HomeMy WebLinkAbout2.03 Resolution 98-801 11 1111 11111 1 11111 1111 11 111111 111 111111 11 111 11111 1111 11
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9-8-98
STATE OF COLORADO )
)ss
County of Garfield )
At a regular meeting of the Board of County Commissioners for Garfield County, Colorado,
held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on
Monday and Tuesday , the 20th and 21' days of July A.D. 19 98 . there were present:
Marian Smith
Larry McCown
John Martin
Don Deford
Mildred Alsdorf
Edward Green
, Commissioner Chairman
, Commissioner
, Commissioner
, County Attorney
, Clerk of the Board
, County Administrator
when the following proceedings, among others were had and done, to -wit:
RESOLUTION NO. • 9A-80
A RESOLUTION CONCERNED WITH THE APPROVAL OF A PLANNED UNIT
DEVELOPMENT (PUD) APPLICATION FOR THE ROSE RANCH PUD.
WHEREAS, the Board of County Commissioners of Garfield County, Colorado, has received
application from the Roaring Fork Investments L. L. C. for a PUD to allow for approval of a Planned
Unit Development; and
WHEREAS, Garfield County Planning Commission held a public hearing on Wednesday the
27th of May, 1928 and continued said hearing to Monday the 1" of June, 1928, upon the question of
whether the above described PUD should be granted or denied, at which hearing the public and
interested persons were given the opportunity to express their opinions concerning the approval of
said PUD; and
WHEREAS, the Board held a public hearing on Monday_ the 20th day of July, 1928 and
continued said hearing to Tuesday the 21' day of July, 199 , upon the question of whether the above
described PUD should be granted or denied, at which hearing the public and interested persons were
given the opportunity to express their opinions regarding the issuance of said PUD; and
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Exhibit
A
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WHEREAS, the Board on the basis of substantial competent evidence produced at the
aforementioned hearing, has made the following determination of fact as listed below.
1. That proper publication and public notice was provided as required by law for the
hearing before the Board of County Commissioners.
2. That the hearing before the Board of County Commissioners was extensive and
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that hearing.
3. That the application is in compliance with the Garfield County Zoning Resolution of
1978, as amended.
4. For the above stated and other reasons, the proposed use, upon compliance with all
conditions of approval, will be in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County.
and; WHEREAS the Board has made the following determination of findings as listed below.
1. The Applicant's application was filed with the Planning Department of Garfield
County on 3 March 1998, and referred to the Planning Commission on 6 April 1998.
2. The Garfield County Planning Commission reviewed the Application and
recommended approval of the.Application under certain conditions on 1 June 1998.
3. The Board of County Commissioners established a date for public hearing on the
Application for the PUD and the vesting of the development rights per §24-68-103,
C.R.S., as amended, which commenced on 20 July 1998 at 2:30 p.m. and was
thereafter properly continued to 21 July 1998 at 8:00 o'clock a.m.
4. Pursuant to evidence produced at the public hearing on this Application, the Board
finds:
a. that the property owners adjacent to the property that is the subject of this
Application received notification of the date, time, and location of the above -
referenced public hearing by certified mail, sent at least fifteen (15) days prior
to the commencement of the hearing;
b. that notification of the public hearing was published in a newspaper of general
circulation at least thirty (30) days prior to the commencement of the hearing;
c. that the substance of the mailed and published notification substantially
informed interested parties of the subject matter and the location of the
requested modification to the existing zoning;
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d. that the Board of County Commissioners has jurisdiction to conduct the
public hearing on the Application and render a decision thereon; and
e. that the requested PUD does not affect in a substantially adverse manner
either the enjoyment of land abutting upon or across a street from the PUD,
or the public interest, and is not granted solely to confer a special benefit upon
any person.
5. The hearing before the Board of County Commissioners was extensive and complete;
all pertinent facts, matters, and issues were submitted; and all interested parties were
heard at the hearing.
The PUD, as conditioned herein and in accordance with §4.04 of the Garfield County
Zoning Resolution of 1978, as amended, and §24-67-105(1), C.R.S., as amended, will
be in general conformity with the Garfield County Comprehensive Plan.
7. Pursuant to §4.07.01 of the Garfield County Zoning Resolution of 1978, as amended,
the Board of County Commissioners herein find that, subject to strict compliance with
the conditions set forth herein, the PUD will meet the standards and requirements of
§4.00, gl IQ. of that Zoning Resolution.
The overall density of the development, under the terms and the conditions set forth
herein and pursuant to the provisions of §4.07.06 of the Garfield County Zoning
Resolution of 1978, as amended, will be no greater than an average density of 0.54
dwelling units per acre.
9. Subject to the conditions set forth below, all uses by right, conditional uses, minimum
lot areas, minimum lot coverage, minimum set -backs, maximum height .of buildings,
and all other use and occupancy restrictions applicable to this PUD are hereby
approved by the Board of County Commissioners as set forth in the zone text
attached hereto and incorporated herein as Exhibit A.
10. The PUD, subject to the conditions set forth herein, will be designed with the
consideration of the natural environment of the site and the surrounding area, and will
not unreasonably destroy or displace wildlife, natural vegetation, or unique features
of the site. •
11. Subject to the provisions of §4.08.06 of the Garfield County Zoning Resolution of
1978, as amended, the Board of County Commissioners find that no portion of the
PUD conditionally approved herein may be occupied until appropriate final plats have
been approved by this Board.
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NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners
of Garfield County, Colorado, that the Rose Ranch PUD is hereby approved subject to compliance
with all of the following specific conditions:
A. All representations made by the Applicant at the Public Hearing and in the Application shall
be considered conditions of approval, unless specified otherwise by the Board including, but
not limited to, the following items listed below.
1. The applicant shall make three (3) locations on the north end of the West Bank Golf
Course available for public access for fishing while working with the Division of
Wildlife on siting these locations. At the time of preliminary plan submission, the
applicant shall propose the three (3) locations.
2. The applicant shall restore the building located on the property which is believed to
have been built in the 1800's, and shall relocate this building within the site. At the
time of preliminary plan submission, the applicant shall propose a method for
restoration of the structure.
3. The permit applicant shall donate $750.00 per housing unit to the Roaring Fork
Transit Agency at the time of building permit. The total contribution shall amount to
$219,000.00 and shall be used for the construction of the park and ride facility located
at the CMC intersection. The applicant shall propose a method of enforcement as
part of the preliminary plan submittal.
4. The applicant shall present the mitigation techniques to be used to control the debris
flow channel to the Board of County Commissioners at the preliminary plan
submission.
5. The applicant shall straighten out the curved road along County Road 109 between
Hardwick Bridge and West Bank subdivision. The applicant shall fund the cost of the
improvement with the amount credited toward the the road impact fee applied to this
project. The applicant shall submit a design which illustrates the curve straightening
within the preliminary plan submittal.
6. The golf course operations shall have an affordable play component for Garfield
County residents and a discounted green fee. The applicant shall propose a method
of establishing the operations as part of the preliminary plan submittal.
7 The applicant, or subsequent golf course owner, shall maintain and clean the concrete
structures protecting the golf path with each debris flow event. Such language shall
be written into the Homeowners Association. The applicant will propose a method
of enforcement as part of the preliminary plan submittal.
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8. The applicant shall restrict the construction of basements to those sites where the
consulting geotechnical engineers determine basements will be safe to locate.
9. The applicant shall provide the Colorado State Geologist with acceptable designs to
control the debris flow on the site and shall obtain the State Geologist's approval at
the time of preliminary plan submission.
10. The applicant shall commit to no commercial activities outside of those associated
with the golf course and the day care facility proposed.
11. The applicant shall submit the preliminary plan at one time and not in phases.
12. The applicant shall provide a lawful source of water at the submission of the
preliminary plan to ensure that adequate EQRs are committed to this project.
13. The applicant shall provide a final plat form of the structure of security for waste
water at submission of the preliminary plan to ensure the physical construction of the
plant.
14. The applicant shall be allowed to design a total maximum square footage of 25,000
for all of the commercial buildings on the site.
15. The applicant shall install a vegetative screen to block the effects of increased traffic
through the development of a screening plan for the Richard Weinberg property as a
part of the preliminary plan submittal.'
B. All representations made by the Applicant in relationship to the wildlife plan including the
following items listed below.
1. The applicant shall create a mitigation plan which describes conformance with the
Division of Wildlife's conditions, as part of the preliminary plan submittal, including
the following:
a.
place within the protective covenants, as a condition of approval, the
placement of educational signs at the primary overlook regarding golden eagle
nesting, and the closure of the ridge south of the eagle's nest from 15 March
through 1 July with fines imposed on those found in violation;
place within the protective covenants the closure of the upper golf course and
ridge to human activity, excluding maintenance, from 1 December through 31
March with a gate and a sign and fines imposed for any violation thereof;
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c. install habitat improvement measures on the upper bench west of CR 109,
undertake the development of a site plan with the DOW, and provide for the
maintenance and the protection from disturbance of the native vegetation
outside of the golf course;
d. forbid the construction of the water tank and the line west of CR 109 from 15
March through 1 July due to golden eagle nesting activities;
e. create a vegetative screen plan approved by the DOW, and plant vegetation
along the east boundary of proposed Lots 108 through 118, 70 through 80,
and 76 through 77;
f. forbid the removal of trees along the river and the wetland areas except for
exotic and invading species;
g.
create an educational brochure for distribution to all homeowners on how to
live with wildlife;
h. provide a 50 -foot setback from the wetlands to the home -site;.
i. maintain the 110 foot buffer between Rose Ranch and Teller Springs in native
vegetation, and install vegetative screening along all of those lot boundaries;
J.
provide a public fishing easement along the West Bank property downstream
from the bridge;
k. forbid the construction of the primary overlook from 15 March through 1
July;
1. plant vegetative screening along the east boundary of proposed Lots 108
through 118 to screen homesites and backyard activity from the rookery;
m. place vegetative screening before any construction activity;
n. forbid the construction of homes from 15 February through 31 May on
proposed Lots 94 through 96 and 108 through 118;
o. forbid human activity in the riparian and wetlands areas below proposed Lots
94 through 118 and across from the rookery from 15 February through 15
July by the use of fencing and signage as well as fines imposed for any
violation thereof;
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p. install an artificial nesting platform on the east side of the river by the rookery;
and
q.
prohibit the construction of second story decks and/or balconies facing the
rookery for proposed Lots 108 through 118 unless a screening plan subject
to approval by the Division of Wildlife is submitted.
C. All representations made by the Applicant concerning the Carbondale & Rural Fire Protection
District including the following items listed below.
1. Information to be submitted with the preliminary plan including the following:
a. ensure that water supplies from the Rose Ranch development are made
available for fiiture extension to these areas for fire protection purposes. Stub
and size the lines appropriately so that they are available for future tap -ins for
fire flow;
b. require a minimum flow of 1,500 gallons per minute (gpm);
c. provide impact fees adopted by the Carbondale & Rural Fire Protection
District which are due prior to recording of a final plat;
d. complete plans in accordance with the Uniform Fire Code (UFC) Appendix
lII-A: Fire Requirements for Buildings; and
e. locate fire hydrants in accordance with the UFC Appendix III -B: Fire Hydrant
Locations and Spacing.
D. All items indicated in the staff report including the following items listed below.
1. The applicant shall submit a preliminary plan that adheres to all recommendations
contained within the reports of their consulting geotechnical engineers including, but
not limited to, the following:
a. establish a minimum setback from sinkholes of twenty (20') feet; and
b. protect against erosion through revegetation and rock rip -rap. Furthermore,
grading shall not be proposed or conducted on slopes greater than thirty
(30%) percent.
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2. Locate ponds in the area of least geologic impact and line the ponds with an industrial
grade liner in accordance with the geotechnical recommendations with the exception
of those ponds which are existing. The applicant shall submit designs of ponds in
areas of least geological impact at preliminary plan submission.
3. Rebuild the road or provide the finances to do such should irrigated golf course holes
11 and 12 immediately above County Road 109 result in a continuation of road
damage. The preliminary plan shall provide the method by which the owners of the
golf course will secure performance of this obligation.
4. For any property ultimately approved at final plat, the developer and his consultants
shall indemnify the county from any claims by a homeowner, or third party, associated
with the following:
a. homes which will be subject to breaks in their foundations due to collapsible
underlying geology and highly permeable soils and the effects of irrigating the
golf course holes and the lawns;
b. liners which may break when a pond is at it's full water capacity if differential
settlement of several inches occurs beneath them;
c. severe hydrocompactive soil properties which are problematic for roadways
and slab on grade pavements;
d. potential ground subsidence 'in the majority of the alluvial fans where
development is proposed resulting in ground subsidence, sinkholes, ground
fissuring, and piping soil dissolution; and
e. potential ground settlement and subsidence in the residential areas
surrounding the proposed ponds within the alluvial fan areas due to severe
wetting of these hydrocompactive soils by the ponds.
5. At the time of preliminary plan submittal, the developer shall provide the method by
which indemnification will be financially secured.
6. Provide plat notes regarding the need for specialized engineered foundations on areas
composed of hydrocompactive soils at the time of preliminary plan submittal.
7 Provide detailed plans on the mitigation of the collapsible soils for all building
foundations, road construction, and utility construction proposed at the time of
preliminary plan submittal.
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8. Provide detailed plans on the proposed foundation stabilization designs of the
proposed ponds at the time of preliminary plan submittal.
9. Make use of native vegetation which requires less water consumption by requiring the
planting of native grasses on all fairways and lawns on the site. The plan shall abide
by the recommendations of the consultant's golf course management report at the
time of preliminary plan submittal.
10. Ensure that an adequate physical, potable water supply will be available to all units
at the time of the preliminary plan submittal.
11. Secure a firm commitment of adequate sewage treatment, as well as an agreed method
of financial security, from the Roaring Fork Water and Sanitation District through
committed number of taps for the project to be guaranteed at preliminary plan.
12. Provide cash in -lieu -of the calculated dedicated land, to be paid at the time of final
plat approval, to compensate for the increase in school children generated from this
proposed development. The cash amount shall be set at the time of final plat.
13. Establish a minimum setback for buildings lots at one hundred feet (100') from the
river bank at the time of the preliminary plan submittal.
14. Establish a WildlifeNegetative easement/buffer along the river corridor on the
preliminary plans for staff review.
15. Ensure that the trail is a continuous link; and construct the trail along CR 109 to
Glenwood Spring's Rivertrails specifications at the time of the preliminary plan
submittal.
16. Develop a program for monitoring surface water quality; and restrict the use of
pesticides and fertilizers at the time of the preliminary plan submittal.
17. Create a six (6) acre conservation easement along the riverfront of the project to
protect the Great Blue Heron rookery upon submission of the preliminary plan.
18. Eliminate the potential for river contamination through runoff from the golf course
and support water quality monitoring efforts and monitoring of the riparian health as
a part of the preliminary plan submittal.
19. Provide a preliminary plan for ten percent (10%) of the total housing units proposed
as attainable housing units to be located on the project site. The applicant shall work
with the Carbondale Affordable Housing Corporation, the Garfield County Housing
Authority, the Housing for Tomorrow Commission, and the Glenwood Board of
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Realtors. The housing shall be created to accommodate individuals who earn within
80% of the median income in this valley with no more than 1/3 rd of their income
spent on total housing costs.
20. Provide plans and a construction schedule at the time of preliminary plan submission
regarding the following:
a. construct a controlled intersection upon approval of the first final plat unless
the Colorado Department of Transportation (CDOT) requires a grade
separated intersection. In which case, the applicant shall contribute its fair
share of the total cost to construct a grade separated access at the intersection
of SR 82 with CR 154;
b. install signalization in addition to accel/decel lanes to upgrade Highway 82 to
Level C at the time of approval of the first final plat and consistent with
approval from CDOT;
c. obtain a clarification from CDOT regarding the Access Permit which reserves
the right to stop left-hand turns onto Highway 82 to indicate the
circumstances under which this could happen; and
d. utilize the existing CMC turnoff intersection for left-hand turns to serve this
project. Unless a signalized intersection is approved by CDOT at this
location, left-hand turns shall be eliminated for safety reasons.
21. Provide payment of the applicable road impact fee at the time of final plat approval.
22. Construct improvements to CR 109 between Hardwick Bridge and the first entrance
to the subdivision at first final plat. Provide the plan designs at the time of preliminary
plan submission. The applicant shall fund the cost of the improvement with the
amount credited toward the road impact fee applied to this project.
23. The applicant will be allowed to use a maximum building height of up to thirty-five
(35') feet based, upon the application of preliminary plans, which will be evaluated for
potential impacts resulting from an increase in building height on the site specific
locations.
24. Save and repair Building #8 at the time of the first final plat. Evaluate the potential
to save and repair the cold storage cellar as a part of this proposed PUD at the time
of preliminary plan submittal.
25. Ensure that the cart path proposed within the drainage channel of the canyon will not
increase the rate of runoff and debris flow and that mitigation structures are installed
to manage these factors at the time of preliminary plan submission.
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26. Provide a design of the canyon golf cart path which, from a geotechnical and debris
flow model within the canyon area, will be safe for pedestrians and for homesites
located down gradient at the time of preliminary plan submission.
27. Require xeroscape landscaping measures for all proposed homes located on the
unirrigated alluvial fan and collapsible soils within the development as part of the
covenants at the time of preliminary plan submission.
28. Identify a plan for a tract of land reserved for community gardens at a size sufficient
for each unit to manage a plot for home use at the submission of a preliminary plan.
E. All recommendations of conditions of compliance as contained within the letter from Wright
Water Engineers dated 21 May 1998 as itemized below.
1. Submit a preliminary plan that buries the storage tank, shown west of County Road
109 on the south end of the property along an existing access road, to minimize visual
impacts. Conduct a geotechnical analysis of the site.
2. Provide fire flow requirements from 1,500 to 2,000 gpm for two hours (18,000 to
240,000 gallons) and increase the storage tank requirements accordingly at the time
of preliminary plan submission. Tank overflow shall be piped across County Road
109 to a suitable location to avoid erosion and wetting of hydrocompactive soils.
3. Obtain the final court decree or a state approved substitute water supply plan before
approval of the preliminary plan.
4. Provide a preliminary geotechnical plan which addresses the minor debris flows on the
alluvial fans in areas not historically irrigated. Also, provide preliminary plans which
consider the effect .of water on the soils and the subsurface conditions. Provide
additional geotechnical analysis of the smaller depression areas until more detailed site
specific studies are conducted.
5. Submit an Individual 404 Permit, including an alternatives analysis at the time of
preliminary plan submission if such permit is needed for any work proposed for this
project.
6. Provide a copy of a formal agreement, at the submission of the preliminary plan,
between the development and other ditch users (i.e., Westbank) on how the ditch will
be operated and maintained in the future.
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7. Provide a preliminary plan design which removes the use of the Robertson Ditch to
collect some of the storm water uphill of the ditch on the drainage plan on Sheets 2
and 3 of the Sketch Drawings. The preliminary plan shall show a design with a buffer
zone maintained along the Robertson Ditch and with surface water runoff directed
away from the ditch itself.
8. Provide a design at preliminary plan for stream bank restoration of the Northeast Dry
Park Drainage Ditch for debris flow mitigation. This restoration shall be evaluated
in conjunction with the debris flow mitigation analysis.
Reevaluate the debris flow mitigation plan, prior to submission of the preliminary
plan, since it differs slightly from recommendations in the October 29, 1997 report by
Hepworth-Pawlak.
10. Provide a preliminary plan design to address the crossing of the Northeast Dry Park
Drainage and Robertson Ditch intersection as to its adequacy and/or improvement
since it appears to have been reworked several times in the past.
11. Provide a preliminary plan which uses a minimum culvert size of 18 inches in diameter
and which shall be constructed with head walls and end sections. The drainage report
recommends the use of culverts sized to accommodate 25 -year storm and, in some
cases, the 100 -year storm.
12. Use types of BMPs with consideration of the geotechnical issues discussed herein
upon submission of the preliminary plan. The drainage report recommends the use
of rapid sand filters and other infiltrating BMPs to treat surface water runoff from
parking lots.
13. Reevaluate the precipitation depths used in the drainage report, upon submission of
the preliminary plan, which appear to be low when compared to the NOAA Atlas II,
Volume DI for Colorado which indicates that the 25 -year, 24-hour storm has a 2.2 -
inch depth and the 100 -year, 24-hour storm a 2.7 -inch depth (versus a 2.0" and 2.4").
14. Provide a preliminary plan design which shows adequate setback buffers, for all
development on the plan, from rivers, wetlands, and ditches (potable water supply).
15. Identify the method of maintenance of all drainage structures, including the debris
flow structure, with an appropriate enforcement mechanism at the submission of the
preliminary plan.
16. Develop a snow storage plan, including any area that will be used for storage of snow
that has been plowed and removed, to be submitted at the time of preliminary plan.
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17. Provide an extensive erosion control preliminary plan, not only for construction, but
also under developed conditions, and on the section of the golf course located on the
western portion of the site which is on very steep terrain.
18. Provide appropriate signage, at the time of the preliminary plan submission, to warn
of the danger at the Northeast Dry Park Drainage which is subject to flash flooding.
19. Adjust Golf course Hole 10 fairway, which is currently laid out over the Northeast
Dry Park Drainage, at the time of the preliminary plan submission.
20. Include a drainage plan, in the preliminary plan submittal, for the proposed
reconfiguring of nine holes into seven holes at the Westbank Golf Course addition.
It appears that wetland areas are impacted by the proposal.
21. The applicant will submit evidence of abiding by the following Best Management
Practices within the preliminary plan:
a. use the Best Management Practice (BMP) listed in the drainage report
including the use of settling ponds or wetland ponds for water quality of on-
site storm water. Pond design shall consider the impacts on soils and on slope
stability;
b. extend BMP practices to individual lawns and parks, especially those areas
that are in close proximity to water courses. The project submittal discusses
several BMP practices that shall be used for the golf course which includes
minimizing watering, optimizing fertilizer usage, use of sand filters and grass
swales for the golf course;
c. develop a water quality sampling and monitoring plan to identify existing
water quality for surface and for groundwater resources and to monitor any
changes during to construction and after development. The submittal
proposes to improve water quality through the use of the noted BMPs; and
d. develop a maintenance plan for all BMPs.
22. The applicant shall include the following design recommendations in the preliminary
plan golf course design:
direct runoff away from sensitive areas such as streams, shallow groundwater,
wetlands, etc. into areas where ponding and infiltration can occur;
b. include buffers for Robertson Ditch and the Northeast Dry Park Drainage
where they transverse the golf course;
Page 13 of 15
1 11111111111111111 111111 1111 111111 IIHI 111 1111111 11
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22 of 75 R 0.00 D 0.00 GARFIELD COUNTY CO
a�iii ■ilii minimi ion macs 111 1111111111 111 II1/18 1111111
531935 09/09/1998 04:39P 81087 P875 M ALSDORF
14 of 23 R 0.00 D 0.00 GARFIELD COUNTY CO
c. select seed mixtures for turf and for native grass that are compatible;
d. preserve and reuse existing topsoil;
e. consider under drains at tees and at greens for storage and for passive
treatment of contaminated leachate to protect groundwater;
f. provide adequate setback buffers for all development from streams, rivers,
lakes, and wetlands;
g.
strictly limit the use of pesticides and fertilizers, and use appropriate types for
site conditioning on a management unit basis;
h. develop an Integrated Pest Management Plan, including use of Biological
Treatments (i.e., use of pest resistant turf grass, establishing populations of
natural enemies, maintaining balance turf grass ecosystems, and use of
mechanical seeding, etc.);
i. develop source controls, spill prevention, and spillway emergency plans for
storage and for handling of pesticides, fertilizers, and fuel; and
j. develop record keeping systems.
Final irrigation issues must be addressed for the golf course including effects on
subsurface soils and stability and water source for the upper (western) golf course.
F. All items recommended by the Planning Commission and listed by the Board of County
Commissioners at the public hearing as itemized below.
1. Provide covenants that will minimize outdoor lighting and will forbid outdoor lighting
from shining off of the property, but rather ensure that outdoor lighting will shine
down and in towards the structure, at the time of preliminary plan submission.
2. Provide covenants, at the time of preliminary plan submittal, that will institute a limit
of two (2) wood burning fireplaces in the clubhouse. All other structures and
residences on the Rose Ranch development are prohibited from having wood burning
fireplaces or stoves.
3. The developer shall compensate the County for retention of an independent
geotechnical engineer to review and to monitor all of the mitigation measures that
were proposed in the applicant's submission for both the preliminary plan and the final
plat.
11111111111 111111 IIIIII 1111 IIIIII 111111111111111111111
647544 03/02/2004 03:49P B1565 P622 M ALSDORF
23 of 75 R 0.00 D 0.00 GARFIELD COUNTY CO
Page 14 of 15
•
Dated this 9th day of September , A.D. 19c)
AT FST."
J r`=,Ili'•
.J.
of the Board's C
GARFIELD COUNTY BOARD OF
COMMISSIONERS, GARFIELD
COUNTY, COLORADO
Chairman
•
-Upon motion duly made and seconded the foregoing Resolution was adopted by the following
vote:
COMMISSIONER CHAIRMAN MARIAN I. SMITH ,Aye
COMMISSIONER LARRY L. MCCOWN ,Aye
COMMISSIONER JOHN F. MARTIN ,Nay
STATE OF COLORADO
)ss
County of Garfield )
I, , County Clerk and ex -officio Clerk of the Board of
County Commissioners in and for the County and State aforesaid do hereby certify that the annexed
and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County
Commissioners for said Garfield County, now in my office.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County,
at Glenwood Springs, this day of , A.D. 19 .
County Clerk and ex -officio Clerk of the Board of County Commissioners
111111111111111 IIII 111111 III IIIIIIII III 111111 III 1111
I3 935 09/09/1998 04:39P 81087 P876 M ALSDOR
F
15 of 25 R 0.00 D 0.00 GARFIELD COUNTY CO
1II111 Iliii III111 IIIi1111111I1111 IIIII III 1111111 II 1111
647544 03/02/2004 03:49P 81565 P623 M ALSD
ORF
24 of 75 R 0.00 D 0.00 GARFIELD COUNTY CO
Page 15 of 15
EXHIBIT A
pages i to x
Land Use Summary
SKETCH PLAN
1. RESIDENTIAL
River Res. 1
River Res. 2
20,000 Sq.Ft. (Min.)
15,000 Sq.Ft. (Min.)
9,000 Sq.Ft. (Min.)
Duplex Lou
Club Homes
UNITS
11
17
27
70
36
74
47
ACRES % OF TOTAL
SUBTOTAL:
2. ROADS
SUBTOTAL:
3. OPEN SPACE
292 105.55 19.8%
ACRES % OF TOTAL
26.27 4.9%
ACRES % OF TOTAL
Connunity Park/Gardens
Golf Course
Community Open Space
SUBTOTAL:
2.76 0.7%
223.2 55.6%
175.72 43.7%
TOTAL ACREAGE
401.66 753%
533.5 100.0%
GROSS DENSITY 0.54 DU/AC
1111111 n 111111 nil 111111 111 11111111 111 111111 111 ilit
531935 09/09/1998 04:39P B1087 P877 M ALSDORF
16 of 25 R 0.00 D 0.00 GARFIELD COUNTY CO
1111111 Hill 111111 111111 1111 111111 11111 111 1111111 111111
647544 03/02/2004 03 49P B1565 P624 M ALSDORF
25 of 75 R 0.00 D 0.00 GARFIELD COUNTY CO
i
1111111 11111IIlill 1111 IIII I III III11111 III 1111111111111
531935 09/09/1998 04:39P 81087 P878 M ALSOORF
17 of 25 R 0.00 D 0,00 GARFIELD COUNTY CO
A. Applicability
To carry out the purposes and provisions of the Garfield County Zoning Regulations, as
amended, the Rose Ranch Planned Unit Development (PUD) Zone District is divided into
the following zone district classifications:
•
•
•
•
River Residential 1 Zone District
(PA's 3 & 8)
River Residential 2 Zone District
(PA9)
20,000 Square Foot (Minimum) Residential Zone District
(PA's 2, 4 & 15)
15,000 Square Foot (Minimum) Residential Zone District
(PA's 1, 5, 10, 12, 13, 16, 17 & 18)
9,000 Square Foot (Minimum) Residential Zone District
(PA's 6, 7, 11, 14 & 21)
Duplex Residential Zone District
(PA 19)
Club Homes Residential Zone District
(PA 20)
Common Open Space Zone District
• Golf Course
• Community Park
• Common Open Space (General)
The PUD plan identifies twenty-one (21) distinct Planning Areas (PA's) in which
residential development may occur. Totaling 113.91 acres, the residential development
will be confined to approximately 21.4% of the site. The remainder of the site is
designated for roadways (4.9%) and Common Open Space (73.7%). Within the Common
Open Space Zone District, the Golf Course comprises 41.8%, the Community Park y�
comprises 0.4% and the Common Open Space (General) comprises 31.5% of the total
PUD Common Open Space acreage. The land use summary on the PUD and within this
document delineates the overall land use and density proposed for the Rose Ranch PUD
by Planning Area.
1 mitt 11111 111111 1111111111111111 tint 111 1111111 11uu
647544 03/02/2004 03.49P B1565 P625 M ALSDORF
26 of 75 R 0.00 D 0.00 GARFIELD COUNTY CO
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1.
Intent:
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531935 09/09/1998 04:39P B1087 P879 M ALSDORF
18 of 25 R 0.00 D 0.00 GARFIELD COUNTY CO
River Residential 1 Zone District
Permitted Uses:
Minimum lot size:
Maximum building height:
Minimum lot width:
Minimum lot depth:
Individual lot ownership with single family detached
residential structures
Single-family residential units; non -habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; Private Open Space
Easements; open space; utility and drainage easements
0.70 acres
35'
175', except for lots which are narrower due to added depth
175', except for lots which are more shallow due to
available depth between road and wetland/boundary 30'
form ordinary high water mark
Minimum primary building setbacks:
Front
Rear
Side
40' for lots that are a minimum of 200' deep; 30' for lots
less than 200' deep
50' for lots that are a minimum of 200' deep; 25' for lots
less than 200' deep
30' for lots 200' minimum width; 25' for lots less than 200'
in width
Parking: A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the
• garage and/or driveway.
Other:
Intent:
Building envelopes shall be established that are generally more restrictive
than those established by standard setbacks. These may be the result of
natural constraints on a lot. All building envelopes shall be finalized at
time of subdivision.
River Residential 2 Zone District
Individual lot ownership with single
iii
GAFf?EW COUNTY
531935 09/09/199a 04:39P B1087 P880 M ALSDORF
19 of 25 R 0.00 D 0.00 GARFIELD COUNTY CO
residential structures
Permitted Uses: Single-family residential units; non -habitable accessory
buildings and structures; home offices; sales/marketing
0 center; public and private roads; Private Open Space
N0 Easements; open space; utility and drainage easements
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Minimum lot size: 0.50 acres
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ate
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MEMG o available depth between road and wetland/boundary 30'
IIIIME�., N m from ordinary high water mark
▪ Nm
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Rear 50' for lots 175' minimum depth; 25' for lots less than 175'
deep .
Side 30' for lots 150' minimum width; 20' for lots less than 150'
in width
Parking: A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the
garage and/or driveway.
Other: Building envelopes shall be established that are generally more restrictive
than those established by standard setbacks. These may be the result of
natural constraints on a lot. All building envelopes shall be finalized at
time of subdivision.
CI20,000 Square Foot Residential Zone District
Intent: Individual lot ownership with single family detached
residential structures
Permitted Uses:
Single-family residential units; non -habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; open space; and utility and
drainage easements
iv
•APR 0 2 1998
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Minimum lot size: 20,000 square feet
Maximum building height: 35'
Minimum lot width: 80', measured at front building line
Minimum lot depth: 150'
Minimum primary building setbacks:
Front
Rear
Side
Side/corner
30'
20'
10' or V2 height of principal building, whichever is greater
20'
Parking: A minimum of 4 off street parking spaces must be provided for each
primary residential structure; this requirement may be satisfied by the
garage and/or driveway.
Other:
Intent:
Building envelopes may be established that are more restrictive than those
established by standard setbacks. These may be the result of natural
constraints on a lot. All building envelopes shall be finalized at time of
subdivision.
15,000 Square Foot Zone District
Permitted Uses:
Minimum lot size:
Minimum lot width:
Minimum lot depth:
Individual lot ownership with single family detached
residential structures
Single-family residential units; non -habitable accessory
buildings and structures; home offices; sales/marketing
center; public and private roads; open space; and utility and
drainage easements
15,000 square feet
80', measured at front building line
120'
Maximum building height: 35'
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Minimum primary building setbacks:
Front 30'
Rear 20'
Side 10' or '/2 height of principal building, whichever is greater
Side/corner 20'
Parking:
Other:
A minimum of 4 off street parking spaces must be provided
for each primary structure; this requirement may be
satisfied by the garage and/or driveway.
Building envelopes may be established that are more
restrictive than those established by standard setbacks.
These may be the result of natural constraints on a lot. All
building envelopes shall be finalized at time of subdivision.
9,000 Square Foot Residential Zone District
Intent: Individual lot ownership with single family detached
residential structures
Permitted Uses:
Single-family residential units; non -habitable accessory
buildings and structures; home office; sales/marketing
center; public and private roads; open space; and utility and
drainage easements
Minimum lot size: 9,000 square feet
Minimum lot width: 75', measured at front building lire
Minimum lot depth: 90'
Maximum building height: 35'
Minimum primary building setbacks:
Front 25'
Rear 20'
Side 10'
Side/corner 15'
Parking:
A minimum of 4 off street parking spaces must be provided for
each primary structure; this requirement may be satisfied by the
garage and/or driveway.
vi
APR 0 2 1998
t1 I COUNTY
J
Other:
Building envelopes may be established that are more restrictive
than those established by standard setbacks. These may be the
result of natural constraints on a lot. All building envelopes shall
be finalized at time of subdivision.
C!'.; Duplex Residential Zone District
Intent:
Permitted Uses:
Individual lot and unit ownership with two-family attached
residential structures
Single-family residential units; two-family residential units;
non -habitable accessory buildings and structures; home
office; sales/marketing center; time-share or fractional
ownership units; public and private roads; open space; and
utility and drainage easements
Minimum lot size:
Duplex 8,000 square feet (2 units/double lot)
Single Family
Detached 8,000
ce0
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t0 0
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Other:
A minimum of 4 off street parking spaces must be provided
for each primary structure; this requirement may be
satisfied by the garage and/or driveway.
Building envelopes may be established that are more
restrictive than those established by standard setbacks.
These may be the result of natural constraints on a lot. All
building envelopes shall be finalized at time of subdivision.
• vii
APR 0 2.1998
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MIMI C Permitted Uses: Single-family residential units; non -habitable accessory
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m ¢ center; time-share or fractional ownership units; public and
MEW 0 m private roads; open space; trails; and utility and drainage
Nom m easements; community gardens
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484 ; m for attached units -- common ownership of open areas
"m" within this zone district is permitted
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in
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Maximum building height: 35'
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Minimum lot width: 45' for detached units; no minimum lot width for attached
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Minimum primary building setbacks:
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i Rear 15'
mc Side 0' with 15' minimum between primary structures, excluding
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eo primary residential detached structure or 2 off street parking spaces for
erM attached residential structures; this requirement may be satisfied by the
garage and/or driveway.
0$. Common Open Space Zone District
Intent: To provide a hierarchy of privately owned open
space, both developed and undeveloped.
D
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APR 0 2 1998 I J
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Golf Course
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Co 0
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a a lounge; driving range; golf related activities; golf
shelters; community greenhouse; golf course
=NM 'CD m maintenance and accessory facilities; community
...� c0 o facilities; homeowners' association facilities;
=a" a) • m utilities; utilities access
aim m
0 CC Maximum structure height: 35', restricted to golf course clubhouse; other
N structures limited to maximum height of 25'
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100 • N
Maximum structure height (utilities):
Minimum building setbacks:
35', restricted to water storage tank;
other structures limited to maximum
height of 25'
ImoL
0 County Road 109 - 25'
J 0 To any adjacent residential use 25'
Eno1... M o Other: Golf course acreage will be finalized during
�, co " platting; golf course may be parcelized / platted for
Nam 0
to ownership purposes
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Q- b. Community Park
,.m
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yr 0
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•
IMINIMI m Permitted Uses: Active recreation including but not limited to
Mretennis; swimming pool; volleyball; daycare
mom 0
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— o horseshoes; trails; open space; picnic facilities;
Nom
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activities for residents of Rose Ranch.
Maximum structure height: 25'
Other:
ix
Ownership and maintenance w'll be under the
control of the HOA
APR 0 2 1998
Gr" feiELD COUNTY
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Common Open Space (General)
Intent: To provide open areas for recreation, visual relief,
buffering and wildlife habitat
Permitted Uses:
Useable open space; limited open space; community
gardens; community greenhouse; parking; trails;
pedestrian linkages; golf cart paths; ponds;
overlooks; drainage and utility easements; utilities;
utilities access
Maximum structure height (utilities):
Other:
35', restricted to water storage tank;
other structures limited to maximum
height of 25'
It is anticipated that one community water system
storage facility will be built in the upper valley,
west of County Road 109. This facility will be non-
detectable from County Road 109 and accessible by
means of a maintenance access path.
GARFIELD COUNTY