams and Topooraohv: Sunlight Mountain Resort PUD is bisected by Four Mile Creek and an associated riparian wetland complex. The purposed development within the PUD/ Subdivision is respectful of this drainage and provides buffers to avoid impacts. Road crossing of streams and riparian areas are . set at narrowest locations possible. Topography has been an important consideration in the design of the PUD. Areas of excessive slopes have been avoided and largely preserved as open space. Where access or development does require grading, walls and other appropriate measures will be employed to ensure minimization of erosion. Statement on Radiation Hazard: A report, prepared by HP Geotechnical (Appendix 7), provides a summary of radiation hazards within the region. The report concludes that there is Iittle evidence of radiation within or near the site. Conformance to Colorado State Hiohwav Access Code: The entire lot and all development areas within the PUD will, with the upgrade and creation of the new proposed roadway system, have access to a public right-of- way in conformance with CSHAC. Anticipated Sources of Electricitv. Natura! Gas. Telephone and Cable TV: All lots and development areas within the PUD will have ac@ss to power, gas, phone and cable. Will serve letters from Holy Cross (Power), Kinder D. E. F. 4 G. Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 PART C: PLANNED UNIT DEVELOPMENT (PUD) APPLICATION AND NARRATIVE TABLE OF CONTENTS C0.0 OVERVIE1 /..... ......... 1 c1.0 PURPOSE AND OBJECT|VES.... ............. 1 c2.0 PROJECT SCOPE.... ...............3 C3.O CONSISTENCY WITH THE COMPREHENSIVE PI.AN ........,.... 5 c4.0 BEt-ATtONSHtp TO ZONTNG AND SUBD|V|S|ON .......... .......... 5 c5.0 PUD NARRAT|VE.............. ......5 c5.1 owNERSHtp ........................7 c5.2 PUD P|SN ..........7 cs.2.1 MAXTMUM DENS|TY ..................7 C5.2.2 MINUM ACREAGE DEVOTED TO COMMON OPEN SPACE .,.,...,.,7 C5.2.3 TYPES AND AREA OF PROPOSED USES ....................8 c5.2.4 MAJOR TNTERNAL CTRCULATTON SYSTEMS................................8 c5.2.5ACREAGEDEVOTEDTOSCHOOLS............. ...............8 C5.2.6 GENERAL NATUHE AND LOCATION OF CoMMERCIAU|NDUSTRIAL USES........ .................8 C5.2.7 PROVISIONS FOR WATER, SEWER, TELEPHONE, ELECTRICIry, GAS AND CABEL TV............ .........,.......8 c5.2.8oTHERPROPOSEDRESTR|CTIONS........ .................11 c5.2.9 PHAStNG AND DEVELOPMENT SCHEDU1E................................11 C5.2.10 SPECIAL COVENANTS, CONDITIONS AND RESTRICTIONS,,.. 1 1 c5.2.11 EASEMENTS.......... ................11 C5.2.12 NATURAL RESOURCE CONSIDEHATTONS.. ...........,12 c6.0 PROPOSED ZONE D|STR|CTS.............. ................ 15 c6.1 BABBTSH NETGHBORHOOD (BN).......... ................16 c6.2 DEFIANCE NETGHBORHOOD (DN).......... .............19 c6.3 COMPASS PEAK VILI-AGE (CpV)........ ..................22 c6.4 FOUR MILE CREEK VtLtAcE (FMCV)..... ..............28 c6.s uppER FouR M|LE NETGHBOHHOOD (UFMN).. ....................31 c6.6 UTE THAILSTDE (UT)........... .................34 c6.7 UTE VILLAGE (UV).....,.... .....................38 c6.8 SUNL|GHT MEADOW V|LIAGE (SMV) ..................,+3 c6.9 WILL]AMS V|L|-AGE (WV) ....................48 c6.10 PARKING/MATNTENANCE DTSTB|CT (p/M)... ......53 c6.11 UTTL|TY D|STRICT (UD).......... ...........54 c6.12 OPEN SPACE DISTR|CTS (SAOA, FMOS, HOS)......... ..........55 c6.13 PROPOSED DEF!N|T|ONS......... ........58 C7.O INTERNAL COMPATIBILITY OF PI.ANNED UNIT DEVELOPMENTS ..... 59 C8.O STANDARDS AND REQUIREMENTS ........... .........60 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 C8.1 SITE PLAN REQUIREMENTS ..............60 C8. 1 .1 RELATIONSHIP TO THE SU RROUNDING AREA.......................... 60 c8.1.2 PARKING.. ..............60 C8.1.3 VEHICUI.AR AND PEDESTRIAN ACCESS AND CIRCULATION...67 c8.1.4 opEN spACE..... ...........,...... ......................68 c8.1.5 HOUSTNG ...............70 c8.1.6 PHTVACY ................70 c8.1.7 WATER AND WASTEWATER ....................70 c8.1.8 SLOPES AND DRA|NAGE.......... ................71 c8.1.9 COMMUNITY FACtLtTtES........... ...............71 c8.2 BUILDING HE|GHTS............. ................7'l c8.3 LOT AREA AND SET8ACK............. ......72 c8.4 DENS!TY............ .................72 c8.5 PUD 4REA........ ..................73 c8.6 PERMITTED USES.....,.. .....73 c8.7 coMMoN OPEN SPACE .....................73 c8.8 FMCTTONAL UN|TS....... ..................... 73 Cg,O DEVELOPMENT IN PHASES........... ,.,...74 C1O.O IMPROVEMENTS TO FOUR MILE ROAD ............75 c11.0 AFFORDABLE HOUSTNG ......... ............ 78 c12.0 oWNEHSH|P OF COMMUNITY FAC|L|T|ES....... ..................79 TABLES c-1 FIGURES c-0 c-1 c-1A c-l8 c-2 c-3 C-3A c-38 c-4 c-5 c-5A c-58 c-6 c-7 c-8 c-9 SUMMARY AND COMPARISON OF PROPOSED LAND USES USGS CONTEXT PLAN PUD PLAN PUD PLAN: COMPASS PEAK PUD PLAN:WILLIAMS PEAK EXISTING ZONING PROPOSED ZONING PROPOSED ZONING: COMPASS PEAK PROPOSED ZONING: WILLIAMS PEAK PARKING PI.AN CIRCULATION PLAN CIRCULATION PLAN: COMPASS PEAK CIRCULATION PI-AN: WILLIAMS PEAK OPEN SPACE PLAN HOUSING PLAN SLOPE ANALYSIS PLAN PHASING DIAGRAM ll Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 PART C: PLANNED UNIT DEVELOPMENT (PUD) APPLICATION AND NARRATIVE c0.0 ovERvrEw This narrative and accompanying supporting materials are intended to satisfy the application requirements for a Planned Unit Development as defined in Section 4.00 of the Garfield County Zoning Resolution (GCZR, as amended through May 2OO7). This narrative and supporting material are organized in the same manner as the ordinance to expedite review and ensure completeness. cl.0 puBposE AND oBJECTTVES (GCZR, SECTTON 4.021 The proposed Sunlight Mountain Resort PUD encompasses 468+/- acres surrounding the existing Sunlight Ski Area base. A Context Map showing the proposed PUD boundary on a topographic base map is provided as Figure C-0. The Applicants are Sunlight Mountain Development, LLC and Sunlight, lnc. (herein Applicants). Together the Applicants own a significant portion of the property within the PUD. Details on propefi ownership, title and lega! description can be found in Appendix 1 of this submission. The owners of the other parcels of the property within the PUD have authorized the Applicants and their representiatives to include their property within the PUD. Authorized letter from all owners are included in Appendix 2 of this Application. Large-format property survey plans are also provided in the map pocket following this narrative. The proposed extent of the PUD is shown in graphical form on the PUD PIan (Figure C-1). A large format (1"=200') version of this plan is also provided in the map pocket following this narrative. The purpose of this PUD is to encourage the orderly development of the property into a four-season, destination mountain resort community of recreation-related residential and guest service commercial uses, organized around the central amenities provided by the mountain. The long-term viability of the day skier experience at Sunlight Mountain Resort is of critical importance to the ownership. While the introduction of a four-season, destination focus at the resort will mean some changes in circulation and use, the proposed plans were designed to create a resort environment that maintiains a high quality experience for the important local day skier at Sunlight and provides Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 unique on-mountain and near-mountain residential accommodations to future destination resort visitors. The PUD balances these objectives so that the character and charm that exemplifies Sunlight is supported by the introduction of new resort accommodation and commercial uses. The proposed uses and development forms are largely consistent with the original land use objectives set forth in the Comprehensive Plan. The area in and around the proposed Sunlight Mountain Resort PUD has long been planned as a recreation-related mountain resort. To help fullill this planning, and as discussed in Part A of this submission, the applicant is seeking to amend the Comprehensive Plan. These minor amendments would unify the designation of the lands within the proposed PUD as "Recreation" and extend the general description of this district to include 'Recreation and Recreation Related Retail, Services and Flesidential". As the narrative for this proposed amendment outlines, these changes are well justified given the goal of creating a viable mountain resort community. The specific objectives of this PUD include: o Cluster development within defined neighborhoods to minimize the project's'footprinf' and maximize connectivity to the mountain. o Create portals to the resort that serue both the local day skier and the resort designation guests. Continue to support transit access to the resort from Glenwood Springs. r Create viable open spaces within the PUD that provide natural and recreational opportunities. o Provide parking and a circulation system that is intuitive, familiar and flexible to accommodate both short-term day skiers and longer- term destination guests. r Create a utility plan that centralizes water and sewer to enable greater etficiencies and reduce the potential impact that multiple individualseptic disposal systems (IDSD) can have on the natural environment. o Create commercial uses consistent with resort guest needs and that does not compete with generalcommercial uses in Glenwood Springs. . Provide a diversity ol housing forms to enable a flexible response to Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 real estate market conditions and provide appropriate employee housing to support the long-term operations of the mountain resort. Specific features of the proposed PUD include: o Eight hundred and thirty (830) residentialdwelling units, including 50 employee units, are proposed within the 468+/- acres of the Sunlight Mountain Resort PUD. This equates to an overall residential density of approximately 1.77 units per acre. o One hundred and ten thousand (1 10,000) square feet of commercial spaces are proposed within the PUD. This space includes resort-related retailand restaurant spaces, office and commercial spaces in support of resort operations and real estate sales. o Nine (9) resort development neighborhoods are proposed within the PUD, each having a unique character and relationship with the overall resort. . Access to the PUD is from Four Mile Road. A relocated bridge crossing, additional roads to support neighborhood development and general upgrades of roads within the PUD will support the Projected traffic. . A Iift connection between residential areas and mountain base facilities will reduce tratfic impacts and improve guest access to the snow front. r Open space covers for over 68% (321 acres) of the PUD. C2.O PROJECT SCOPE (GCZR, SECflON 4:03) The within Application seeks the approva! of a PUD plan for essentially all of the privately owned lands located in the vicinity of the base area of the existing Sunlight Mountain Resort. The PUD Application seeks approval for the zoning that will allow the land within the PUD to be developed with the residential, lodging, commercial and related uses detailed throughout the Application. ln addition, the PUD Application seeks approval for the zoning that will allow the land within the PUD to be used as the site for new and expanded lifts, trails and other recreational amenities that may, in the future, become a part of Sunlight Mountain Resort. The PUD Application does not, however, seek specific, current approval from Garfield County for the expansion or addition of any new facilities or uses on lands located outside the PUD, that is, lands owned by the United Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11, 2008 States Government. The Applicant, Sunlight, lnc., is the current owner and operator of Sunlight Mountain Resort. While the facilities of Sunlight Mountain Resort are aged, the Resort is an operating, viable ski and snowboard resort that has the ability to serve as the recreational component of the development envisioned by the PUD. The Applicants do, however, intend to improve Sunlight Mountain Resort beyond what it is today. Sunlight Mountain Resort operates and maintains all of its facilities tocated on Federal land pursuant to a Ski Area Term Special Use Permit (the "Forest Service Permif'). A copy of the Forest Seruice Permit, as amended, is provided in Appendix 28 of the Application. Under the terms of the Forest Service permit, and applicable Federal laws and regulations, neither the expansion of existing facilities nor construction of new facilities can be made at Sunlight Mountain Resort without first obtaining the authorization of the Forest Seruice. So, while the Applicant intends to improve Sunlight Mountain Resort, and the Application talks about possible, future on-mountain improvements, such as additionat snowmaking, new lifts, and a mountain top restaurant, none of those improvements can be constructed without the specific approvat of the United States Forest Service. Thus, the Applicants must and will obtain all required Federal permits prior to the construction of new, on-mountain facilities. The Applicants also acknowledge Sections 3.09 and 3.09.01 of the Garfield County Zoning Regulation which state that uses on Federal land arising from a permit with the United States Government are conditional uses upon which the County Commissioners may impose conditions necessary to protect the heatth, safety and welfare of the people of the County. The Applicants hereby agree that they will not construct any on-mountain improvement which may be subiect to Garfield Coun$s conditiona! use permit requirements without first obtaining from the County the necessary conditional use permit. Even though the Applicants are not cunenily requesting approval for on- mountain facilities, a number of the reports contained in the Apptication, for example, the wastewater engineering report, the water resources anatysis and plan for augmentation, and the tratfic impact study, address and make recommendations based upon the complete build out of the lands within the PUD and the addition of on-mountain facilities which will bring Sunlight Mountain 4 c4.0 4.05) Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Resort up to its comfortable carrying capacity (CCC). These reports address ultimate build out of the PUD and comfortable carrying capacity of the mountain because the Applicants believe that these fundamental systems - sewer, water and roads must take into account, at this preliminary stage of their consideration and design, the ultimate need for those services. c3.0 coNstsTENcy wtTH THE COMPREHENSTVE PLAN (GCZR, SECilON 4.O4) As described in some detail in Part A of this submission, the applicant is seeking an amendment to the Comprehensive Plan to necessitate the orderly development of a mountain resort within the Sunlight Mountain Resort PUD. With the approval of these proposed modilications, the PUD described herein will be in strict conformity and consistency with the Comprehensive PIan. Please refer to Part A of the submission lor details. RELATTONSHTP TO ZONTNG AND SUBDIVISION (GCZR, SECTION While the proposed PUD plan necessitates an amendment to the existing Garfield County Comprehensive Plan, the existing Garfield County Zoning Resolution has the lands within the PUD presently designated as AgriculturaUResidentiaURural Density ('AIH/RD) and CommerciaULimited ('clu'). The existing zoning districts within the proposed Sunlight Mountain Resort PUD are depicted graphically on Figure C-2. Approximately 108 acres or 23o/o of the 468+l- acres within the Sunlight Mountain Resort PUD are zoned C/L with the remaining 360 acres (77o/o\ zoned A/H/RD. As described in the Garfield County Zoning Resolution these districts are characterized as follows: CIL: This district has permitted uses generally consistent with mixed-use development including residential (single and multi-family), commercial, retail and lodging units. Minimum lot area is 7,500 square feet. For multi-family lots, the minimum square footage is a requirement prior to a structure being resubdivided into town homes or condominiumized. Maximum lot coverage ranges lromTSo/o (non-commercial uses) to 857o (commercial uses). Front yard setbacks from lot lines range from 25 to 50 feet, depending on the type of road access. Rear setbacks range from 7.5 to 25 feet depending on proposed uses. Side setbacks range from a minimum of '10 feet to % the proposed height of a structure. 5 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Maximum height within the district is 25 feet as measured from natural grade along the mid-point of the front or rear wall of a structure to the top of a flat roof or the mid-point between the eave line and the peak of a pitched roof. A/H/RD: Most privately owned land in Garfield County is zoned A/F/RD. This district is agriculturally based with single family residential and farming, ranching and related uses as permitted uses. Minimum lot area is 2 acres, unless developed under a Cluster Option. Maximum lot coverage is 15%. Required setbacks range trom 25 to 50 feet for front and rear, depending on the type of street proposed for access. Side yard setbacks range from a minimum of 10 feet to lz the proposed height of a structure. Maximum height is set within the district as 25 feet, measured as described in the C/L district. The land use pattern exemplified by this existing zoning is generally consistent with what should be expected within a mountain resort environment; a higher density mixed-use core surrounded by lower-density, more residentially-focused development. This pattern is similar to the pattern shown within the existing Comprehensive Plan (See Figure A-1) with one notable exception; the Comprehensive Plan's "Flecreation" designation extends much further uphill within the ski terrain than does the C/L zoning district boundary. This application presents a number of proposed changes to the underlying zoning with the goal of facilitating a resort environment consistent with the plan for Sunlight Mountain Resort. As a tool to help understand the nature and scale of these change, the application contains a summary table (See Table C-1) showing proposed uses, proposed districts within which they are planned and comparable uses (citing code sections) within the Garfield County Zoning Ordinance and the Comprehensive Plan. 6 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 c5.0 PUD NARRATTVE (GCZR, SECTTONS 4.0S.0s) c5.1 OWNERSHtp (GCZR SECION a.08.05(1)): Written authorization letters from the ownership can be found in Appendix 1. A list of all abutting and adjacent owners and the legal description of the property can also be lound in Appendix 1. ln addition, plans (Property Boundary) depicting ownership follows this narrative. c5.2 PUD PLAN (GCZR SECTTON a.08.05(2)): As discussed in the overview for this PUD, the obiective of the plan is to create a viable four-season destination resort at Sunlight Mountain. A starting basis for the achievement of this objective is to create base area resort real estate, guest service and resort amenity spaces that can attract year-round visitors to the mountain (See Figure C-'l). At present, the estimated skier capacity of the resort is roughly 1,300 skiers per day. While planning for the ski area improvements is ongoing, and subiect to United States Forest Service approva!, it is the general desire of the applicant to nearly triple (3,600) the skier capacity of the resort through on-mountain improvements. lt is further estimated that the majority of the expanded skier capacity will be fitled by the destination resort guest, those coming to and staying at Sunlight. Given this, the plan for parking is to provide integral parking with all proposed real estate development. This preserves general resort parking use for day skiers. The development of guest service and related commercial uses follows from the increased capacig of the mountain. C5.2.1 Maximum Density (GCZR Section a.0S.0S(2)(a)) The PUD requests approval for eight hundred and thirty (Bg0) residential dwelling units including single family lots, multi-family town homes, employee units, condominiums and lodge units. One hundred and ten thousand (110,000) square feet of commercial uses including skier services, spa, pool amenity, resort{ocused retail, restaurant, administrative and sales offices, resort guest support facilities, storage and related uses are also proposed for inclusion within the PUD. All commercial uses are resort-focused and will not generate additional non-guest traffic or require additional parking beyond that provided for destination and/or day 7 sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 skier guests. C5.2.2 Minimum Acreage Devoted to Common Open Space (GCZR Section 4.08.05(2)(b)) A total of 321 acres of Common Open Space is proposed within the PUD. See Figures C-3, C-6 and Section C8.1.4 of this submisslon for complete analysis of open spaces within the PUD. C5.2.3 Types and Area of Proposed Uses (GCZR Section 4.08.05(2)(c)) See Proposed Zoning (Section C6.0) and Figure C-8. See also Table C-1, a comparison of proposed and existing zoning and comprehensive plan districts. C5.2.4 Major lnternalCirculation Systems (CCZR Section 4.08.05(2)(d)) See PUD Plan and Sketch Plan (Figure C-1) and the Circulation Plan (Figure C-5) C5.2.5 Acreage Devoted to Schools (GCZR Section 4.08.05(2)(e)) N/A - No schoolsites are proposed C5.2.6 General Nature and Location of Commercial/ lndustrial Uses (GCZR Section 4.08.05(2)(0) Commercial uses are proposed within key districts of the PUD to support resort guests. See Section C6,0 for details of commercial uses proposed. See also Table C-1 for a detailed evaluation of uses proposed by zone district. C5.2.7 Provisions for Water, Sewer, Telephone, Electricity, Gas and Cable TV (GCZR Section 4.08.05(2)(9) and Section 4.08.05(7)(e)(i)) Water: Pursuant to the requirements of GCZR Section 4.08.05 (7) (eXi), the applicant has prepared studies and calculations, certilied by a licensed engineer, which outlines and supports the plan for legal and physical water. This report, entitled Water Resources I Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Analysis and Plan for Augmentataon (the "Water Report") was prepared by Schmueser Gordon Meyer, Inc., and is contained in Appendix 5 of this Application. Please refer to the Water Report for detailed description of the water supply plan for the PUD, but generally, the plan has the following components: i. Water Supply: Potable water demands will be supplied by diversions from the Roaring Fork River and wells tributary to Four Mile Creek. Snowmaking demands will be supplied from the Roaring Fork River as well as by exchange on Four Mile Creek. Exhibit Map A to the Water Heport identifies the Applicants proposed alternative locations for the pumping station on the Roaring Fork River. From either of those locations, the water pipeline to the PUD will cross the Bershenyi Ranch property to a point in the vicinity of where Four Mile Road crosses Four Mile Creek. From there, the pipeline and related facilities will be constructed within the Four Mile Road right,of-way, or upon adjacent private property if advantageous and if easements can be obtained, The proposed water supply plan for the PUD is the subject of water court Case No. O7CW058 previously filed by the Applicant in the water court for Water Division No. 5. The decree which the Applicant expects to be awarded in Case No. 07CW0S8 will provide legal approval of the water supply plan for the pUD. ii. Potable Water Demand: Overall the peak potable water demand from the Sunlight Mountain Resort PUD is gB2,gSO gallons per day (maximum in winter). iii. lrrigation Demands: Again, overall irrigation demands for Sunlight Mountain Resort PUD are 54,309 gallons per day. iv. Storage: Storage needs at Sunlight Mountain Resort pUD are calculated 1.2 million gallons (mgal) which would serve the projected 830 residential units, 110,000 square feet of commercial spaces, roughly 3,600 skiers and a fire storage requirement of 1,500 gallons per minute for 2 hours. Fire flows have considered the recommendation of the wildfire report (See Appendix 7). Storage is proposed in two locations. On the Compass Peak side I Sunlight Mountain Resort: PART C: PLANNED UNIT DEVETOPMENT |une 11,2008 of the PUD, an uphill Utility zone district is the proposed location. Similarly, on the William's Peak side of the PUD, a second tank is proposed within a Utility zone district. The plans that accompany the water report provide details on storage location and engineering. Sewer: Pursuant to the requirements of GCZR Section 4.08.05 (7) (eXii), the applicant has prepared studies to support wastewater handling within the PUD. The Sketch Plan Waste Water Engineering Report - Sunlight Mountain Resort PUD is found in Appendix 5. ln general the strategy for wastewater is to construct a mechanical plant with ammonia removal capabilities providing tertiary level treatment and aerobic digestion. The plant will be located within the Sunlight Mountain Resort PUD (Utility Zone District), adjacent to Four Mile Road. The overall capacity of this pfant would be 421,000 gallons per day, sutficient capacity for the Sunlight Mountain Resort PUD. lt would be constructed in two phases, one of 221, O@ gallons per day and the remaining 2OO,OOO gallons per day as needed for buildout. Natural Gas: Kinder Morgan is the service provider at the resort presently; they have indicated they can and will serve the development but will require upgrades on their existing infrastructure. The can and will serve letter is attached (Appendix s). Electricity: Holy Cross is the service provider at the resort presently; they have indicated they can and will serve the development with the existing infrastructure they have. The can and will serve letter is attached (Appendix 5). Telephone: Qwest is the service provider and they have indicated they will have to bring phone service up from the intersection of Midland and Four Mile Road. This will be planned for by including additional conduits within the Roaring Fork pipeline trench when it is constructed. The can and will serve letter is attached (Appendix 5), Cable: Comcast is the service provider and they have indicated 10 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVEL0PMENT fune 11,2008 they wil! have to bring cable up from the intersection of Dry Park and Four Mile Road. This will be planned for by inctuding additional conduits within the Roaring Fork pipeline trench when it is constructed. The can and will serve letter is attached (Appendix 5). C5.2.8 Other Proposed Restrictions (GCZR Section 4.05.05(2)(h)) See Section C6.0 for proposed language on setbacks, heights and other dimensional elements in a form consistent with the Garfield County Zoning Resolution. Other restrictions to development within the PUD are proposed within the draft CC&R's (Appendix 4). C5.2.9 Phasing and Development Schedule (GCZR Section 4.08.05(2)(i), Section 4.08.05(7Nb)) A discussion of phasing as required can be found in Section Gg.O of this submission. A development schedule is also proposed. A Phasing Plan is provided as Figure C-9. C5.2.1 0 Special Covenants, Conditions and Restrictions (GCZR Section 4.08.05(7)(c)) The applicant has prepared a draft CC&R document for the project. This information can be found in Appendix 4. C5.2. 1 1 Access/Ease me nts (GCZH Section 4.05. 0S(7) (f)) The property within the PUD has legal access from Garfield County Road 117, known as Four Mile Road. There does not appear to be any question that Four Mile Road is a public road from its intersection with Midland Avenue in Glenwood Springs to the existing sunlight Mountain Resort facilities. similarly, the westerly portions of the PUD, that is those portions in and west of the SW 1/4 NW 1/4, Section 33, Township 7 South, Range 89 West also have access from "Old" Four Mile Road, which is a public road in its current location. ln 1921 one Joe Perko conveyed to Garfield County by Deed a 4o-foot wide strip of land for County Road purposes across the SW 1/4 NW 1/4, Section 33 and the SE 1/4 NE 1/4, Section 32. A map of said road was also recorded in the Garfield County road books. Copies of the perko Deed and Map are included in Appendix 2A of the Application. 1.L Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11.,2008 The Applicants surveyors have confirmed that the existing 'Old" Four Mile Road is Iocated within the legal description conveyed by the Perko Deed and Map. Significantly, this is true where the road crosses the Hal! Lift Parce!, which is an 'outn parcel of the PUD located in the SE 1/4 NE 1/4, Section 32. Developrnent in the westerly portions of the PUD will have access across the Hall Lift Parcel on "Old" Four Mile Road as conveyed to the County by the Perko Deed and Map. This access route is correctly shown on all maps contained within the Application. ln addition, the property within the PUD has, in fact, existing access from Forest Service Road 300. However, the Forest Service has stated that because it holds 'exclusive easements" on those portions of Forest Service Road 300 that cross private property, the Forest Service feels that "the best course of action for this road, based on its probability of becoming much busier with proposed development, is for the Forest Service to grant an easement on the portions between the private parcels, and also on the exclusive road easement we hold located on the private parcels.. ln response to that suggestion, the Applicant has filed an Application for Transportation and Utility Systems and Facilities on Federal Lands. A copy of that Application is provided in Appendix 2A of the Application. The Applicant has been assured that the Forest Service will act upon said Application within two years from approval of the PUD. All internal roads within the PUD will be owned and maintained by the proposed Sunlight Mountain Metropolitan District. The Metropolitan District will also assume ownership and control of Four Mile Road and/or Forest Service Road 300 as they are within the PUD if such is the desire of Garfield County or the Forest Service. All roads owned and maintained by the Metropolitan District will be open to the public. . C5.2.12 Natural Resource Considerations (GCZR Section 4.08.05(2)(s) The natural resources within the project area have shaped the L2 Sunlight Mountain Resort PART C; PLANNED UNIT DEVELOPMENT June 11,2008 Sunlight Mountain Resort PUD plan (Figure C-1). Topography, views, solar orientation, wetlands and open space preservation have all converged to provide planning and design guidance in the formation of the proposed concept plan. Of these, topography and wetlands have had the most profound impact and are graphically depicted on Figure C-8. ln addition, avalanche, wildlife, wildfire, geotechnical and other environmental factors have been evaluated to ensure a PUD plan that is consistent with these important factors. Slopes: While the underlying zoning and comprehensive plan suggest large areas of the property are suitable for residential development, the steepness of the slopes within the property introduces a different reality. Approximately 284 of the 468+/- acres (60%) of the PUD is in excess oI 25o/o slope and are less- suitable for resort-scaled residential and commercial development. These steep areas occur in within larger contiguous blocks on both the ski hill side (south-west corner) and on the northern edge of the property above Forest Service 300 Road. Avalanche Hazard: The applicant has commissioned an avalanche hazard study by Hal Hartman and Associates. The report, contained in Appendix 7, identifies potential risks to fixed facilities within the proposed PUD. ln general the risk is limited and as an accompanying letter from Dan Cokley, P.E. of SGM, suggest "the avalanche risk discussed in F-he Hartman Reportl can be mitigated using industry standard design and construction practices'. GeotechnicaU Soils: A study prepared by Hepwoth-Pawlak Geotechnical (Appendix 7) documents that existing soils and underlying geology of the project area. This report also discusses the potentialfor radiation from the underlying strata. ln general, the analysis suggests the site does not have limitations from geotechnical, soil or radiation that would prevent the orderly and planned development of the propefi in a manner consistent with this PUD. Wetlands: While most of the site is not impacted by wetlands, a Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 major drainage (Four Mile Creek) bisects the Sunlight Mountain Resort PUD. Approximately 28.M acres of jurisdictional and non- jurisdictional wetlands have been delineated within the PUD area, the preponderance of which occurs within an area adjacent to Four Mile Creek. An additional 4.88 acres of stream channels were also found. Site planning with these constraints has included extensive avoidance. A detailed wetland delineation and summary report can be found in Appendix 7. The applicant believes that any potential wetland impact from the implementation of this pUD can be effectively mitigated through the appropriate jurisdictional process. Wildlife: A wildlife report prepared by Western Bionomics LLC (Appendix 7), documents the baseline vegetation and wildlife habitat characteristics of the overall Sunlight properties. ln general, the evaluation found no rare, threatened or otherwise unique plant communities nor did would any of the habitat be considered spectacular or of greater value than other areas within the Roaring Fork Valley. The report did document a number of potential mitigation items that have been considered as part of the plan for this PUD. Wildfire: The project drea, with its development occurring on low angle terrain at the base of slopes and with surrounding vegetation considered low hazard as fue! stock (aspen, grasslands), the wildfire study by Rocky Mountain Ecological Services, !nc. (Appendix 7) concludes the project as having a moderate hazard potential. lt also recommends specific guidelines to address wildfire safety that have been considered as part of this pUD. C6.O PROPOSED ZONE DISTRICTS The PUD plan (Figure C-1) was used to derive the following series of proposed zoning districts. The following section summarizes the proposed densities, uses and dimensional requirements for each of these zone districts. The proposed zone districts within the PUD are shown graphically on Figure C-3. A total of fourteen (14) districts are proposed. Of these, three districts are planned for open space related uses; one district is provided for parking and maintenance facilities and one for utilities. The remaining nine districts comprise L4 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11, 2008 the residential and commercial areas associated with the resort development concept. Zone District Descrlptlon Dlstrlct Area (acres) Maxlmum Resldentlal Dwelllng Unlte (DU) Maxlmum Commerclal Floor Area (sr) BN Babbish Neighborhood 20 33 0 DN Defiance Neighborhood 11 24 0 CPV Compass Peak Village 6 99 45,000 FMCV Four Mile Creek Village 5 75 5,000 UFMN Upper Four Mile Neighborhood 42 106 0 UT Ute Trailside 4 '12 0 UV Ute Village 17 112 20,000 SMV Sunlight Meadow Viilage 14 369.25,000 WV Williams Village 4 0 15,000 PIM Parking & Maintenance 13 0 0 U Utility 11 0 0 FMOS Four Mile Open Space 53 0 0 HOS Hillside Open Space 102 0 0 SAOS Ski Area Open Space 166 0 0 TOTALS 468+/-830 110,000 * This includes 50 employee units As allowed under the existing zoning resolution (Section 4.07.06), the averaging or transfer of density to other zone districts within the PUD is allowed subject to 15 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 demonstration of conformance with the objectives of the PUD and achieved through quality design. The uses, allowable densities, dimensional standards and parking within each of these zoning districts are described in detail in the following section. Table C-1 provides a detailed summary of uses and comparison of proposed zoning with the existing underlying zoning and planning distracts. c6.1 BABBTSH NETGHBORHOOD (BN) Zone Description: The Babbish Neighborhood provides unique slopeside residential development at Sunlight. The district is envisioned as largely medium size residential lots for single family detached homes with some allowed potential for multi-family. Acreage: 20 Acres Density: 1, Residential Units: Maximum of 33 dwelling units. A set number of units will be established at the time of Final Plan, Uses: See Table C-1 for a complete summary of proposed uses within all zone districts. The potentia! residential uses in the Babbish Neighborhood include: - Single Family Dwellings - ResidentialCondominium Units Condominium Hote! Fractional Ownership Residential Units Short-term Renta! Employee Housing Units L6 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT June 11,2008 include: - Parking lots and structured parking, below and above grade, with or without fees - Short-term storage of building materials and staging. The potential utility uses within the Babbish Neighborhood include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure ' Accessory support structures for utility infrastructure - Renewable energy systems, small-scale - Snowmaking systems Parking: 1. Single- Family Lots: 2.5 spaces per Iot 2. Condominium, Lodge or Hotel: 1.0 space per dwelling unit 3. Townhouse: 1.0 space per dwelling unit 4. Employee Unit: 1.0 space per employee dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a district of the PUD is allowed. Minimum Lot Size: 0.25 acres for Single-Family. No minimum for multi- family. Building and Lot Coverage: No maximum building and lot coverage is 18 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height Fifty-eight (b8) feet. ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum setback Requirement: Minimum setback from a property line shall be 25 teet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in effect at the time when a building permit is applied for. c6.2 DEFTANCE NETGHBORHOOD (DN) zone Description: The Defiance Neighborhood will accommodate a range of higher density residential uses such as multi-family dwelling units (condominiums and townhomes) and medium size residential lots for single family detached homes. Acreage: 11 Density: 1. Residential Units: Maximum of 24 dwelling units. A set number of units will be established at the time of Final plan. Uses: see Table c-1 for a complete summary of proposed uses within all zone districts. The potential residential uses in the Defiance Neighborhood include: - Single Family Dwellings - Duplex Unit - ResidentialCondominium Units - Condominium Hotel L9 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 - Picnic Areas - Informatlon Kiosks The potential skier services and related uses in Defiance Neighborhood include: - Parking lots and structured parking, below and above grade, with or without fees - Short-term storage of building materials and staging. The potential utility uses within the Defiance Neighborhood include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities ' Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure - Renewable energy systems, small-scale - Snowmaking systems Parking: 1. Single- Family Lots: 2.5 spaces per lot 2. Condominium, Lodge or Hotel: 1.0 spaces per dweiling unit 3. Townhouse: 1.0 spaces per dwelling unit 4. Employee Unit: 1.0 space per employee dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a distract of the PUD is allowed. 2L Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Minimum Lot Size: 0.25 acres for Single-Family. No minimum for multi- family. Building and Lot Coverage: No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space wlthin the PUD. Maximum Building Height: Fifty-Eight (58) feet. Ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement: Minimum setback from a property Iine shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other sehacks are required, except for those needed to meet applicable building codes in etfect at the time of a building permit is applied for. c6.3 COMPASS PEAK VTLLAGE (CPV) Zone Description: Compass Peak Village is the jewel of Sunlight Mountain Resort and a focal point for the day skier experience. Located at the base of Sunlight Ski Area with direct high-speed quad lift access to the top of Compass Peak on an upgraded Primo Lift, the village is also connected to Four Mile Creek Village and Sunlight Meadow Village by a pulse gondola. Day skier drop-otf and parking is proposed within the district, with additiona! parking directly adjacent. The commercial uses proposed within the district are oriented toward the provision of general commercial, retail and service uses on a scale sufficient to serve the community within the PUD. The residential uses are oriented to the recreation opportunities within the Sunlight Mountain PUD and adjoining federal lands. Acreage: 6 Density: 1. Residential Units: Maximum of 99 dwelling units. A set number of units will be established at the time of Final Plan. 2. Gommercial: A maximum of 45,000 square feet (gross) of commercial uses are permitted. Skier service uses as indicated below are not considered commercia! spaces for the purpose of density allowance. 22 sunlight Mountain Resort: PART c: pLANNED UNIT DEVELOPMENT |une 11,2008 Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potential residential uses in compass peak village include: - Hotel/Lodge/lnn - FlesidentialCondominium Units - Condominium Hotel - Short-Term Rental - Fractional Ownership Besidential Units - Affordable Housing Units - Employee Housing Units The potentia! commercial uses in compass peak village inctude: - RetailSales - Sports Shop/Boutique - Rentalof Sports Equipment - Otfices - Administrative / Management Offices - Property Management and Maintenance - Rental - Conference Center - Club house 23 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Food and Beverage Lockers Ski Retailand Rental - First Aid - Nursery) - Parking lots and structured parking, below and above grade, with or without fees Mass transit stops and/or shelters Public Restrooms - Storage - Short-term storage of building materials and staging - Reserved Ambulance Parking The potential utility uses within the Compass Peak Village district include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.5 spaces per lot 2. Condominium, Lodge or Hotel: 1.5 spaces per dwelling unit 3. Townhouse: 1.5 spaces per dwelling unit 26 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 4. Employee Unit: 1.0 spaces per dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking withln our outside of a district of the PUD is allowed. Minimum Lot Size: N/A Building and Lot Coverage: No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height: Fitty-Eight (58) feet. Skl lifts, torvs and gondola structures shall be exempt from height limitation. Minimum Setback Requirement Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in effect at the time when a building permit is applied for. c6.4 FOUR MILE CREEK VTLLAGE (FMCV) zone Description: The Four Mile creek Village provides unique creek-side lodging above the Four Mile Creek riparian areas. Lodging areas on the south side of Four Mile Creek are connected with a pedestrian/skier bridge to the gondola midpoint loading station to the north. Commercial activities are limited in this village as the gondola connects it to both the Compass Peak Village and Sunlight Meadow Villages and the commercial facilities within. Acreage: 5 Density: 1. Residential Units: Maximum of 75 dwelling units. A set number of units will be established at the time of Final Plan. 27 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 . 2. Commercial: A maximum of 5,000 square feet (gross) of commercial uses are permitted. Skier service uses as indicated below are not considered commercialspaces for the purpose of density allowance. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potential residentia! uses in Four Mile Creek Village include: - Hotel/Lodge/lnn - Multiple Family Dwellings - ResidentialCondominium Units - Fractional Ownership Residentia! Units - Privately owned or Rented Dwelling Units - Atfordable Housing Units - Employee Housing Units The potential commercia! uses in Four Mile Creek Village include: - Childcare facilities - Property Management offices - Vending - Group meeting room - Health Club/Spa - Sales Center and Otfices The potential recreation uses in Four Mile Creek Village inctude: 28 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 - Storage The potential utility uses within the Four Mile Creek Village include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.5 spaces per lot 2. Condominium, Lodge or Hotel: 1.0 spaces per dwelling unit 3. Townhouse: 1.0 spaces per dwelling unit 4. Employee Unit 1.0 spaces per employee dwelling unit 5. All permanent parking lor residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a district of the PUD is allowed. Minimum Lot Size: l.l/A Building and Lot Coverage: : No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height: Fifty-Eight (58) feet. Ski lifts, tows and gondola structures shall be exempt from height Iimitation. Minimum Setback Flequirement: Minimum setback from a property line shal! be 25 feet except for single-family uses which sha!! have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in etfect at the 30 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVEL0PMENT June 11, 2008 time of a building permit is applied for. c6.5 UPPEB FOUR M|LE NETGHBORHOOD (UFMN) Zone Description: The Upper Four Mile Neighborhood provides unique creek and hillside lodging above the Four Mile Creek riparian area. The district accommodates a range of higher density residential uses such as multi-family dwelling units (townhomes) and small to medium sized residential lots for single family detached homes. Acreage: 42 Acres Density: 1. Residential Units: Maximum of 106 dwelling units. A set number of units will be established at the time of Final Plan. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potential residential uses in the Upper Four Mile Neighborhood include: - Single Family Dwellings - Townhouse - Residentia! Gondominium Units - Fractional Ownership Flesidential Units - Privately owned or Rented Dwelling Units - Employee Housing Units The potential commercial uses in the Upper Four Mile Neighborhood include: - Childcare facilities 3L Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 - Short-term storage of building materials and staging. The potential utility uses within the Upper Four Mile Neighborhood include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.S spaces per lot 2. Condominium, Lodge or Hotel: 1.0 spaces per dwelling unit 3, Townhouse: 1.0 spaces per dwelling unit 4. Employee Unit: 1.0 space per employee dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a district of the PUD is allowed. Minimum Lot Size: 0.25 acres for Single-Family. No minimum for multi- family, Building and Lot Coverage: No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height Fifty-Eight (58) feet. ski ritts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement: Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a propefi line of 10 feet. No other setbacks are required, 33 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11, Z00B except for those needed to meet applicable building codes in effect at the time when a building permit is applied for. : c6.6 UTE TRATLSTDE (UT) Zone Description: The Ute Trailside neighborhood provides slopeside multi-family townhouse lodging along the major east-west connecting Ute trail. Residences are adjacent to the proposed realigned Segundo lift and are limited in number to preserve open space and skier circulation. Acreage: 4 Acres Density: 1. Residential Units: Maximum of 12 dwelling units. A set number of units will be established at the time of Final Plan. 2. Commercial: None proposed. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potentia! residential uses in Ute Trailside include: - Townhouse - Residential Condominium Units - FractionalOwnership Residential Units - Affordable Housing Units - Employee Housing Units The potential recreation uses in Ute Village include: - Ski Lifts Gondola Terminal 34 Sunlight Mountain Resort PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Ski Retail and Rental - First Aid - Nursery) - Parking lots and structured parking, below and above grade, with or without fees Mass transit stops and/or shelters Public Restrooms - Storage - Short-term storage of building materials and staging - Reserved Ambulance Parking The potential utility uses within the Ute Village distrfct include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Townhouse: 1.5 spaces per dwelling unit 2. Employee Unit: 1.5 spaces per dwelling unit 3. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 4. Temporary parking within our outside of a district of the PUD is allowed. 36 ( Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 Minimum Lot Size: l,l/A Building and Lot Coverage: No maximum building and lot coverage is proposed subiect to the retention of the areas designated as open space within the PUD. Maximum Building Height Fifty-Eight (58) feet. ski tifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement: Minimum setback from a property line shall be 25 feet except for singte-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in etfect at the time when a building permit is applied for. c6.7 UTE VILLAGE (UV) Zone Description: Ute Creek Village provides ski front lodging with lift access to the Sunlight ski area as well as a multi-family neighborhood above Four Mile Creek. Limited convenience day skier parking will also provide day skiers with access to the lift. Commercial activities are limited in this village to those required to serve residents of the west side neighborhoods and the skiers coming through the village. Acreage: 17 Acres Density: 1. Residential Units: Maximum of 112 dwelling units. A set number of units will be established at the time of Final plan. 2. Commercial: A maximum of 20,000 square feet (gross) of commercial uses are permitted. Skier service uses as indicated betow are not considered commercial spaces for the purpose of density attowance. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. 37 sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 The potential residentia! uses in Ute Village include: - Hotel/Lodge/lnn - ResidentialCondominium Units - Condominium Hotel - Short-term Rental - FractionalOwnership Residential Units - Affordable Housing Units - Employee Housing Units The potentia! commercialuses in Ute Village include: - Fletail Sales - Rentalof Sports Equipment - Offices - Clubhouse - Conference Center - Day Care Center - Restaurants/BarVNightclubs/Lounges - Breakfast Shop/Bakery - Convenience/Grocery/Drugs/Hardware - Delicatessen - Sports Shop/Ski Boutique - Real Estate/Gondominium Management 38 sunlight Mountain Resort: PART c: pLANNED UNIT DEVELOPMENT |une 11,2008 - ]r"veurransportation center-bus, shutile, limo, taxi, rental car - Photo concession (film, photo finishing, etc./Mountain video service - Cable TV/Communication center - Office Supplies/Copies/Secretarial/Answering service - Automated Post Otfice terminal - Automated Banking terminal - LaundromaUDry Cleaning - Arts & Crafts Cooperative/Gifts/Antiques - Property Maintenance-interior/exterior - Baber/Beauty Salon - Administratiory'Management Offices - Souvenir/Newsstand/Sundries - Movie Theatre - Children's Nursery/Day Center - Accessory structures - Vending The potentia! recreation uses in Ute Viilage include: - Ski Lifts - Gondola Terminal - Ski Schoo! Staging 39 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT June 11,2008 - First Aid - Nursery) - Parking lots and structured parking, below and above grade, with or without fees - Mass transit stops and/or shelters - Public Restrooms - Storage - Short-term storage of building materials and staging - Reserved Ambulance Parking The potential utility uses within the Ute Village district include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.5 spaces per lot 2. Condominium, Lodge or Hotel: 1.5 spaces per dwelling unit 3. Townhouse: 1.5 spaces per dwelling unit 4. Employee Unit 1.5 spaces per dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a district of the PUD is 4L Sunlight Mountain Resort: PART C: PLANNED UNIT DEVEL0PMENT fune 11,2008 allowed, Minimum Lot Size: N/A Building and Lot Coverage: No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height Fifty-Eight (58) feet. Ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Flequirement: Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in etfect at the time when a building permit is applied for. c6.8 SUNLTGHT MEADOW V|LI-AGE (SMV) Zone Description: The focus of Sunlight Meadow Village is to expand the residential component of the Sunlight Mountain Resort into the south facing, gently sloping meadow across Four Mile Creek from the Compass Peak Village. The residences in this village will have great southern exposure and access the ski slopes via a pulse gondola connecting through Four Mile Creek Village. The anticipated commercial uses will be much less intense in Sunlight Meadow Village as the Compass Peak Village wil! be the focus for commercial and day skier activities. Commercial activities like restaurants, day spa, and health club facilities will have more room to spread out within the Sunlight Meadow Village. As wel!, Sunlight Mountain Resort is investigating affordable/employee housing opportunities within the Sunlight Meadow Village. Acreage: 14 Density: 1. Residential Units; Maximum of 369 dwelling units. A set number of units will be established at the time of Final Plan. 2. Commercia!: A maximum of 25,000 square feet (gross) of 42 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 commercial uses are permitted. Skier service uses as indicated below are not considered commercial spaces for the purpose of density allowance. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potential residential uses in sunlight Meadow village include: - Hotel/Lodge/lnn - Multiple Family Dwellings - ResidentialCondominium Units - FractionalOwnership Residential Units - Affordable Housing Units - Employee Housing Units The potential commercial uses in sunlight Meadow Village include: - Retail Sales - Rentalof Sports Equipment - Offices - Clubhouse - Conference Center - Day Care Center - Restaurants/Bars/Nightclubs/Lounges - Breakfast Shop/Bakery - Convenience/Grocery/Drugs/Hardware 43 Sunlight Mountain Resort PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 - Delicatessen - Sports Shop/Ski Boutique - Real Estate/Condominium Management - Travelffransportation Center-bus, shuttle, limo, taxi, rentalcar - Photo Concession (film, photo finishing, etc.)/Mountain video service - Cable TV/Communication center - Otfice Supplies/Copies/Secretarial/Answering service - Automated Post Otfice terminal - Automated Banking terminal - LaundromaUDry Cleaning - Arts & Crafts Cooperative/Gifts/Antiques - Property Maintenance-interior/exterior - Barber/Beauty Salon - Administration/Management Offices - Souvenir/Newsstand/Sundries - Movie Theatre - Children's Nursery/Day Center - Accessory structures - Vending The potential recreation uses in Sunlight Meadow Village include: 44 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 The potential utility uses within the Sunlight Meadow Village district include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.S spaces per lot 2. Condominium, Lodge or Hotel: 1.0 spaces per dwelling unit 3. Townhouse: 1.0 spaces per dwelling unit 4. Employee Unit 1.0 spaces per dwelling unit 5. All permanent parking for residential uses within the PUD must be satisfied within the applicable district where development is planned. 6. Temporary parking within our outside of a distract of the PUD is allowed. Minimum Lot Size: N/A Building and Lot Coverage: No maximum building and lot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height Fifty-Eight (58) feet. ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in effect at the 47 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 1.1,2008 lime of a building permit is applied for. c6.9 W|LL|AM'S V|LI-AGE (VW) Zone Description: The William's Village intends to provide recreational activities, small retail and service activities frequently required by users of the recreational facilities, and residential uses associated with the recreational opportunities within the zone district and the surrounding area. Acreage: 4 Acres Density: 1. CommerciaUCommunity Facility: A maximum of 15,000 square feet (gross) of commercia! or community facility uses are permitted. Skier service spaces as indicated below are not subject to this density limitation. Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potentialcommercia! uses in William's Village include: - Limited Retail Sales - Rental of Sports Equipment - Otfices - RestaurantVBar$Nightclub9lounges - BreaHast Shop/Bakery - Convenience/Grocery/Drugs/Hardware - Delicatessen - Sports Shop/Ski Boutique 48 sunlight Mountain Resort: PART c: pLANNED UNIT DEVEL0PMENT |une 11,2008 - Equestrian Facility - Travel/Transportation center-bus, shuttle, limo, taxi, rentalcar - Office Supplies/CopieVsecretarial/Answering service - AdministratiorVManagement Offices - Souvenir/Newsstand/Sundries - Children's Nursery/Day Center - Vending - Community Facilities The potential skier services and related uses in Williams Village include: - Ski Patrol - Administration Offices - Ticket Sales - Ski School - Adaptive Sports Center - Food and Beverage - Lockers - Ska Hetailand Rental - First Aid - Nursery - Parking lots and structured parking, below and above grade, with or without fees 49 ( SUNIight MOUNtAiN RCSOTt: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 lce Rink - Equestrian Facilities - Snowmobiling The potential utility uses within the william's Village district include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, tetecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. Single- Family Lots: 2.5 spaces per lot 2. condominium, Lodge or Hotel: 1.0 spaces per dwelling unit 3. Townhouse: 1.0 spaces per dwelling unit 4. Employee Unit 1.0 spaces per dwelling unit 5. Community Facility: 4 spaces per 1,000 square feet. 6. AII permanent parking for residential uses within the pUD must be satisfied within the applicable district where development is planned. 7. Temporary parking within our outside of a district of the pUD is allowed. Minimum Lot Size: lll/A Building and Lot coverage: No maximum building and tot coverage is proposed subject to the retention of the areas designated as open space within the PUD. Maximum Building Height rhirty-Five (3s) feet. ski lifts, tows and 51 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 gondola structures shall be exempt from height limitation. Minimum Setback Requirement Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in effect at the time when a building permit is applied for. c6.1 O PARKING/MAINTENANCE DISTRICT (P/M) Zone Description: The Parking/Maintenance District is planned to support the devetopment of on-mountain surface and structured day skier and resort guest parking facilities, resort maintenance and operations facilities and other accessory uses. Acreage: 13 Density: No Assigned Residentia! Density Uses: See Table C-1 for a detailed summary of proposed uses within all zone districts. The potential uses within the P/M District include: - Parking lots and structured parking, below and above grade, with or without fees - Transit drop-otf and Pick-uP - Skier and visitor drop-off and pick-up - Short-term storage of building materials and staging The potential utility uses within the P/M District include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities 52 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11, 2008 - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: 1. See Section C8.1.2 of this document for details on the proposed methodology for parking. 2. Parking to satisfy the requirements of the proposed methodology may be located in other zone districts either on a temporary basis or allocated to day skier uses within an approved surface or structured parking lot. 3. Parking may be allowed outside of the PUD to satisfy these requirements pursuant to the execution of a parking agreement. Minimum Lot Size: N/A Building and Lot Coverage: N/A. Maximum Building Height Thirty-Five (35) feet. ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement: Minimum setback from a property line shall be 25 feet except for single-family uses which shall have a minimum setback from a property line of 10 feet. No other setbacks are required, except for those needed to meet applicable building codes in effect at the time of a building permit is applied for. c6.11 UTIL|TY DISTRICT (U) Zone Description: As part of the development of a metropolitan district for utilities and other services, the applicant proposes to create a new zone district for utility-related uses. Acreage: 8 Density: N/A Uses: 53 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT |une 11,2008 See Table C-1 for a detailed summary of proposed uses within all ; districts. The potential uses within the Utility District include: - Above and below grade water storage and distribution systems - Wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure Parking: lncidental parking only Minimum Lot Size: tVA Building and Lot Coverage: N/A. Maximum Building Height Thifi-Five (35) feet. Ski lifts, tows and gondola structures shall be exempt from height limitation. Minimum Setback Requirement: N/A c6.12 OPEN SPACE DTSTR|CTS (SAOS, FMOS, HOS) Zone Description: Sunlight Mountain Resort is focused on providing open space and recreational opportunities both to the residents of Sunlight Mountain Resort and to the general public. Approximately 68% of the land within the PUD will remain as common open space. Three areas of open space are proposed. See Section C8.1.4 of this document for detrails on open spaces within the PUD. See Table C-I for a detailed summary of proposed uses within all zone districts. Ski Area Open Space (SAOS): Primarily focused on ski area terrain, lifts and other existing and potentially expanded mountain recreational activities. Proposed allowed recreational uses may include: - Downhill ski/snowboard runs 54 Nordic skitrails Sunlight Mountain Resort: PART c: pLANNED UNIT DEVELOPMENT fune 11,2008 - Gondola terminal - Picnic areas - Jogging paths - Bicycling trails - Bridal paths - lce rink - Outfitters - lnformation kiosks The potential utility uses within the open space Districts include: - Below grade water storage and distribution systems - Below grade wastewater treatment facilities - Above and below grade electrical, gas, telecomm infrastructure - Accessory support structures for utility infrastructure C6.1 3 PROPOSED DEFINITIONS The applicant has reviewed Section 2.00 of the Garfield County Zoning Resolution and proposes the following modifications to definitions to apply to this proposed PUD. Public Gathering (GCZR, Section 2.02.445): An activity (including a meeting, assemblage or gather of persons) open to the public, for which attendance is anticipated to exceed fifteen hundred (1,500) persons and which may reasonably be anticipated to interfere with the use and enjoyment of the property of landowners adjacent to the site of the proposed activity. Such public gatherings shall be permitted subject to administrative review by the County. 57 sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Resort (GCZH, Section 2.02.448): l-and used for the purpose of recreation that provides lodging, recreationa! activities and events, guest locused commercia! uses and other related uses. C7.O TNTERNAL COMPANflLITY OF PLANNED UNIT DEVELOPMENTS (GCZR, SECTION 4.06) The districts described above and as conceptualized in the PUD plan, all form the buildang blocks for a successful mountain destination resort. The keys to this success are flexibility in residential development forms to respond to market conditions, a diversity of permitted recreational opportunities to support four- season operations and the ability to move density and/or uses within key districts of the PUD in response to future real estate or operational plans. Another key to success is to ensure that residential areas are isolated from parking facilities to the degree possible and that maintenance and utility uses are well screened from public vantage Points. The applicant believes that the PUD plan and the proposed zoning are compatible with both the objectives of the PUD itself and with the future uses within each district. 58 Sunlight Mounrain Resoru PART c: pLANNED UNIT DEVELOPMENT fune 11,2008 C8.O STANDARDS AND REQUIREMENTS (GCZR, SECTION 4.071 The following table summarizes how the proposed Sunlight Mountain ResortPUD addresses the critical design and planning elements outlined within theGarfield County Zoning Resotution. Specific proposeo zone districts and theoverall PUD are summarized as appropriate. C8.1 SITE PLAN CRITERIA ca.r.r Relationship to surrounding Area (GCZR, section 4.07.0r) The sunlight Mountain Resort puD has been planned to be in harmony with its surroundings. Development districts are tocated insmaller neighborhood ctusters surrounded by extensive open spaces, the existing access road is improved for resort access, butthe adjacent Forest Service 300 Road is largely isolated from anyproposed improvement. The goal is to redevelop the sunlight Base Area while preserving the visitor experience to the mountain and tothe adjacent public lands. CA.t.2 parking (GCZR, Section 4.07.02 and 4.07.00(0)) As discussed briefly in part c6.0 of this submission, the proposed PUD accommodates parking for two unique populations of resortguest; the day skier and the destination resort guest. ln addition, resort employee parking is also required. Existing Conditions At present, there are 570 surface parking spaces at sunright skiArea. These spaces occur in a rarge rot near the existing baselodge. These spaces are used for day skier and resoft emproyee use. Required Otf-street parking: The existing supprementar Use Regutation of the Garfierd countyZoning Resolution (section s.01.02) provides the minimum otf-street parking requirements for specific uses. The standards are: Residential Uses: 59 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 1 space per dwelling unit or 1 space per 600 s.f. or floor area. Commercial Uses: 1 space per 200 square feet of floor area (except storage) Ski Facilities: 1 space W 4 persons of hourly litt capacity For Sunlight Mountain Resort the following would be the minimum otf-street parking requirements based on the above standards. Residential Uses: 830 dwelling units x 1 space per unit = 830 spaces OI, 846,600r s.f. of space / 600 s.f. = 1,411 spaces Gommercia! Uses: 110,000 s.t. I 2OO s.f. = 550 spaces Ski Facilities: 9,000 persons per hr lift capacity I 4 =2,250 spaces lf combined, these would total over 4,211 parking spaces. The Garfield County Zoning Resolution, recognizing the unique factors that shape the development of a PUD provide (GCZH' Section 4.07.02) for an applicant to present considerations to the County Commissioners for the purpose of altering the parking provisions. ' ,^r.O on an average unit size of 1,200 squap feet and a 15% loss factor for storage, etc. 50 Sunlight Mountain ResoTT PART C: PLANNED UNIT DEVEL0PMENT fune 11,2008 To this end, the applicant offers several factors that should be considered when determining parking demand in a shared, resort- destination setting. 1. lt is reasonable to assume that a high percentage of guests in residence at a mountain resort during the winter months woutd be skiers and contribute to daily lift demand in some way. The existing zoning approach discussed above essentially does not adequately adjust for this. 2. The parking requirements for residential development in a destination resort setting is more typically around 1.0 space per unit and often lower. Flecently approved parking requirements at Mt. crested Butte used a 1 unit per space requirement and as low as 0.75 spaces per unit for enclosed (structured) parking. 3. Average unit sizes at destination resorts are typically greater than 600 square feet and more typically average 1,200 square feet. 4. All commercial facilities within the resort are guest-oriented and will not attract additional visitation. users of such facilities are already either parked or in residence. This is particularly true during the winter months when resort use wil! be highest. commercial parking is shared with other, larger residential and ski facility parking. 5. some proportion of guests will arrive to the resort by bus or transit and will not require parking. 6. The design basis for parking is for busy days when resort capacity is maximized. 7. Day skier parking for any on-mountain development at the adjacent williams Peak area will be provided at compass peak as William's Peak is not an on-mountain day skier portal. Parking demand at mountain resorts is more typically tied to overall resort comfortable carrying capacity or RCCC. The RCCC is the optimum number of guests accommodated by a resort, at any one 6L sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 time, which affords a high-quality recreational experience and helps ensure sound stewardship of the land. ln essence, RCCC is the overatl guest population, which is serviceable by the resort (i.e., the level of visitation where resort operations remain functional and optimal). RCCC is calculated by determining a resorfs potential comlortable carrying capacity (i.e., the aggregate of all of the comfortable daily capacities associated with a resort's peak season, recreation- and leisure-oriented offerings), which, in turn, is reconciled to reflect any limiting capacities found in the resort's base area (e.g., capacities associated with resort access, parking, wastewater treatment, water supply, etc.). RCCC is also adiusted to include employees. RCCC is sometimes referred to persons-at- one-time (PAOT) capacity. While on-mountain improvements are still in planning and wil! be subject to US Forest Service approval, the proiected RCCC at Sunlight Mountain Resort following implementation of this PUD and the associated mountain improvements is roughly 4,040 persons' at-one-times (PAOT). Working from this basis, the applicant proposes the following methodology for parking: Residential-Uses: 1.0 space per multi-family unit x 750 Units + 2.5 spaces per single-family units x 80 Units = 950 residential spaces Commercial Uses: No required additional Parking Community Facilitv: 4.0 spaces per 1000 square feet x 15,000 s.f. (See WV zone district, C6.9) = 60 community facility spaces 62 Sunlight Mountain Resort: PART C: pLANNED UNIT DEVELOPMENT ]une 11,2008 Ski Facilities: Rccc = Resort comfortable carrying capacity is calculated as discussed above. This number is provided to the Us Forest service at time of a Master Development plan submission. This number is projected at 4,040 for Sunlight Mountain. TF = Transit Factor, or the Proportion of Guest Arriving by Transit. This value is set at 1O/o. OF = Occupancy Factor, or the projected Occupancy of Residential units. This is calculated as Totar Residential Units x 50% occupancy x 4 guests per unit (830 units2) x 0.S0 x 4) or 1,660 guests. VLF = Vehicle Load Factor, or the number of day skiers per vehicle. lndustry standard is generally 2.8 day skiers pet cat. For Compass Peak, the ski facilities parking demand is calculated as follows: (Rcccx(1 -rF))-oF VLF ln this case this equates to: (4,04ax0.90))-1660) 2.5 791 ski facility (day skier) spaces required. Total Required Parking = 950 Residential + 60 Community Facility Spaces + 791 Day Skier = 1 ,801 spaces. 63 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 818 60 1,829 The applicant believes this proposed method for determination of parking needs is advantageous to the County for several reasons: 1. The RCCC is a number that is calculated for and ultimately approved with any request for on-mountain improvement on US Forest Service lands. This removes the need for the County to determine an hourly capacity on an evolving basis. 2. While there are a number of possible approaches that could be suggested to address parking at Sunlight, the above methodology starts with what already exists in the GCZR and begins to account for inclusion of on-mountain residential uses and contributors to ski capacity. ln this case, we adjust the day skier parking demand by asserting that 50% of the residential units are occupied and no additional parking is needed On the relatively few days per yeat when capacity is reached at the resort (Christmas, Martin Luther King J/s Day, President's Day), the guests in residence at the resort will be skiing and will not need a day skier parking space. Proposed Off-Street Parking: The proposed Sunlight Mountain Resort PUD provides at buildout a tota! of 1,829 spaces broken down as follows: Proposed Residential Spaces: 951 Requlred 950 Day Skier: Community Facility: Total:1,801 The applicant is proposing 27 parking spaces for day skier use and one residential space in addition to what is required by the proposed methodology. These totals also include 60 parking spaces in Williams Peak 791 60 sunlight Mountain Resort: PART c: pLANNED UNIT DEVELOPMENT fune 11,2008 village (wPV) for community recreational facirities. proposed at a ratio of 4 spaces per 1,000 square feet of community facility space, this parking, although not residential in nature, will satisfy the non- skier parking needs of the WV zoning district. The proposed parking plan (see Figure c-4), preserves the general location of this existing day skier and short-term parking and its close proximity to the snoMront, but modifies it somewhat to respond to the new guest services and spaces proposed within the compass Peak village (base) neighborhood. The stand-alone parking areas occur within the proposed p/M zone district near the base area and an additional area along Forest service s00 Road. All stand-alone structured and surface parking lots wil! be Tirst come, first served". To handle off-street parking, the following residential, day skier/short-term and employee parking areas are planned: Residentia! & Employee Parking: All residential units are planned with either integrated garages (town homes and single-family) or subsurface structures. Using the proposed ratios, the plan proposes 951 parking spaces within the various building identified. This figure does includes residential parking spaces within Building 82 (Base Lodge) within zone district CpV. See Figure C-4 tor a breakdown of residential parking. This totat parking count includes the 50 unit employee housing units proposed within the sunlight Mountain Village (SMV) neighborhood. New structured Parking Deck A new 2-levet, 370 car parking structure is proposed in a location near the existing parking !ot, on the southern edge of Four Mile creak. An adjacent surface lot is also proposed providing an additional 60 spaces, The parking, located downhill of the base area, will have an elevator to bring resort guests up to a pedestrian walkway and connection to the main base area at Compass peak Village. This parking is proposed within the P/M district. Building 82 Parking Garage: Proposed encrosed parking for skier use is planned at the base lodge (building 82) within the compass Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 Peak Village (CPV) district. A tota! of 149 enclosed spaces are to be allocated to day skier use on an assigned basis. lndividual pass holders may purchase a seasons parking pass for exclusive use of these structured spaces. New Surface Lot East of Building 81: This lot, downhill of the Brettleberg Condominiums and along the access road to the Defiance Neighborhood will provide 70 day skier/short-term surface parking spaces. This parking area is within the P/M district. Mule Gulch Overflow Lot: Located down hill along Forest Service 300 Road, this surface lot is designed to provide 125 spaces for overllow day skier parking. Skiers would be shuttled from this overflow lot to the main drop oit area near the new base lodge (82). This lot may also be used for intercept employee parking. This parking area is within the P/M district. With the adoption of the proposed methodology, the PUD will provide all parking onsite (within the boundaries of PUD) in a combination of structured and surface lots. C8.1.3 Vehicular and Pedestrian Access and Circulation (GCZR, S ection 4. 07.03(2), 4. 07. 03 (7) ) The proposed PUD plan creates a vehicular and pedestrian environment that helps to: 1) Provide a logical entry sequence into the resort for both day skiers and destination guests, 2\ Greate a looped circulation connection within the resort that will provide multiple points of egress and ameliorate potential concerns from emergency services, and 3) Separates pedestrian and vehicular tratfic to the degree possible to avoid conflicts. All roads will be designed according to required local and federal codes, most notably Section g:35 of the Garfield County Subdivision Regu lations. 66 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 A circulation plan, highlighting the aftention paid to these issues is provided as Figure C-5. C8.1.4 Open Space (GCZR, Sections 4.07.09(4) and (S)) Required PUD Open Space Twenty-five percent (25o/") of the total area within the boundary of the Sunlight Mountain Resort PUD is required as common open space per the Garfield County Zoning Resolution. The overalt proposed PUD is 468+l- acres in size. The PUD plan provides 321 acres (68%) as common open space. Common Open Space Sunlight Mountain Resort proposes that the common open space be comprised of three open space zone districts. These zone districts are identified as (SAOS) Ski area Open Space, (FMOS) Four Mib Open Space, and (HOS) Hillside Open Space. ln total there are 321 acres of common open space at Sunlight Mountain Resort PUD. Of these 32'l acres, 166 acres are Ski Area Open Space associated with the Sunlight Ski Area, 53 acres are Four Mile Open Space along Four Mile Creek, and 102 acres are Hillside Open Space on the hillside north of Four Mile Creek. Allowed uses within each of these zone districts are identified within this application in Section C6.0. The proposed open space uses are recreation related and correspond to the many year-round recreation opportunities that exist within the Sunlight Mountain Resort PUD and the surrounding White River National Forest. These areas are graphically depicted on Figure C-6. Limited Open Space Per the Garfield County Zoning Resolution, a pUD requires 25% open space. Based on 468+l acres, that would equate to 1 17 acres for the Sunlight Mountain Resort PUD. Of this required open space, the Zoning Resolution also stipulates that no more than 40% shall be "limited use" open space, with the balance being retained as useable open space, recreational open space, and/or commercial open space. Limited use open space is defined as any 67 sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 land to be retained as open space that has an average slope greater lhan21o/o. The following table demonstrates that 117 acres of common open space are required and that 60% of that, or 70 acres, is required to be useable. The applicant is proposing 321 acres of common open space of which 96 acres is useable. Please note that while the Zoning Resolution identifies useable open space as having a slope of 25"/o or less, the limited open space having a slope greater than 25o/o performs well as a winter and summer recreation playground as part of the Sunlight Ski Area. Figure C-6 in this application for an illustration demonstrating the useable and limited open space areas in the Sunlight Mountain Resort PUD. Commercial Open Space The commercial open space in the PUD is largely the 166 acres in the Ski Area Open Space zone district. lt is in this open space zone district that recreational uses will reslde, including the existing Sunlight Ski Area, for which a fee will be charged lor use. There is a provision in the Garfield County Zoning Resolution that not more than twenty-five percenl (25o/o) of the common open space shall be an area of water classified as commercial open space. There are no areas of water classified as commercial open space within the SkiArea Open Space zone district. Sunlight Mountain Resort PUD Open Space Calculations Overall Parcel Size (acres)468+l- Required Common Open Space (acres)117 Proposed Common Open Space (acres)321 Required Usable Open Space (acres)70 Proposed Usable Open Space (acres)96 Note: There is no water area classilied as commercial open space in the Sunlight Mountain Resort PUD 68 Sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 C8.1.5 Housing (GCZR, Section 4.07.03(5)) As discussed previously, it is the intention of the PUD to provide for and accommodate a variety ol housing options for the potential resort destination guest. Vertical condominium and lodge units, town homes and single{amily lots are all planned and proposed as allowed uses. Densities vary from high to moderate within zone districts. Employee units, integrated within the sMV district and allowable elsewhere, are also proposed. Figure C-7 graphically depicts the proposed distribution of housing forms within the PUD. C8.1.6 Privacy (GCZR, Section 4.07.03(6)) The design plans for all proposed structures will provide adequate privacy between residential dwelling units. Privacy will be provided through use of vegetation, fencing and topographic placement of structures. C8.1.7 Water and Wastewater (GCZR, Section 4.07.09(S)) It is the intention of the Sunlight Mountain Resort PUD to create a Metropolitan District which will serve all domestic water and wastewater needs through the creation of appropriate utility infrastructure. A separate utility district is proposed within which a water treatment and sewer treatment plant will be constructed and operated by the proposed Metropolitan District. A water resource analysis and augmentation plan report (prepared by SGM, lnc. and attached in Appendix 5), outlines the overall strategy for water. Section C5.2.7 of this application discusses utilities in more detail. C8.1.8 Slopes and Drainage (GCZR, Section 4.07.09(9)) The slope analysis plan (Figure C-8) shows the location of steepest slopes. As described previously, the PUD plan has responded to these slopes and the selection of the various neighborhoods. The applicant is not proposing any significant impact within areas in excess of 4Oo/o, with the exception of potential future on-mountain lift and trail improvements. The applicant has also prepared a sketch storm drainage sunlight Mountain Resort: PART C: PLANNED UNIT DEVELOPMENT fune 11,2008 engineering report (See Appendix 5) which outlines the strategy for stormwater management within the PUD. The report outlines the projected flows and Best Management Practices (BMP) addressing detention and watering quality of stormwater runotf. The report meets the requirements of the GczR. C8.1.9 Community Facilities (GCZR, Section 4.07.03(10)) The applicant proposes an interpretive recreational kiosk and self- served visitor station at the intersection of Four Mile Road and Forest Service 300 Road. The location, adjacent to the proposed Mule Gulch parking lot, is an ideal location to provide visitors to the region with information on activities within the area. This facility will be maintained by the Sunlight Mountain Property Owners Association. c8.2 BUILDING HEIGHTS (GCZR, SECTTON 4.07.O4) The Sunlight Mountain Resort PUD proposes to set maximum height at 58 leet as measured along the front or rear elevation from existing grade to a position mid-point along a proposed gable or pitched roof or to the peak of a flat roof. This height applies to all districts Williams Village, the three Open Space districts (SAOS, FMOS, HOS), and Utility (U) and Parking/Maintenance (P/M) districts where the proposed maximum height is 35 feet, measured as discussed above. In all districts, ski lifts, towers, etc. shall be exempt from these height restrictions. The applicant believes that such heights are justified in this resorl setting. Specifically we otfer the following: 1. The PUD location is isolated from other developed uses. 2. The proposed range of heights and existing grades enable stepping of structures in such a way as to help decrease visual appearance. 3. All proposed developed areas within the PUD are integrated within a resort environment. Views towards the mountains are maintained at key entry points and vistas. Design of architecture massing and scale will preserve key views and reduce impact of shadows. 70 I