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Home My WebLink About1.0 Application• • • • • • HILLVIEW P.U.D. tyfor3ir d • • HILLVIEW PLANNED UNIT DEVELOPMENT GARFIELD COUNTY, COLORADO OWNER: DON ICE CARBONDALE, COLORADO PLANNING: • LAND DESIGN PARTNERSHIP GLENWOOD SPRINGS, COLORADO DENNIS FUKAI CARBONDALE, COLORADO • CIVIL ENGINEERS: CENTENNIAL ENGINEERS CARBONDALE, COLORADO • SOILS/GEOLOGY: • DATE: • • • LINCOLN DEVORE GLENWOOD SPRINGS, COLORADO APRIL 9, 1979 • • • • • TABLE OF CONTEUTS LETTER OF APPLICATION OWNERSHIP STATEMENT AREA MAP SITE CHARACTER P.U.D. CONCEPT/OBJECTIVES P.U.D. ZONE REGULATIONS AREA AND DWELLING UNIT SUMMARY SUPPLEMENTAL INFORMATION COVENANTS SCHOOL DEDICATION PHASING • ENGINEER STATEMENTS UTILITIES/DRAINAGE SOILS/GEOLOGY WATER RIGHTS • • • • LEGAL BOUNDARY DESCRIPTION PROPERTY OWNERS WITHIN 300' MAPS EXISTING SITE PLAN P.U.D, SITE PLAN SCHEMATIC UTILITY PLAN • • • • • • • • • • • April 9, 1979 Board of County Commissioners Garfield County, Colorado P.O. Box 640 Glenwood Springs, CO 81601 RE: Hillview P.U.D. Application Gentlemen: I present the herewith materials in support of a P.U.D. zone change on the Hillview Property and request your consideration and ultimate approval of the P.U.D. On behalf of myself and the design team which has assisted in the preparation of this information, I offer our full cooperation to you and the county staff in processing the application. Thank you for your attention to this matter. Sincerely, Don Ice DI/rjn P.O. BOX 931 TAMARACK 1001 GRAND AVENUE (303) 945-9141 GLENWOOD SPRINGS. COLORADO 81601 NICHOLAS W. GOLUBA, JR. JOHN R. SCHENK NICHOLAS W. GOLUBA, JR. ATTORNEY AT LAW April 4, 1979 Board of County Commissioners Garfield County, Colorado P.O. Box 640 Glenwood Springs, CO 81601 Re: Donald J. Ice - PUD Application Status of title Gentlemen: P.O. BOX 1040 CENTENNIAL PLAZA 502 MAIN (303) 963-3796 CARBONDALE, COLORADO 81623 DAN KERST I am enclosing herewith a PUD Application for filing on behalf of Donald J. Ice. The property described in the application is owned by Mr. Ice in fee simple, subject only to United States Patent reservations, easements and rights of way of record, oil, • gas and mineral reservations of record, deed of trust recorded as Reception No. 270433 of the records of the Clerk and Recorder of Garfield County, Colorado and a mortgage given by Donald J. Ice to E & D Company, the prior owner of the subject property, which mortgage is in the process of being recorded. • If further information is required in connection with this PUD application please so advise. ery tr�tlly/yours, • DK/b enc. cc --Ray Baldwin (County Planner) • • 1 f 25 000 -.77t 1• 1 `. %000 \- 3 6 - -L,- , t . -......„, r.. �--„,-.,•„,-,„..E982, ' - j - _ c - =-5.,;:\.. • •4_4' • T i"ir]vt ••— Grave \ • -rAtAZICUL • 0, , •••," 1/4 \ \ \ t \ \.6713 • .' .� .._ '. !.\.'. \ \ .' 0 • 11 • ▪ \ • �• iii ~\�\`\\, `. �r 0 BM �^ 6925 1 • 0• 1 0. a 0 • 6775 \ • l 6C O E_X 1 �01`'N�� •7171 \ SITE CHARACTER The Hillview P.U.D. is contiguous on the west with the Westbank Ranch Development. County Road 109 provides access to the south corner of the site. It is approxi- mately one-half mile to the intersection of County Road 109 with Colorado State Highway 82. The Hillview P.U.D. is located approximately 4 miles from Glenwood Springs and 8 miles from Carbondale. Commercial services are located within 1.3 miles from the Hillview P.U.D. The site is located on a terrace overlooking the Roaring Fork River to the east. Approximately 50 feet below the site, County Road 109 runs along the east side of the property. The majority of vegetation on the site, consisting mostly of oak brush, occurs on the eastern slope that runs along County Road 109. The linear site is approximately 8.2 acres. The site gradually slopes down from the south to -the north with the average elevation being 5955 feet. Presently, three duplex rental units are located on the site. • • • • • • r • r • • • • • • • • • • • • • • • • • P.U.D. CONCEPT The Hillview P.U.D. provides a high quality living ex- perience with a reasonable degree of privacy and private outdoor space while maintaining a sense of community. The Hillview P.U.D. is based on a townhouse dwelling unit. Ownership will take the form of a fee simple lot. The Hillview P.U.D. is utilizing ground that is presently zoned Residential/General Suburban Density. Spacious townhouse units with an average living area of 1400 1800 sq. ft. will form the basis of the high quality standard to be found in the Hillview P.U.D. The clustered housing concept offers such benefits as private space, minimal lot maintenance, landscaped common area and recreational facilities. The open space in the Hillview P.U.D. will be owned in common by a homeowner's association with the initial landscaping installed by the developer. The high quality of this P.U.D. will be enhanced by the architectural character of the units. The preliminary design of the units by Dennis Fukai, a Carbondale archi- tect, maximizes the privacy of the individual entrances and patios. A variety of roof lines and setbacks and a predominance of wood on the exterior will create an in- teresting and varied facade which will minimize the scale of the structures. Based on these preliminary units, the site plan takes advantage of the views toward the river and into landscaped common areas, such that only a few units will have views directed toward another townhouse structure. The majority of units provide two car garages with two spaces in front of the garages. Additional guest parking is provided along the service drive. Due to the linear configuration of the site, and the minimal opportunity to provide adequate screening, storage of recreational vehicles will not be allowed on the site except within structures. In an effort to make the most efficient use of facilities, the Hillview P.U.D. will be included in the Westbank Met- ropolitan District.. The Hillview P.U.D. developer, along with the Westbank developer, will build a waste water treatment plant to be given to the Westbank Metropolitan District to operate and maintain. The two wells on the property will be tied to the existing water system at Westbank at the developer's expense. The developer will also finance additional domestic water storage at Westbank • • • • • • • • • • • which will be owned and maintained by the district. The recreational facilities at Westbank, including the golf course and open space areas, will be available for use by the residents of the Hillview P.U.D. The Hillview P.U.D. developer will give the Westbank Metro- politan District $112,500 over the course of the project to be earmarked for the construction of recreational fa- cilities. A pedestrian way in the southwest corner of the Hillview P.U.D. will tie into the Westbank pe- destrian path system. In an effort to minimize the visual impact of this P.U.D. on the residents of Westbank, a spacious and varied planting strip has been provided along the south side of the Hillview P.U.D. The structures along the south side do not exceed 3 units/structure and have been sited so as to eliminate a linear configuration. • S • • • • • • • • • • • • • • • • • • HILLVIEP7 RANCH P.U.D. ZONING REGULATIONS Section I. To carry out the purposes and provisions of the Garfield County Zoning Resolution, Garfield County, Colorado; and, particularly, Section 4.00 of that title, as amended, the Hillview Planned United Development Zoning District shall be governed in conformity with the following regulations: Section II. A. Uses, by right. Row House dwellings, more particularly described as a single family dwelling sharing one or two common side building walls with an adjacent similar dwelling or dwellings and extending from the lowest to the highest point of the building between side common side walls. Common open space and customary accessory uses including common patio, pool, bathhouse, recrea- tion building, sun arbors, play equipment, and park type facilities. Fences, hedges, gardens, walls and similar landscape features. 'Park and Greenbelt. B. Uses, conditional. None C. Uses, special. None D. Minimum Lot Area 1,000 square feet E. Maximum P.U.D. District Coverage 5.5 F. Minimum Setback • Setback from P.U.D. District Boundary 25 feet Setback from centerline of County Road 109 45 feet • • • • • • • • • • • • G. Maximum Building Height 27 feet H. Parking 2.5 parking spaces per dwelling unit shall be provided within the P.U.D. Zone District. I. Building Envelopes Row house dwelling units shall be located within the building envelopes shown on the P.U.D. Plan. The maximum number of dwelling units within a building envelope shall be as designated on the P.U.D. Plan. Section III. Except as hereinabove provided, and except for the following sections of the Garfield County Zoning Resolution, all provisions of the Gar- field County Zoning Resolution shall be ap- plicable to the Hillview P.U.D. Zoning District. The Sections of the said Zoning Resolution which shall have no applicability are as follows: Section 3.00 through 3.10.04 Section 5.01.02 Section 5.05.03, paragraphs 4 and 8 0 • • • • • • • • • • • • • • AREA AND DWELLING UNIT SUMMARY Maximum Dwelling Units 50 Summary of PUD Site Plan (This is intended to represent typical development of the site and does not set minimum or maximum limits) Ground Coverage of Structures 86,000 sq. ft. of gross area 24 Ground Coverage of drives,parking and patios 71;000 sq. ft. 20 County Road 109 paving coverage 21,500 sq. ft. 6 Open Space Slopes over 20% Landscaped open space TOTAL 82,000 sq. ft. 96,700 sq. ft. 178,700 sq. ft. 50 357,200 sc. ft. 100 (8.2 acres) • • • • • • • • • • • COVENANTS/HOME OWNERS ASSOCIATION The Hillview Home Owners Association will be formed to own and maintain the common open space and those facilities located there on i.e. roads, walks, common patio, landscape irrigation systems, landscaping, etc. A preliminary draft of the articles of incorporation, by-laws and covenants will be placed on file with the County Planning Department. SCHOOLS/PARKS DEDICATION In accordance with Section 5.11 of the Subdivision Re- gulations of Garfield County, Colorado, as amended, the Hillview P.U.D. owners will cooperate with the Board of County Commissioners to appropriately com- pensate the county for the reasonably necessary public facilities (schools/parks) required by the future re- sidents of the P.U.D. • • • • • • • • • • • PHASING The presently anticipated project schedule would be to process a preliminary and final plat for the entire project by the end of 1979 or early 1980. Construction on the project would then be initiated in the spring of 1980. If all factors proceed rapidly some construction would begin in the fall of 1979. A build out rate of approximately 10-20 units per year is anticipated. Initial construction will probably begin near the entrance to the project and gradually work toward the rear. The existing dwellings will remain and continue as rental units during the initial phases of the project. These units will be phased out by the time twenty-five of the proposed units have been completed. • • • CENTENNIAL ENGINEERING, INC. CENTENNIAL PLAZA, CARBONDALE, CO. 81623 (303) 963-1'75 HILLVIEW PUD APPLICATION PRELIMINARY UTILITY PLAN This report represents the general utility layout for the Hillview PUD. The proposed development consists of 50 single family units, situated in clusters of from 2 to 6 units each. For purposes of the preliminary design of utility systems an estimate of 3.5 capita per unit or a total of 175 persons was assumed. DOMESTIC WASTEWATER Treatment of wastewater will consist of sewer pipe lines ex- tending from each single-family unit to a trunk line which will carry the sewage to a conventional sewage disposal facility. This facility will be designed to meet county and state require- ments with regard to effluent purity. • DOMESTIC WATER Domestic water will be supplied by two existing wells on the property of the proposed development. This water will be pipelined and integrated with the existing domestic water supply for the Westbank Ranch Subdivision Filings 1, 2 and 3. The two • wells indicated above are expected to yield in excess of 85 gpm. In-house use is estimated to be 19,600 gpd based on 112 gpc/d. The maximum day demand is estimated at 21 times the average day demand or 49,000 gpd. Fire protection demand is based on 500 gallons per unit or 25,000 gpd. Irrigation water supplies will be • provided by ditch water rights and are not included in this estimate. Water supply and storage facility requirements will be designed for peak day demand of 74,000 gpd. The yield of 85 gpm with an esti- mated efficiency of 75 percent will produce 91,800 gallon per 24 hour day. The only treatment required will be chlorination. The distribution system will have a minimum of 6" lines with fire hydrants spaced at a maximum of 600 feet. The minimum residual pressure at any hydrant flowing at 500 gpm will be 20 psi. • • • • DRAINAGE The development area is relatively flat with drainage flowing generally from southeast to northwest. No major drainage courses cross the proposed development area and the drainage basins to the south and west are small and flow away from this area. The property is bound on the east and north by the • Roaring Fork River; therefore no drainage problems are created from that direction. Within the development area, preliminary investigation of run- off quantities and drainage patterns indicated 18" to 24" cul- verts will sufficiently handle the drainage. Flow of surface • water will be directed to enter the Roaring Fork River with minimal sedimentation and erosion. TELEPHONE AND ELECTRIC UTILITIES AND NATURAL GAS • Underground telephone and electric utilities, supplied by Mountain Bell and Holy Cross Electric respectively, will be extended from existing utility lines in the Westbank Subdivision. All easements will be within public rights-of- way or on dedicated rights-of-way. Natural gas supplied by Rocky Mountain Natural Gas Company is also available from gas lines running adjacent to this property. • • • • • CENTENNIAL ENGINEERING, INC. 7";---;Z)�: Carl A. Miller, PE c E. i 4,7-0 c, • • Lincoln DeVore 1000 West Fillmore St. Colorado Springs, Colorado 80907 (303) 632-3593 Home Office Land Design Partnership Village Plaza; Suite 208 Glenwood Springs, CO 81601 • Attn: Ron Liston • • • • • April 6, 1979 Re: GENERAL & ENGINEERING GEOLOGY & SOILS DON ICE PROPERTY GARFIELD COUNTY, COLORADO Gentlemen: Transmitted herewith is a report concerning the general and engineering geology and soils of the proposed Don Ice Property located in Garfield County, Colorado. Respectfully submitted, LINCOLN-DeVORE TESTING LABORATORY, INC. By: Michael T. Weaver Professional Geologist By: Robert L. Bass Civil Engineer MTW & RLB/vfb Reviewed by eo D. Morris, LDTL Job No. GS -988 2700 Highway 50 West P.O. Box 1427 109 Rosemont Plaza P.O. Box 1882 Pueblo, Colo 81003 Glenwood Springs, Colo 81601 Montrose, Colo 81401 Grand Junction, Colo 81501 • (303) 546-1150 (303) 945-6020 (303) 249-7838 (303) 242-8968 P.O. Box 1643 Rock Springs, Wyo 82901 (307) 382-2649 INTRODUCTION A subsurface soils and geological engineering investigation was performed by personnel of Lincoln-DeVore, at the Don Ice Property, located in the North- west quarter, Section 1 and Northeast quarter, Section 2, Township 7 South, Range 89 West and Southeast quarter, Section 35 and Southwest quarter, Section 36, Township 6 South, Range 89 West of the 6th Principal Meridian, in Garfield County, Colorado. This 8 acre site lies on older terrace material on the west side of the Roaring Fork River, (See Figure 1). The property is adjacent to the Westbank Subdivision and it is our understanding that the fifty proposed townhouse units are to receive central water and septic disposal services from this subdivision. The site is flat -lying with good drainage and exposure. Vegetation is sparse, with only small sage and low grasses present. • • • • • • • • • • • • • • • CONCLUSIONS AND RECOMMENDATIONS Since the magnitude and nature of the proposed foundation loads are not precisely known to the Laboratory at this time, the recommendations contained herein must be quite general in nature. Any special loads or unusual designs conditions should be reported to the Laboratory so that changes in these recommendations may be made if necessary. However, based upon our analysis of soil conditions and project characteristics previously outlined the following recommendation;; are made. It is our recommendation that shallow foundation systems consisting of continuous foundations beneath bearing walls and isolated spread footings beneath columns and other points of concentrated load be used to carry the weight of the proposed structures. Foundations resting on the coarse gravel material of Soil Type No.2 may be proportioned on the basis of a maximum allowable bearing capacity of 3500 psf. It is unlikely that foundations will rest on the silty sand material of Soil Type No. 1, due to the relatively thin layer in which it was encountered across this site. However, should foundations rest in this material they may be proportioned on the basis of a maximum allowable bearing capacity of 2500 psf. In any case, no minumum dead load pressure is required. The bottoms of foundations should be located a minimum of 3 feet below finished grade or greater if dictated by local building codes, for frost protection. It is recommended that the foundation components for these structures be well balanced. Foundations should be proportioned in such a manner that the contact stresses beneath exterior walls are approximately the same within + 500 psf. Isolated interior column footings should be designed for unit loads of about 200 psf less than the average of those selected for the exterior walls. The criteria for this balance will depend upon the nature of the structure. Single -story, slab on grade structures may be balanced on the basis of dead load only. Multi -story structures or structures with basement$ should be balanced on the basis of dead load plus approximately one-half the live load. Stemwalls for continuous foundatious should be designed as grade beams capable of spanning at least 12 feet. The horizontal reinforcement required in this design should be placed continuously around the building with no gaps or breaks in the reinforcing steel unless specially designed. Reinforcing should be placed at both top and bottom of foundation walls with the majority of the reinforcement being located at the bottom of the wall. Where foundation walls will retain soil in excess of 4 feet in height, vertical reinforcement may be necessary and should be designed. To design such vertical rein- forcing the equivalent fluid pressure of the soil may be taken as about 38 pcf,in the active state. Where floor slabs are used they may be placed directly on grade or over a compacted gravel blanket of 4 to 6 inches in thickness. If the gravel blanket is chosen however, it must be provided with a free drainage outlet to the surface and must not be allowed to act as a water trap beneath the floor slab. Floor slabs should be constructed in such a manner that they act independently of columns and bearing walls. Additionally, floor slabs should be placed in sections no greater • • • than 25 feet on a side. Deep construction or contraction jointp could be placed at these lines to facilitate even breakage. This will help reduce unsightly cracking which would be caused by differential movement. Adequate drainage must be providEa in the foundation area, both during and after construction to prevent the ponding of water. The ground surface around the building should be graded such that surface water -will be carri;d quickly away. Minimum gradient within 10 feet of any structurE; will be depend upon surface landscaping. Bare or paved areas should have a minimum gradient of 2%, while landscaped areas should have a minimum gradient of 5%. If roof drains are used, they should be carried across all backfilled areas and dischar9„d well away from the structure. Care should be taken to prevent water from discharging over the slope in such a manner that erosion will be induced. Backfill around the proposed structures and in utility trenches leading to the structures, should be compacted to at least 90% of the maximum Proctor dry density, ASTM D-698. The native soils may be used for this purpose, providing any topsoil, debris, or material larger than 6 inches in diameter is first removed. Backfill should be placed in lifts not to exceed 6 inches compacted thickness and at a moisture content approximately equal to the optimum Proctor moisture content, + 2%. Backfill should be compacted to the required density by mechanical means. No water flooding techniques of any type should be used in the placement of fill on this site. An area of trash and debris was observed on this site, the • • approximate location of which is indicated on the enclosed Test Pit Location Diagram. Additionally, topsoil materials exist at some locations on this site as is evidenced by the material encountered in the upper portion of Test Pit No. 5. Any topsoil or debris materials which are located in the building region, should be completely removed prior to the beginning of construction. Additionally, should any pockets of topsoil, debris, or otherwise unsuitable material be encountered at foundation level, this material should be removed and replaced with a suitable backfill compacted to 95% of the maximum standard Proctor dry density using the procedures previously outlined. As has been discussed in the previous section of this report,a rather steep slope exists on the edge of this site where County Road 109 roughly parallels the Roaring Fork River and this slope is in a marginal stability condition at most locations. We therefore recommend that structures be set back a minimum of 25 feet from the top of this slope. This set back will remove structures from the potential failure zone for deep seated rotational failures, as well as removing structures from the influence of any shallow near surface failures. The materials of Soil Types 1 and 2 were not found to contain sulfatesin detrimental quantities. Therefore, a normal or Type I Cement may be used in all concrete which will be in contact with these materials. The open foundation excavation should be inspected prior to the construction of forms or placement of concrete, in order to establish that proper design bearing material has been reached and that no debris, soft spots, or • • • • • • • • • • other unsuitable material are located in the foundation area. It is believed that all pertinent points concerning the subsurface soils on this site have been covered in this report. If soil types and conditions other than those described herein are noted during construction on the site, these should be reported to the Laboratory so that changes in recommendations may be made if necessary. Should questions arise or further information be required, please feel free to contact the Laboratory. Page 2 April 4, 1979 lawns, trees and the common area will be accomplished from Westbank's irrigation system and not from the above described wells or Westbank domestic water system. Please advise if I can provide further specific information in this regard. Very tru AN KER DK/b cc --Ray Baldwin (County Planner) • rs, • • • • • • • • • • • LEGAL DESCRIPTION PARCEL 1 A tract of land situated in Lots 26 and 11, Section 35, and Lot 3, Section 36, Township 6 South, Range 89 West of the 6th P.M., and Lot 5, Section 1, Township 7 South, Range 89 West of the 6th P.M., described as follows: Beginning at a point on the South line of said Lot 3 whence the Southwest corner of said Section 36 bears S. 86°33' W. 93.88 feet; thence N. 22°03' W. 312.7 feet; thence N. 46°47' W. 545.5 feet; thence N. 42°04' E. 137.2 feet; more or less to the high water line on the Westerly bank of the Roaring Fork River; thence S. 48°11' E. 445.0 feet along said high water line to a po-nt near the Hardwick Bridge; thence S. 28°55' E. 573.6 feet, more or less, to an existing fence corner lying Easterly of the County Road as now constructed and in use; thence S. 30°06' E. 300.1 feet along said fence line to the angle point in said fence; thence S. 19°33' W. 389.90 feet along said fence to the angle point thence S. 40°32' W. 63.7 feet to a point in said fence on the Westerly side of the County Road; thence N. 11°33' W. 542.7 feet; thence N. 16° 31' W. 126.7 feet; thence N. 22°03' W. 60.4 feet to the point of beginning. PARCEL 2 A tract of land situated in Lot 5, Section 1, and Lot 1, Section 2, Township 7 South, Range 89 West of the 6th P.M., and Lots 11 and 26, Section 35, and Lot 3, Section 36, Township 6 South, Range 89 West of the 6th P.M., described as follows: Beginning at a point on the South line of said Lot 3 whence the Southwest corner of Said Section 36 bears S. 86°33' W. 93.88 feet; thence N. 22°03' W. 312.7 feet; thence N. 46°47' W. 545.50 feet; thence S. 25°28' E. 1529.0 feet; thence N. 70°37' E. 26.2 feet; thence N. 11°33' W. 542.7 feet; thence N. 16°31' W. 126.7 feet; thence N. 22°03' W. 60.4 feet to the point of beginning. • PROPERTY OWNERS WITHIN 300' Dapples, George & Brosseau, Joseph Edward Jr. P.O. Box 86 Santa Fe, New Mexico 87501 Demco Construction Company, Inc. P.O. Box 1342 Glenwood Springs, CO 81601 Fetch, Kevin & Penzotti, James A. P.O. Box 232 Snowmass, CO 81654 Gould, Norman L. & Nancy L. 0088 Meadow Lane Glenwood Springs, CO 81601 Heisell, Gary L. & Linda J. P.O. Box 1324 Glenwood Springs, CO 81601 Hineline, Stewart & Virginia 122 Meadow Lane Glenwood Springs, CO 81601 Hochstedler, John C. & Dorothy A. P.O. Box 323 Basalt, CO 81621 Minard, Donna M. P.O. Box 398 Basalt, CO 81621 Pace, Ed Construction P.O. Box 1351 Carbondale, CO 81623 Rose, James L. P.O. Box 566 Glenwood Springs, CO 81601 Titus Construction P.O. Box 31 Glenwood Springs, CO 81601 Westbank Ranch #1, Limited P.O. Box 987 Glenwood Springs, CO 81601 Wulf, Roger W. & Ardis J. 1329 Pitken Avenue Meadowood Aprts #18 Glenwood Springs, CO 81601