HomeMy WebLinkAboutBattlement Mesa.;-'
-------1 .
''------------1
·~·
--~~~\\... l _ ------,
!.AA I
\. . ...... ··l . ·--.. ___ . ..--. I
·--------·-·--·~·-·-_________ j
BOOK 610 PAGE48Q
EXHIBIT C
~MESA
PLJ\NNED UNIT re\IEWPMEm' PU\N
1.00E DISTRICT MAP
~,
'-
SUMM.J\RY OF ZOOE DISTRICTS
zalE DISTRICT'S
Rural Density Residential
Low Density Residential
Medium Density Residential
Central Area Residential
l'obile Heme Residential
Neighbormod O:mrercial
Office Park
Business Center
'llloroughfare R.o.w.
PUblic, Semi-PLilllc,
& Recreational
(RDR)
(LOR)
(MOR)
(CAR)
(MHR)
( NC)
( OP)
( BC)
(In-I)
(PSR)
389
557
151
103
250
33
0
156
128
1551
3398
BATTLEMENT MESA DEVELOPER INFORMATION
THE BATTLEMENT MESA COMPANY
&,.,
BATTLEMEN T MESA
COMPA N Y
BATTLEMENT MESA
COMPANY
DESIGN\VORK ST ror
Des ign Work sh op, In c
120 East Main Street
Aspen , CO 816 11
Tel: 970/925-835 4
Fa x: 970 /92 0 -1387
www.designworkshop .com
P.O . Box 6000
Battlement Mesa, CO 81636
Tel: 970/285 -9740
Fax : 970/285 -9035
www.battlementm esa .com
Contact Eric Schmela
970/379 -7943
eschmela@battlemen t mesa.com
6
SC H MUESER GOR D ON M EYER ~tech
HEPWORTH·PAWLAK GEOTECHNICAL
Environmental So lution s
600 CR 216
Rifle , CO 81650
Tel: 970/618-6841
Fax : 970/625 -1673
ENG N EERS SURVEYO R S
Sc hmu eser Gord o n Meyer
118 W. Sixth Street
Glenwood Springs . CO 81601
Tel: 970/945 -1004
Fax: 970/945 -59 48
www.sgm -in c.co m
HP Geotech
50 20 County Road 15 4
Glenwood Spr in gs , CO 81601
Tel : 970/945-7988
Fax: 970/945-8454
www.hpgeotech .com
Amo-mrrmc. inc.
Aero -M etri c, In c
4708 South Coll ege Avenue
Fort Col lin s. CO 80525
Tel: 970/2 26-2883
Fax : 970/226 -2 965
www.aerometr ic.co m
Table of Contents
Local Context Maps ....................................................................................................................................................... 8
Original Land Use Plan ................................................................................................................................................ 10
Existing P.U .D. Buildout ................................................................................................................................................ 11
Zoning ............................................................................................................................................................................. 12
Land Available for Purchase ....................................................................................................................................... 13
Background , Executive Summary, and Development Oppo rtunities ................................................................. 16
Public Facilities .............................................................................................................................................................. 18
Existing Infrastructure .................................................................................................................................................. 21
Existing Amenities ........................................................................................................................................................ 23
Master Utility Plan ........................................................................................................................................................ 27
Environmental Conditions Summary ........................................................................................................................ 28
Entitlement Process ..................................................................................................................................................... 33
Parcel Information ........................................................................................................................................................ 35
Core Area Contex t. ................................................................................................................................................... 3 6
Core Area Ma ster Plan ............................................................................................................................................. 37
Parc el 7 ................................................................................................................................................................... 38
Parce l 2 ................................................................................................................................................................... 44
Parc el 3 .................................................................................................................................................................. 50
Parc el 7 ................................................................................................................................................................... 5 6
Parc el JA ................................................................................................................................................................. 61
Parce l 5 , Block s 3&4 ............................................................................................................................................... 65
Parc el 6 ................................................................................................................................................................... 69
Old Hi gh Sch ool Parce l ............................................................................................................................................ 74
Ston e Quarry Common s Parce l 5 -1, Tract s 2&3 ..................................................................................................... .79
Ston e Quarry Comm ons Parc el 5-2, Tract s 1 &2 ...................................................................................................... 88
Old El ementary Sc hool Sit e ...................................................................................................................................... 9 6
Th e Fairway s ............................................................................................................................................................ 99
Parce l 2-2 ............................................................................................................................................................. 70 2
Outlying Parcels .......................................................................................................................................................... 106
Parce l 5 -4 ............................................................................................................................................................. 107
Parc el 4-3 ............................................................................................................................................................. 110
Parcel 4 -4 .............................................................................................................................................................. 11 3
Parce l BC-1 ............................................................................................................................................................ 116
Parcel BC-2 ........................................................................................................................................................... 11 9
Parcel 5-5 ............................................................................................................................................................. 122
Parcel 4-5 ............................................................................................................................................................. 123
Parc el 4-6 ............................................................................................................................................................. 124
Parc el 6 -1 ............................................................................................................................................................. 125
Parc el 6-2 ............................................................................................................................................................. 12 6
Parc el 6-3 ............................................................................................................................................................. 127
Parc el 6 -4 ............................................................................................................................................................. 128
Parc el 6-5 ............................................................................................................................................................. 129
LOCAL CONTEXT MAPS
8
-,--
~ ..
CQNTEXT MAP,,
1-70
-·~-
COLORADO RIVER
BURLINGTON NORTHERN RAIL ROAD
.-
BATTLEMENT MESA ENTRANCE
_ SIPPRELLE DRIVE ~ f' ~ ~ ~)' . ~'' •
1_~{\"'''-"!. /_ -~···~·~ , -'. ·-·-::..,;,:· .~!ft! TOWN CENTER »ii--·· -~ "l '\lt -',,. ... ' • • .•. -.. -·. ~ ~~ _,':":'"'' --. .. --·
~
r BATTL EMENT MESA PUD BOUNDARY
ORIGINAL LAND USE PLAN
Original Land Use Master Plan
10
Central Area Residential -
Mobile Home Residential
Medium Density Residential [===:J
Low Density Resident ial i:::::::==:J
Rural Density Residential c==J
LEGEND
Pub li c Buildings & Sc hoo ls
Recreation Areas -
PSRLand -
Commercia l Areas i:::::::==:J
Churches -
Water
EXISTING PUD BU ILD OUT
.• +,,,
The areas highlighted are built out in full as designated per the Land Us e Lege nd
Central Area Residentia l -
Mobile Hom e Residentia l
M edium Density Residentia l
Low Density Residentia l C=:::J
Rural Density Residentia l ~
Mi xe d Use , General Sa les or Se rvice -
LEGEND
Public Buildings & Sc hool s
Recreati o n Areas -
PSR Land -
Co mm ercia l Areas C--l
Churc hes -
Water
1 -Saddleback Village
2-Sanitation District
3-Monument Creek Village
4 -Middle School
5-Willow Creek Village
6-Willow Ridge Apartments
7 -Eagle 's Point
8-Town Center
9-Recreation Center
10 -Mesa Ridge
11 -Battlement Creek Village
11
ZONING
Battlement Mesa Zoning as of March 2008
12
Rural Density Residential
Low Density Residential
Medium Density Residential
Central Area Residential -
LEGEND
Mobile Home Residential -
Neighborhood Commercial -
Business Park
Public, Semi -Public and Recreational
LAND AVAILABLE FOR PURCHASE
Central Area Res id ential
M obil e Home Res id enti al
M edium Den sity Res id ential
Lo w D ensity Res id ential
Rural Den sity Res id ential
M ixe d Use , General Sa les or Se rvice
-
c::::o
c:::==:J -
LEGEND
Publi c Buil dings & Sc hool s
Rec rea t ion Areas -PSR Land -Comm erc ial Areas c:=._1
Church es -Wat er
1 -Parcel 2 -2
2 -The Fairways
3 -Outlying Parcels -North
4 -Core Area
5-Outlying Parcels -South
6 -Old Elementary School Site
13
BACKGROUND, EXECUTIVE SUMMARY
AND DEVELOPMENT OPPORTUNITIES
Battlement Mesa is a 3,800-acre master-planned
community with not only staggering views -from the
Rocky Mountain Mesas to the Colorado River -but
also a prime location just one mile from 1-70 , midway
between Grand Junction and Glenwood Springs in
Garfield County, Colorado. Battlement Mesa is at the
heart of an area experiencing unprecedented growth ,
and expansion will be fueled by the influx of baby
boomers and a long history of oil and gas exploration in
the region .
Battlement Mesa was first developed by Exxon in the
early 1980s as a place for field workers , scientists ,
corporate leaders, and their families to reside in close
proximity to the oil shale mines of Western Colorado.
This massive mobilization and development effort was
brought on by the consistently high price of crude oil
in the 1970s and escalated prices due to the Persian
Golf conflicts between Iran and Iraq.
Banking on prices soaring even higher, in May 1980
Exxon purchased the Colony Oil Shale Project from Arco
and started the master-planning process for a Town of
25 ,000 people . Exxon programmed this community
to be self-sufficient, with a broad range of residential
options to meet the needs of all employee types and
income levels . In addition , Exxon intended the res idents
to have a full suite of amenities and public services to
keep them entertained and educated. To this end , a
Town Center, schools , churches , recreation facilities and a
golf course were constructed by Exxon. A vast amount of
infrastructure was constructed including roads , utilities ,
and a water treatment plant -all in anticipation of the
lavish returns to be made on oil shale .
16
Executive Summary
Oil prices plummeted in 1982 and so did the economic
feasibility of oil shale exploration. On May 2, 1982
Exxon ceased development of Battlement Mesa and
stopped the Colony Oil Shale Project.
Today, Battlement Mesa is a community that has quietly
grown in size and population . The majority of homes in
the southern end of the Planned Unit Development
(PUD) are fully built out and realized per the original
PUD Master Plan . Taking advantage of the proximity
to the golf course , the majority of the far western side
of the PUD is also constructed, including Battlement
Creek and Willow Creek Villages . More recently,
development of the Eagle 's Point neighborhood near
Town Center -primarily single-family homes , with many
overlooking the golf course -has been predictably
successful with strong lot sales .
Opportunity exists to purchase the remaining areas
of the Battlement Mesa PUD . This booklet is designed
to give interested parties the opportunity to learn more
about one of the largest Planned Unit Development
opportunities in Colorado.
The Battlement Mesa Company, a privately-owned
and controlled entity, has controlled the entire
3 ,800 acres of the PUD on a fee simple basis for
the past twenty years . The Company has managed
the PUD estate through two decades weathering
national economic trends . Recently, an upturn in
local economy has brought enormous growth and
capital influx to Garfield County.
The towns surrounding Battlement Mesa -Parachute ,
Rifle , and Silt -have in some cases more than doubled
in size since the last economic downturn . Driven by
strong housing markets in the Roa ring Fork and Eagle /
Vail Valleys , the working middle class has moved to
these areas of Garfield County utilizing a le ss expen-
sive alternative for renting or purchasing property.
Furthermore , these areas have grown to accommodate
the increasing labor forces required to man and manage
the area 's burgeoning drilling and exploration projects .
Although some may argue that parts of the US -
including Denver -are clearly in an economic
downturn , Garfield County 's economy is far from
slowing down or even leveling off. With the price of
oil well above $100 per barrel , the arrival of major
corporations (such as Shell) settling to the area , and
the continued growth of Grand Junction , Rifle , Silt ,
New Castle , Gypsum , Eagle , Vail , Glenwood Springs ,
Carbondale , Basalt , and Aspen -Battlement Mesa is
perfectly poised for eminent grow t h.
An investment in Battlement Mesa , an established and
master covenant-restricted Planned Unit Community,
will bring both short-term and long-lasting financial
returns and a steady revenue st ream to developers a nd
investors alike .
The opportunities presented in th is booklet are th e
result of a five -year, multi-disciplinary collaborative
process with the Battlement Mesa Company. Each
parcel within the "core area " has been examined by a
land planner and engineer: Density has been tested
against zoning and land use . Product has been sub -
je cted to market analysis . Layout has been determined
fr om geotechnical and survey data gathered specifically
for this project. Three of the parcels within the core
a rea (Parcels 1 , 2 , and 3) and the Fairways have prelimi -
nary plan drawings ready for submission. The remaining
parcels within the core area are in progress, and by the
e nd of 2008 , most of the parcels in the core area will
likely be ready for submission .
Although this collaborative process has resulted in
re commended designs and layouts of the available
parcels , there remain many alternative development op -
tions . The Battlement Mesa Company looks forward to
working with and providing assistance to any interested
parties offering design directions and suggestions .
In the same spir it, we look forward to hearing your
fe edback and suggestions regarding this bookl et .
Thank you for your interest in Battlement Mesa .
I hope that the information provided herein will prompt
you to invest in thi s remarkable place and community.
Eric Schm e la
Vice Pre s iden t
Battlement Me sa Company
Execu ti ve Summary
17
PUBLIC FACILITIES
BATTLEMENT MESA SCHOOLS
The Battlement Mesa PUD falls under the jurisdictio n
of the Garfield County Re-16 School District. Re-16
cove rs West Rifle to the Western Border of Garfield
County and currently has the highest enrollment
growth rate in the County. The class sizes within the
Re-16 district are generally smaller than average class
size within the County.
Battlement Mesa currently has two Schools within
the PUD , with an additional Middle School under
construction and ready for occupancy by 2009 .
The Bea Underwood Elementary School (BUE) is
located in Saddleback Village in the Southern area
of Battlement Mesa and was constructed in 1982 .
BUE covers grades 1 through 6 and currently has
578 students. For more information contact:
Principal Corey Dos s
0741 Tamarisk Avenue
Parachute , CO, 81635
Tel : 970.285.5703
E-Mail : cdoss@garcoschools .org
Recreation Cent er
18
Publi c Faci liti es
The LW St. John Middle School is located towards
the middle of the Battlement Mesa PUD to the West
of Monument Creek Village and was constructed in
1983. It currently has 188 students and covers
grades 7 and 8 . Upon completion of the new middle
school in the core area of Battlement Mesa , the L W
St. John Middle School will become a second Elemen-
tary School for the district and Battlement Mesa.
For more information contact:
Principal Scott Pankow
0460 Ston e Quarry Road
Parachute , CO, 81635
Tel : 970.285.5704
E-Mail: spankow@garcoschools.org
The Grand Valley High School is located a short
distance from the Battlement Mesa PUD , on the
South Side of 1-70 in Parachute. It was constructed
in 2002 and currently has 335 students and 27
teachers . The school covers grades 9 through 12.
For more information contact:
Principal Ryan Frink
800 Cardinal Way, PO Box 68
Parachut e, CO, 81635
Tel : 970 .285 .5705
E-Mail : rfrink@garcoschools.org
PLACES OF WORSHIP
With four churches located in Battlement Mesa
and two churches located in Parachute, a variety
of worship choices are available to suit many
Christian denominations .
Grace Bible Church is located in the core
area of Battlement Mesa off Spencer Parkway.
For more information contact:
755 Spencer Parkway
P.O. Box 6248
Battlement Mesa , CO, 81636
970.285 .9862
www.grace-bible-church .com
Crown Peak Southern Baptist Church , is
located next to the Bea Underwood Elementary
School in Saddleback Village .
For more information contact:
0707 West Battlement Parkway
Parachute, CO, 81635
970 .285 .7946
www.crownpeakbaptist.com
All Saints Episcopal Church is located directly
behind the town center on Sipprelle Drive .
For more information contact:
0750 Sipprell e Drive
Parachute , CO, 81635
970 .285.7908
Light House Assembly of God Church, is
located in the core area of Battlement Mesa
within walking distance of the Town Center.
For more information contact:
1833 South Battlement Parkway
Parachut e, CO, 81635
970 .285.7236
Grand Valley Christian Church, is located
on the west side of 1-70 in Parachute
For more information contact:
776 West 2nd
Parachute , CO
970.285.7597
Grand Vall ey Fire Stati on Head Quart ers
Grand Valley United Methodist Church , is
located on the west side of 1-70 in Parachute
For more information contact:
132 Parachute Avenue
Parachute , CO
970 .285.9892
For a complete li sting of all churches in the area,
follow this web link:
www. battleme ntm es acolorado . com /churches . asp x
FIRE AND POLICE DEPARTMENTS
Fire Department
The fire protection for Battlement Mesa falls under
the jurisdiction of the Grand Valley Fire Protection
District, located on the south side of Battlement
Parkway within the core area of the Battlement Mesa
PUD . Due to the rapid growth of the district's popula -
tion , a new fire district building is soon to be under
construction and will be located South of the Kum 'n'
Go Gas Station off Stone Quarry Road .
David Blai r; Fire Chi ef
1777 Battl ement Parkway
Battl ement Mes a, CO, 81635
970.285 .9119
www.grandvall eyfir e.org
Police Department
Publi c Fac ilities
19
EXISTING INFRASTRUCTURE SUMMARY
In addition to the treatment plant, the existing
wastewater infrastructure includes a 24-inch diameter
interceptor sewer line that runs through the golf
Course. The sewer line is designed to convey the entire
development's wastewater flows to the treatment plant.
The wastewater master plan anticipates construction of
additional collector sewer lines as new areas within the
central core are developed. The need for and timing of
these improvements will correspond with the develop-
ment of the property, and are dependent on phasing of
various areas within the central core.
Electrical Power -Holy Cross Energy is the power
supplier for Battlement Mesa. Primary electrical infra-
structure is in place within the roadways throughout
the majority of the development. Holy Cross Energy will
enter into contracts with proposed developers to ex-
tend primary electric service within each development.
For more information, contact: (970) 945-5491
Natural Gas -Xcel Energy supplies natural gas to
Battlement Mesa. Existing infrastructure will be ex-
tended from Spencer Parkway or Battlement Parkway
to new development areas . Xcel Energy will enter into
contracts with proposed developers for extensions
into new areas. For more information , contact:
(800) 895 -4999
Telephone -Qwest provides telephone service to
Battlement Mesa . New service to residential areas will
be e xtended under the terms of a contract between
proposed developers and Qwest. For more information ,
contact: (800) 244-1111
Cable TV -Comcast provides cable television and
broadband service in developed areas of Battlement
Mesa . There is currently no Comcast infrastructure
adjacent to S pencer Parkway. For more information ,
contact: (970) 285-9032
22
Existing Infras t ru cture
EXISTING AMENITIES
By design , Battlement Mesa is a self-contained , family -
friendly development with abundant recreational and
educational opportunities . Bordered by the Colorado
River and surrounded by hundreds of acres of desig-
nated open space , Battlement Mesa is rich in natural
beauty. The natural features have been enhanced by
parks , playgrounds, and tennis courts and is accessed
by miles of paved walking and biking trails .
At the commercial heart of Battlement Mesa is the
Town Center, where you can conveniently s top in for a
quick cup of coffee, drop off your dry cleaning, or pick
up a week's worth of groceries.
The neighborhoods at Battlement Mesa surround one
of the finest 18-hole public championship golf courses
in the western United States . It has been rated one of
"Colorado 's Top Ten Public Courses (Golf Digest)."
Thoughtfully designed by Joe Finger and Ken Dye to
blend with the natural terrain and highlight the maj e sti c
mounta in views , the course presents beautiful chal -
lenges to both experts and beginners alike . Every year,
the course is host to a number of local and state -wid e
tournaments . Clinics for players of all levels are available
at the Battlement Mesa Golf School.
The Battlement Mesa Activities Center was designed to
a ccommodate the needs of 25 ,000 residents. Inside
the 53 ,000 -square-foot facility, you 'll find an Olympic-
s ize swimming pool , a workout room with Univ e rsal
e quipment, free we ight s and cardio machines , a hot tub
a nd sauna , a racquetball court, a full-size gymnasium
(for volleyball and basketball), exercise studios , indoor
running track and e ven billiard tables.
Th e Battlement Mesa Activities center is also host to
a ll manner of eve nts: from fitn e ss classes to classes on
c ountry dancing, fly -tying and painting; to community
b arbecues , card games and concerts; to Rotary, Kiwanis ,
Lions and VFW me etings.
23
ENVIRONMENTAL CONDITIONS SUMMARY
SOILS AND GEOLOGY
The soils and geology on this site were evaluated
by HP Geotechnical in a report titled "Preliminary
Geotechnical Study, Proposed Residential Development
Areas A and B, Battlement Mesa Development, Garfield
County, Colorado." The report includes an evaluation of
all undeveloped land between East Battlement Parkway
and the Battlement Mesa Golf Course.
This report presents the general subsoil conditions,
surficial geology, site grading and drainage consider-
ations . Preliminary foundation recommendations are
made based on the results of 43 soil borings within the
project area. The full text of the report is available on
the CD that accompanies this booklet.
The site itself is located on the Battlement Creek/
Monument Gulch alluvial fan complex . The alluvial
fan developed at the mouth of Battlement Creek and
rocks from gravel-size to large boulder-size in a silty to
clayey sand matrix . The subsoils -below about foot
of topsoil -generally consist of stiff, sandy clay with
occasional gravelly zones overlying relatively dense
rock fragments of up to boulder size in a sandy clay
matrix. The fan deposits to the east of the erosional
escarpment are typically covered by a thin loess blanket
ranging from 2 to 15 feet thick .
The site's geologic conditions should not have a
significant influence on project feasibility. Yet several
geologic conditions need to be considered in project
planning and design . The first is the potential for
moisture-sensitivity in foundation soils ; second is
possible construction -related slope instability if build-
ings are located on (or close to) the steep erosional
escarpment and incised drainages in the project site's
western end . At the time of drilling, no free water was
encountered in the borings and the subsoils were
slightly moist to moist.
The full text of the report includes preliminary design
recommendations for foundations , floor slabs , under-
drain systems, site grading, and surface drainage.
GEOLOGIC HAZARDS
Radon Potential
Regional studies by the U.S . Geological Survey for
the U.S . Environmental Protection Agency (EPA)
indicate that the project site , not unlike much of
Colorado, has a high radon gas potential. It is not
possible to accurately assess future radon concentra-
tions in buildings before they are constructed. New
buildings in moderate to high radon areas are often
designed with provisions for ventilation of the lower
Monument Gulch during the middle-to late-Pleistocene enclosed areas should post construction testing show
Era . Most of the fan complex is no longer active . The unacceptable radon concentrations.
fan deposits consist of basalt and local sedimentary
28
En vironmental Co nditio ns
•
ENVIRONMENTAL CONDITIONS SUMMARY
Earthquake Considerations
The region is in the 1997 Uniform Building Code ,
Seismic Risk Zone 1. Historic ground shaking at the
project site does not appear to have exceeded Modified
Mercalli Intensity VI (Kirkham and Rogers , 1985)
Modified Mercalli Intensity VI ground shaking should be
expected during a reasonable exposure time , but the
probability of stronger ground shaking is low.
Intensity VI ground shaking is felt by most people
and causes general alarm but results in negligible
damage to structures of good design and construction .
The residences and other occupied structures will be
designed to withstand moderately strong ground shak-
ing with little or no damage and not to collapse under
stronger ground shaking.
Construction-Related Slope Instability
Construction related slope instability typically
associated with grading for residential construc -
tion should not be a problem over most of the site .
Setbacks from the escarpment may be advisable
depending on the specific locations of proposed
development. Preliminary development and grading
plans should undergo additional geotechnical
evaluation to assess potential slope instability.
HYDROLOGY
T he Battlement Mesa PUD is geographically
bo rdered by the Colorado River to the northwest,
M onument Gulch to the south and Battlement
Cree k to the northeast. The proposed core area
de velopment ranges in elevation from approximately
52 00 ft to 5800 ft above sea level.
T hi s portion of Colorado receives approximately
15 .76 inches of precipitation a year (bas ed on
Parac hute , CO weather records). The precipitation
is evenly d istributed throughout the year with average
monthly precipitation ranging from a low of 0 .96
inches in Jun e, to a high of 1 .95 inches in October.
T he major precipitation events in this area are generally
the result of summertime thunderstorms which occur
be tween May and October. For the period from May
th rough October the 2 -year, 24-hour precipitation
event is 1 .0 inches , the 25 -year, 24-hour precipitation
event is 2 .0 inches, and the 100-year, 24-hour precipi-
ta tion event is 2.4 inches.
Parachute , Colorado Period of Record Monthly Climate Su mmary
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual
Average Max Temperature (F) 38.5 46 56.4 64.3 76.1 88 .5 94 .3 93 .2 82 .3 65 .7 50.6 40.7 66.4
Average Min Temperature (F) 11.4 19 .5 29.5 33.2 42.6 50.3 57 .6 57.2 48 35.4 26 .7 18 .7 35 .8
Average Total Precipitation (in.) 0.73 0.67 1.77 1.66 1.18 0 .96 1.52 0 .9 1.45 1.95 1.74 1.23 15.76
Average Total Snowfall (in .) 9.8 2.4 3 1.1 0 0 0 0 0 0 .3 6 .6 10 .7 33.8
Average Snow Depth (in.) 4 1 0 0 0 0 0 0 0 0 0 2 1
Period of Record: 6 1 11 198 1 lo 5 /3 1 /1992
29
Env ironm ental Cond itions
Wildlife
Steve Dahmer of Environmental Solutions evaluated the
site 's wildlife habitat in terms of usage by mule deer, elk,
bald eagles, and great blue herons. The complete text of his
report is included on the CD accompanying this booklet.
The entire study area is mapped by CDOW as Severe
Winter Range for mule deer and as a Winter Concentration
Area . However, because of the extensive previous distur-
bance to much of the property and its proximity to 1-70 ,
the report identifies only limited pockets of adequate avail-
able habitat. Adequate habitat exists within the drainages
and on the steep slopes located within the western portion
of the report's study area.
Elk prove to use the study area primarily from mid-fall
through the winter months. However, like the deer, elk
require areas of security cover as well as adequate travel
corridors in order to fully utilize the site. Those conditions
exist primarily in the drainage corridors within the western
portion of the study area.
Bald eagles and great blue herons frequent the areas
immediately surrounding Battlement Mesa . The project area
is , however, an unattractive location for bald eagles because
of the scarcity of mature cottonwoods (or other tall tree
species) suitable for bald eagle nest sites, the abundance
of roads , the existing human activity in the area, and the
distance from the Colorado. The lack of wetlands and
aquatic sites on the property limits its potential as habitat
for the great blue heron .
32
Environm ental Conditions
ENTITLEMENT PROCESS
BACKGROUND
The Battlement Mesa PUD was originally approved by
the Garfield County Board of County Commissioners
in Resolution 82-121 on May 24 , 1982 and recorded
at Reception No. 333476. The PUD approval estab-
lished land-use categories ranging from Rural Density
Residential at (one unit per acre) to Central Area
Residential (at 20 units per acre). A large area of
land in the center of the development was designated
as the Business Center, and public uses such as church -
es and schools, were also created. Large tracts of Open
Space surround many of the residential neighborhoods.
ENTITLEMENT PROCESS
Development of properties in Battlement Mesa is
g overned by Garfield County Land Use Regulations
and Battlement Mesa PUD Zoning Regulations. The
land-use patterns, zone district designations , and zone
d istrict regulations for various properties within the
PUD have been established by approval of the original
Planned Unit Development and the subsequent amend -
ment to the PUD .
The entitlement and subdivision process for undevel -
o ped properties in Battlement Mesa PUD is currently
a two -step process governed by Garfield County Land
The Garfield Board of County Commissioners approved Use Regulations . Garfield County is conducting an ex -
an amendment to the PUD on February 11 , 2008 by tensive review and modification to the Land Use Code ,
resolution 2008 -33 and recorded March 12 , 2008 submittal requirements and review procedures are
at Reception #744451 . The changes in zoning allow s ubject to change as soon as the new regulations take
construction of a new Middle School and medical cl inic e ffect. Both the existing and proposed land use codes
within the central core area of the PUD. The zoning was c an be found on the CD at the back of this booklet.
changed from public use to allow residential develop -
ment within specified areas. These new residential
areas , adjoining the school and hospital , will provide
proximal housing for teachers and medical staff. See
the CD for the PUD zone district regulations. The new
zoning will now permit a density and product type to
allow single family and multi family developments to
occur: Enabling a diversity of home ownership opportu -
nities to a wide spectrum of the region 's demographics .
The multi family homes in particular appeal to young
singles and first time home owners.
33
Entitlement Process
ENTITLEMENT PROCESS
The current two-step entitlement process is
required for all properties in Battlement. The initial
step is the submission and approval of a Preliminary
Plan that includes engineered design of roads , water,
sewer, drainage , and shallow utilities . Documentation
of legal and physical access, water supply, and
wastewater disposal also must be provided. A draft
form of the Homeowner 's Covenants, Conditions,
and Restrictions must be supplied. The names and
addresses of all property owners within 200 feet of
the subject property in addition to all mineral owners
and lessees of the property.
The application is subject to a 45-day Technical
Completeness review by Garfield County and the
applicant is notified in writing of any deficiencies in
the application . Once the applicat ion is deemed
Technically Complete, it is scheduled for hearing
before the Planning and Zoning Commission . This
hearing requires a 30-day public notice by publication ,
posting and certified mail to all mineral rights holders
and adjacent owners .
The Planning Commission refers the application to the
Board of County Commissioners with a recommenda-
tion of Approval, Denial, or Approval with Conditions.
A second hearing, requiring an additional 30-day public
of the infrastructure based on estimated costs of con-
struction. The financial guarantees are in the form of a
Letter of Credit or other financing instrumentaccept-
able to Garfield County. Final drafts of all Homeowner 's
Association documents, and any permits from outside
agencies are also required.
The Final Plat application is subject to review by the
County Planning Staff and the County Attorney for
a determination of technical completeness. After the
terms of the Subdivision Improvements Agreement
have been finalized the Plat will be scheduled before
the Board of County Commissioners for review. This
hearing does not require public notice .
If there are no outstanding issues regarding the Plat
then the item will be placed on the consent agenda
and will be approved by the Board without further
discussion. Items that are controversial in nature, or
that require further discussion , will be pulled from the
consent agenda and will be discussed as part of the
public meeting portion of the agenda . After the Final
Plat is approved and the appropriate filing fees have
been paid, the Final Plat and all accompanying docu -
mentation will be recorded at the Garfield County Clerk
and Recorder 's Office.
notice, is held by the Board of County Commissioners. The Battlement Mesa Company's relationship with
If the application receives approval , a Resolution of Garfield County is currently very positive with the
Preliminary Plan approval along with a list of conditions , planners, staff and commissioners repeatedly citing
is signed by the Board . the PUD as the most logical place for continued future
The next step is the Final Plat application which
includes construction plans for roads, utilities , grading ,
and drainage . This plan must be signed and stamped
by a licensed engineer, and must address any cond i-
tions of Preliminary Plan approval consistent with
the Preliminary Plan . A Subdivision Improvements
Agreement provides financial guarantees for completion
34
Entitlem e nt Pro cess
growth in the County.
I
EXISTING GOLF
C LUBHOUSE
EXISTING GOLF
COURSE
WILLOW CREEK
VILLAGE
SALE S O FFI CE
RE CREAT IO N
CE NTER
COUNTY RO AD 30 2
BATTLEMENT MESA CORE AREA MASTER PLAN
T H E BATTLEMENT ME S A CO MPAN Y
OLD ELE ME NTARY SCH O O L SIT E
LE G END
OpenSpoce
• ProoosoCI Otfice!Roto11/Commerc10l/lnst11u11onol
• M ulT• Fom11y Town1'ouse/Duplf'w.
• M ulti rom1ly Apnr1monr/Condom1n1um
Sing1e Fam+ly Lots
COUNTY RO AD 308
w IUl
0 100 200 400
OE SIGN\\(lllh.-.l H>I'
June 2007
1 -Battlement Parkway
2 -Grace Bible Church
3 -Spencer Parkway
4 -Episcopal Church
5 -Future Location of Fire Station
6-Eagle 's Point
7-Kum 'n ' Go Gas Station
8 -Fire Station
9-Town Center
10 -Assembly of God Church
11 -Recreation Center
12 -Mesa Ridge
13 -Real Estate Office
15 -Sipprelle Drive
16-The Fairways
17 -Parcel 2-2
t
I
..
CORE AREA MASTER PLAN
1 -Parcel 1 A
2-Parcel 1
3-Parcel 2
4-Parcel 3
Stone Quarry Commons :
5-Parcel 5 -1 Tract 2
6 -Parcel 5-1 Tract 3
7 -Parcel 5-2 Tract 1
8-Parcel 5 -2 Tract 2
9-Parcel 5 Block 4
10-Parcel 5 Block 3
11 -Parcel 6
12 -Old High Schoo l Parcel
13 -Parcel 7
37
Core Area Master Plan
PARCEL 1 BOUNDARY
Parcel 1 is 57.68 acres
situated on the west side of
the northern end of Spencer
Parkway and is well served by
existing utilities . The sewer lines
will need to be extended to tie
in with the existing main sewer
line through the golf course.
The Parcel was rezoned in 2008
to both low density residential
on the upper area of the Parcel
and medium density residential
on the lower area . The low density
area totals 7.5 acres of net devel -
opable area (steep slopes, major
drainages and easements removed)
and the medium density area
totals 7.58 acres. These zoning
categories will allow a
maximum density of 5
dwelling units pe r gross
acre for low density and
12 dwelling units per acre
for medium dens ity.
This Parcel has
gone through extensive
examination by the
Planners and Engineers
to the degree that
preliminary plan lev el drawings
are available for thi s Parcel. The
preliminary plan ap pl ication con -
siders having 50 sin g le family units
located on the top o f the bluff and
multi family density t ownhome
units at the bottom o f the bluff
taking advantage of t he adjacency
to the golf course , cl ub house and
associated amenities.
This Parcel like all p a rcels other
than Parcel 5 , Block s 3 and 4 , The
Old Elementary Sc h o ol parcel and
the Fairways will ne e d to be taken
through the subdivi s ion process or
preliminary and fin al plat through
Garfield County befo re develop -
ment can occur. M ulti Fa mily Area
wi t hin Parce l 1
Parcel 1 -57.68 Acres
PARCEL 1 Gross Slope Analysis
40
PARCEL 2
30-40%
4.6AC
20 -30% -----
6. 1 AC
15-203 _....,_~
5 .8 AC
•• ••
Parcel 1
40%
3.1 AC
~--0-5%
1.2 AC
5-103
28.1 AC
PARCEL 1 Developable Area Slope Ana lysis
PARCEL 2
15 -2 0 %
0.3 AC
Area A
10-15 %
0.6 AC
15 -20 %
0 .1 AC
5 -10%
J.4 AC
Area D
0-5 %
0.3 AC
5 -10%
6.9 AC
Area B
15 -20 %
0.SAC
10 -15 %
2 .0AC
Area E
20 -30 %
0.2 AC
Area C
30-40%
.1 AC
4 1
Pa rce l 1
EXISTING UTILITIES
42
Parce l 1
-,
Ex istin g Sewer Line
Existi ng Water Line
Existi ng Telephone Line
Existing Gas Line
Ex istin g Overhea d Power
Ex isting Power
Exist ing Storm Sewer
Ex ist in g Conduit (no wire)
TABLE OF IMPROVEMENTS
DEVELOPMENT PARCEL NO. 1
BATTLEMENT MESA PUD
TOTAL PARCEL AREA 57.68 ACRES
NUMBER OF LOTS 50 SINGLE FAMILY
AVERAGE LOT SIZE 0.35 ACRES
OPEN SPACE 33.26 ACRES
TOTAL MULTI -FAMILY ACREAGE 6.81 ACR ES
MAXIMUM MULTI-FAMILY 81 UNITS
Construct 2 left turn pockets in Spencer Parkway
30 in Payment of Garfield County Traffic Impact Fee at $4.00 /ADT
Storm Drain 1106 LF 18 in No on-site detention required. Developer will be required to
160 LF 30in participate in construction of regional detention facilities
Storm Drain Inlets 17 EA
Sanitary Sewer 4166 LF 8 in 684 LF 10-inch collector sewer line
32 EA 4 ' Dia Manholes 7 EA off-site manholes
Potable Water 4487 LF 8 in Connection to 12 -inch water line in place on West side of
12 EA FH Assemblys PRV vaults will be required at connection points
Electric I TBD by Holy Cross I I 3 -phase power in place on west side of Spencer Parkway
Telephone I TBD by Qwest I 200 pr direct bury cable in place on east side of Spencer Parkway
Gas TBD by Xcel 4 -inch gas in pl ace on north side Battlement Parkway
4 -inch gas in Spencer Parkway from Sipprelle to Grac e Bible
Church
Cable TV I TBD by Comcast I I No existing cable this area
Note: Multi family area tabulations are not considered in th e table above.
44
Parcel 1
PARCEL 2 BOUNDARY
Parcel 2 is 76.26 acres and is
located to the south of Parcel
1 and is situated on both sides
of Spencer Parkway, which is an
easement through the Parcel.
The Parcel was rezoned in 2008
to low density on the west of
Spencer Parkway on the bluff
and medium density residential
on the east of Spencer Parkway.
Low density developable area
totals to 20.27 acres and the
medium density area totals to
16 .11 acres of developable area.
These zoning categories will
allow a maximum density of 5
dwelling units per gross acre
for low density and 12 dwelling
units per gross acre for
Like Parcels 1 and 3, t h is Parcel
has gone through extensive
examination by the Planners and
Engineers to the degree that
preliminary plan level drawings
are available for the single family
areas of this Parcel. Th e prelimi-
nary plan application co nsiders
having 36 single famil y units
located on the top of t he bluff
and a multi family den sity,
townhome product on t he east
side of Spencer Parkw ay to take
advantage of the proposed 6
acre Community Park , Health
Clinic and Middle Sch oo l.
medium density.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~---,
Mul t i Family Area
within Parcel 2
Parcel 2 -76.26 Acres
PARCEL 2 Gross Slope Analysis
20 -30% ---+-----6 .7 AC 15-20% -+--~,.....
4 .0AC
•• ••
46
Parce l 2
PARCEL 1
40+%
9 .9 AC
~--0 -5%
5 .8 AC
5-103
33.5 AC
PARCEL 2 Developable Area Slop e An a lysis
15 -2 0 %
0.7 AC
10-15 % 5 -10%
1.3 AC
Area D
15 -20%
0.7 AC
AreaA
5 -10 %
0.8 AC
PARCEL 1
20-30%
15 -20'7oD0.3 AC
0.3 AC
10 -15 %
1.2 AC
!
Area E
0 -5 %
0 .3 AC
5 -10%
Area B
0 -5 %
0.2 AC
2 0 -30%
30 -40%
0.1 AC
Area F
10 -15 % 0 -5 % 5 -10%
0.4 AC 0.1 AC 5.8 AC
~:------
Area C
0 -5 %
1.0AC
15 -20%
0.7 AC
10 -15%
0.3 AC
l
Pa rce l 2
Area G
47
0 -5 %
0.1 AC
5 -10%
0.4 AC
EXISTING UTILITIES
Note : Spencer Parkway is an easement through Parcel 2. v
48
Parce l 2
Existing Sewer Lin e
Exist ing Water Line
Existing Telephone Line
Existing Gas Line
Existing Overhead Power
Ex isting Power
Ex isting Storm Sewer
Existing Conduit (no wire)
TABLE OF IMPROVEMENTS
DEVELOPMENT PARCEL NO. 2
BATTLEMENT MESA PUD
TOTAL PARCEL AREA 76 .26 ACRES
NUMBER OF LOTS 36 SINGLE FAMILY
AVERAGE LOT SIZE 0.36 ACRES
OPEN SPACE 40.07 ACRES
TOTAL MULTI-FAMILY ACREAGE 19.13ACRES
MAXIMUM MULTI-FAMILY 229 UNITS
Storm Drain
Sanitary Sewer
Potable Water
Electric
Telephone
Gas
729 LF
220 LF
160 LF
3338 LF
172 LF
36 EA
4125 LF
140 LF
TBD by Holy Cross
TBD by Qwest
TBD by Xcel
18 in
36 in
42 in
8 in
10 in
4 ' Dia Manholes
8 in
6 in
On -site detention required in multi-family area. Developer will
be required to participate in construction of regional detention
facilities
718 LF 10-inch collector sewer line
7 EA off-site manholes
16 -inch water line in place on west side Spencer Parkway
3-phase power in place on west side of Spencer Parkway to
Church. Conduit and Vaults only in place from Church south to
Sipprelle Drive.
200 pr direct bury cable in place on east side of Spencer Parkway
4 -inch gas in place on north side Battlement Parkway
4 -inch gas in Spencer Parkway from Sipprelle to Grace Bible
Church
Cable TV I TBD by Comcast I No existing cable this area
Note: Multi family area tabulations are not considered in the table above.
50
Parcel 2
PARCEL3
Parcel 3 is 52.8 acres and is
located to the south of Parcel
2 surrounding the successful
Eagle 's Point Development. The
Parcel was rezoned in 2008 to
low density residential on the
bluff and medium density res i-
dential at the southern end of
the Parcel. These zoning catego -
ries will allow a maximum density
of 5 dwelling units per gross acre
for low density and 12 dwelling
units per gross acre for medium
density. The total developable
area for the single family, low
density area is 9.59 acres and
the muti-family, medium den sity
area is 4 .9 acres .
Like Parcels 1 and 3 , t his Parcel
has gone through exte nsive
examinat ion by the Pl a nners and
Engineers to the degree that
preliminary plan level d rawings
are available for the single
fami ly areas of the Pa rc el. The
preliminary plan appli cation
considers having 36 sin gle family
units located on the t o p of the
bluff and a multi famil y density,
townhome product in the south
end of the Parcel. Th e Par cel
is well served by utilit ie s off
Spencer Parkway and Battlement
Mesa Parkway and lik e Parcels 1
and 2 , will require se we r exten -
sions to the main line t hrough
the golf course .
Multi Family A rea
wit hin Parce l 3
Parcel 3 -52 .8 Acres
PARCEL 3 Gross Slope Analysis
••
52
Parce l 3
40%
6.9 AC
••
,...-----0 -5%
3.7 AC
15-20%
3.2 AC
5-10%
12.2 AC
5-10%
1.9 AC
PARCEL 3 De velopable Area Slope An alys is
10-15 %
0 .6 AC
0 -5 %
0 .5 AC
AreaA
15 -2 0 %
0 .2A C
10 -15 %
0.5 AC
0 -5 %
0 .5 AC
Area B
5 -10%
3 .1 AC
15 -20%
0.1 AC
0 -5 %
0.2 AC
5 -10%
1.5 AC
Area C
10 -15%
1.4AC
20-30%
0.3 A C
15 -20%
Area D
53
Parce l 3
30-40%
0.1 AC
0 -5 %
0.3 AC
EXISTING UTILITIES
54
Parcel 3
Ex ist in g Sewer Line
Ex ist in g Wate r Line
Exist in g Te lephone Line
Ex ist ing Gas Line
Exist ing Overhead Power
Exist ing Power
Exist ing Storm Sewer
Existing Conduit (no w ire)
TABLE OF IMPROVEMENTS
DEVELOPMENT PARCEL NO. 3
BATTLEMENT MESA PUD
TOTAL PARCEL AREA 52 .8 ACRES
NUMBER OF LOTS 23 SINGLE FAMILY
AVERAGE LOT SIZE 0 .30 ACRES
OPEN SPACE 46 .88 ACRES
TOTAL MULTI-FAMILY ACREAGE 4.5 ACRES
MAXIMUM MULTI-FAMILY
Curb and Gutter
Storm Drain
Storm Drain Inlets
Sanitary Sewer
Potable Water
Electric
Telephone
Gas
54 UNITS
273 LF
5 EA
1940 LF
15 EA
2011 LF
78 LF
4 EA
TBD by Holy Cross
TBD by Qwest
TBD by Xcel
18 in
8 in
4 ' Dia Manholes
8 in
6 in
FH Assemblys
Construct 1 left turn pockets in Spencer Parkway
Payment of Garfield County Traffic Impact Fee at $4 .00/ADT
On -site detention required in multi-family area . Developer will
be required to participate in construction of regional detention
facilities
8 -inch collector sewer line in place through property
1
16-inch water line in place on west side Spencer Parkway
PRV vaults will be required at connection points
Conduit and Vaults only in place from Church south to Sipprelle
Drive
200 pr direct bury cable in place on east side of Spencer Parkway
4 -inch gas in Spencer Parkway from Sipprelle to Grace Bible
Church
Cable TV TBD by Comcast No existing cable this area
Note: Multi family area tabulations are not considered in the table above .
56
Parcel 3
PARCEL 7
Parcel 7 is 56 .17 acres and is
located to the east of Parcel 1
and is bounded by Battlement
Mesa Parkway to the north and
east and Spencer Parkway to
the west. Given its proximity
to these roads, Parcel 7 is well
served all utilities except sewer.
The Parcel was rezoned in 2008
to low density residential. This
zoning category will allow a
maximum density of 5 dwell -
ing units per gross acre which
equates to a maximum of 280
units.
Like almost all the Parcels in
the core area , the majority
of the Parcel is on a slope
between 5 and 103. Parcel 7
has two ephemeral drainages
running east-west thro ugh
the Parcel that can b e used
for stormwater collectio n and
conveyance. These dra inages
also divide the Parcel in to two
developable land units .
This Parcel is currently u nder
the process of being d e veloped
into preliminary plan dra wings
ready for submission by the
Planners and Engineers . The
preliminary plan drawi ngs
assume 114 single fam ily lots
for this Parcel.
Parcel 7 -56.17 Acres
PARCEL 7 Gross Slope Analysis
58
20 -30%
2.5 AC
15 -20%
2.3 AC
••
Parcel 7
20 -30%
2.5 AC
••
20-30%
2.5 AC
0 -5%
3.7 AC
5-103
37.6 AC
_J w u
0::::
~
-I
0
0
I u
V')
I
l)
I
0
-I
0
•
•
PARCEL 7 Developable Area Slope An a lysis
20 -30%
1.3 AC 30 -40%
0.1 AC
Area A
_J
w u
Ci'.:'.
~
_J
0
0
I u
V)
J: u
I
0
_J
0
Area B
5 -10%
22.7 AC
Pa rce l 7
59
EXISTING UTILITIES
60
Parce l 7
PARCEL 7
Existing Sewer Line
Existing Water Line
Exist ing Telephone Line
Exist ing Gas Line
Existing Overhead Power
Existing Power
Existing Storm Sewer
Existing Conduit (no wire)
_J
UJ
~
~
_J
0
0
I u
l/)
I
l.J
I
0
_J
0
PARCEL 1 A BOUNDARY
Parcel 1 a is 8.33 acres and is are in the process of prepa r-
•' c
located adjacent to Parcel 1 ing a preliminary plan set
~ and the Golf Club House and of drawings for this Parce l.
Driving Range. The majority It is expected that these
of the major utilities can be drawings will be ready by t he ~ found in Battlement Mesa end of the summer 2008 .
~ Parkway, the main sewer is The concept plan assum ed
located in the golf course. a townhome/duplex prod u ct
The Parcel was rezoned in that totaled 65 units .
2008 to medium density
residential. This zoning cat-
egory will allow a maximum
density of 12 dwelling units
per gross acre which equates
to a maximum of 100 units .
The Planners and Engineers
Parcel 1 A -8.33 Acres
PARCEL 1 A Gross Slope Analysis
64
PARCEL 1 A
20-30%
??AC -----
~--30 -40 %
?? AC
15 -20% ----~
?? AC
•• ••
Parce l 1 A
~--40+%
?? AC 0 -5 %
EXISTING UTILITIES
PARCEL 1 A
Ex ist in g Sewer Line
Exi sting W ater Lin e
Exi sting Te leph o ne Lin e
Ex isting Ga s Lin e
Exi sting Ove rhead Power
Ex isting Power
Exi sti ng Storm Sew er
Ex isti ng C o nduit (no wire)
Parce l 1 A
65
PARCEL 5 , BLOCKS 3 -4
Parcel 5, Blocks 3 and 4 are
3 .15 and 5 .85 acres respec-
tively. The Parcel Blocks would
be accessed off Sipprelle Drive
located very close to the Town
Center, Recreation Center and
the Middle School. Both blocks
are very close to all major
utilities found ei t her in Sipprelle
Drive or Battlement Mesa
Parkway.
In 2008 , the Parcel was re-
zoned to Medium Density
Residential , which allows a
maximum gross density of 12
dwelling units per acre . This
allows Block 3 to have a
maximum density of 38 units
and 67 units for Block 4 ,
totaling 105 units for Parcel
5 . It is expected that these
drawings will be ready for
summer 2008 .
The concept plan developed
by the Land Planners and
Engineers assumed a town -
home/ duplex product that
totaled 82 units for both
Blocks 3 and 4 .
Since these two block s have
a recorded plat and e sta b -
lished legal boundarie s, they
will not be subject to t he
subdivis ion applicatio n pro-
cess as long as they re main
under a single owners hi p.
Should the Blocks be d ivided
into individual condom iniums
or townhomes , the ow ne r
would b e required to s ubmit
a new subdivi s ion app li cation
to Ga rfield County.
0
c.o ~l 0
p -_
Pa rcel 5 Block 3 -3 .14 Acres
Pa rcel 5 Block 4 -5.85 Acres
PARCEL 5 BLOCKS 3 .. 4 Gross Slope Analysis
20 -30%----
5.7 AC
15 -20 % --+-"<----
5.6 AC
••
68
Parce l 5 , Blocks 3 -4
3 0 -40%
3.9 AC
••
40%
7.9 AC
0 -5%
0 .5 AC
PARCEL 5 BLOCKS 3 ... 4 Developable Area Slope Analysis
Not e: Deve lopab le Area accounts for removal of ease ment s.
20-30% 40+%
0-5% 0.3 AC 0.1 AC
0.2 AC 30-40% 0-5 % 15-20% 15 -20% 0.1 AC 0.9 AC 0.1 AC 0 .7 AC
5 -10%
2.0AC 5 -10%
1015 3 \ ~ 3 .8 AC
2 .0A C ~ ~
Block 3 Block 4
69
Parcel 5, Blocks 3 -4
PARCEL6
Parcel 6 is 35 .67 acres and is
located north of Parcel 7 directly
north of the new Middle School
and the six acre community park .
Like Parcel 7, Parcel 6 is well
located for all utili t ies except
sewer, which will require the
construction of a new line to
run west through the parcel to
Spencer Parkway. If necessary
an additional line to the main
sewer line in the Golf Course , if
no development has occurred in
the upper, single family areas or
either Parcels 2 or 3 .
In 2008 the Parcel was re-zoned
to Medium Density Residential ,
which allows a ma ximum gross
density of 12 dwelling units
per acre . This allows Parcel 6
to have a maximum gross density
of 428 units .
Parcel 6 has three eph e meral
drainages running eas t-west
through the Parcel th at divide
the Parcel into three developable
land units . The draina ge s can
be used to convey an d collect
stormwater. It is expe cte d that
these drawings will be re ady by
the end of the summ er 2008 .
The concept plan ass umed a
townhome /duplex produ ct that
totaled 317 units for thi s Parcel.
Parcel 6 -35 .67 Acres
PARCEL 6 Gross Slope Analysis
72
N
_J
w u
0::::
~
20 -30%
0.6AC
15 -20%
0.8 AC
10 -15% ---~
3.6AC
•• ••
Parc el 6
30-40%
0.2 AC
0-5%
0 .8 AC
5 -103
29 .5 AC
0
' 0
I
[)
I
V1
()
I
0
0
' ~ ;;:o
()
rn
'
PARCEL 6 Developable Area Slope Analysis
10-15 %
0.5 AC
A
0 -5 %
0.1 AC
N
_J
w u c:::
~
5 -10%
10.3 AC
15 -20%
0.1 AC
B
0 -5 %
0.1 AC
0 r
0
I
()
I
Vl
()
I
0
0
r
~ ;:o
()
rn r
15 -20%
0. 1 AC 0 -5 % ~;'~ I /''~5103
~~ 55AC
c
73
Pa rce l 6
EXISTING UTILITIES
(I J
ff ~
74
Parc e l 6
P4f?Ct,
l/
N
_J
w PARCEL 6 u a:::
~
Existing Sewer Line
Ex isting Water Line
Existing Telephone Line
Existing Gas Line
Existing Overhead Power
Existing Power
Existing Storm Sewer
Existing Conduit (no wire)
0 .-
0
I
()
I
Vl
(}
I
0
0 .-
~ ;;:o
(}
rri .-
OLD HIGH SCHOOL PARCEL
The Old High School Parcel is
41 .35 acres and is located on
the east side of Battlement Mesa
Parkway. In 2008 the Parcel was
re-zoned to Medium Density
Residential , which allows a maxi -
mum density of 12 dwelling unit s
per gross acre . The slope for th e
majority of the site is between 5
and 103 with the slope increa s-
ing towards the eastern edge of
the Parcel's boundary. The Land
Planners and Engineers took
advantage of the flatter land
closest to Battlement Parkway
for Muti family townhomes , and
transitioned it into a core of
smaller single family lots to larger
single family lot s on the periphery
of the Parcel. The maximum gross
density for this Parcel is 496
units . The proposed concept plan
proposes 221 units.
The water tank in the south
eastern corner of the Parcel will
be used to serve the new Parcel s
in the core area and up to the
5616 contour line on the Old
High School Parcel. The remain -
de r of the lots on thi s Parcel
will need an expansio n of the
Battlement Mesa water system in
cooperation with the Battlement
Mesa Metropolitan District to
provide enough wate r pressure .
This entails provid ing a n ad -
ditional water tank t o be located
higher up and furth er e ast of thi s
Parcel. This addition al water tank
has always been conte mplated for
the overall Battlem e nt Mesa water
system master plan .
Old Hig h School Parcel -41 .35 Acres
OLD HIGH SCHOOL PARCEL Gross Slope Analysis
7 8
40+%
0.3 AC
30-40%
1.1 AC
20 -30%---~
3.8 AC
15 -2 0 % -...-<---~
4.1 AC
10-153
•• ••
O ld High Schoo l Parce l
0-5%
1.0AC
5-103
22.3 AC
OLD HIGH SCHOOL PARCEL Developable Area Slope Analysis
15-20%
0.4 AC
5 -10 %
1 .5 AC
A
20 -30%
1.6 AC
15 -20%
1.4 AC
OLD HIGH
SCHOOL PARCEL
3 0 -40%
0 .4 AC
40%+
0. 7 AC
0 -5 %
0.2 AC
B
40+%
0. 7 AC
30-40 %
0.3 AC 0 -5 %
20 -30% 0 . 7 AC
1.0AC 5-10%
1.4 AC
15 -20%
1.7 AC 10 -15 %
1.8 AC
c
7 9
O ld High School Parce l
EXISTING UTILITIES
80
I'-.
.....J w u a:::
~
Old High Schoo l Parc el
OLD HIGH
SCHOOL PARCEL
Existing Sewer Line
Existing Water Line
Ex isting Telephone Line
Existing Gas Line
Ex isting Overhead Power
Existing Power
Ex isting Storm Sewer
Ex isting Condu it (no wire)
PARCEL 5 ~ 1 STONE
QUARRY COMMONS ~ TRAC T 2
Stone Quarry Commons Tract
2, Parcel 5 -1 , is 17.29 acres
and is located to the South of
Battlement Mesa Parkway and
north of County Road 302 .
Access for this Parcel would be
from Battlement Mesa Parkway
between the existing Fire Station
Parcel and the Light House
Church . The Fire Station will be
moving to the land adjacent and
west of this tract in 2009 .
To the north of this tract is a
gas station that uses part of the
six acres that makes up tract 1
of the Stone Quarry Commons
Pa rcel 5-1 .
The tract is well situated for
utilities that are located in the
Parkway or through the proposed
Fire Station property that is
adjacent to this tract.
The zoning for this tract is
Medium Density Residential
which allows a maximum of 12
units per gross acre , this would
equate to a maximum of 207
units for this tract.
An amended plat to
establish and legalize t he
amended boundaries fo r
this and the other three
tracts in the Stone Quarry
Commons Parcels would
be necessary prior to a ny
preliminary or final pl at
application . The Land
Planners and Engineers
proposed 148 units fo r
this tract with a mixtu re
of condominium units and
small single family lots.
Parcel 5 -1 Tract 2 -17.29 Acres
(
\
EXISTING UTILITIES
90
N
I-
~ er::
I-
.--
I
LI'\
......J w u er::
~
PARCEL 5-1 TRACT 3
-----Ex istin g Sewer Line
Existing Water Line
Existing Telep hone Lin e
-----Existing Gas Line
-----Existing Overhead Power
-----Existing Power
-----Existing Storm Sewer
-----Existing Conduit (no wire)
Parcel 5-1 . Tract 3
I --
I
\
• • • • • • • • • '
l
I
~
..... PARCEL 5-2 STONE
1'-11111 QUARRY COMMONS -TRACT 1 -4
.......
~ Stone Quarry Commons, situated for utilities that are
~ Parcel 5 -2, Tract 1 is 11 .77 located in the Parkway.
acres and is located to the The zoning for this tract
South of Battlement Mesa is Low Density Residential
Parkway and north of County which allows a maximum o f
Road 302 and east of 5-1 5 units per gross acre, t h is
Tract 3 . Access for this tract would equate to a maximu m
would be from Battlement of 59 units for this tract.
~ Mesa Parkway, either The Land Planners and
.-.ij between the existing Fire Engineers propo s ed 49
...... Station Parcel and the Light single family lots, some ,._
~ House Church or slightly of which were orientated @r
~ further west. around a central park spa ce
~ that is part of a larger ch a in
Like the other tracts in the of parks that would be us e d
Stone Quarry Commons for stormwater detention as
area, this tract is well well as active recreation .
Parcel 5-2 Tract 1 -11.77 Acres
PARCEL 5-2 STONE
QUARRY COMMONS .. TRACT 1 Gross Slope Analysis
94
l'r')
1-u
<(
er:::
I-
.--
1
LI)
_J
l.J.J u er:::
~
PARCEL 5-2 TRACT 1
15 -20 % -----,
0.2 AC
10 -15 % ------,
1.2 AC
•• ••
Parcel 5 -2 , Tract 1
0 -5 %
0.1 AC
5-103
EXISTING UTILITIES
l"i
1-u
<(
Ct:'.
I-
PARCEL 5-2 TR AC T 1
Ex ist in g Sew e r Lin e
Ex isting W ater Li ne
Ex ist ing Telep hone Lin e
Ex ist in g G as Line
Ex ist in g O ve rh ea d Power
Exist in g Power
Ex isti ng St orm Sewer
Ex ist in g C o nd uit (no w ir e)
Parce l 5 -2 . Tract 1
95
PARCEL 5-2 STONE
QUARRY COMMONS -TRACT 2
Stone Quarry Commons , Parcel
5-2 , Tract 2 is 15.46 acres and is
located to the south of Battlement
Mesa Parkway and north of County
Road 302 and east of 5 -2 Tract 1 .
Access for this tract would be from
Battlement Mesa Parkway slightly
The zoning for this tra ct is Low
Density Residential which al-
lows a maximum of 5 units per
gross acre , this wou ld equate
to a maximum of 77 units for
this tract.
further west of the access between The Land Planners a nd
the existing Fire Station Parcel and Engineers proposed 3 7 larger
the Light House Church. single fam ily lots , th e major-
ity of which were orie ntated
Like the other tracts in the Stone around a central pa rk space
Quarry Commons area , this tract that is part of a large r chain of
is well situated for utilities that are parks in the Stone Q uarry
located in the Parkway.
Commons develop me nt that
In order to meet necessary water would be used for stormwater
pressure needs for this tract an detention as well a s a ctive recre-
expansion of the Battlement Me s a ation . This tra ct is als o in close
water system , in cooperation with proximity to a pedestrian unde r-
the Battlement Mesa Consolidated pass that leads to t he Recreation
Water District, would be necessary. Center and Town C e nter.
This expansion has been
contemplated as a part of
the overall Battlement Mesa
water system master plan .
Parcel S-2 Tract 2 -15.46 Ac res
PARCEL 5-2 STONE
QUARRY COMMONS .. TRACT 2 Gross Slope Analysis
98
N
1-u
<( a:::
I-
N
I
LI)
......J
LU
~
~
PARCEL 5-2 TRACT 2
20-30 % ----
0 .5 AC
15 -20%----
J.3 AC
••
Parcel 5 -2 , Tract 2
10-15%
4 .9 AC
••
0 -5 %
0.4 AC
5-10%
8.2AC
EXISTING UTILITIES
N
1-u
<(
0::::
I-
N
I
LI')
_J
L.J.J
~
~
PARCEL 5 -2 TRAC T 2
Ex istin g Sewer Line
Exist in g Water Line
Exist in g Telep hone Line
Exist in g Gas Line
Exist ing Overhead Power
Exist in g Power
Ex istin g Storm Sewer
Exist ing Co nd uit (no wire)
Parcel 5 -2, Tract 2
99
-
OLD ELEMENTARY SCHOOL PARCEL
The Old Elementary School
Parcel is 8.37 acres and is
located off Northstar Trail Road
in Monument Creek Village. It
was re-zoned in 2008 to Medium
Density Residential and since
it is a recorded plat with the
Monument Creek Village filing
and has an established legal
boundary, it will not be subject
to the subdivision application
process, that many of the other
parcels will need to establish a
recorded, platted boundary.
Like Parcel 5 however, this Parcel
will not be subject to the sub-
division application process so
long as the Parcel remains under
single ownership. Should the
Parcel be divided into individual
condominiums or townhomes,
the owner would be required to
submit a new subdivision applica-
tion to Garfield County.
Given the maximum density of
12 dwelling units per gross acre,
this Parcel can have a maximum
of 100 units. The Land Planners
and Engineers proposed 66
multi-family townhome units,
some of which were orientated
around courtyards and mesa
views. Northstar Trail has all the
necessary utilities to serve this
Parcel. It is expected that these
drawings will be ready by the
middle of summer 2008.
Old Elementary School Parcel -8.37 Acres
101
Old Elementary School Parcel
OLD ELEMENTARY SCHOOL PARCEL
Gross Slope Analysis
•• 10 2
OLD ELEMENTARY SCHOOL PARCEL
10-153
0.5 AC
5-103
••
Old El e me ntary Sc hool Pa rce l
0 -53
2.0AC
FAIRWAYS
The Fairways Parcel-Phases 2 ,3 and 4 is 15 .89
acres and is located between Battlement Parkway
West and the golf course.
The zoning for the parcel is medium density resi-
dential permitting a maximum of 12 dwelling units
per acre, this equates to a maximum of 190 units .
The Engineers have designed this Parcel as a
continuation of the phase one single family
development that was constructed in 1997. The
Engineers have prepared and had the preliminary
plan application approved for 53 single family lots
for this Parcel that includes Phases 2 , 3 and 4 .
Like the Old Elementary School Parcel , this Parcel
is recorded with the Willow Creek filing and does
not require a subdivision approval process to
establish the boundary. Development can occur
on this Parcel upon approval of a final plat by
Garfield County, so long as the plan remains the
same. Should the design and development concept
change , a new preliminary and final plat will need to
be reviewed and approved by Garfield County.
The Parcel has an ephemeral drainage running
south to north through the Parcel that creates
two gently sloping land units to develop.
F Al RWA YS Gross Slope Analysis
•• 106
Fairways
40%+
0.2 AC
3 0 -40% ------,
0 .3 AC
••
0 -5 %
4.0 AC
F Al RWAYS Developable Area Slope Ana lysis
30-40%
0 .1 AC
20-30%
0.3 AC
40+%
0.1 AC
15 -2 00% ----------,
0.2 AC
10-15 % --------::?~
1. 1 AC F--------"'
A
0 -5%
2.8 AC
30-40%
0. 7 AC
20 -3 0 % ----~
0 .3 AC
1 5 -20%--~
0.5 AC
B
0 -5%
0.7 AC
107
Fa irway s
PARCEL 2 .. 2
Parcel 2-2 is 58.47 acres and is located
north and across a major drainage from the
Old Elementary School Parcel. It is zoned
LDR , which permits a maximum of 5 dwelling
units per acre equating to a maximum gross
build out of 292 units .
The average slope across the site is between
5 and 73 and is bounded by significant
vegetated drainage corridors on the north
and south of the parcel. A sewer line and
easement runs along the north side of the
Parcel that would serve the development
needs for the northern half of the parcel.
An additional sewer line would be needed
to serve any development needs for the
southern side of the Parcel. No conceptual
planning or engineering studies have been
completed for this parcel at this time .
Area outs ide of
Aero metric Sur vey
Parcel 2-2 -58.47 Acres
PARCEL 2-2 Gross Slope Analysis
110
10 -15 %
6.2 AC
••
Par ce l 2 -2
PARCEL 2-2
15 -2 0 %
1.2 AC
20 -30 %
O.SAC
-----
••
3 0 -40%
0 .1 AC
0 -5 %
3.6 AC
5-103
35.7 AC
PARCEL 2 -2 Developable Area Slo pe Analysis
15-20%
1.1 AC
10 -15%
4 .9 AC
PARCEL 2-2
20-30%
0.6AC
A
30 -40%
~-0 .1A C
.----0-5 %
1.6 AC
A
15 -20 %
0.1 AC
10 -15%
1.0AC
B
20 -30%
0.2 AC
B
--0 -5 %
1.7 AC
~----5 -10 %
6.8 AC
111
Parcel 2 -2
PARCEL5--4
Parcel 5-4 is 104.7 acres and is zoned low
density residential. The maximum density
permitted for this zoning is 5 dwelling
units per acre . This equates to 524 single
family units for this Parcel. No conceptual
planning or engineering studies have been
completed for this parcel at this time.
This parcel has approximately 953 digital
survey, two foot contour coverage .
Parcel 5-4 -104.7 Acres
J ' -----___ _, '1
' •' I. ..__~-~~-, ,,: ·j
I
[
1 /
. -~~ ~"'~
D Area out sid e of Aerom etri c Surv ey
PARCEL5--4
•• 116
Parce l 5 -4
2 0 -3 0 %
0.5 AC
15 -20 %
2 .5 AC
••
40+%
0.1 AC
3 0-40%
0.1 AC
0 -5 %
6 .4 AC
5-10%
67.0AC
Area outsi de of
Aerom et ric Sur vey
..
PARCEL4~3
Parcel 4-3 is 12 .60 acres and is
zoned medium density residential.
The maximum density permitted for
this zoning is 12 dwelling units per
acre . This equates to 151 multi family
units for this Pa rcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time. This parcel has approximately
903 digital survey, two foot contour
coverage.
Area out sid e of Aerometri c Surv ey
Parcel 4-3 -12 .60 Acres
PARCEL4--4
Parcel 4-4 is 21 .11 acres and is
zoned medium density residential.
The maximum density permitted for
this zoning is 12 dwelling units per
acre . This equates to 253 multi family
units for this Parcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time . This parcel has complete digital
survey, two foot contour coverage .
Parcel 4 -4 -21 .11 Acres
PARCEL 4 .. 4 Gross Slope Analysis
20 -30%--~
3.4 AC
15 -20 % -~.""----,
2.3 AC
•• 124
Parce l 4 -4
••
30-40%
1.7 AC
40+%
1.3 AC
---0-5%
0 .1 AC
10-15%
4 .8 AC
5-103
7.8 AC
PARCEL BC-1
Parcel BC-1 is 14 .62 acres , and
is zoned business commercial. No
conceptual planning or engineering
studies have been completed for
this parcel at this time. This parcel
has complete digital survey, two foot
contour coverage .
Parcel BC-1 -14.62 Acres
PARCEL sc .. 1 Gross Slop e Analysis
128 ••
15-20 %
0.9 AC
Parcel BC -1
3 0 -40 %
0 .1 AC
2 0 -3 0 %
l.J AC
••
40+%
0 .1 AC
0 -5%
0.6A C
5-10%
7.8 AC
PARCEL BC-2
Parcel BC-2 is 23 .38 acre s and is
zoned business commercial. No
conceptual planning or engineering
studies have been completed for
this parcel at this time . This parcel
has complete digital survey, two foot
contour coverage .
Parcel BC -1 -14 .62 Ac res
PARCEL BC--2 Gross Slope Analysis
132 ••
30-40%
0.3 AC
20 -30%
1 .1 AC
15 -20%--
1.2 AC
••
Parce l BC -2
40+%
0.2 AC
0 -5%
0 .8 AC
5-103
16.4 AC
PARCEL 5 .. 5
Parcel 5-5 is 132 acres and is zoned
low density residential. The maximum
density permitted for this zoning is 5
dwelling units per acre. This equates
to 616 single family units for this
Parcel. No conceptual planning or
engineering studies have been com-
pleted for this parcel at this time . This
parcel has approximately 15% digital
survey, two foot contour coverage .
13 5
PARCEL4--5
Parcel 4-5 is 42 .57 acres and is
zoned low density residential. The
maximum density permitted for this
zoning is 5 dwelling units per acre .
This equates to 213 single family units
for this Parcel. It is estimated that
there are 40 acres of developable land
on this parcel. No conceptual plan-
ning or engineering studies have been
completed for this parcel at this time.
40 developable. Digital survey and
topographic information for this Parcel
would require coordination
with Aerometric in Fort Collins,
Colorado , who flew the site in 2005
but did not interpolate the data for
this area at that time .
137
PARCEL4-6
Parcel 4-6 is 21 .82 acres and is
zoned medium density residential.
The maximum density permitted for
this zoning is 12 dwelling units per
acre . This equates to 261 multi family
units for this Parcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time . Digital survey and topographic
information for this Parcel would
require coordination with Aerometric
in Fort Collins, Colorado , who flew the
site in 2005 but did not interpolate
the data for this area at that time .
139
PARCEL 6--1
Parcel 6-1 is 25 .3 acres and is zoned
medium density residential. The
maximum density permitted for this
zoning is 12 dwelling units per acre .
This equates to 240 multi family
units for this Parcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time . Digital survey and topographic
information for this Parcel would
require coordination with Aerometric
in Fort Collins , Colorado , who flew the
site in 2005 but did not interpolate
the data for this area at that time.
14 1
PARCEL 6-2
Parcel 6-2 is 31 .10 acres and is
zoned low density residential. The
maximum density permitted for thi s
zoning is 5 dwelling units per acre .
This equates to 156 single family
units for this Parcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time. Digital survey and topographic
information for this Parcel would
require coordination with Aerometric
in Fort Collins , Colorado , who flew the
site in 2005 but did not interpolate
the data for this area at that time .
143
~
~
~
~
.....
~
~
~
1111'4
~
1111'4
....
....
~
~
.-II
llllllj
....
....
.-I
11111111
11111111
PARCEL 6--3
Parcel 6-3 is 174 .6 acres and is
zoned rural density residential. The
maximum density permitted for this
zoning is 1 dwell ing units per acre .
This equates to 175 single family
units for this Parcel. No conceptual
planning or engineering studies have
been completed for this parcel at this
time . Digital survey and topographic
information for this Parcel would
require coordination with Aerometric
in Fort Collins , Colorado , who flew t he
site in 2005 but did not interpolate
the data for this area at that tim e .
14 5
PARCEL 6 -4
Parcel 6-4 is 37 acres and is zoned
rural densit y residential. T he maximum
density pe r mitted for this zoning
is 1 dwelling units per acre. This
equates to 37 single famil y units for
this Parcel. No conceptua l planning
or engineering studies hav e been
completed for this parcel at this time.
Digital survey and topogra p hic infor-
mation for this Parcel wou ld require
coordination with Aerome t ric in Fort
Collins, Colorado, who fle w the site in
2005 but did not interpolate the data
for this area at that time .
147
PARCEL 6--5
Parcel 6 -5 is 78.2 acres and is zoned
rural density residential. The maximum
density permitted for this zoning
is 1 dwelling units per acre . This
equates to 78 single fam i ly units for
this Parcel. No conceptual planning
or engineering studies have been
completed for this parcel at this time .
Digital survey and topographic info r-
mation for this Parcel wou ld requ ire
coordination with Aerometric in Fort
Collins, Colorado , who flew the site in
2005 but did not interpo late the data
for this area at that time.
149