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HomeMy WebLinkAbout3.0 PC Staff Report 04.11.2016Planning Commission, April 11, 2016 Exhibits — Lake Spring Ranch PUD/Preliminary Plan Amendment Exhibit Letter (A to Z) Exhibit A Public Hearing Notice Affidavit, with attachments B Garfield County 2013 Land Use and Development Code, as amended C Garfield County Comprehensive Plan 2030, as amended D Application E Staff Report F Staff Presentation G Letter dated July 17, 2015 from Chris Hale, Mountain Cross Engineering H Letter dated July 21, 2015 from Mike Prehm, Road & Bridge I Email dated July 20, 2015 from Morgan Hill, Environmental Health J Letter dated July 21, 2015 from Dan Dennison, High Country Engineering K Email dated July 23, 2015 from Tim Malloy re: revised language - condition 15 L Email dated July 24, 2015 from Chris Hale M Email dated July 24, 2015 from Tim Malloy with attached revised Preliminary Plan N Email dated July 27, 2015 from Tim Malloy with attached High Country Engineering Lake Springs Ranch Phasing Plan Revised Preliminary Drainage Report for Lake Springs Ranch dated July 27, 2015 — less calculations P Email dated July 28, 2015 from Chris Hale, Mountain Cross Engineeing Q Supplemental Application Materials, dated November 6, 2015 R S T U July 17, 2015 Ms. Kathy Eastley Garfield County Planning 108 81h Street, Suite 401 Glenwood Springs, CO 81601 MOUNTAIN CRASS ENGINEERING, INC. Civil and Environmental Consu • • : 861 n RE: PUAA 8287 and PPAA 8286, Lake Springs Ranch PUD Dear Kathy: This office has performed a review of the documents provided for the PUD and Preliminary Plan Amendment applications of Lake Springs Ranch PUD. The submittal was found to be thorough and well organized. Additionally to the review, a meeting was held with Dan Dennison and Roger Neal of High Country Engineering on July 17, 2015. The review and meeting generated the following questions, concerns, and comments: 1. There were many conditions of Resolution 2012-80 that this application would amend. The Applicant should address how many of these conditions have been satisfied and which conditions still need to be addressed. 2. The Applicant should provide a design of the culvert proposed beneath the County Road and how this may change for either Option A or B. 3. The Applicant proposes to eliminate detention. This is justified by shifting the discharge point to the existing shallow ponding area in the meadow of the conservation easement. This increases the tributary area to include a larger off-site basin that becomes the major generator of the peak flowratc. Because the proposed development area increases the impervious areas, it drains more quickly, and the peak flow outpaces the existing condition. This area then no longer overlaps with the peak flows from the larger off-site basin creating a rather rare situation where the development condition decreases the peak flows when compared to the exiting. This is only the case because the discharge point was shifted downstream. The peak flows from the development still exceed the existing at the County Road. However, the LUDC requires that detention and peak flow mitigation be provided. Based on the meeting, the Applicant will provide evidence that the detention volume ,from the previously approved application is provided and that the flows are restricted to the pre -project levels in the meadow per the LDDC. This will be submitted to the County for review. Feel free to call if you would like to discuss any part of the review. Sincerely, Moun 'n Cross Engene IL_ Hale, PE 826 t/ Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.6558 www.mounteincross-eng.com From: klichalLEatm To: Kathy a. Eastlev Subject: Lake Springs Randi Date: Tuesday, Ray 21, 2015 6:54:56 AM EXHIBIT Kathy, Thanks for having the opportunity to comment on this. The improvements to CR 114 at Filing 2 are important to the general safety of the development and the traveling public. Would recommend they stay in place. In reviewing the Lake Springs Ranch PUD, applicant should show how the development of the filings affect changes to the drainage and flows. Also how the storm water impoundment detention pond along side CS 114 would be affected. Thanks Mike Prehm Garfield County Road & Bridge Foreman / Glenwood District (970) 945-1223 Office (970) 945-1318 Fax. (970) 618-7109 Cell From: E12315111:1111 To: Katal' A. EasNev Cc Joshua Wllfams Subject: RE: question on water systems Date: Monday, 3uIy 20, 2015 11:19:10 AM EXHIBIT Hi Kathy, Great question- this one has been confusing for me over the years. I got things cleared up when we worked to get the Riverside Cottages changed from a "trans lent, non -community" water system to a "community" water system because they were no longer vacation rentals but were being rented year-round. I am not sure of the exact regulations that apply to each category, but you are certainly correct that a community water system has more strict regulatory requirements. They have to do more frequent sampling for more constituents, and I believe have to treat the water to a greater degree (for example, chlorination is required for a community water system but I don't believe it is for a transient non -community). The Water Quality Control Division regulations can be found at: hitaLthr�ww.t kredo.govloacificlsitesldeiaultlfiles111,20155Q$Q5Y025,pcif "COMMUNITY WATER SYSTEM" means a public water system that supplies at least 15 service connections used by year-round residents or that regularly supplies at least 25 year-round residents." "NON -COMMUNITY WATER SYSTEM" means a public water system that is not a community water system. A non -community water system is either a "transient, non -community water system" or a "non -transient, non -community water system." "NON -TRANSIENT, NON -COMMUNITY WATER SYSTEM" means a public water system that regularly serves a population of at least 25 of the same people for at least six months per year and is not a community water system." Is that helpful? I'm looking at my calendar and see that this was due last Wednesday. Been kind of a busy month! Do you still want me to submit comments? Morgan From: Kathy A. Eastley Sent: Monday, July 20, 2015 9:41 AM To: Morgan Hill Subject: question on water systems Good morning Morgan, Do you know the'difference between CDPHE-regulated 'community' water system and 'non- transient non -community' water system? This is related to Lake Springs Ranch, a referral that was sent to you last month. It appears that their original approval cited requirements for the 'non -transient non -community' water system and the applicant is requesting to change it to a community water system. I think a community system would have much more oversight and regulatory requirements. Thanks. Kathy Eastley, AICP Senior Planner Garfield County Community Development 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 lac! zil nrfEdd: nty.ca:n CIVIL ENGINEERING July 21, 2015 Ms. Kathy Easticy Garfield County Engineering 108 8th Street, Suite 401 Glenwood Springs, CO 81601 An Employee -Owned GinVAny LAND EXHIBIT i J RE: Lake Springs Ranch PUD - Response to Mountain Cross Engineering's review comments from 7/17/15 and Garfield County Road and Bridge Department review comments from 7/21/15 related to PUAA 8287 and PPAA 8286 Mountain Cross Engineering, Inc— Chris Halc P.E. 1) There were many conditions of Resolution 2012-80 that this application would amend. The applicant should address how many of these conditions have been satisfied and which conditions still need to be addressed. Response: There were 32 conditions related to the Preliminary Plan within Resolution 2012- 80. There was 1 condition related to the PUD amendment. Of the 32 conditions contained in Resolution No. 2012-80 only a few are affected by the amendments requested in the application. A vast majority of the conditions are intended to be applied during the Final Plat phase of the development review process and are unaffected by the amendments requested at this time. Two of the conditions (numbers 14 and 15) that are affected by the amendments being requested at this time are addressed in the current application. The following paragraphs provide an update regarding the other conditions for which additional information is appropriate at this time. Condition number 16 concerns the need for monitoring of the groundwater by the collective landowners in Spring Valley including Spring Valley Development, Colorado Mountain College, Los Amigos Ranch Partnership, and the Berkeley Family Limited Partnership. The Applicant has contacted both the engineer and attorney for the Basalt Water Conservancy District and has discovered that the groundwater monitoring plan referenced in this condition has not yet been initiated. This may be partly due to the fact that no development has, of yet, occurred on either the Spring Valley Ranch or Lake Springs Ranch subdivisions. The stated purpose of the plan is to monitor aquifer levels and well productivity as the groundwater resource becomes more widely utilized. The Applicants continue to be willing to participate in the groundwater monitoring plan as required in this condition. Condition 17bi addressed the need for a line extension agreement or line connection agreements as required per the Spring Valley Sanitation District's Rules and Regulation and/or the PDA. The agreements will be in place prior to final plat. 1517 Blake Avenue, Suite 101 oknwoal Springs, CO 81601 Telephone (970) 945-8676 Fax (970) 945-2555 Lake Springs Ranch PUD Mountain Cross Comment Response Letter 7/21/15 Page 2 Condition 25 discusses plan changes to be made to the Preliminary Plans. These changes were made back in 2012 and are reflected in Exhibit 4 (Preliminary Plan). Condition #31 addresses required revisions to the Draft Amended and Restated Declaration of Covenants (CCR's), which were to be made prior to the signing of Resolution No. 2012-80. These revisions were made back in 2012 and are incorporated in the version of the CCR's that was included in the current PUD/Preliminary Plan Application (Exhibit 24). The particular revisions can be found in Sections 4.3 (maintenance of gravel pedestrian trail) and 8.31 (pressure reducing valves). 2) The applicant should provide a design of the culvert proposed beneath the County Road and how this may change for either Option A or B. Response: The culvert under County Road 114 will need to pass the 25yr 24hr storm from basin PR -15. This rate has been calculated at approximately 62 cfs. This can be passed in a 36 inch diameter ADS N-12 pipe under CR 114. 3) The Applicant proposes to eliminate detention. This is justified by shifting the discharge point to the existing shallow ponding area in the meadow of the conservation easement. This increases the tributary area to include a larger off-site basin that becomes the major generator of the peak flowrate. Because the proposed development area increases the impervious areas, it drains more quickly, and the peak flow outpaces the existing condition. This area then no longer overlaps with the peak flows from the larger off-site basin creating a rather rare situation where the development condition decreases the peak flows when compared to the existing. This is only the case because the discharge point was shifted downstream. The peak flows from the development still exceed the existing at the County Road. However, the LUDC requires that detention and peak flow mitigation be provided. Based on the meeting, the Applicant will provide evidence that the detention volume from the previously approved application is provided and that the flows are restricted to the pre -project levels in the meadow per the LUDC. This will be submitted to the County for review. Response: The lower west end of the development is currently mostly conserved land that will continue to operate as a sod farm for the foreseeable future. This portion of the lot is the only area where most of the onsite proposed basins and the large offsite basins see overlap in the flows This area is framed on the north by a berm that is located just south of the County Road 119 and to the south by the lowest existing elevation along the boundary of the Colorado Mountain College. Because this area remains undeveloped (other than for sod production) it can be utilized for storm water detention by simply raising the elevation of the berm adjacent to CR 119. Although the 25 year storm calculations do not reflect the need for additional detention, raising the berm would provide extra detention capacity. The creation of some additional detention storage would allow the developnnent to account for some minor storm event models where runoff might see an increase in runoff other than the 25yr storm event. The additional storage also will slow the release of the runofffrom the onsite basins which have a much smaller peak than the major offsite basin creates. The existing elevation of the berm is at approximately 6899.0'. The mnaximunt elevation that the berm could be raised is 6900.5'. This small modification would allow for an additional Lake Springs Ranch PUD Mountain Cross Comment Response Letter 7/21/15 Page 3 1.5' deep of detention storage above the existing irrigation storage over a large area. This adds approximately 1,500,000 cubic feet (34.4 acre feet). The additional flow directly from the irrigation pond on the east side of the County Road 114 produces approximately 13 cfs in additional runoff during the 25 yr storm. This equates to approximately 52,000 cubic feet of detention storage during the 25 yr storm event to match the historic runoff rate. Therefore the modification to the berm provides storage far beyond the detention storage needed when the major offsite basins are ignored in the analysis as was the case in the previous County review. The concept of increasing the elevation of the berm to create the additional detention storage has been reviewed with AVLT and they have provided a letter stating that this improvement is consistent with the terms of the Berkeley's conservation easement (Exhibit 19 of the Application). Garfield County Road and Bridge Michael Prehm In reviewing the Lake Springs Ranch PUD, the applicant should show how the development of the flings affects changes to the drainage and flows. Also how the storm water impoundment detention pond alongside CR 114 would be affected. Response: The phasing of the filings will only force a few minor temporary drainage improvements where the roads will need to match into the existing road network or to provide temporary emergency vehicle turnarounds. These details will be reflected in each filing final plat submittal construction plan set The phasing of work on CR114 is all done from south to north (low to high) so the widening and roadside ditch improvements will always be unproved on the lower sections of the road first so drainage ditches won't need to be upsized along the unimproved portions of the County Road between filings. The temporary gravel road to the water storage tank will be designed at the appropriate final plat stage with the necessary roadside drainage and culverts that will remain at the full build -out of the development. The existing landscape/irrigation pond on the east side of CR 114 will be drained, partially filled, and lined along the County Road during the construction associated with Filing 3. The amount of water storage and high water level will not change very much in the realignment of CR 114, however the pond will not be used for storm runoff detention as was originally proposed back in 2012. The pond will serve as a low point on the east side of the CR 114 and the culvert across CR 114 will be sized for the proposed 25 year 24-hour storm event set above the irrigation retention volume. If you have any questions, comments, concerns etc., please feel free to contact us. Sincerely, Dan Dennison, P.E. High Country Engineering From: Tim. C To: Kathy A. Eastley Subject PN: Potential Language for Revised Condition Date: Thursday, July 23, 2015 2:25:16 PM Kathy - here is the revised language for Condition 15, as requested: "Should it be determined that stormwater detention is required to be stored in the pond on the east side of CR 114 the Applicant shall submit, and receive approval for, a Notice of Intent to impound water from the State of Colorado." Hope this helps. Tim Tim Malloy, Principal TG Malloy Consulting, LLC 402 Park Drive Glenwood Springs, CO 81601 p. 970-945-0832 f. 970-945-0833 e. tgmalloy©sopris.net This email and any attached files are confidential and intended solely for the intended recipient(s). Any unauthorized review, disclosure, copying, distribution or use is prohibited. If you have received this email by mistake, please notify us Immediately by reply e-mail and destroy all copies of the original message. Thank You. From: die To: I(athv A. F.astfey Cc: gdennisonf&hcetro.cora Subject RE: Lake Springs Issues Date: Friday, July 24, 2015 2:15:21 PM EXHIBIT Kathy: I have reviewed the response from High Country Engineering. The letter addressed the comments from this office and generated the following comment: Since the Applicant has requested that the improvements to CR114 would be constructed under a future filing that the BoCC may or may not grant, the Applicant should provide a plan view or an exhibit of the culvert crossing design described In Item #2 of the response letter. Thanks in advance. Sincerely, Mountain Cross Engineering, Inc. Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 From: Kathy A. Eastley [mailto:keastley@garfield-county.com] Sent: Thursday, July 23, 201511:45 AM To: Chris Hale <chris@mountalncross-eng.com> Subject: Lake Springs issues Hi Chris, Attached are High Country's response to your letter. We will be receiving a revised drainage report based upon the numbers provided in this letter. Regarding the request to eliminate the condition regarding the requirement to provide the Notice of Intent to Impound Water for the pond on the west side of CR 114, we will be amending the condition to require submittal of the notice if it is necessary to utilize the pond for stormwater detention. 1'11 get you a copy of the proposed language when I receive it. Please let me know if you are satisfied with this response or if you need to wait to see the revised drainage study. Thanks. Kathy Eastley, AICP Senior Planner Garfield County Community Development 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 heastley. • • 44 From: rm M811ov To: Kathy A. Eastlev Cc: irlke(MmexIcomedicaP.arci; Dan Dennison Subject: Follow Up on Lake springs Ranch Issues Date: Friday, July 24, 2015 10:07:52 PM Attachments: pPLAN•SEI ET1 Deli pP#AN.SHEET2.odf PPLAN-SHEET3.odd pPLFW•S1-fEET4.odf pPIAN•51-gQ5.odf pPLAN-5HEET6,odf pPLAN-SHEET7.odf pPLAN•SHEETA.pdf pPLAN-SHEET9.pdr . L 1 • - 11 I • . ' Y , • T )nonprofit Law Prof Bloc Scdmidt.odF EXHIBIT I Kathy - I'm providing this email to address the issues discussed during our meeting yesterday morning with Kelly Cave. In addition, I reviewed the draft conditions you sent me earlier today and have a few comments regarding those conditions which are included later in this email. Jssues Raised During 7/23 Meeting with Storf During the meeting yesterday morning you and Kelly expressed concern regarding a discrepancy between the area identified as "Filing 1" on the Phasing Plan and the boundary of the Filing 1 final plat as recorded. You pointed out that there are lands located outside of the Filing 1 final plat boundary that are shown as being within the Filing 1 area on the approved (and proposed) Phasing Plan. This conversation led to several related issues; one of which was whether the Applicants could be allowed to proceed with the final platting of future phases of the subdivision given that there may be a defect in the current final platting since there are lands that have been conserved but have not received final plat approval. Concern was also expressed as to whether it was appropriate to have completed conservation easements on lands which have not received final plat approval. I was asked to provide the following in response to these issues: 1. Information or documentation confirming that land need not be final platted before it can be sterilized through a conservation easement; 2. A revised Phasing Plan or other solution for addressing the discrepancy between the boundary of the land contained within the recorded Filing 1 Final Plat and the Filing 1 area depicted on the Phasing Plan. Regarding item number one I contacted Bill Silberstein at Kaplan Kirsch Rockwell and Mark Weston. Bill is a noted attorney who specializes in conservation law and Mark is one of the premier real estate appraisers specializing in valuation for conservation easements. Both Bill and Mark have worked on land conservation and conservation easements throughout Colorado. I also reviewed the appraisals that were prepared for several of the conservation phases of the Lake Springs Ranch subdivision. My conversations with Bill and Mark confirmed the opinion that I expressed during our meeting, which is that the process of conserving subdivided land through the dedication of a conservation easement does not require that the subdivided land be final platted. In fact, land in Colorado has been conserved at various different points over the continuum of the land use and subdivision entitlements process. Further, the standards and procedures for valuation of land for conservation easements do not define any specific standard for determining the highest and best use for a subject property. I have attached a recent decision from the United States Tax Court (Schmidt v. Commissioner of Internal Revenue), wherein the Court sides with the landowner on the question of whether pending rezoning and preliminary plan applications could be used in determining the highest and best use for purposes of establishing the before value for a conservation easement. In this case, which was decided in August of 2014, no land use or subdivision approvals had been formally granted. Nevertheless, the Court supported the appraiser's finding that the highest and best use was residential Tots, as described in the rezoning and preliminary plan applications, on the grounds that "the record establishes that the applicants had been able to address all relevant issues that could have prevented or delayed the granting of development entitlements for the subject property." Clearly, this is a much lower standard than exists in the case of the Lake Springs Ranch PUD Subdivision, which has received PUD zoning and preliminary plan approvals for the entire property and final plat approval for a portion of the property. We'd be happy to provide documentation of other similar cases if necessary. Regarding item number two, I have provided a revised Phasing Plan, with descriptive text (text to follow on Monday), as we discussed. The revised Phasing Plan drawing differentiates between the terms "phase" and "filing" since use of the term filing on this drawing has created confusion. The term "phase" on this drawing is intended to define the Applicants' priorities regarding the order in which development would occur, while "filing " represents a particular area that has been granted final plot approval. To achieve this distinction we have eliminated the word "Filing" and substituted the word "Phase" in the legend. In addition, we have shown the entire area which was included in the Filing 1 Final Plat as "Phase 1 a (Filing 1)", while the remainder of the area that has been conserved is defined as "Phase 1 b." The rest of development is depicted as Phase 2, Phase 3, ...etc. Phase 1a and Phase 1 b combined represent the area for which no further development action or entitlements are necessary since it has been conserved. By providing a revised phasing plan, which clarifies the distinction between phasing and filing, and by providing documentation supporting the fact that conserved land need not be final platted, we believe we have demonstrated that there is no defect in the current entitlements and that there is no need to either seek further final plat approvals for lands already conserved or to preclude the Berkeleys from pursuing final plat approval for future phases. In the course of revising the Phasing Plan we found several minor revisions that we believe should be made to the Preliminary Plan drawings. A revised set of Preliminary Plan drawings is attached. We would note that the Preliminary Plan drawings continue to use the Lot and Block nomenclature and the descriptive text for the phasing plan describe which blocks are included in which phase. The changes made to the Preliminary Plan drawings are listed below: 1. Updated cover sheet to remove "filing" reference at top of Land Use Summary. 2. Updated cover sheet to removed "development area" in Site Data Summary. 3. Removed "Filing 1" label from all Key Maps. 4. Removed note 11 from cover sheet since this relates to transfers of land from CMC and Neislanik which have already been completed. 5. Changed sheet 9 for new phasing and elimination of filing 2, filing 3, etc. from language. I was also asked to provide a revised drainage plan, as mentioned in the letter from HCE dated July 21, 2015, addressing Chris Hale's referral comments related to drainage. Dan Dennison has indicated that the revised drainage plan should be ready by Monday. He has asked me to inquire how many copies of the revised llciinage plan yj will be needing? Comments Regarding Draft Conditions I have only one comment regarding the draft conditions, it concerns Condition 6 and is related to the platting issue discussed previously in this email. The way the condition currently reads, it required that my client "plat" all phases of the development within 15 years. While we understand the purpose of this condition we would point out that strict adherence to it would require that we final plat the portion of the area which has already been conserved and is outside the Filing 1 boundary. We believe that platting this area is unnecessary, as no development or lot sales will be occurring, and creates an awkward situation since the County would most likely be reluctant to plat lots that have already conserved, as was expressed by Kelly during our meeting yesterday. Perhaps this language could be modified to preserve the County's intent, to prevent developers from abandoning partially completed projects, while avoid the platting of conserved lands issue. If there is support for the idea of modifying this condition I would happy to provide some draft language. Have a great weekend and let's discuss these matters on Monday. Tim Tim Malloy, Principal TG Malloy Consulting, LLC 402 Park Drive Glenwood Springs, CO 816ot P• 970-945-0832 f. 970-945-0833 e. tgmalloy@sopris.net This email and any attached files are confidential and Intended solely for the Intended reciplent(s). Any unauthorized review, disclosure, copying, distribution or use is prohibited. If you have received this a -mail by mistake, please notify us immediately by reply e-mail and destroy ail copies of the original message. Thank You. 'Am krog.uoluagi warn. TIM a.aK.w. ;T.1] tr. tilti tak maim =211 =S atr.traI M = mm 211=. w 44,Ang .n. w. .n: :n. .w w M. nem MOW MT • 4 km 3C 8t9.: t:i trt V.I r7 mr my{ r:i'".r EFA ml Mg 0. aM1.m L. WM Mt uwi wL MI Yu Mi. mmf .1 Mt NM ami m. 4. .aa. N:MI• .K . .`0.1 .. ;Ayr �... ate.. N:.. as r... n 1:01 MIN AMENDER PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. 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A 11Y31 Iidrif )a....0 t 4..0 alr—'r. aJarnil •••-1.0•2•• armira.va Aal -11/2141.1. I•••• •,1•4 � 0 lanto 213100 for --mo Loam wow* .A17filaal titricbirisa br31.1.U. (UMW T'IY11m■er mafTvl.} s'r ItL'AZ rt5 HeLto'I bras Wm AO, i1K-Ai Toi99I /V.It MGM rr l\; S.-•••7"----dVc 1j ..�..bR..��..—..— Y133HS 01. HaLWi AMENDED PREUMINARY PLAN LAKE SPRINGS RANCH P.U.D. • 44 L r. • • • - 1 • 4 J • ti ,NCIA.aa- r GRAPHIC SCALE LP LK Willa 1 0.11.111 MO. NM ne W 1l 11 11 11 11 11 11 1t 11 11 i1 t 1� //fI1 4. ... 41. )moi j y • i • ; k� • s 11 • • • • • I l anwES 414 I i f r JO;141" -„43 11' • 5 z 13 U x v 1.61671.10 1101110111 6011 PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. es FICLEICT Om. EXHIBIT LAKE SPRINGS RANCH, PUD PHASING PLAN PREPARED FOR: Berkeley Family Limited Partnership 4001 County Road 114 Glenwood Springs, CO 81601 Prepared By: HIGH COUNTRY ENGINEERING, INC. 1517 Blake Avenue, Ste 101 Glenwood Springs, CO 81601 (970) 945-8676 July 27, 2015 Lake Spring Ranch PUD subdivision is proposed to be constructed in five separate phases. The phasing plan can be seen on sheet Plan -09 of the Preliminary Plan with the revision date of 7/24/15. Phase 1 includes land that has been sterilized through the dedication of conservation easements. Phase 2-6 are the five phases where proposed lots and infrastructure are planned. Phase 2 (Block 2) includes 14 lots that will be served off of the existing west side of County Road 114. The roads to be constructed include Spring Valley Road, Rivendell Court, and Rivendell Road for a total length of approximately 1,550 feet. This phase also includes a gravel access road up to the well and tank locations in order to provide the water supply for Phase 2. Phase 2 will also include the start of construction for gas, electric, telephone, domestic water, and sanitary sewer. The property will be served by Source Gas natural gas by extending a line up County Road 114 from the existing Los Amigos regulation station to the south of the property. The Holy Cross electric service will be provided by installing underground electric line up from the existing power poles along running east to west along the southern edge of the property. The CenturyLink telephone service will be provided by installing underground lines up from the Colorado Mountain College from the south. There is already a Spring Valley Ranch Sanitation District sewer main cutting across Phase 2 that is sized to handle the full buildout of Lake Springs Ranch. The water tank, pumphouse, and water main to connect Phase 2 to the tank will all be required with the construction of the first developed phase. All of the utilities for the rest of the phases can extend off of the utility infrastructure installed in this first phase of the PUD. Phase 3 (Block 3) includes 27 lots and a multifamily tract on the east side of County Road 114. This phase includes Lakeside Lane, Hanging Valley Road, and the southern 2,930 feet of Lake Springs Drive. County Road 114 will be rebuilt from the southern to the northern edge of Lake Springs Ranch PUD. This reconstruction of County Road 114 will involve the widening of the road throughout, the installation of drainage ditches as necessary, and the straightening of the road on the south end of the property near the existing pond. This work will include reconfiguration and Iining of the west side of the pond. These improvements will improve vehicle safety and protect the county road from damage related to seepage from the pond. Phase 4 (Block 4) includes 20 lots on the southeast portion of the Lake Spring Ranch PUD property. This phase includes approximately 1,800 feet of Lake Springs Drive, 880 feet of High Alpine Drive, and all of High Alpine Way. Phase 5 (Block 5) includes 37 lots on the northeast portion of the property. This phase includes all of Van Cleve Lane, the final 1,500 feet of Lake Springs Drive to the north intersection of County Road 114, and the final 1,870 feet of High Alpine Drive to the northern connection of the property to County Road 115. The final phase of construction will be Phase 6 (Block 6) which includes 20 lots on the northwest side of County Road 114. The only road in this phase to be constructed is High Alpine Circle. EXHIBIT PRELIMINARY DRAINAGE REPORT FOR LAKE SPRINGS RANCH PUD GARFIELD COUNTY, COLORADO PREPARED FOR: Berkeley Family Partnership 408 Aspen Business Center, Suite 209 Aspen, CO 81612 PREPARED BY: High Country Engineering, Inc. 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 (970) 945-8676 September 2, 2010 Revised July 27, 20 T�6 ,, L ) jrtS•r'w HCE JOB NUMBER: 20 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 970.945.8676 phone 970.945,2555 fax wwwheeng.com 21P a ge TABLE OF CONTENTS SECTION I. Location and Description of Property II. Drainage Basin Criteria III. Drainage Facility Design IV. Existing Basins V. Proposed Basins VI. Results and Recommendations VII. Conclusions VIII. References IX APPENDIX Exhibits 1. Vicinity Map (8.5x11) 2. Existing Basin Map (24x36) 3. Proposed Basin Map 3,3A -3G (3G—Existing Offsite Basins) (24x36) 4. Soils Map(SCS) (11x17) 5. NOAA Map, 2 -year (8.5x11) 6. NOAA Map, 25 -year (8.5x11) 7. NOAA Map, 100 -year (8.5x11) 8. Detention Storage Exhibit (11x17) 9. Colorado Mountain College Drainage Agreement Calculations Hydrologic Computations PAGE 3 3 4 6 7 10 12 12 3IPast I. Location and Description of Property A. Property Location The proposed development, Lake Springs Amended PUD, is an approximately 459.38 acre site with Spring Valley Road and County Road 114 Located within the center portion of the project. The proposed development consists of 194 single-family lots (77 of which have been sterilized through a conservation easement), with the typical lot size being 0.9 acres. The smallest lot within the subdivision is 0.658 acres. See Exhibit 1 for the Vicinity Map. There is a significant area of offsite drainage affecting this property from the east, west, and south of the property. B. Property Description This site is located on approximately 459.38 acres of undeveloped pasture/grassland that slopes toward the west to the low lying area on the property currently surrounded by a sod farm operation. The overall site is relatively steep with surrounding steep hills and drainage ways. The existing low point of the property leaves the property to the north across County Road 119 and eventually to the Roaring Fork River. The seven soil types located on the site are within hydrologic soil groups 'B', 'C' and 'D'; per the NRCS soils map. Refer to Exhibit 4 in the appendices for the descriptions of the soils. The proposed site consists of natural grasses, roadways, a pond, and ditches. The proposed development is delineated as Zone C from the Flood Insurance Rate Maps, Community Panel 08020514655 B, dated January 3, 1986. Zone C is defined as areas of minimal flooding. II. DRAINAGE BASIN CRITERIA A. Regulations AutoCAD's SCS TR -55 Tabular Method was utilized for this report for onsite and offsite runoff to remain consistent with the Garfield County standards. NOAA Atlas maps for the 25 and 100 -year rainfall intensities were used to determine runoff from each basin. Per the NOAA Atlas, the 2 -year, 24 hour precipitation amount is 1.2 inches, the 25 -year, 24 hour precipitation amount is 2.0 inches and the 100 -year, 24 hour rainfall intensity is 2.4 inches. Peak on-site flows for this site will be primarily rainfall derived since the entire site is below 8,000 feet in elevation. Therefore, the storm drainage system should be more than adequate to handle on-site spring snowmelt runoff when sized for the rainfall events. The AutoCAD hydrology channel calculator was used for channel sizing during the 25 -year and 100 -year storm events. AutoCAD's pipe calculator was used to size the culverts for the 25 -year storm event per the Garfield County's specifications. Weighted curve numbers based on the soil types and land uses were used to determine the runoff from each of the basins. 4!Pagc B. Hydrologic Criteria The proposed development characteristics were broken down to open space, roadways, and proposed development (0.9 -acre typical single family lot size). The existing basins were modeled as having open pasture/grasslands in fair condition as well as asphalt roadways. The proposed site will ultimately undergo grading for the proposed roadways, drainage facilities, and the proposed 1 acres single-family lots. III. DRAINAGE FACILITY DESIGN A. Offsite Basin Description Six offsite basins located around the proposed site contribute runoff to the west end of the subdivision. Most of these basins do not affect the proposed lots since they are routed around the proposed lots to the agricultural western end of the property where much of the land has been conserved. The offsite basins were analyzed to determine the amount of runoffthat ends up in the low lying portion of the property. The offsite culverts that convey the offsite drainage to the proposed detention pond were not analyzed to determine if they had enough capacity to convey to the proposed ponds since these culverts are outside the scope of our drainage design. The major existing basins (EX -OS 1) that is routed through the west end of the property has a time of concentration of 113.22 minutes, while the proposed time of concentration for the onsite basins to the to the low end of the property are all below 32 minutes. So the basins will not peak at the same time when they travel through the low end of the property where all the basins eventually end up. The lag time will provide sufficient time for the proposed onsite drainage runoff to peak in the west end of the property before. the major existing offsite basin reaches a peak flow. EX -OS 1 is 5 times the size of the entire Lake Springs Ranch and thus the peak flow at the end of the property is controlled primarily by the offsite basin. Offsite basin EX -OSI encompasses the area to east and north of the proposed site. The runoff from basin EX -OS 1 drains south, near the eastern property boundary, then west below the southem property boundary, where it then crosses beneath County Road 114 via existing culverts. EX-OS1 receives runoff from existing basins EX -2, EX -3, EX -4, and EX -5. EX - 0S1 also receives runoff from proposed basins PR -21, PR -25, PR -27, and PR 3I. This runoff from EX-OS1 then enters EX -0S6 west of County Road 114 and then travels northwest to the proposed detention ponds within the property discussed later herein this report. EX -056 also receives direct runoff from a number of onsite basins that flows down County Road 114 and from the existing landscape/irrigation pond on the east side of County Road 114 which makes up EX -10 as well as EX -OS -5. The proposed basins that directly flow to EX -0S6 include PR -8, PR -16, and PR -17. The additional flow generated by the build out of the property will increase the overall flow onto the Colorado Mountain College property that sits within EX -0S6 but there is a signed agreement with the College (Exhibit 8) that allows a percentage increase in flow during the major runoff events. This has been the path of Wage the existing runoff from the landscape/irrigation pond historically and it was determined that the College had no intention to develop this corner of the property. Offsite basin EX -0S5 is located near the southwestern corner of the property, between the property boundary and County Road 114. The runoff from this basin drains northwest to a low point and culvert near the east side of the County Road 114. Offsite basin EX -0S5 is located north of basin EX -0S4. Offsite basin EX -0S4 is also in the southwestern corner of the property and drains north into basin PR -17 and then is collect by EX -0S5. Offsite basin EX -0S3 is located north of the proposed development and drains onto the development through existing basin EX -8 and proposed basin PR -1. The runoff from this basin ends up entering the northern end of the low Tying area on the west end of the property. Offsite basin EX -0S2 is above the northeast corner of the development. The runoff from basin EX -0S2 drains along south side County Road 114 and into existing basin EX -10 and proposed basin PR -10. All of the offsite basins defined eventually end up in basin EX -1 which is a basin that includes some onsite land within the existing sod farm including the two existing irrigation ponds and some offsite areas to the west of the property. This basin will not have any development occurring as part of the subdivision build -out other than some modifications to the outfall of the northern pond across County Road 119 and any necessary culvert improvements for any agricultural property improvements. The "pasture/grassland-fair" curve number for soil types 'B' (CN 69), 'C' (CN 79), and 'D' (CN 84) and "asphalt" (CN 98) curve numbers were used to create composite curve numbers for each drainage basin. Table 1: Offsite Basin Comnositc Curve Number BASIN B Group Soil C Group Soil D Group Soil Impervious Composite CN EX-OS1 44.02% 55.98% - - 75 EX -0S2 70.63% 29.37% - - 72 EX -053 - 100.00% - - 79 EX -0S4 - 100.00% - - 79 EX -0S5 85.57% 14.43% - - 71 EX -0S6 49.74% - 49.43% 0.83% 77 Table 2, below, shows the runoff characteristics for the offsite basins. Sheet flow lengths were set to a maximum 300 feet. Refer to the appendices for more complete calculations. Table 2: Offsite Basin Characteristics BASIN AREA,E Te (MIN) CN O y,CFS Q1�.y,CFS EX-OS1 2276.8654 113.22 75 232.43 395.67 EX-OS2 4.7591 29.40 72 0.74 1.46 6iPaEe EX -0S3 12,7121 26.19 79 5.28 8.06 EX -0S4 0.7866 11.43 79 0.46 0.70 EX -0S5 7.1042 _ 18.33 71 1.25 2.55 EX -0S6 152.4295 45.61 77 37.19 58.79 B. Onsite Basin Description Onsite runoff sheet flows to existing gullies where it is routed offsite in shallow concentrated flows. Each lot will be graded to convey the runoff from the lot to the proposed roadways. Runoff from the offsite basins will be routed through the proposed site to their historic discharge points. The proposed Lake Springs Amended PUD site was designed to carry the 25 -year storm event down the roadside swales to proposed culverts throughout the site. In the event of a 100 -year storm event, the runoff will be safely conveyed through the property across roads, down property lines, and along the roadside swales to the proposed detention facilities. Any detention volume required onsite would be sized to accommodate the increase in flow between the onsite 25 -year peak runoff versus the onsite 25 -year peak runoff rates. IV. EXISTING BASINS The existing site was broken down into 10 onsite drainage basins that cover the entire property. Existing basin EX -1 is located in the western portion of the site as well as some offsite land to the west. This basin includes lowest points on the property where most of the offsite and onsite basins are conveyed prior to exiting the property. There are currently areas of irrigation storage and wetlands at the lowest points of the property. Any modifications to the conserved portion of this basin would require approval by the Aspen Valley Land Trust. AVLT has given preliminary approval for passing additional flow through the conserved property as long as major grading is not required. The runoff from basin EX -1 flows north across the flat portions of the development and is captured in the existing ponds when the rain event flows are large enough. The northern pond is currently used as a source of irrigation water below the outfall culverts to County Road 119. Existing basins EX -2 and EX -3 are basins on the northeast corner of the property that flows east to basin EX -OS 1. Basin EX -4 and basin EX -5 are basins on the south side of the property that also flow directly to EX -OSI. Basin EX -6 is on the southeast corner of the property and flows west to EX -0S5. Basin EX -7 and EX -9 are located on the north end of the property and flow north and do not eventually end up in EX -1 with the rest of the basins. Basin EX -8 makes up most of the land between County Road 114 and EX -1 and drains directly to EX -1. Basin EX -10 includes much of the land east of County Road 114 and drains directly to EX - 0S6. The "pasture/grassland-fair" curve number for soil types `B' (CN 69), `C' (CN 79), and `D' (CN 84) and "asphalt" (CN 98) curve numbers were used to create composite curve numbers for each drainage basin. Sheet flow lengths were set to a maximum 300 feet. Table 4, below, Wake shows a summary of the unrouted flows for the existing basins. Refer to the appendices for complete calculations. Table 3: Existing Basin Characteristics Composite Curve Number BASIN B Group Soil C Group Soil 0 Group Soil Impervious Composite CN EX -1 84.74% - 15.26% - 72 EX -2 100.00% - -- 0.74 69 EX -3 100.00% - - - 69 EX -4 100.00% - - - 69 EX -5 72.16% 27.84% - - 72 EX -6 - 100.00% - - 79 EX -7 30.98% 69.02% - 1.24 76 EX -8 52.29% 30.11% 16.95% 0.65% 75 EX -9 - 100.00% - - 79 EX -10 30.11% 67.18% - 2.71% 77 Table 4, below, shows a summary of the unrouted flows for the existing basins. Sheet flow lengths were set to a maximum 300 feet. Refer to the appendices for complete calculations. Table 4: Existing Basin Characteristics BASIN AREA, ACRES Tc (MIN) CN Q2 ,R,CFS Q,00.YEAR,CFS EX -1 254.4295 44.71 72 31.08 61.99 EX -2 5.9181 15.16 69 0.74 1.64 EX -3 10.9278 14.14 69 1.68 3.70 EX -4 18.7643 18.76 69 2.88 6.35 EX -5 2.1733 14.37 72 0.55 1.07 EX -6 7.3242 18.87 79 3.54 5.42 EX -7 2.3709 16.28 76 1.24 2.04 EX -8 146.8846 35.13 75 33.08 56.89 EX -9 4.6246 27.11 79 1.70 2.62 EX -10 158.6150 30.94 77 48.81 76.93 V. PROPOSED BASINS The proposed construction within the site consists of the construction of roadways, drainage facilities, and residential lots. The lots range in size from approximately 0.65 acres and 1.7 acres. The proposed lots were assumed to be walkout style lots in many cases. The proposed lots will not be overlot graded as part of the subdivision scope of work but for purposes of the drainage study the basin lines fit our expectations of the how the final grading of the lot will be addressed. The proposed site was broken down into thirty-four basins. Many of these basins could be combined to create larger basins, but the basins were sized in order to correctly size the proposed culverts throughout the subdivision and to make sure that the roadside swales were sized Targe enough to handle the flows from the basins when the grading plans for the individual phases of the project are completed. Most of the property eventually drains to EX -1 before exiting the property at the low point of County Road 119. Basins PR -33 and PR -34 will be routed to a proposed drywell for water quality treatment before draining to the north. There will also be a drywell to provide some water quality for proposed Basins PR -29 and PR -30 before draining to EX -0S1 which is off the property. The drywells are not required for detention volume since there is not an increase in flow for the 25yr storm from existing conditions. Refer to the drainage basin maps 3-3F for proposed basin locations and information. There are a number of basins that will temporarily leave the property before being routed to basin EX -1. These basins do not increase the runoff to EX -OS 1 by not including the areas of the homes, roads, or driveways in the basin and so do not increase the runoff beyond the existing flowrates. These basins include PR -17, PR -21, PR -25, PR -27, and PR -31. There will not be any driveways or building envelopes within these basins. The rest of the proposed basins either drain directly to EX -1 or are conveyed through the northeast comer of the Colorado Mountain College property before entering EX -1. These basins that are routed through the CMC property have been approved by CMC to have an increase in flow for the build -out of the property along a defined approximately 1,500 LF path. AutoCAD's TR -55 hydrology curve numbers for residential lots of 1 -acre were used for all lots, asphalt roads were used for all impervious areas, and pasture/grassland-fair curve numbers were used for all undeveloped areas. Composite curve numbers were determined for each basin using the curve numbers previously above within soil types for the undeveloped pasture/grassland areas. The areas within the developed lots will have a curve number for soil types 'B' (CN 68), 'C' (CN 79), and 'D' (CN 84) and "impervious" (CN 98) curve numbers were used to create composite curve numbers for each drainage basin. Table 5: Proposed Basin Characteristics Composite Curve Number BASIN Undeveloped -B Group Soll Undeveloped -C Group Soll Undeveloped -D Group Soil Lot— B Group Soil Lot— C Group Soil Lot -- D Group Soil Impervious Composite CN PR -1 54.95% 20.80% 9.19% - 14.64% - 0.42% 74 PR -2 - 81.71% -- - - 18.29% 82 PR -3 - - - - 91.08% - 8.92% 81 PR -4 - 55.36% - - -- 44.64% 87 PR -5 23.49% 20.67% - - 44.38% - 11.46% 79 PR -6 - - 48.94% 7.11% - 41.37% 2.58% 83 PR -7 - - - 74.33% - 11.95% 13.72% 74 PR -8 11.02% - 23.90% 36.85% - 16.62% 11.61% 78 9 I P g PR -9 32.00% - - 64.08% - - 3.92% 69 PR -10 11.73% 16.59%y - 10.36% 58.01% - 3.31% 77 PR -11 - 10.65% - - 82.25% - 7.10% 80 PR -12 1.62% 3.30% - - 83.46% - 11.62% 81 PR -13 3.53% 29.75% - 15.48% 44.98% - 6.26% 78 PR -14 - 89.64% - - 10.12% - 0.24% 79 PR -15 15.84% 8.26% - 2.38% 56.47% - 17.05% 80 PR -16 9.66% 37.09% - 14.09% 37.39% - 1.77% 77 PR -17 - 83.67% - - 16.33% -- 14.0915 79 PR -18 - 3.26% - - 80.55% - 16.19% 82 PR -19 - - - 32.47% 45.72% - 21.81% 80 PR -20 - - - 22.77% 72.25% - 4.98% 77 PR -21 93.07% 6.93% - - - - - 70 PR -22 12.11% 16.48% - 44.20% 22.12% - 5.09% 78 PR -23 - - - 90.84% -- 9.16% 71 PR -24 29.68% - - 52.73% -- 17.59% 74 PR -25 33.77%- - 66.23% - - - 68 PR -26 14.23%- - 51.88% - - 33.89% 78 PR -27 77.53%- - 22.47% - - - 69 PR -28 20.19% 2.47% - 30.69% 41.08% - 4.57% 74 PR -29 - - - 92.80% - - 7.20% 70 PR -30 62.87% - - - - - 37.13% 80 PR -31 100.00% - - - - - - 69 PR -32 - - - 88.33% - 11.67% 72 PR -33 - - - - 86.61% - 13.39% 82 PR -34 - - - - 90.70% - 9.30% 81 Table 6, below, shows a summary of the unrouted flows for the existing basins. Sheet flow lengths were set to a maximum 300 feet. Refer to the appendices for complete calculations. Table 6 Proposed Basin Characteristics BASIN' ACRES Tc (MIN) CN Q25 -YEAR, CFS Q100 ' CPS PR -1 113.0274 31.39 74 23.60 43.10 PR -2 1.6340 16.00 82 1.02 1.50 PR -3 3.3982 16.26 81 1.95 2.90 PR -4 0.2462 6.00 87 0.35 0.47 PR -5 8.5948 15.08 79 4.15 6.36 PR -6 10.4031 22.06 83 6.03 8.81 PR -7 3.4856 22.06 74 0.96 1.74 PR -8 6.4428 29.19 78 2.17 3.38 PR -9 4.9026 18.44 69 0.61 1.36 PR -10 6.4666 18.49 77 2.60 4.11 PR -11 14.3498 22.71 80 6.49 9.77 PR -12 4.7929 6.00 81 4.35 6.36 PR -13 14.0915 24.45 78 5.36 8.30 IDIPagv PR -14 25.4796 24.17 79 10.58 16.15 PR -15 21.7402 15.56 80 11.46 17.30 PR -16 17.8558 21.43 77 6.20 9.75 PR -17 6.8281 21.99 79 2.83 4.33 PR -18 2.2161 12.70 82 1.66 2.43 PR -19 4.3939 21.89 80 1.99 2.99 PR -20 5.5987 22.39 77 1.94 3.06 PR -21 1.6369 15.62 70 0.24 0.52 PR -22 11.3726 17.29 78 5.02 7.81 PR -23 9.7614 26.46 71 1.46 3.00 PR -24 2.0850 16.29 74 0.57 1.04 PR -25 13.9490 17.16 68 1.44 3.37 PR -26 1.0478 6.00 78 0.75 1.14 r PR -27 12.3697 14.71 69 1.90 4.19 PR -28 16.1193 17.88 74 4.44 8.04 PR -29 5.2776 16.73 70 0.79 1.67 PR -30 1.0133 6.00 80 0.85 1.26 PR -31 1.2525 18.41 69 0.16 0.35 PR -32 0.8678 16.25 72 0.18 0.35 PR -33 1.033 16.47 82 0.64 0.95 PR -34 1.5293 13.94 81 r 1.06 1.56 The difference between onsite historic and onsite developed flows were used to determine whether detention would be required on EX -1. Grass lined channels and culverts will be utilized to convey the proposed runoff to EX -1, as well as offsite to historic locations. V1. RESULTS AND RECOMMENDATIONS The majority of the site will be routed to the low end of the property within basin EX -1. The only basins that will direct discharge from the site without ending up in basin EX -1 are basin EX -7, PR -33, and PR. -34. These basins will sheet flow offsite to the north and to the west, downstream of EX -1. The flow is not increased from these basins so there is no reason to include in the detention calculations. The lower portions ofEX-1 have existing wetlands and irrigation storage in the middle of the existing sod farm operations. This area is capable ofpassing the 100 -yr existing and proposed flow and not affect any of the lowest residential lots in Filing 2. The existing runoff to EX -1 is 265.98 cfs for the 25 -yr storm and 443.05 cfs for the 100 -yr storm. The proposed runoff to the detention pond area is 26I.58 cfs for the 25 -yr storm and 436.05 cfs for the 100 -yr storm. The outfall from the property will be at the low point along County Road 119. Culverts will be installed at this location to convey the 25 -yr storm under the 111t'at;e County Road during the first phase of construction. This will require the installation of twin 48" diameter culverts to convey the 261.58 cfs flowrate. The 100 -yr storm will be allowed to pass over the top of the road which is the historic path of the major runoff events when the County Road 119 was constructed. This version of the Lake Springs Ranch drainage study is a reflection of an expansion of the area of influence from storm events to include all of the agricultural land on the west end of the property which includes the parcels of land that have been conserved over the last decade. These areas also required an expansion of the offsite basins that impact the property. The calculations of the curve numbers for each individual proposed basin was also reevaluated in order to keep up with the most current street and lot layout. This correction for the 25 -year 24-hour design storm event and the revised routing of the drainage basins resulted in a small reduction in the peak flowrate for the proposed build -out of all the filings of the subdivision. The proposed onsite basins within the subdivision are peaking earlier than the existing onsite basins. This means the overlap of the onsite peak flows from the major offsite basin is reduced and thus reduces the overall peak flowrate. There will not be an increase in the runoff from the property during the 25 -year 24-hour storm event which is the basis for calculating detention in Garfield County. This wetlands and sod farm portion of the property is the only area where most of the onsite proposed basins and the large offsite basins see overlap in the flows. This area is framed on the north by a berm that is located just south of the County Road 119 and to the south by the lowest existing elevation along the boundary of the Colorado Mountain College. Because this area remains undeveloped (other than for sod production) it can be utilized for storm water detention by simply raising the elevation of the berm adjacent to CR 119. Although the 25 -year storm calculations do not reflect the need for additional detention, raising the berm would provide extra detention capacity. The creation of some additional detention storage would allow the development to account for some minor storm event models where runoff might see an increase in runoff other than the 25 -yr storm event. The additional storage also will slow the release of the runoff from the onsite basins which have a much smaller peak than the major offsite basin creates. The existing elevation of the berm is at approximately 6899.0'. The maximum elevation that the berm could be raised is 6900.5'. This small modification would allow for an additional 1.5' deep of detention storage above the existing irrigation storage over a large area. This adds approximately 1,500,000 cubic feet (34.4 acre feet). The additional flow directly from the irrigation pond on the east side of the County Road 114 produces approximately 13 cfs in additional runoff during the 25 -yr storm. This equates to approximately 52,000 cubic feet of detention storage during the 25 -yr storm event to match the historic runoff rate. Therefore the modification to the berm provides storage far beyond the detention storage needed when the major offsite basins are ignored in the analysis as was the case in the previous County review. The concept of increasing the elevation of the berm to create the additional detention storage has been reviewed with AVLT and they have provided a letter stating that this improvement is consistent with the terms of the Berkeley's conservation easement. 121I'age ,f,.fv.ta r The minimum culvert size of 18" diameter CMP will be installed unless the basin calculations show a need to upsize the culverts. The culverts throughout the subdivision will be sized according to the 25 -yr 24 -hr storm from the individual proposed basin as part of the final plans for the individual filings. The proposed 25 -yr 24 -hr storm event (62 cfs) from the basins on the east side of CR 114 require a 36" diameter CMP pipe at a slope of 12.66%. The drainage swales along County Road 114 will be 10' wide and 2' deep minimum as was determined in earlier approvals. The rest of the roads within the subdivision will have a minimum of 6' wide and 18" deep swale. All of the roadside swales and major swales along property lines will be verified for capacity as final plans for each filing are submitted to Garfield County for review. VII. CONCLUSIONS The drainage facilities have been designed per Garfield County's standards and regulations. The proposed storm drainage facilities have been designed to accommodate the runoff from this site. The proposed storm water flows will be treated and detained prior to discharging offsite and runoff from the proposed site will be kept at or below historic levels for both the 25 -year and 100 -year storm events. The lower portions of the property will be revised by raising the berm at the northwest corner of the property in order to provide additional runoff storage although not required according to the drainage calculations. The drainage calculations were based upon the above -stated assumptions and are subject to change upon final site design and build out and any modification in the grading plans of the individual phased construction plan sets. VIII. REFERENCES National Oceanic and Atmospheric Administration: Precipitation -Frequency Atlas of the Western United States, Volume III -Colorado. Silver Springs, MD 1973. United States Department of Agriculture, Soil Conservation Service: Soil Map—Aspen- Gypsum Area, Colorado, Parts of Eagle, Garfield, and Pitkin Counties, Web Soil Survey. Soil Conservation Service U.S. Department of Agriculture: Procedures for Determining Peak Flows in Colorado 1984. IX. APPENDIX EXHIBITS r 1 +�4 1 I , 1 \ 1w+ • f • 1 • • —� • mu. • • / 11 ' �. .-.1 .\ , . / -t I f••1 - 3�P4 1 .i1P f_1•1.4. u a. • • t ; 1r .11-1 lII` 7` - ■\ \ {+ r •. . r ��r- • -` E _ ..--...311....6 Ca`. 7 • • , . \ 1 1 ' __ 1. 1. II., II GRAI'llMC -GAIT. 1-1•1...,....,4. !MM. Sr r•m„a..,,. „...K- • • -'• • y 'r • 1 ' {� �; I` Lf 1 ] -, . . •I:L �:_ '}rT 1 ' 1.,,a 1 1 1 f • 1 • ■ 1I• ,�, . .`l}_'y • , i 1 l' 1 ,• (-. e.1 • • •. if z 4 — • S , 1411.013 a LP6ICI.OQi! 51.91�N14., 1701 Ihrli Wu]u41••1a'a W ew6.1 O V.WMAMA =ROM WM .r1 •a... els snw 1011111 CO 7sw.o.W4Q10 101 Sas ylwanr bllrom Li II 'DNI'ONR133NION3 AHINf103 H:JIH •IVII rases >a >• aUtwalla 'a'f1'd uONlws 2:4Y1 t .! 1 1 / 1/r1 1 1 M4: Ki r- rn 1 CO �. Lj// I N r 1 M.9 y,M • IE PM w. l / / 141 11111 • / S If .,F. ' I I• p ,'Ii3i I. I t Fi A1 f Ii 1 -�. • r VI ..1 AarAr Mi MAIMINE c:[� ,INE SHE 3S ACfitiL.Cr rAKATlCCA A4 wncecdaln CO LANE WRING II P.IIA. PROPOSE= oRAiNAGC ACI MAP HIGH COUNTRY ENGINEERING, INC. 1II7RAIQAILIYL ITS 101, IlowomnaL CO 11P11 rung IRP /AIIIII • rsz rA wor WIMWJ1C116.C-0M .OPODAr.C. 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I111r.a.Ula AVENUE .1S 1.1, alswwmc dogma., Co .1..1 MOW fA. .3.11.41141.11 "2 ral nra..1 I rl.•1• �rwn eal m.m art y/ns ..ra.rrrw..W 5,10911wrrma..ru1..11ora, r...1a Ieap lvsry�4�..4.s6.>u� [.o 221 r C7InCl• 2:11 dg 1 FICMCT I•3 -1I Os f� tiro as L6412i1OCP1 Gra 14.=2011h ori • arra 1 Ma7'ofaDlrLLMM s... *PM HIlYd iSVNIVYO ad iOLtOYd CITiroeaarr iDlr-I r.C: .:rsrD warms a1xtur© .`•.r wL14,1Alweiij}Yigj6 &M rrmLOyvA rws.mea$Moira 1 W CO YMrai000...e 'I 01 CM 11010.41/ ■ en. Li II �Nf'ONIIONNI*N3AW.NnO7 HDIH 1 I ♦ l `♦ 11 ,.^rr e-a•t/ ,.k ♦ • J • n fl I fI1 I - i 7. fUp- /' ` j r // J r • • s 4 ti matt LY FAM.Yra-Tr i6r fiAiwaL merry cOWRADO LAKE WRINGS P.O.D. PROPOPCO DAMMAM! IIAZIN MAP HIGH COUNTRY ENGINEERING, INC. 1R11MARK aVOR,c NW 101, wsawO•AIWA CP 111011 nwa.rw ,a.Ran•FAN * 1RMOR www a.ceM ia• `TdaV .'.r'r ,.,c.n 14004 OM 224 .wcer..x.u., ��� ac Lciaw.�" RL'LS4w, k.: ua.n ...... w MAW MOW 1. .e=AZ•N.• i.-irasw —1.i * ' D MGM #11 •JNA Alauna3 HUN . r14 11011 .IISOVIM 1,105 • ' wum12r111nmswam." IXV1 N. w/ vwrrn oM ryar.e un ; 014 .1ry 1) Sid,... Y l Ti 1 ' t " r ti •1 , • • jr.ii VT/ .6 • -,IEC).1:114%,. te4Prir - NoAAvATaS 2, vQ1irnoIlI ,fiewar Prepered,WALVDepArtjwkof.cotrwrierpe. NitlaililOceanierndAtmosiiiielleAthliligstritIorir We -CU Hickoltriy. -eolopomonigsle Prepired for U.Vdepertinent.ciLAgriduttlini, Soil Conienteitio'rilervIWEirainserinieDliiiion ISOPLUVIAitif,0 21,1**4411R PRECIPITATION IN TENTHS OF/AN4NCH • HIGH COUNTRY ENGINEERING, INCRICE LEY FAMILY PARTNERSHIP ' GARFIELD COUNTY, CO 14 INVERNESS DRIVE EAST, ITTE F-120, ENG LEw043 D, CO 6011X PHONE DIOX192.4.4S44 FAA CXL.11 21E0647 131? trukgz AVENUE. sTe X0I.0L(W0QDUF1iN1.COU1001 KC NE cowl I 11414104 FAX Mr701111/EXISS vorrr.nanea. Com LAKE SPRINGS PUD NOA.A. MAP, 2YR SCALE: 1" 40.000' HEC(E1 BY ALG PROJECT No. 2041025.00 DATE: 2-26-10 RADE: EXHIBIT 5 PILL J./50:1.1,114J/ 2 04/ 1 025/CWG //404A-2YR f IspAA' ATIAS,21'.Vol 011111 Prepared by US.'..Ei‘atirmarot ot,Cornmerce ;Fi,ure29 NOtioni11404i1161.1ridAtr*IplifirleAdfniriIiittatiOrf.' low6c.IAPLUVrusui-ole OF 25 -YR 24410 PRECIPITATION Nithkral Weitt)ei Siiii-0764;,Offideallid*gY IN TENTHS' OF AN •INCH • .--•,z-.1'.v.70021*.zi - Pripired,for US, Depittnient orAgrictilturi); Sall tdisiiivitla6 SiOrke; Eire HIGH COUNTRY ENGINEERING, INCEERKELEY FAMILY PARTHERSHCP • GARPtELD COUNTY. CO 14 INVERNIZSIE PR1V2 EAST, gTE F.110, ENGLEWOOD, C0110111 PHONE MEM 522147644 FAX (0 02501547 1017 BLAKE AVENUE. UTE 101, OLENWOOD SPRINGS. CO 51301 re ONE (070104.1/1075 FAX W70 04515215 WVIV.I.14Ct7411.COU LAKE SPRINGS PUD NOAMAP, 25 YR EftAwN or: ALG C H EGMEG er ALG El ATE: 2-26-10 SCALE 1 =, 40,000' PHCLI ECr No. 2041025 00 PAGE: EXHIBIT 6 FiLE i•Isoeau-nas/ 0.4,• 1025/ cA9.7/N0AA-25YE 0,0 i MI �! l : 1 i NI! 'al NaAA ATLAS ,Vo1 111 a r. FIL Pre}med.byy.S. Do rtment of Commerce,: - I 31 Ni+t4o iiI4 eenIcn: At phericAdrn#:' itr*tiai ISi1PI uviAL.S OF, OO YR>24-HH PRECIPITATICE NatioildPleatilVf5�v� cM-Hyd alua8; IN TENTHS-DFANINCH PrepirQdorUS. Depup font of{grkcitr, , Soil Conservation°Servic.Englm acing DIviston • HIGH COUNTRY ENGINEERING, INC. RKSLEXIFANSIgitDJARTNgS 11IP 14INVERHESS DRIVE EAST. ITE F-12.0. FNGLEW OOD, CO 50112 PHONE 010315250544 FAX 010315250547 1517 SLAM AVENUE. 5TE 101. GL.ENW000 SPRINGS, CO 81801 PHONE (5701545•5878 FAX 51701545.7.538 Y!Ww.NCb10.CON LAKE SPRINGS PUD NCAA MAP 100 YR DRAWN 6Y: SCALE. ALG 1" a 40.000' CHECKED 8Y: PROJECT No. SPG 204102500 OAT£: PAO,E_ 2-26-10 EX} -11 BIT 7 J.'/a[SitPltoJl204.J 1❑23l OlhGfNQA.41 gpYR RAG CRAPHIC SCALE IH FEET 400 DRAINAGE NOTES; TOTAL STORAGE CREATED ABOVE. THE EXISTING IRRIGATION/DETENTION STORAGE AREA: 1.500,000 C.F t�4IE: 1) THIS GRADING CHANCES DOES NOT CREATED DETENTION STORAGE ONTO THE COLORADO MOUNTAIN COLLEGE PROPERTY DURING THE DESIGN STORM. 2) THE 100 YEAR STORM EVENT CAN PASS THROUGH TH,S CORRIDOR SAFELY IN THS SCENARIO. 3) THESE CALCULATIONS ARE FOR THE BUILD—DUT OF ALL PHASES OF THE LAKE SPR!NC RANCH PEVELOPMEN1. ITEM TOP OF WATER ELEV-6899' (EXISRNC FLOOD AREA BEFORE CRESTING NORTH BERM) PROPOSED DETENTION DAWN, TOP OF WATER ELEV.6900,5' (PROPOSED FL00O AREA IF BERM RAISED 1 5) EXISTING SOD FARM 8 From: Chris Hale To: JCathy A. Eastiev Subject: RE: Revised Drainage Plan Date: Tuesday, July 28, 2015 11:29:02 AM EXHIBIT 1 p Kathy: The review of the drainage report generated no additional comments. Thanks. Sincerely, Mountain Cross Engineering, Inc. Chris Hale, P.E. 826 112 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 From: Kathy A. Eastley [mailto:keastley@garfield-county.comi Sent: Monday, July 27, 2015 3:28 PM To: Chris Hale <chris@mountaincross-eng.com> Subject: FW: Revised Drainage Plan Chris, Attached is the revised drainage plan, your last comments should be addressed in here. Let me know if all is ok. Thank you! Kathy Eastley, AICP Senior Planner Garfield County Community Development 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 keel5tley@gurfield-county.cam From: Tim Malloy [tnailto:timatgmalloyminj Sent: Monday, July 27, 2015 2:46 PM To: Kathy A. Eastley Cc: Dan Dennison Subject: Revised Drainage Plan A file has been sent to you via J-IJihtal - the best way to send, share, and store your files. 'Dv It PA - Download the file - ! akt; Sp inosRonch..D iudyReu7-27-15.pd tgm.aUUoy consuU irtg,, LLC Land Use Planning • Site Design • GIS Ana November 6, 2015 Kathy A. Eastley, Senior Planner Garfield County Community Development Department 108 Eighth Street, Suite 401 Glenwood Springs, CO 81601 EXHIBIT La_ RE: Submission of Application Supplement Addressing Preliminary Plan Amendment Related to Previously Conserved Lands Dear Kathy: This letter, and the attached exhibits, constitute a supplement to the Lake Springs Ranch Preliminary Plan/PUD Amendment Application which was submitted to the Garfield County Community Development Department in June of this year (2015). This letter addresses an issue which was raised during the County Staff's review of the original application. The issue stems from the fact that there are lands within the Lake Springs Ranch PUD Subdivision that have been sterilized through a conservation easement but for which no final plat has been approved or recorded. The Staff and the Applicants have agreed that the best way to resolve this situation is for the Applicants to seek approval for a final plat that shows the un -platted sterilized area as "Conserved Lands." The requested preliminary plan amendment is intended to avoid the situation where a future application to final plat the conserved lands could potentially be denied solely on the grounds that the final plat is inconsistent with the Preliminary Plan that was approved in 2012. This application supplement includes a revised set of Preliminary Plan drawings and a revised Phasing Plan (including narrative). These drawings and the revised phasing plan narrative are intended to replace the drawings and narrative provided with the original application. This letter addresses the review criteria for a major amendment to a Preliminary Plan solely for the amendment related to the conserved lands as described in this document. The criteria for the Preliminary Plan amendments that were requested in the original application are addressed in that application and are not repeated in this supplement. As requested, we have provided two hard copies of this application supplement and a digital copy in PDF format on CD. The CD contains pdf's of the application text and each of the exhibits separately. 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 • E-mail: tim@tgmalloy.com LSR PUD & Preliminary Han Ap. /Conserved Lands Application Supplement Page 12 November 6, 2015 Background During the Staff's review of the original Lake Springs Ranch PUD/Preliminary Plan Amendment application (Original Application), the Applicants were informed of an issue related to lands which had been conserved in the past but for which no final plat had been recorded. The Staff has indicated that the County requires that all lands within a subdivision must be final platted and that this position is supported by condition number six of Resolution 2012-80 (resolution approving most recent Preliminary Plan amendment for Lake Springs Ranch PUD). This condition states that "Approval of the Preliminary Plan requires the Developer to complete the platting of all phases within 15 years of this Resolution and the first final plat must be recorded within one year of the final approval of the Preliminary Plan."' The Staff has also indicated that they would be unwilling to process any final plat application for future phases of the Lake Springs Ranch Subdivision until all of previously - conserved lands had been final platted. The Applicants were also informed that the County would be highly unlikely to approve a final plat application that showed residential Tots on lands for which conservation easements had already been recorded, regardless of whether the approved preliminary plan showed residential lots within the conserved area. Obviously, these interpretations leave the Applicants in the uncomfortable position of not being able to pursue further final platting of the subdivision until platting of the conserved lands has been completed. To fully understand how the Applicants found themselves in this situation it's important to briefly review the approval and conservation history associated with the Lake Springs Ranch PUD/Subdivision (LSR). The Board of County Commissioners granted preliminary plan approval for LSR in 2002 via Resolution 02-109. Resolution 02-109 includes the same condition quoted in the previous paragraph regarding the need to complete platting of all phases within 15 years. In 2004, the County granted final plat approval for LSR Filing 1, which encompassed 21 Tots located in the northwest corner of the subdivision and the entire Agricultural Reserve area. Filing 1 contained approximately 118.5 acres and is depicted on the attached Context Map (Exhibit 1). Subsequent to the approval of Filing 1, the Applicants began preserving land through a series of six conservation easements. The first of these, which was finalized in 2004, involved land that was located entirely within Filing 1. The second conservation easement was done in 2005 and contained approximately 30.8 acres of land. This easement, as with all of the subsequent easements, contained land which was partly within Filing 1 (portions of the Agricultural Reserve area) as well as lands located outside of the Filing 1 boundary. Exhibit 2 shows the land area 1 The Applicants note that the Board of County Commissioners have granted extensions to the final plat deadline referenced in this condition and that the current preliminary plan approvals will not expire until April of 2016. 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 .E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 13 November 6, 2015 associated with each of the six conservation easements, which will be referred to collectively as the "Conserved Area" for the remainder of this document. For each of the five easements recorded after 2004, the land located outside of the Filing 1 boundary is comprised of residential Tots for which preliminary plan approval had been granted pursuant to Resolution 02-109 but for which no final plat had been approved or recorded. Therefore the problem, which the Applicants are now seeking to resolve through the Preliminary Plan amendment requested in this application supplement, has existed since 2005. In 2011 the Applicants submitted an application seeking various amendments to the preliminary plan and PUD zoning approvals granted in 2002. The amendments requested in 2011 affected lands located outside of the conserved area. This application was reviewed pursuant to the process for a major amendment, which required review by both the Garfield County Planning and Zoning Commission and the Board of County Commissioners. The application was also reviewed by County Staff, including the County Attorney's office, as well as several outside agencies. The application was ultimately approved by the Board of County Commissioners via Resolution 2012-80. During the review of the 2011 application there was no mention of the issue related to the un -platted conserved lands or the inability to pursue further final platting of the subdivision as contemplated on the approved Preliminary Plan. Description of Proposed Amendment As a first step toward resolving this issue, the Applicants are proposing to amend the Preliminary Plan to show the portion of the Conserved Area located outside of the Filing 1 boundary as "Conserved Lands" and to eliminate the lot lines which are shown on the approved Preliminary Plan for this same area. The proposed amendment does not affect any land for which final plat approval has been granted (Filing 1). The right-of-way for Spring Valley Road, which runs through the conserved lands, will not be affected by this amendment and continues to be shown on the Amended Preliminary Plan drawings (Exhibit 4). In addition, there is a trail segment that runs through a corner of the conserved area near Kendall Road (CR 1 19) on the approved Preliminary Plan, which will also be retained as reflected the Amended Preliminary Plan drawings. The requested amendments are reflected on the attached Amended Preliminary Plan drawings (see Sheets 2, 3, 4, and 8 of Exhibit 4). The un -platted conserved lands, which are the subject of this application supplement, will be referred to as the "Amendment Area" for the remainder of this document. Exhibit 1 illustrates the relationship between the Conserved Area, Filing 1 and the Amendment Area, which includes the remainder of the Conserved Area that has not been final platted. The area for which Preliminary Plan amendment is being sought at this time is depicted with a red cross hatch on Exhibit 1. 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 14 November 6, 2.015 The Applicants are also proposing to revise the approved Phasing Plan to more accurately reflect the boundaries of Filing 1 (see Exhibit 3). Exhibit 3 includes a phasing plan drawing and a matching narrative text. The phasing plan included with this application supplement also reflects the other phasing amendments shown on the phasing plan included with the Original Application. The only differences between the phasing plan provided with this application supplement and the plan included in the Original Application are the changes made to more accurately reflect the recorded boundaries of Filing 1, and to include the un - platted portion of the conserved area (Amendment Area) with the lots proposed to be platted in Filing 2. Filings 3 through 6 are exactly the same in both phasing plans except for the graphic tone used to differentiate between the various phases. The Original Application includes a description of the more substantive amendments to the Phasing Plan and a discussion of the review criteria for amending the PUD pursuant to Section 6-401(1) of the Garfield County Land Use and Development Code (LUDC). Since the Phasing Plan amendments discussed in this application supplement are relatively minor and are merely intended to resolve prior inaccuracies with respect to the boundaries depicted for Filing 1 and to allow for the timely resolution of the un -platted conserved lands, no further discussion of the PUD criteria is needed over and above what has been provided in the Original Application. Review Criteria - Preliminary Plan Amendment The regulatory provisions that must be considered when reviewing an application for a substantial amendment to an approved preliminary plan are listed below and are addressed in the paragraphs that follow. • List of Applicable Regulatory Provisions Preliminary Plan Amendment • Garfield County Comprehensive Plan 2030 (as amended 11/8/2013) • Section 4-106: Amendment to an Approved Land Use Change Permit • Section 5-302.C: Article 7; Divisions 1 through 4 (as applicable) • Section 5-304: Amended Preliminary Plan • Section 5-401: Application Submittal Requirements Sections 4-106 and 5-304 of the LUDO describe the process for reviewing amendments to land use change permits and preliminary plans and provide the criteria for determining whether particular amendments qualify as minor or substantial. Compliance with these code sections has been addressed in the Original Application. The preliminary plan amendments described in this application supplement are being processed simultaneously and in conjunction 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 1 5 November 6, 2015 with the Original Application. Therefore, there is no need for any further discussion in this document relative to these code sections. Similarly, all application submittal requirements specified in Section 5-401 of the LUDC have been satisfied in the Original Application, which has been deemed complete by the Community Development Department. Other than the maps and text included in this application supplement, no additional documents are required lo satisfy the submittal requirements. The primary purpose of this document is to address the review criteria for Preliminary Plan amendments defined in Section 5- 302.0 of LUDC as they relate to the amendments described in this application supplement. The criteria that must be met are contained in Divisions 1 through 4 of the standards section of the LUDC (Article 7). Since this application supplement seeks to amend the Preliminary Plan solely to reflect the existing conserved status of the Amendment Area, only those standards that relate to this action have been addressed in this document. For example, the requested amendments have no adverse impact on any wildlife habitat, wildfire hazard areas, geologic hazards, wetland, drainage, utilities or services so compliance with these criteria is not discussed in this document. For convenience, the actual text from the LUDC is provided and has been highlighted in bold and italics. ❖ Compliance with Garfield County Comp Plan (Section 7-102) The Lake Springs Ranch PUD/Subdivision was approved prior to the adoption of the current Garfield County Comprehensive Plan (Comp Plan). The amendment requested in this application supplement simply acknowledges the existing conserved status of certain lands within the subdivision as shown on the attached Amended Preliminary Plan drawings (see Sheets 2, 3, 4 and 8 of Exhibit 4). The currently adopted Future Land Use Map for Garfield County depicts the area within LSR that has been conserved to date, including the portion for which preliminary plan amendment approval is being sought with this application supplement, as "Conserved Lands." Since the proposed amendment is consistent with the Future Land Use Plan and does not result in any change to the current or potential future use of lands within the subdivision, and since no actual development will result from the proposed amendment, there is no need to address compliance with any of the other policies and recommendations contained within the Comp Plan. Comprehensive Plan compliance for the other Preliminary Plan/PUD amendments described in the Original Application are addressed in that document. 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 1 6 November 6, 2015 ❖ Compliance with Article 7: Standards (Divisions 1 through 4) 7-101 Compliance with Zone District Use Restrictions: The Land Use Change shall comply with Article 3, Zoning, including any applicable zone district use restrictions and regulations. Response: As stated in the Original Application, the underlying zoning in this case is the existing PUD. No changes to the allowed density or allowed uses described in the PUD Guide, which was last amended in 2012 (Reception No. 842009), are proposed with the Original Application or with this application supplement. The recorded PUD Guide was provided as Exhibit 21 of the Original Application. A revised PUD Guide was also provided with the Original Application (Exhibit 22). The proposed revisions to the PUD Guide and the reasons for those revisions are discussed in the Original Application. As demonstrated in the following paragraph, no rezoning or other revisions to the PUD zoning or the PUD Guide are necessary in association with the Preliminary Plan amendment being requested with this application supplement. The lands within the Amendment Area are currently zoned residential single-family (R/SF) and open space (OS) on the recorded PUD Zoning Map (see Exhibit 21 of the Original Application). Both of these zone districts permit open space, recreation and agricultural uses among the uses allowed by right. In addition to these uses, the R/SF district also lists single-family residential among the uses allowed by right. The land within the Amendment Area is currently being utilized for agriculture and open space. Since the future use of the conserved lands is limited to agricultural, open space and passive recreational uses under the recorded Deed of Conservation Easement (DOCE), there is no need to rezone the conserved lands or to make any further revisions to the PUD zoning to address allowed uses. Similarly, since the DOCE prohibits further subdivision of the conserved lands; and since no residential development will occur on the conserved lands; the area and bulk limitations associated with the R/SF and OS districts (minimum lot area, building setbacks, etc.) will have minimal applicability. Similarly, the maximum building height restriction has limited applicability within the conserved area since no significant structures are permitted under the DOCE. However, even if such structures were allowed, the maximum permitted building height (25 feet) is the same for all of the zone districts described in the PUD Guide. 7-103 Compatibility: The nature, scale, and intensity of the proposed use are compatible with adjacent land uses. Response: The intended use of the land within the Amendment Area will continue to be agriculture and open space as permitted under the DOCE and the PUD zoning. With the exception of the northernmost boundary, which abuts the adjacent Spring Valley Ranch PUD (SVR), the Amendment Area is an internal portion of Lake Springs Ranch. The current use of the Amendment Area is 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & P reliminary Plan Ap. /Conserved Lands Application Supplement Page 17 November 6, 2015 compatible with the continued operation of the sod farm on the adjacent portions of the Lake Springs Ranch property as well as the adjacent portion of the SVR property, which is currently being used for hay production and open space. Garfield County has granted preliminary plan and PUD zoning approval for SVR. While no residential development has occurred on the SVR property to date, the current approvals contemplate significant residential development on the nearly 4,500 -acre property. However, the approved Preliminary Plan for SVR designates a large area adjacent to the northern boundary of the Lake Springs Ranch PUD for open space. The current use of the land within the Amendment Area is consistent with the existing and planned uses within the adjacent SVR PUD. 7-107 Access arnd Roadways: All roads shall be designed to provide for adequate and safe access and shall be reviewed by the County Engineer. D. Road Dedications. All rights-of-way shall be dedicated to the public and so designated on the Final Plat. They will not, however, be accepted as County roads unless the BOCC specifically designates and accepts them as such. E. Impacts Mitigated. Impacts to County roads associated with hauling, truck traffic, and equipment use shall be mitigated through roadway improvements or impact fees, or both. The proposed Preliminary Plan amendment will not affect the right -of way for Spring Valley Road the entirety of which was included in the final plat for Filing 1. 7-201 Agricultural Lands: A. No Adverse Affect to Agricultural Operations - Land use changes on lands adjacent to or directly affecting agricultural operations shall not adversely affect, or otherwise limit the viability of existing agricultural operations. Proposed division and development of the land shall minimize the impacts of residential development on agricultural lands and agricultural operations, and maintain the opportunity for agricultural production. Response: The proposed preliminary plan amendment supports the existing agricultural use on the property by memorializing the existing conserved status for a portion of the area where the agricultural activities (existing sod farm) are occurring. The proposed Amended Preliminary Plan drawings include a note referencing the County Clerk and Recorders Office reception numbers for the recorded DOCE documents. The DOCE permits agricultural uses and the adopted Lake Springs Ranch PUD Guide specifically lists the existing sod farm operation and related accessory uses, as well as the other uses specified in the DOCE as uses permitted by right. The proposed Preliminary Plan amendment creates a link between the subdivision and PUD zoning approvals granted by the County and the conservation easement which is held by AVLT. 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 .E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 18 November 6, 2015 7-204 Drainage and Erosion. B. Drainage 1. Site Design to Facilitate Positive Drainage. Lots shall be laid out to provide positive drainage away from all buildings. 2. Coordination with Area Storm Drainage Pattern. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. a. Drainage ditches shall have a minimum Slope of no less than 0.75%. Energy dissipaters or retention ponds shall be installed in drainage ditches where flows are in excess of 5 feet per second. Ditches adjacent to roads shall have a maximum Slope of 3:1 on the inside and outside edges, except where there is a cut Slope on the outside edge, in which case the edge of the ditch shall be matched to the cut Slope. b. Subdrains shall be required for all foundations where possible and shall divert away from building foundations and daylight to proper drainage channels. c. Avoid Drainage to Adjacent Lots. Drainage shall be designed to avoid concentration of drainage from any lot to an adjacent lot. C. Stormwater Run -Off These standards shall apply to any new development within 100 feet of a Waterbody and to any other development creating 10,000 square feet or more of impervious surface area. 1. Avoid Direct Discharge to Streams or Other Waterbodies. Stormwater Runoff from project areas likely to contain pollutants shall be managed in a manner that provides for at least 1 of the following and is sufficient to prevent water quality degradation, disturbance to adjoining property, and degradation of public roads. a. Runoff to Vegetated Areas. Direct run-off to stable, vegetated areas capable of maintaining Sheetflow for infiltration. Vegetated receiving areas should be resistant to erosion from a design storm of 0.5 inches in 24 hours. b. On -Site Treatment. On-site treatment of stormwater prior to discharge to any natural Waterbody by use of best management practices designed to detain or infiltrate the Runoff and approved as part of the stormwater quality control plan prior to discharge to any natural Waterbody. c. Discharge to Stormwater Conveyance Structure. Discharge to a stormwater conveyance structure designed to accommodate the projected additional flows from the proposed project, with treatment by a regional or other stormwater treatment facility. 2. Minimize Directly -Connected Impervious Areas. The site design shall minimize the extent of directly -connected impervious areas by including the following requirements: a. Drainage through Vegetated Pervious Buffer Strips. Runoff from developed impervious surfaces (rooftops, Parking Lots, sidewalks, etc.) shall drain over 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 •E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 19 November 6, 2015 stable, vegetated pervious areas before reaching stormwater conveyance systems or discharging to Waterbodies. b. Techniques Used in Conjunction with Buffer Strip. The requirement that all impervious areas drain to vegetated pervious buffer strips may be reduced if the outflow from the vegetated pervious buffer strip is directed to other stormwater treatment methods. Examples of other potential techniques to be used in conjunction with vegetated pervious buffer strip are: infiltration devices, grass depressions, constructed Wetlands, sand filters, dry ponds, etc. c. Grass Buffer Strip Slope Design. When impervious surfaces drain onto grass buffer strips, a Slope of less than 10% is encouraged, unless an alternative design is approved by the County. 3. Detain and Treat Runoff. Permanent stormwater detention facilities are required to be designed to detain flows to historic peak discharge rates and to provide water quality benefits and maintained to ensure function. Design criteria for detention facilities include: a. Detention facilities shall ensure the post -development peak discharge rate does not exceed the pre -development peak discharge rate for the 2 -year and 25 -year return frequency, 24-hour duration storm. In determining Runoff rates, the entire area contributing Runoff shall be considered, including any existing off-site contribution. b. To minimize the threat of major property damage or loss of life, all permanent stormwater detention facilities must demonstrate that there is a safe passage of the 100 -year storm event without causing property damage. c. Channels downstream from the stormwater detention pond discharge shall be protected from increased channel scour, bank instability, and erosion and sedimentation from the 25 -year return frequency, 24-hour design storm. d. Removal of pollutants shall be accomplished by sizing dry detention basins to incorporate a 40 -hour emptying time for a design precipitation event of 0.5 inches in 24 hours, with no more than 50% of the water being released in 12 hours. If retention ponds are used, a 24-hour emptying time is required. For drainage from Parking Lots, vehicle maintenance facilities, or other areas with extensive vehicular use, a sand and oil grease trap or similar measures also may be required. To promote pollutant removal, detention basins length -to -width ratio should be not less than 2, with a ratio of 4 recommended where site constraints allow. A sedimentation "forebay" is recommended to promote long- term functioning of the structure. Access to both the forebay and pond by maintenance equipment is required. e. Culverts, drainage pipes, and bridges shall be designed and constructed in compliance with AASHTO recommendations for a water live load. Response: The Original Application includes a revision to the drainage strategy for the Lake Springs Ranch PUD/Subdivision. The primary change to the drainage plan is that the temporary storage of stormwater runoff has been expanded to incorporate more of the valley floor within the Lake Springs Ranch property. The 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 110 November 6, 2015 revised drainage plan requires a small amount of disturbance within the conserved area (for culvert installation) and the temporary detention of stormwater. However, the culvert installation and all of the land required for stormwater detention are located within the Filing 1 boundary. The proposed preliminary plan amendment will have no adverse effect on drainage or erosion measures related to the development of the remainder of the Lake Springs Ranch PUD/Subdivision. 7-402. Subdivision Lots. All lots in any Subdivision shall conform to the following specifications: A. Lots Conform to Code. Lot area, width, frontage, depth, shape, location, and orientation shall conform to the applicable zone district requirements and other appropriate provisions of this Code. 1. The Lot Size may be increased for lots developed in areas posing a potential hazard to health or safety due to soil conditions or geology. 2. Lot characteristics shall be appropriate for the location of the development and the type of use allowed. a. Depth and width of lots shall be adequate to provide for the required off- street parking and loading facilities required by the type of use and development contemplated. b. The width of residential corner Tots shall be sufficient to accommodate the required building setback from both roads. B. Side Lot Line Alignment. Side Lot Lines shall be substantially at right angles or radial to road right-of-way lines. C. Lots Configuration, Cul -de -Sacs. Wedge-shaped lots or lots fronting on cul-de-sacs shall be a minimum of 25 feet in width at the front property line. D. Lot Division by Boundaries, Roads, or Easements Prohibited. No lots shall be divided by municipal boundaries, County roads or public rights-of- way. Response: The proposed Preliminary Plan amendment will eliminate the lot lines and road rights-of-way (except for the Lake Springs Drive right-of-way, which will remain) that appear on the approved Preliminary Plan within the Amendment Area. This will allow the Applicants to seek final plat approval to memorialize the land within the Amendment Area as "Conserved Lands." As a result, the lot size and configuration criteria in this section will no longer be applicable for the land within the Amendment Area. We appreciate the opportunity to submit this application supplement to address the issues and criteria associated with the un -platted conserved lands. Please 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Han Ap. /Conserved Lands Application Supplor gent November 6, 2015 Pate 111 contact me if you have any questions or require any additional information to allow the application to move forward. We look forward to working with the Staff, Planning Commission and Board of County Commissioners on the review of our application for Preliminary Plan and PUD Amendment. Regards, Tim Malloy, Principal TG Malloy Consulting, LLC CC: Mike Berkeley Attachments Exhibit 1 - Context Map Exhibit 2 - Conservation Phasing Map Exhibit 3 - Revised Phasing Plan w/Text Exhibit 4 - Revised Preliminary Plan Drawings 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 *E-mail: tgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Page 1 11 November 6, 2015 contact me if you have any questions or require any additional information to allow the application to move forward. We look forward to working with the Staff, Planning Commission and Board of County Commissioners on the review of our application for Preliminary Plan and PUD Amendment. Regards, Tim Malloy, Principal TG Malloy Consulting, LLC CC: Mike Berkeley Attachments Exhibit 1 - Context Map Exhibit 2 - Conservation Phasing Map Exhibit 3 - Revised Phasing Plan w/Text Exhibit 4 - Revised Preliminary Plan Drawings 402 Park Drive • Glenwood Springs • Colorado • 81601 (P) 970.945.0832 • (F) 970.945.0833 .E-mail: tgmalloy@sopris.net \ MINNOW \ I� r` LAKE SPRINGS RANCH PUD Preliminary Plan/PUD Amendment Application Supplement November 2015 , \ \ \ a \ ♦\ ♦ \ ■ \ \ \ \ ■ \ \ ♦ 1 \ • \ 1 1\■\ \ 1 1 1 1 1 1 1 1 1 1 n \-\.; ` �\ 1 1 \ / 1 \ 1 \ \ ` \• •% ;. 1 --.i /II I --!+ 1'/ �� �- .I / :IN f r .\ r i ���� // 11 i♦i F^�� — r" ) 10\\1/4, r r f 1,J 1 ! / \ \ 1 t / i\ `\1 1 .1 1 \ l` V \! \•=� ., 1 1 \1 {`' J� r\1 \ • ' 1 N, 1 � �~ % // I k 1 1 11 ♦• 1\ 1\ , 1 I/ I i 1 ..\ \ \ a..--� I1 I ✓ ♦ \__-r 1'11 I 1 i '1`.~ 1 1 \. 1 1. 1 1 i\\,'\ , 1\ 1 . 11 1 11; \\,1 `�►\'.1 \ \I111 1J �\IL\41\111 i \\:11/41:11\1111 1I1 11 t1 71 �++! }1i 1I !r �,/IIII 1 1 i 1 r 1 l_.,11,/, i./}Il1 1 1 1 y 1 11/;/ij/: J11 1 / 1 1111' 4..:117/71// i 11:,.........::;:///:'1 ii,r`.� \ 11if�r't-r~ / r 1 f 1L--•:::,--///- / 1 '---::,-;.,7-'`! If Il I i .----- �: f --1, 1 1 ( I { ■ r / f I 1 1 \1 1 1. ter/ -,►-� 1 1 + \—� ` 1\ / 1 1 1 E ' 1 ! • \ ▪ 1 ! 1 f------ _ — ! _ % /�-w. 1 1N 1 \ �/ 1 1 -- me-__ / / \ \ --.�— _r! 1 // ! ' • ♦1 �t;` N A.____ --;_______.--...--- LEGEND *#� Filing 1 - Lots/Ag. Reserve Area EN5 Amendment Area JConserved Area PROPERTY BOUNDARY LOT WE EASEMENT WE CENTERLINE BUILDING SETBACK lO' E%ISIINC CONTOUR W PROPOSED CONTOUR 11 11 11 11 11 11 11 11 11 11 11 11 11 • '4k. -- ,lr_ / .J j l/ 1 \+ 1 1 ) \ 11 ! 1�\►,1111 __• I( /1 \, ; Exhibit 1 - Context Map CURVE TABLE CURVE RADIUS DELTA LENGTH TANGENT CHORD BEARING CHORD C1 1020.02 27'48'46" 495.14 252.55 N 78'37'03" E 490.30 C2 270.00 45'51'20" 216.09 _ 114.21 N 87'38'19" E 210.37 C3 1620.00 014'12" 16.11 8.06 S 03.05'41" E 16.11 C4 972.34 4'07'02" 69.87 34.95^ S 04.52'06" E W 69.86 C5 830.00 4'43137" 68.47 34.26 S 1237'23" W 68.46 C6 912.34 5"11'38" 82.70 41.38 N 28.45'07" W 82.68 HIGH COUNTRY ENGINEERING, INC. 1517 BLAKE AVENUE, STE 101 GLENWOOD SPRINGS, CO 81601 PHONE (970) 945-8676 FAX (970) 945-2555 WWW.HCENG.COM 14 INVERNESS DRIVE EAST, STE F-120 ENGLEWOOD, CO 80112 PHONE (303) 925-0544 FAX (303) 925-0547 CONSERVATION EASEMENTS FOR YEARS 2004-2009 LAKE SPRINGS P.U.D. DRAWN BY: FWH SCALE: 1"=500' CHECKED BY: PROJECT No: 2041025.01 DATE: 04/20/09 PAGE: FILE: EXH IBIT-CONSERVATION-2004.2009. DWG LAKE SPRINGS RANCH, PUD PHASING PLAN PREPARED FOR: Berkeley Family Limited Partnership 4001 County Road 114 Glenwood Springs, CO 81601 Prepared By: HIGH COUNTRY ENGINEERING, INC. 1517 Blake Avenue, Ste 101 Glenwood Springs, CO 81601 (970) 945-8676 September 13, 2015 Exhibit 3 Lake Spring Ranch PUD subdivision is proposed to be constructed in five separate phases (filings). The phasing plan can be seen on sheet Plan -09 of the Preliminary Plan with the revision date of 10/13/15 and on the phasing plan attached to this narrative. Filing 1 includes a portion of the land that has been sterilized through the dedication of conservation easements. Filing 2-6 are the five phases where proposed lots and infrastructure are planned. Filing 2 (Block 2) includes 14 lots that will be served off of the existing west side of County Road 114. The roads to be constructed include Spring Valley Road, Rivendell Court, and Rivendell Road for a total length of approximately 1,550 feet. This phase also includes a gravel access road up to the well and tank locations in order to provide the water supply for the lots within Filing 2. This road will be built within an access and utility easement across future filing land. Filing 2 also includes 76.1845 acres of land that has already been sterilized through conservation. This portion of land includes a 60' wide right-of-way easement for County Road 119 that was created in the Filing 1 plat. Filing 2 will also include the start of construction for gas, electric, telephone, domestic water, and sanitary sewer. The property will be served by Source Gas natural gas by extending a line up County Road 114 from the existing Los Amigos regulation station to the south of the property. The Holy Cross electric service will be provided by installing underground electric line up from the existing power poles running east to west along the southern edge of the property. The CenturyLink telephone service will be provided by installing underground lines up from the Colorado Mountain College from the south. There is already a Spring Valley Ranch Sanitation District sewer main cutting across Filing 2 that is sized to handle the full buildout of Lake Springs Ranch. The water tank, pumphouse, and water main to connect Filing 2 to the tank will all be required with the construction of the first developed phase. All of the utilities for the rest of the phases can extend off of the utility infrastructure installed in this first phase of the PUD. Filing 3 (Block 3) includes 27 lots and a multifamily tract on the east side of County Road 114. This phase includes Lakeside Lane, Hanging Valley Road, and the southern 2,930 feet of Lake Springs Drive. County Road 114 will be rebuilt from the southern to the northern edge of Lake Springs Ranch PUD. This reconstruction of County Road 114 will involve the widening of the road throughout, the installation of drainage ditches as necessary, and the straightening of the road on the south end of the property near the existing pond. This work will include reconfiguration and lining of the west side of the pond. These improvements will improve vehicle safety and protect the county road from damage related to seepage from the pond. Filing 4 (Block 4) includes 20 lots on the southeast portion of the Lake Spring Ranch PUD property. This phase includes approximately 1,800 feet of Lake Springs Drive, 880 feet of High Alpine Drive, and all of High Alpine Way. Filing 5 (Block 5) includes 37 lots on the northeast portion of the property. This phase includes all of Van Cleve Lane, the final 1,500 feet of Lake Springs Drive to the north intersection of County Road 114, and the final 1,870 feet of High Alpine Drive to the northern connection of the property to County Road 115. The final phase of construction will be Filing 6 (Block 6) which includes 20 lots on the northwest side of County Road 114. The only road in this phase to be constructed is High Alpine Circle. LAND USE SUMMARY BLOCK NO. • LOT NO. AIWA VIC./ ZONE 9100< 2 -LOT 1 BLOC( 2 -LOT 2 B100K 2 -LOT 3 BLOCK 2 -LOT 4 91.00( 2 -LOT 5 BLOC( 2 -LOT 6 BLOCK 2 -LOT 7 BLOC( 2 -LOT 6 BLOCK 2 -LOT 6 BLOCK 2-1.01 10 BLOCK 2 -LOT 11 BL00( 2-101 12 BLOC( 2 -LOT 13 BLOCK 2 -LOT 14 BLOCK 3 -LOT 1 BLOCK 3 -LOT 2 BLOCK 3 -LOT 3 BLOCK 3 -LOT 4 BLOCK 3 -LAT 5 BLOCK 3 -LOT 6 B LOC( 3 -LOT 7 61001 3 -LOT 6 BLOCK 3 -LOT 9 BLOCK 3 -LOT 10 BLOCK 3 -LOT 11 BLOC( 3 -LOT 12 81.00( 3 -LOT 13 BLOC( 3 -LOT 14 BLOC( 3-101 15 91081( 3-10116 BLOC( 3 -LOT 17 BLOC( 3 -LOT 18 8100( 3 -LOT 19 13100( 3-101' 20 B LOCK 3 -LOT 21 BLOCK 3 -LOT 22 BLOC( 3 -LOT 23 BLOCK 3 -LOT 24 8100( 3 -LOT 25 131.00K 3 -LOT 28 B LOCK 3 -LOT 27 B LOCK 4-107 1 BLOCK 4 -LOT 2 B LOCK 4-101 3 B LOCK 4 -LOT 4 BLOCK 4-101 5 BLOCK 4-101 8 81001 4 -LOT 7 BLOCK 4 -LOT 5 8100( 4 -LOT B LOCK 4-10T 10 BLOCS 4 -LOT 11 BLOCK 4-107 12 81001( 4 -LOT 13 BLOC( 4 -LOT 14 B LOCS 4-101 15 B LOC( 4 -LOT 16 BLOC( 4 -LOT 17 BLUI]( 4-11.11 18 BLOCK 4 -LOT 19 BLOC( 4-101 20 BLOCK 0 -LOT 1 B LUCI( 5 -LOT 2 81001< 5 -LOT 3 BLOCK 5 -LOT 4 BLOCK 5-L0T 5 BLOCK 5 -LOT 6 BLOCK 5 -LOT 7 8100< 5 -LOT a 8100< 5 -LOT 8 BLOCK 5-101 10 BLOCK 6 -LOT 11 BLOC( 5 -LOT 12 BLOC< 5-107 13 0100( 5-101 14 8100( 5 -LOT 15 BLOCK 5 -LOT 16 8100< 5 -LOT 17 BLOCK 6 -LOT 18 BLOCK 5-101' 19 9100( 5-101 20 BLOCK 6 -LOT 21 BLOCK 5 -LOT 22 B LOC( 6 -EDT 23 BLOCK 5 -LOT 24 8100( 5 -LOT 25 B LOCK 5 -LOT 26 B LOCK 5 -LOT 27 BL00( 5 -LOT 28 BLOCK 5 -LOT 29 BLOCK 5-107 30 BLOCK 5 -LOT 31 BLOCK 5 -LOT 32 8100( 5 -LOT 33 BLOCK 5 -LOT 34 8100( 5 -LOT 35 BLOC( 5 -LOT 38 BLOCK 5 -LOT 37 B LOCK 6 -LOT 1 B100( 8 -LOT 2 6100< a -LOT 3 BLOC< 8 -LOT 4 BLOC< 6 -LOT a BLOCK a -LOT a BLOCK 6-107 7 BLOCK 6 -LOT B BLOC( 5 -LOT 9 BLOC( a -LOT 10 B LOCK 6 -LOT 11 BLOC( 6-101 12 61001( 6 -LOT 13 BLOCK 6-107 14 BLOCK 6 -LOT 15 BLOC( 6 -LOT 16 BLOCK 6-101 17 BLOCK 6 -LOT 18 B LOCK 6 -LOT 19 BLOCK 6 -LOT 20 0.783 0.858 1.016 1.029 0.950 1.093 1.148 1.021 0.962 0.772 0.717 0.844 0.839 1.035 1.302 1.008 1.018 0.947 1.043 0.881 0.783 0.890 1.135 1.182 1.024 1.180 0.743 0.892 0.902 1.510 1.937 1.009 1.035 1.099 0.925 1.148 1.624 1.151 1.053 0.698 0.873 0.938 0.682 1.080 1.083 0.977 1.113 1.073 1.096 1.057 1.389 1.578 1.512 1.164 1.189 1.817 1.286 1.337 1.107 1.340 1.457 1.118 1.204 0.995 0.968 1.187 1.151 0.805 0.932 0.919 1.013 1.622 1.220 1.240 1.097 0.953 1.420 0.905 0.622 0.836 1.091 0.916 0.902 0.908 0.876 1.071 1.193 1.056 1.283 1.389 1.093 1.191 1.158 1.169 1.117 1.269 1.350 1.692 0.796 0.941 1.123 1.228 1.352 1.459 1.438 1.002 1.012 1.415 1.069 1.186 1.423 1.300 1.433 1.080 1.009 1.092 1.035 0.995 R/5.6 R/0.6 6/5.6 R/SRAFF R/RF 21/3$ RA• S 14/51/S1 ft/sr ft/sr R/6r 6/5r vas PE/SF RAI R/5.F R/5.F R/SF R/S.F /SF 6/37 6/01 21/21 R%.F R/5.F R/S.F R/S.F RAF RA▪ F RRAP R/S.F RAF R/S.F HAS R/9/ 5.F 6 RAF R/5.F R/5.F R/0.F R/5.6 R/S.F R/SF R/5.F O /5.6 RAF R/5.6 0/5.6 </5.6 R/S.F 0/5.6 R/5.F 6/5.6 0/5F RIO! RAT RAY R R/5.F R/S.F RISE R/SE 8/5.6 R/5.F R/SF R/5.F O //5�.1 R/SY R/SF R/5.F IR/SF OAF RAY RALF R/5. R/S�. F R/S.F R/S 0/51" R/SF R� RAY R/S.F 8/57 R/S.F 8/$F RAY kiss R/S6 ADDRESS IGC( RIVENOE7.L COURT )00( RIVENOELL COURT XX% RIVENOELL COURT 1001 RIVENOELL COURT 100( RIVENOELL COURT 1001 SPRING VAUEY ROAD 10( SPRUNG VALLEY ROAD 1001 SPRING VALLEY ROAD 7101 SPRING VALLEY ROAD XXX 1110040(3. ROAD 00( RIVENOELL ROAD XXX RI 1<9061L ROAD %101 1<001DELL ROAD XXX SPRING VALLEY ROAD XXX LAKESIDE LANE X)0( UKE90E UNE )01 LN(E50E UNE XXX LAKESIDE LANE 10 < LAKESIDE LANE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE 1001 LAKE SPRINGS DRIVE X701 LAKE SPRINGS DR1VE 1071 LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX SPRING VALLEY ROAD XXX SPRING VALLEY ROAD XXX SPRING VALLEY ROAD XXX SPRING VALLEY ROAD XXX SPRING VALLEY ROAD 1001 SPRING VALLEY ROAD XXX SPRING VALLEY ROAD 10 SPRING VALLEY ROAD 100 SPRING VALLEY ROAD XXX SPRING VALLEY ROAD XXX SPRING YALEY Ram XXX SPRRID 07.1.314 ROAD XXX SPRING VALLEY ROAD XXX SPRING VALLEY ROAD 700( SPRING VALLEY ROAD )00 LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE 10(7( LAKE SPRINGS DRIVE XXX LAKE SPRINGS OPoVE XXX LAKE SPRINGS DRIVE X)01 LAKE SPRINGS DRIVE IOC( LAKE SPRINGS DRIVE XXX LAKE SPRINGS DR1VE XXX LAKE SPRINGS DRIVE XXX LAKE SPRING5 DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE 5PRIN05 DRIVE XXX HIGH ALPINE WAY XXX HIGH ALPINE WAY XXX HIGH ALPINE WAY XXX DCH ALPINE WAY XXX HIGH ALPINE WAY )00( 41101 ALPINE WAY )00( HIGH ALPINE DRIVE XXX HIGH ALPINE DRIVE MX LAKE SPRINGS DRIVE X70 LAKE SPRINGS DRIVE XXX LAKE 5840405 ORM )00( LASE 'XRNGS ORDS )001 VAN CLEVE LANE XXX VAN CLEVE LANE )00( VAN CLEVE UNE XXX VAN CLEVE LANE XXX VAN 0EVE LANE XXX VAN CLEVE LANE XXX VAN CLEVE LANE XXX VAN LEVE LANE XXX VAN CLEVE UNE XXX VAN CLEW LANE XXX VAN CLEVE LANE XXX VAN CLEVE LANE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE 701 LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE LCX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE 7001 LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX LAKE SPRINGS DRIVE XXX OWL SPRINGS Dant XXX LANE MIMICS 401E X701 HIGH ALPINE ORCLE XXX HIGH ALPINE CIRCLE XXX HIGH ALPINE CIRCLE XXX HIGH ALPINE CSCE XXX HIGH ALPINE CIRCLE )017( HIGH ALPINE ORME 700 HIGH ALPINE CIRCLE )001 HIGH ALPINE CIRCLE X)01 HIGH ALPINE CIRCLE 7001 NIGH ALPINE CIRCLE X70( HIGH ALPINE CIRCLE 100( HIGH ALPINE CIRCLE 7001 HIGH ALPINE 00011.E 7001 HIGH ALPINE CIRCLE X01 HIGH ALPINE CIRCLE 1010 HICH ALPINE CIRCLE 7010 HIGH ALPINE CSCE X70( HIGH ALPINE CRC1E TOTAL LOT AREA 130.008± ACRES 9(09 MAMMA 1pirr':"Z4hoesa R 501 1 d'>M MAD a 771rtmw16L61 07 MO a)VIIWr IMAG6P RM +1931193 9.9µi tYGN5 6W r>+ ICIPA4 AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. A PARCEL OF LAND SITUATED IN LOTS 5 AND 6, SECTION 32, LOTS 7, 8, 9, 1 0, 1 1, 12, 13, 14, 15, 16, 17, 20, 21, 22, 23 AND THE NE 1 /4 SE 1 /4 OF SECTION 33, SW 1 /4 SW 1 /4 OF SECTION 34 ALL IN TOWNSHIP 6 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, AND ALSO LOTS 1, 2, 3 AND 9 OF SECTION 4, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO. SHEET INDEX SHEET TITLE PRELIMINARY PLAN PLAN -01.- PRELIMINARY PLAN SHEET 1 PLAN -02- PRELIMINARY PLAN SHEET 2 PLAN -03- PRELIMINARY PLAN SHEET 3 PLAN -04- PRELIMINARY PLAN SHEET 4 PLAN -05.- PRELIMINARY PLAN SHEET 5 PLAN -06- PRELIMINARY PLAN SHEET 6 PLAN -07- PRELIMINARY PLAN SHEET 7 PLAN -08.- OVERALL MAP PLAN -09.- PHASING PLAN VICINITY MAP SCALE 1' - 2000 SITE DATA SUMMARY TOTAL L07 AREA 130 808! Amts RKF4T-OF-BAY 30.120A ACES BLOCK 3-1RACT A 7.7401 14DIES OPEN SPACE 4-2 2364E AOTES OPEN SPACE 9 45.0043 A0731 OPEN SPACE C 0.735± ACRES OPEN 5PACE O 1,6319 ACRES 06EN SPAN E 1.314± ACRES 8609 SPACE F 15.717/ ACRES OPEN SPACE 0 37678 ACRES O PEN SPACE 44 30.2708 ACRES O PEN SPACE 1 16,6730 ACRES O PEN SPACE .1 7143* .CIEs OFEN SPACER 1.399* AMES DM SPACE L 1.0203 ACRES CGNIERIED MCA 75.1703 ACRES 10 1 31.9064 ACRES /9OKFDF-1u' rum 1 2377± 401885 1<0008,13666. RE51640 FILING 1 643416 ACRES TOTAL INCLUDING RUNG 1 459.378* ACRES (TOTAL NOT INCLUDING FKLNG 1 340.872± ACRES) EXI56610 ZONING - P U.D. - PROPOSED ZONING - P.U.O. TOTAL NUMBER OF LOTS PR0605E0 - SINGLE FAMILY -118, 6UL11 FAMILY -1 10TAL NUMBER OF DNEWNG UNITS PROPOSED - SINGLE FAMILY -116, MULTI FAMILY -12, TOTAL -130 TOTAL RUBBER OF PR066500 OFF-STREET 14AT(A1H6 SPACES - 264 R 2 off -STREET PARsDNO SPA= PER MOLE FAMILY RESOD/CZ (118 IROS) 4.238 THE PUD/R/SF ZONE DISTRICT p 560'-5T E ? SP�riamooSE [APCES 4PP019 INT FOR DE PUD/R/CH ZONE DISTRICT 1 2Off 3 m1100 PAR9:)95 OUS[61019 E DIN W TME PUD/R/CH ZONE DISTRICT TOTAL PROP0560 DENSITY: 130 UNITS / 459.370 ACRES - 0.283 UNITS PER ACRE KEY MAP 3..1•.7000. NOTES 1. BAPS Or 0LALDNG5 TOR 14LT BADLY I5 A BEARING 61, ORE NORD) DE1PBYNm BY CPS 00501YATA304 11EUN16 A *WING OF 977512YE DEMON 144E E.9.51 WAR= 1.4X916( 0i 50011014 33 A 7 N/Y .7.0011811 CIP LS N11L67O( 5973 E6MNO N MACE, NAV PIE S01O*A51 SECt)ON CORNER 5F =011356 33 A 3 1/4. IRM AWM8AIM 67P <OU145 W PUCE 2 UA1E GF SURVEY WAS APRIL 5. 2010. 3. UNEM 181115 USED 10 PEAFONLI 11115 SURVEY WERE U.5. SURVEY FEET. 4. 1N6, 54)R(SY a DAV) O4 110: 11Nµ }LAT OF LAKE SPRIN05 RANCH P.00. RUNG 1 RECOR0E0 AS RE0711 1 440. 664479, A SCARROW ANO 10.1KERAIXONA. INC NAP DATED DEC 1977, AND CORNERS FOUND N PLACE S ONR 71, RACE 440 000 TAINS R0ESON IUP SHORN ME DILE C01IVN'WWJIT 69PPABm rt ANO ire LANG 71OF 1E (WA*ANIEE COW'ANY, 0*605 MAY 15. 2015 (56601 61AINA 01165506595-2). 6. TINE 07651936 LOUNTY ROAD 114 AS RCCOBDEG AND 015184 CM 1X0 FINAL PIAT Cr LA61 SPRINGS RANCH PALO. /WHO 1 409606[0 AS RECEPTION N0. 664621 sus 130 31 RELOCATED AFD ITS 8)0711 IN.CI V!1 FROM A 60 LOOT 67040-1:1-WA3 10 AN 65 1007 R4761T-OF-WAY AS SNOW ON 1X15 PLAT. 7. AFF0ROA81E HOUSING LOCA707 ON 1RACT A 8 THE 108 -YEAR FLOOD PLAIN 0013 NOT *PACT THIS 5UBDIN9041. LEGAL DESCRIPTION A PARCE1 OF LAID 91UA1E5 N GOVEA1574T UM 1015 5 ARO 5, SEC904 37, 101S 7, 6. 0, 10. 11, 12, 13, 11. 13. 10. 17, 219 21. 22. 23 Ma THE NE1/4 501/1 CF SECTION .SS SWI/401/4 AIO 7440 RNR/4511/4 OF 5£C71DN 34 ALL IN 70940EP 6 5013TH, 60115E 66 YFST Ff 744E 6YN PFd401PA, 11100191, MA 1850 LOTS 1. 7, 3 AND P of SEGAON 4, TcWNo9P 7 5013765 RA4CE 541 9E1N6 MORE P CULAALYPOM. E5C6BE0 . COUNTY F6LLmgcCF OAA0R10. STATE OF COLORADO, SAID War, COMMENCING AT TIC S011IH WARIER CORNER OF SWO 5[05614 33, A 2-1/0' 60.4516 CAP LS NO. 5933 FOND 04 RACE. 701E PRET OF TIFGNOTLII0 111014Cs 969'40'62'W 1408(0 NE SQ791FALY BO451DARY OF 5Ap NOMA 33.A 01318001E OF 2502.71 FEET 70 11E 068TBWE1T CORKER OF 590 emir LOT 00. A 3-1/4' A101916Af CAP LS No. 10596 FOUND N P1.ACC THEME *01'58'06 E µpia 144E 61 51T01LY 60UN5AAY OF SA10 GOVT 1.01 20 AND 17 A 0121.914!$ or 2,064.02 666110 11 0 69RD16F 7 CORNER OF SATO 001FT LST 17, A 3-1/4' ALOM81 8 CAP L,S. N0. 10566 Tam N PLACE: 7REA10E N87,10.45'W ALONG 713E 50M1HEALY 801V+OARY OF MO GOV'T LOT 9 AMD a A DISFANYE OF 93a7.3a FIEF 10 THE S8UTNWE91 CORKER OF SA16 GOVT 1,57 R THOME 601.43'36'6 ALONG OBE 93(3113(15 BOKFNSANY OF SALE GOVT LOT 6 ANO 5 A QSTANCE OF 4290,92 FEET 10 THE 4087014[21 CORKER Of SND 60101 LOT 5 (NONCE A 1180FESS COVER TO THE NORIIN4E5T CORNER OF SAID Lot 5 BEARS *101.43'36'[ A 01510 1<0 OF 71.63 FEC1)I 11162401! 50905.51'6 ALONE 14LF *ORDERLY B0VNOARY OF MD LOT 6. A 015TAN10E OF 118094 FEET 10 THE NORTEAST CORNER OF SAC 1.07 5, A 3-1/4' AADIDAN CAP LS, NG. 19098 FOLIO IN RACE: 1X04010 55912'41.0 ALONG 111E N004408LY BOUNDARY OF SAO GOVT LOT 6 ANO 7 A DISTANCE OF 1599.90 T9 74E NOREHFAST CORNER DF SAD LOT 7, A 0-1/9' GARFRIO cows/ 97AfE50 41158806 CAP FOUND IN PLACE; TNFNCE 001113'10'93 ALONG TI<E <*5TFALT 60UNOARY DF SAM 101 7 A 015104401E OF 631.23 FEET TO THE SOU11(435T CORNER OF SALE LOT 7, A 1-1/2' AUMNLN OLP Ls. NA 5913 FEND N PUCE; DOLE 10625.51'E ALQVO 1HE 9)6810011<5 80.AOART OF SALE GOVT LOT 11 A DI$7ANCE CF 111353 Fii7 1O LIE CETOEA WARMS 008461 OF SAD SECTION 33 A 3-1/4. 65. 61615 CWNTY 5<00610R 14.416M39* C.P F5u65 N Put£; DIME 59055.59'! NANO 144E 60 146ALY @OUNOARY OF SA30 DWI' L07 11 A OisTANCE OF 127136 5161 TO THE CENTER -EAST 317TD711N C0.0IFR DF SAO 9ECTFON 33. A 5-)/r ALARM( CAP 1.9. Na. 5033 f0UN0 Al PLACE; MICE 51635'69'0 AL060 TIE 54 11RERLY BOUNDARY +DF OF SAID SCCA/4 OF 011 33, R Y /YWAIUUMIANUM GP Ls 90.GISTANCX 2553a rEET TO IDE EAST OJARTER 0:00/ER 5952 FOUND IN PLACE: 1NMCE 96950'25'( MON 171E NCR15(RLY BOL140AR7 OF TIE *8930/4581/4 OF SAD SEMI( 34 A DISTANCE or 204.80 FEED 1)46904 Immo SLA NOR0N956Y MOWRY 563'4523'0 A 0857.9140E CIF 1235,91 FELT TO A PONT 6N 1110 SCRIMERLY 440UN0AMY u SAA 5161 45177/4: 114ENCE H8911Y47Y ALONG 5040 LOUTCA VERLY B40MF A 1457890£ Di 607,01 11EN CE LEAMN9 sob 5Q17NERLY B owa+ 5021d09'E A DI5AR0< ow 1220.64 FEET TO A PCNs ON THE SOUTHERLY 6OUNUA11 or 410 scowl/4 OF 54410 scam/ 341 'RENEE 5861626"61 ALONE. SAO 00UY41A84< B OUNDARY A DISTANCE OF 96124 F4E6 TO THE 563840.957 CORKER Cr SECTION 33, A Y MA CAU pF LAND MANA6WFN1 AUIBHUM GAP MON IN PLACE; THENCE 5107959'8 A 06iANGE OF 217.38 FEET: Mott 5X7116'32'W A DISFARCE OF 277.20 FEET, MNENGE S481102'0 A D15TA[Ci OF 45297 FEET: 1)9604 E 68164462r6 A OFSINA(CY 6F 29151 FEET) 7492416 /ORO IRE ARC V A TANGENT WIVE 00 HE RICHT HAVING A RAMS OF 70000 PEET ARO GOIRAL ANGLE 1E 04162r. A DISTANCE 06 186.64 FEET [014588 BEARS 4162'47'31'YF A DISTANCE OF 181.70 Fan TIERCE 635.40'36'93 A DISTANCE OF 11.116 FEET: THENCE 29r4734'19 A DISTANCE OF 100.68 FELT 70 A PONT IN AN 03511110 FENCE; 1ND40E 5105301'0 AL0E0 SAO FENCE A OISIANCE OF 1411.15 FEET TO AN AHOEE POINT 9( SALE 0090(6 THENCE CONTNUNO ALONG SAID FERC£ 446915'36-W A 0151AHLE OF 1726.84 FEET TDA PONT N 744E WE0IEALT BOUNDARY OF THE SKr/MEI/4 OF SA10 sallow 4( SENCE 00013'22'* ALONG SAID WESTERLY BOUNDARY A DISTANCE OF 134216 FEET TO 7495 P54*1 OF RFONMRtg SAID PARCEL OF LAND CONTAINING 459,376 A!905. NCR1< OR LESS kWEPj& AC0140E BACON PARCEL NO. 2187-321-00-009 LAND USE RURAL RESIDENTIAL ZONING RURAL 110 COUNTY ROAD 121 CARBONDALE, CO 81823 WC USE VSE ACW\1LIURAL ZONING. PLANNE9 4181 4PMTNT 2.409 400)18117 ROJO AD 11 114 LLENWDOO 4iR1N405. CO 61641 L/A.I.M.11130DI093 LLC PARCEL NO- 0167--211-00-137 LAND O5< ACI6CULTURAL ZONING PLAA11E0 UNIT 0CY 14008174/ r-LLITNESS CORNER P.O. 50X 1148 I CORR®1, LOT 7 p-ENND02 SPFOLOSS, CO 51802 FOUND 5+3/4' DARCO ALUM. CAP RE CORNER. LOT 8 BEARS 40043'36'40 2853' FO.R8 3-4/4' CAP [1/19695 549 -COUNTY ROAD 119 (AS 1',101 R.O.W. 71220,+-14) 58912'41'0 1829.48' NE CORNER, LOT 7 FOUND 1-1/7 CARCO A1N. 0Ap co 6.54. 44 8-130609' 20504, 0.µ0Y C9.14311 o--I 1 SPRING VALLEY ROAD (000' ROW.) GOVT LOT 7 SEC 33 -o ry 5 AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. PARCOL N0. 21 -211-00-137 LAND USE AGRICULTURAL 20NING PLANNED UNIT DEVELOPMENT P.O. B0% 1146 GLENWOOD SPRINGS, CO 81602 SPggkk11C0 7* T ryn rums 1, r 'ALAN RS 2185-331-00-152 [ANL USE AGRICULTURAL UNITD ZONING: PLANNED UNIT DEVELOPMENT P.O. BOX 1148 GLENW050 SPRINGS, CO 81802 1 1 1 1 1 1 iSE CORNER. LOT 7 011.41 CAF 47359}3 0-401/16 SEC 33 FOUND 2-�00 ' 5365 0 55825'59'[ 3624.99' WRAC VA11FY L931.004,1.13" PARCEL NO3 2107-211-00-137 LAND USE: ACL=1LiL1RAL ZONING: PO MO) /NIT coeac4949.4T 0,0. 0001 1445 L11EH11000 SPRINGS. CO 81502 DA DC 33 FOVND 2-1/7 Milk. CAP IA15933 4.8710'45.5) 138236' W CORNEA, LOT e TDL914 2-3/4' CAN00 AL1N,L CAP 1.05 Wells R 41814 NORLrO'MLTLS k 038008, 119. 2157-324-05-020 LANG USE: OPEN SPACE 2089+0: RURAL 2929 COUNTY ROAD 114 47 0NWODO 'SPRINGS. CO 51601 NW COR8RLL LOT 20 8' 0010 3-1 4' ALUM. CAP 15/19 2 L KEY MAP 13. moo' COUNTY ROAD LUNE DATA 119E GEARING LIAM LI 5E04718'E 21.25 u 540.3'3403 20001' 1? 5433804'W 184.24 14 54545'31'/ 111-65 LS 55154'45'W 5018' L6 53300'38'40 136.05' L2 55714'22'W 16599' L6 530'06171'8 305,17' L9 52912'44./ 230.39' 1.17 504.46'83'[ 109.1? COUNTY ROAD CURVE DATA CURVE RACIRIS 0LI.TA L044111 1AMGENT CFMRD BEAE1147 04000 CI 135.00' 341324' 82.41' 47.53' 5 7815'!6' E 01.13' C2 4006001 31111 22255' 111.31' 2 427017 W 252-52.' GS 1050.002--1.'61'41' 3.149' 16.25' 5 44.5240 W 3240• C4 906.50' 80010' 95.88' 44096' S 45.31-39' W 95-02' 406 660.00' 173303' 203.77' 102.47 $ 42137.04' W 20244' CII 70000' 2314114'261-473' 073 I4 .96' '5 45J!'54' W 75266' 407 650.00' 2714114' 366.58' 157.471 4 4373715 01 306690• 409 1059.046 0'1739' 1381' 0.94' 5 25'1123' N 13.61' C9 619.091 3339'37 381,11' 115.46' 1 1212'55 w 3'8.03' 010 610.00' 37'44'54' 481.74' 20846' S 149549' W 344.50' 01 1.8V0I4 11 CP.58309 71 LAW 1 ran 49•4741 ANY Utl MA.r IAco wa. Aw 40Ler 81 41 rv[6WY 4181,? 188 IGp 4,78 'co Nr a7mar ctt NI. Eam.• l9 mam ww � GOSECL33110 AGRICULTURAL 'c [LI RESERVE 8 1 (94.341 ACRES) w 40054)10, LOT 17 NUN) 5-1/4' CAP LS/19598 2 763.85' GOVT LOT 17 SEC. 33 09'151200 26.0' 4-7075'04 9PRN0 VAMIY 0.942.34' MGM Cm= 1-44039' 1780LK [A�A 7 ' 669en 1-231.57' 1115'008110. 70971 C6.91714'45i w4214-04' AGRICULTURAL RESERVE (94.341 ACRES) GOVT LOT 20 SEC. 33 296.33' 489'40'07 86979•25'C 20190• SR *0. LNS ROW RED PED 510 E5MT ANGLE PONT (MONUMENT NOT SET) SET N0. 5 MAR AND CAP LS. N0. 19598 SQUARE FEET NUMBER LAND SURVEYOR RIGHT-OF-WAY RECEP1105 IRRIGATION PEDESTRIAN EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT LME ADJACENT PROPERTY CENTERLINE PARCEL NO- NW1/45W1/4 S C. 34 [0L031.4.00 100401T804 3)51CR 40404405* PARCEL 49. 7187-345-00-003 LAND USE AGBCULNRAL ZONING PLANNED UNIT DEVELOPMENT 831 GRAND AVENUE GLENW00D SPRINGS, CO 51801 21/10 SEC 33 AND 34 Nr:O 2' ALUM. CAP LS►5933 5907'.71 60].27' 81-0124'18' 0.1'1694 1121148' 1.22046' O6 -T 37 31 E 0 5-37394' 5502.75 40147 C016491, LOT 20 04012 3-1/4' ALUM. CAP LS/143DM POINT OFIBEGIN MING 51/4 SEC 32 2-1/2' BRASS CAP [5415033 EAS EM ENT 8.IRNE DATA 411E 8E8N044 48110111 81 X1011347"8' 297.50' 02 02036103W 175.43• E3 N440425W 3011,3' E4 1)32'51'20'43 127,75 ES 11102)'55'34 51-054• 816 28711'14'W 05263' (7 40137470 49140' EA 544020.475) 229.67 57 477'4?45/ 184-44' 010 40413231'E 204.39' E1' 12702'376 207.1Y E15 N04'3r37'C 4474' Ela 80542 79'/ 135.14' Eli X3015'7570 55474' 073 40580323.40 104.57' 8118 102712741' 15556• 217 *5555'314 182.28' (10 9677504'W 148.38• E15 36492'03'W 045.00 E22 71164551'W 130.04, E24 NQr1j77 23858' 031'55,32'W .240.04' EE23 4201415'W 21%'}3'_ 124 8179'1075W 30249' [28 H2996'20'W 254-31' 028 JI22V2')9'W 141.0' 4077 009-91.331'E 141.90' 026 408'57.57'/ 304 37 81^.9 X21y040'W 201.13' 030 111011' 4"234 54' 031 4751467 1 110.16" 032 )44'28'IYE 80..75' 133 50728.45'E 449.75' 554 522'2)13 'F 355.47 5E CORNEA L0T 20 FOU110 3-1/4' ALUM. CAW LS/ 19506 CPARal7]93-04 1000 34 LAND UM AG401DL1h1AL NiG 20f9L.44,4:4 MIT IT 41011 631 GRAND 0xENUE OUINAOOO SPRINGS. CO 51601'' IRL, r /I 01;• 1-- 443▪ .▪ 4 340'-' '%4.33}241 1 jjJ( 183 rn9A1 I 880114 flip, 59'5/4,00/4 1,6973"57'18 81 2 N 1/16 WM1ER 5EC 4 INDIO CARCO ALW. CAP 00/1500mo MTA .18000 WUFGf MOM N0. 039042-06-)134 LAND USE AGRICULNRAL ZONING PLANNED UNIT DEVELOPMENT 831 GRAND perm GLENW00D SPRINGS, co 01801 01/1 CORNEA 5EC004 4 y5-1/e CARCO BRASS CAP (MD) NC IAS CORNER FOUNON 4 CANS 1/e ALUM. N89'44'40'W 2891.40' ,u6wL NRr os I�001 81087-0E-5447 EADARRT Y 8169'146271 11-2000.00' 29351' 1:1011.54' . S T-101.99' C0.511557,21'w 0.181.72' ROM 08P L4 15/19895 SET) li 1 515',19.9'/ 217.38' A,{1 5 14'7114404 111P PARCEL 580. 2373-535-00-532 LAND USE: AGRICULTURAL ZONING RURAL 3118 5. GRAND AVENUE GID/WOOD SPRINGS, CO 51801 1 1 1 1 LV \II 004044 5:L9,419594 (5E91 CAP (1w94AL) MAO 01053 CAP 1sµ933 501/16 OEC .14 5Ron01/1 PIn:4 & CAP GRAPHIC SCALE WT 4 S4040 34 4SEC 3 FOUND ROAR & GAP - i5►10545 .M 4 ER Foi 5 1/4. WAC0 66659 co (TND) ( IN FEET ) 1 Inch - 500 x rcw mW n4 9A'[ 8 0550104151 110. mem a 0 N 10 0 N m rc0 a DU J0 U O LL W �1U 50 W m PROJECT NO. 2041025 0411 PLAN -02 is ph1 P1P 09 4* E o xv 4 0 Liw 4,4 4* 40 a 40 x m a v i 14. 74,4 • 44 10164• I – 275.15' L101' 114.51 � ND113'36"E 1290.42' lir �1'4,_„[-54-- 5 ' i 1 _ \I gI 1 \ \ VL �•� — — L —_ J – 191.35 i4p,66' -50'W ]"Jly1' Gob 1�----Th / i • L — 106.71' 44.99 166. �� LAKE SPRINGSRANCf-I jR!VE i..-74 w ,16ySy _ e, Ip7.64' r // S0238126'W 420.19. ---` 51:2,!3 "046~'' ,d c 90 � 11 S 4 ( 1 4.gi n G r5' �r9i 24T,94 0'' O. �_ i , J 224.23' 144.95' — 7 x11 r 1 4I, I 'e4 E45 r. � /.e f far I --iii 415 L } •r• \ ,r I / Y -- 0 7N714 S4'E 230: -ef / r / y' ��� / / //� 1 --_' •' asrsll I / ?g usa _< g r vQ0 0,1.991 t-3.t5,V11325 --------- q 4 rdiE 01- rdj '4 ▪ _• _53 :-.J2 gg Np T ''' / /f f rr \/ /' / 7 41!4;i44 ty i N / yy /r • t / / -- ▪ • r� f J �t F / r J ▪ fJ r1 N // 1 _6C'_ - — _f— — I I r / _-----W—i/1'°r / / / / / /_-- / • /� 1' 1 . ! / ►rte. 1 1 rr f n I I /11:iL '►►�,r— 699x.4 9 — _Oy6 Zn •r0 4 r-� / 1 / ( �s / - i�- i wA 00 gT Yq 901"3B'10'W B3B.23' -5�zelM.9Eo.zoN,i- o - 1 r f� ▪ • • 4 r 1isl[s1fli[i/ • -r=1 119911 11wiett aimi1t 4.i.' . >•:����>��i��[99���-9 1�9999RZ�1���1♦����� i MATCH TO SHEET 4 b J) N A O U A 4 m F1 9 o BERKELEY FAMILY LIMITED PARTNERSHIP GARFIELD COUNTY, COLORADO LAKE SPRINGS RANCH P.U.D. PRELIMINARY PLAN HIGH COUNTRY ENGINEERING, INC 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601 PHONE (970) 9458676 • FAX (970) 945.2555 1NW W.HCENG.COM NO. DATE REVISION 9Y 6/15/14 REVISED PRELIMINARY PLAN. DRD 2 7/27/15 REVISED PER COUNTY COMMENTS. DRD 3 10/13/15 REVISED PER COUNTY COMMENTS. DRD CALL UTILITY NOTIFICATION CENTER OF COLORADO 1-80C-922-1987 OR 534.06700 IN METRO DENVER or�'sA aOF UNN0 YE REXCAATOU6394541BER un_rntEO 4$$$INSggilM'NeSFU go may(� q$gga r ee'mnn : =� 'a 1 ' vi'it I rb .1pp F1 yChn tr.. u N Myer84�p.Ps.1 -G V uv 0- 1 '..,..mo n»appe.a+vP44 � mm* Emmmmm.0lmmmmgm x 2 coHH N 40 l4 l4 k z 1z Nn 10 t 2o a Liw 4,4 4* 40 a 40 x m a v i 14. 74,4 • 44 10164• I – 275.15' L101' 114.51 � ND113'36"E 1290.42' lir �1'4,_„[-54-- 5 ' i 1 _ \I gI 1 \ \ VL �•� — — L —_ J – 191.35 i4p,66' -50'W ]"Jly1' Gob 1�----Th / i • L — 106.71' 44.99 166. �� LAKE SPRINGSRANCf-I jR!VE i..-74 w ,16ySy _ e, Ip7.64' r // S0238126'W 420.19. ---` 51:2,!3 "046~'' ,d c 90 � 11 S 4 ( 1 4.gi n G r5' �r9i 24T,94 0'' O. �_ i , J 224.23' 144.95' — 7 x11 r 1 4I, I 'e4 E45 r. � /.e f far I --iii 415 L } •r• \ ,r I / Y -- 0 7N714 S4'E 230: -ef / r / y' ��� / / //� 1 --_' •' asrsll I / ?g usa _< g r vQ0 0,1.991 t-3.t5,V11325 --------- q 4 rdiE 01- rdj '4 ▪ _• _53 :-.J2 gg Np T ''' / /f f rr \/ /' / 7 41!4;i44 ty i N / yy /r • t / / -- ▪ • r� f J �t F / r J ▪ fJ r1 N // 1 _6C'_ - — _f— — I I r / _-----W—i/1'°r / / / / / /_-- / • /� 1' 1 . ! / ►rte. 1 1 rr f n I I /11:iL '►►�,r— 699x.4 9 — _Oy6 Zn •r0 4 r-� / 1 / ( �s / - i�- i wA 00 gT Yq 901"3B'10'W B3B.23' -5�zelM.9Eo.zoN,i- o - 1 r f� ▪ • • 4 r 1isl[s1fli[i/ • -r=1 119911 11wiett aimi1t 4.i.' . >•:����>��i��[99���-9 1�9999RZ�1���1♦����� i MATCH TO SHEET 4 b J) N A O U A 4 m F1 9 o BERKELEY FAMILY LIMITED PARTNERSHIP GARFIELD COUNTY, COLORADO LAKE SPRINGS RANCH P.U.D. PRELIMINARY PLAN HIGH COUNTRY ENGINEERING, INC 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601 PHONE (970) 9458676 • FAX (970) 945.2555 1NW W.HCENG.COM NO. DATE REVISION 9Y 6/15/14 REVISED PRELIMINARY PLAN. DRD 2 7/27/15 REVISED PER COUNTY COMMENTS. DRD 3 10/13/15 REVISED PER COUNTY COMMENTS. DRD CALL UTILITY NOTIFICATION CENTER OF COLORADO 1-80C-922-1987 OR 534.06700 IN METRO DENVER or�'sA aOF UNN0 YE REXCAATOU6394541BER un_rntEO CURVE DATA 011110 RAJMUS DELTA LENGTH TANGENT G5AR0 0011965 CHORD 413 510.00' 01'4013' 17.7f ass' 5 873156' w 17.76' C63 615.57 317751' 14248' 22090' 9 091746' E 434.99' 004 700.09' 261753' 342.37 174.30' N 1543'40' E 33614' C95 750.00 317751' 420.07' 21050' N 091745' E 420.717 006 7770.06 771720' 39.85' 19.33' N 933731' E 30.65 087 730.04' 7323"02' 180.50 95.67' 5 26274175 153.33' 086 100.04' 777707 12016' 70.52' 5 56'21'48' E 119.50' ca9 10.0W770702' 08 96' 52.10' 5 572746' 0 63.05' 970 100,01' 7026.02' 136.90' 01.01' 5 17'37'44' w 126.45 471 71.95' 762702' 0513' 57.13' S 17.22.47 W 65.52' 972 76'23.02' 177.96' 106-09' 5 17.3744' W 564.39' C73 _.130.09• )39.97,,, 792754' 100.34' 10106' N 6370'46• W 160.27 074 155.05' 702584• 136.72' 93.14' N 0720'46' w 12714' . 975 165.90' 772034' 221.06" 133,07 N 5329'46' w zj,'u' 976 1907 572742' 56,33' 29.12' N 2119'30• W 3' 977 155.10' 2731.42' 13.67 46.54' 562 49'30' W 0215' 576 120.04' 373742' 75.51' 36.03' N 214130' w 73.09' C67 850.00 175553' 21215' 107.70' 542'58'00'w 211,1' 050 400.07 231414' 267.77 135.75' N 45'3700'.E 265.94' 091 41,90' 231444' 300.23' 15221' N 499.'3'00' 0 X94,12' 1 092 740.07 2114'44' 234.00' 143390' 0 451r2OJ C63 ._.490.00' 2714'09' 32100' 157.16' 5 43.3717 W _26105' 324.02' G04 510.50' 277709' 209.07 147.76' 5 43.3717 W 257.24' 095 659.00' 2774'0@• 309.08' 157.47 5 43.3717 W 306.00' 0190 101227 522720' 16¢99' 60.63' N• 1114.20' w 159.01' C107 159.29' 5215'20' 137.24' 73.63' N 1114'20' 90 134.55' 0136 105.07 491131' 137.05' 69.54' 5 7139.50' w 162-74' 0139 255047 4919.36" 210.53' 117.09' 5 715752' W 21207 9115 22500 4011'0' 153.71' 103.37 5 7139.56' w 367.76' C141 2,55,97 06W32249.04' 131.04' N 55'15'20` 91 2/0.05' 0142 162,,(2' ',10219'3$'101.17 104.03' 0 551576' w 10167 CI43 2L1,11, 5 932' 226.34• 320,04' N 66115'20' w 21161 0245 740.07 0333245" 39.34' 19.57 S 3531'60' w 39.33 (233 160.00' 3700'55' 104.04' 53.02' N 20 3}2' w 127.50' 9272 61197 0527.40' 56.14' 29.09' s 51.30'32' w 66.12' 9310 910.00' 105722' 115.12' 77.50 N 5915401' E 194.09' 0311 130.00' 313131' 95.1 e' 4307 5A0130"02' E 01.70' 0512 130.00' 304731` 93.33' 4333' S 70'71'3, E 60.01' 0313 730.00' 41'01'52' 93.01 46.03' 5 0709.41' E 91.10' 0734 130.00' 3724'55' 54.69' 44.02' 6 119720' w 63.39' 0315 160.00' 4119'19" 11036' 60,31' 5 7724'3Y w 11.2.67- C319 159.00 3570'32 L 10151' .5137' 9 623736' w 104.65' 0349 150,05' 1314'35' 13.07 6.57 N 113700' E 13.96' 0350 1.0'0' 154.21'29" 21.53' 14.17' N 43'3720' W 17.30' 9353 120.09' 057722' 11.75' 3.09' N 113733' E 11.77 LINE DATA LINE eEARINO LENGTH 1.27 503'2014'9, 111.31' 128 047'2710'£ 74,02' 329 9,4720'1Q'E 46.06' 130 11472010'£ 74.52' Leo 112477'2114 60,27 150 £66'46'4571 1204' 331 N56'45'421 1294' 192 107 555N40'46w N00'2680'i 12.04' 3314' 1916 916026'00'£ 33.10 L111 504^37'29' W 51.22' L132 5562.734'17 61,91 1113 915310'34"E 10269' TYPICAL BUILDING SETBACKS FRONT.. -.«3'.007 (UNLESS NOTED) MOE...«»..i.-,20.00' (UNLESS NOTED) REAR...«... -5'7711£15 DEPTH 120.00' (UNLESS NOTED) TYPICAL IA.LOT EASEMENTS FRONT 10.0' U111JTY & DRAINAGE REAR 10.0' U11UTY & DRAINAGE SIDE 5.0' UTIUTY & DRAINAGE GRAPHIC SCALE h6117 1=1 (u1257) 1 8=6 - 100 61 KEY MAP 9091[ • SO. R. NO. LS ROW REC NRR PED ESMT LEGERE :NET .PO5INB9911 [FP911L9S.E0 . 19595 SWARF FEET NUMBER LANG SURVEYOR RICHT-OF-WAY RECEPTION R WCARON PEDESTRIAN EASEMENT !R0PE9TY 90990ARY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY CENTERLBNE • ■ 1 \t f 4 it AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. II 1 \ '• o \ \ / •\\ • 586'25'59'E�' 1113.35' , r " •• 1 • I 1 + I I 1 • _j.1- ------ - '• I l y I 1 1 1 `\ 11 ~`• f 1 1 11 \ , 1650.00 1 LNalsr t1 1 ( �- H"i��,� .5 y�Q 1 \ ) (s.s3-'x2rE 1 1 j y 111+ 11 - 1 `� \\ • ^ `t 5 1914.34' 1 \ • '_ -'1 _ \ '3 I 1 \ ffi -mow - -- 1� 1. ' ,---- r ) 1 IN "ig-...� if + 1 • • b ) I Ir l n I ■ i ` 7 1 ti 41} i '5 14 y {i Q .3 � , 1 \ ■ • 1 , ■ 51\1 1 j1 1 • II SPRING 1 % VALLFY ROAD',, 1 1 1 1 • \ (e0 0 R.0.30.) / / ■ If F,F 1 1 ,/ / I I 1 1 55 / I ! I ! / £X91110 78.01MOSS 1 / / !' ,� 7� PAM, r A 111 / `.!-_ i II / i / 11 2'y. i 1 I 1 Q 1� 1?� ���0 1 I 1 (RECEP ON7 910. 755747 k l f 4597 09956 I Y-0P-W,i�Aj'' 1 I 1 1 ( 1 1 000.90.42aw7_. / ) L I 1 l A I 1 5 } I 1 \ 11 11 lI ; 11 1 \ 1 \ 11 1 1 , ; tl ; 1 1 11 1 11 \ 1 1 1 •\ 1 1 1 1 1.. 1 \il •• • • • • • • \1 \■• `,• \` R� / 1 �r °� 1 1 1 • • \zoo \ -13330- -_ • \ 1 I', 508' \I 1\ 01 25' "E 1255.36' ✓ I 1 )f 15154 \ \ Rock a 1 �! atEm f `� \ 6� LOT S.A.! I ) f�91 011791.09E a[9[s ■ f ewcl( e 1 ■\,(� }4.319 Act I I) • +T LDT S ,� 1 193 19 I I \ D / -F- / 011'19404a,4n .* \` \ 43,003 s.F.# / • Fuel 5 , i I' • 1. 1143* C ' 4r 1.035 As:f / • Will }• \� , / [ ``\ • �7,,s5567 SF. \gig ▪ { r jl .y + 2'r 1 .. n ` \ 1 % ) V ��tIl Tor 9,7 \\ \_ ( y,�4 4r-r�1 `v.�C 11 Ml'0�09 Ac.41 \ 1 73aor ` ' 7 1'°�y <a.1.� `�\ i■ f y 1.060 Aaf lE C 1A „. V ...)....3,-..- - •PY 1-^ --045,5 J ! \ j � F 61,73',1-.FI 165 A E If 1.I 1�Y-.�swrsrEaLsr: 5 P 1 �.i5Ecrj. w��SLL i /"acc1R(c 148.�ai6 S.f.* / EAUIEIrr 71.594 Aa# ELECTRIC /�. �• mQaDrEmENT � - r 4 - _a --- v 1 R0NTY ‘.4.•\'''‘- 1 ` 5(6767/\' \\k \ \ 71- 1 •?a,S / 1 \_ \\ 1• •'-1 _1 ^/ I 1 \\ 3\ TR. ^y 10.77 Q161TI a 00.41336E \\ - (TYMCwj 6 " -A, •1 I Y L�20.5 803E.,.%a6p M( 1■ MOO , \ DPARCEL 8 PEN E }% COUNTY▪ '. ``� '{753,555 S.F..* {A 21.017168) \ 1.004 Ac.± HIGH ALPI74F-+ CIRCLE (51• R.S.W) • OPFJ4 SPACE rRRCFL L 44.535. S.F,t 1.022 ilrl,# `56 14584'7 r Nyi Azi trj tn M1 • CONSERVED LAD. (RECEPTION„ N.o. 75674 & 774022} \ \\ • 1 1 • \ • 1 1 + 41 \ \ 7030 --- e4, ri \ K1r21Y 5.07. \ ELCTRM; CA51:JENT ---7,20._y 7/ ` •• 24,7 'S• ; \ _ - ,410-- _ -I .0.. \■\ A •'`\ .♦ r �1W��■. 1 r L 1.61 1166 11 1 17757 9' 1irl I` Whim 11 S Y� •� ��Lr3�LL"4 • v.='� L( { 191 31 # \ • } 0.777 Aat 11,I6666�'I em■16m 6 I66� 60)11116'/ 1 1 f syyo- 7 ile •mm11l•1 I� O tf MATCH TO SHEET 7 ■ I1 1PIRRIN I I 11 - 9116 °.11. ° IL,i°Iiam" ,2'W907'0o00 69 4e 601050 AIr wee, COW i 0°>«0wer.w1 MMI xmwaNtrwmlwr.,� 1 grfm u 6 0 8 0 6 O L5 91 6 N 97 r D z N PROJECT 5447. 2041 025 04191 PLAN -04 GRAPHIC SCALE (a+Frxr) 1 Inch - 100 IL TYPICAL BUILDING SETBACKS FRONT 30.00' (UNLESS NOTED) SIDE 20.00' (UNLESS NOTED) REAR VARIES DEPTH 120.00' (UNLESS NOTED) TYPICAL LOT EASEMENTS FRONT..- 10.0' UT1U1Y & DRAINAGE REAR 10.0' UTILITY & DRAINAGE 5.0' UTIUTY & DRAINAGE 3 7 KEY MAP rum - ewe' 50. 110.. LS ROW REO RR PED ESMT LEGEND. ANGLE POINT (MONUMENT NOT 501) SET NO. 6 REBAR AND CAP LO. N0. 19509 SQUARE FEET NUMBER LAND SURVEYOR RIGHT-OF-WAY RECEPTION RWCAl104 PEOE5TIOAN EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY CENTERUNE w11O"'i. WT.= WNW eor euxer tier 14 ear "ne wnu w.re vt.e aaa e• x. W. wro ANTw. mmr r NHS .mc'i ON ® +art.01OX d +LM r / i _7120-mo ■ keg.Y-iEf SASS GP IS 1 / AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. 50825'59'E 1255,36' 4 WI MCA 2N 422% co � I U:or \ \17:. , / ■ Kana ti�a % rr A51 /4, / 1C \{J -1C-40.0' - 4k 01.5.11.5{0 � t ll'70.•25 IFf//y OPEN SPACE �..1y T .Y 4r\ 43.354 SF.* MICELI- 15- 1.399Ac.'k\/ • /8j Ara r-_ +E• r OgAW.M • 1 1 41 l 1 I OPEN SPACE PARCEL\D 79,054 S,F.± 1.633 Ac.± 1 \ 1 1 ` 1 1\I II ( 1 ..r V 1 1 1 2( j 1'I 13 , -Io54' •i V I I 1 �1� --111 1 I N r�i,r1..� 1y1i t 1 l SI,,,, ,,, i ( 1 4 I 1 , JI 1 03.-E04e-- -1,-1 r -r"+. ----71--- 1 1 1 J 1 1 1 ..115)4 y 1 1 yl 1 1 1' 1;1 yy O1 I 11 111 1 . ie4 __I J_1 is �--rrr -- 99 E zsi.4,'+' j1 r 33 r ry 1-1 1 z 1i ^ yLa z� i � 44} ' 34.469 S.F.t 1 1 1 •, '.I � 0.106 Ana IL _ � M1 • y 1 1 , 10.73'~-� i ; 1 '1 110Ib I 1 1 \ `�1 L -1- -- 54 .+� � ---\ �. - �1 1 0.o15a ]0. 1l 48,. l I y3 I { 170' 1 - JS1 11 41'.4f.-, 0 m 1/NE L4 L3 L6 L7 Le 16 L11 112 113 L14 L70 171 175 L73 L74 475 1.78 L77 170 L72 4.89 L90 1114 L115 1_716 1_117 1.116 1119 1120 LINE DATA BEARING 533 21'54'E r. 37, §•N 33321'56'9 333 21'59'0 $32s01f6-E 532'52'554E 519.34'101.1 019'34'10'W (119'34'10'E 10950 N5154'41.0 1151'54'44 0 Np-34'41'0 4404501 E__ N46'44.26'W $W44'20'E 546'40.6.1 StN175'59'0 58625'59-E N40'4.5"54 7,E E 43989'20'0 53452'03 E N55.4C29'E 50434'0I"W H17'47'08'E 143.3'22'22.E Nos10'OS'e LENGTH 36.05' 3105' 74..39' 4.70' 14.32' T4.30 50-13' 50.13' 3567" 23.45' 50.10 50.15' 50.15 17.59' 77,64' 363Q' 36.90' 51.61' 51.61' 16.84• 30.36' 30.30' 56.18 130,511- 105.12' 151.69' 143.34' 104.52' 92.60' 1+21 1122 L193 L124 1125 43013 07 E 557'45'35'E 505.09'00•[ 571Y39'17'E 564.03'50"91 140.32' 113.5'5' 904.12' 14736` 220.27' S s$ACE ` 1 4, N 1 0 57,2 SF.� N �-__---- � 1.314 ' 1. t 1 q , 1 1 5 1 �� \ 1. 1 0 1 1 1 1 ll 1■ N89'92.47'E 607.09' V 1 S 1 1 1 odam 400. •, + = 1 lik - .4- Srtr�'usx It q 1 I 1 01 � ` � r 1 OT ''llj 011P1cA0 _ _ 11 1 1 Y 1 4 ; � /1?3,718 Et* ai `* a - 1 1 11 1� y 1 1 OPENCC5'51E�LACE \ \ 1 3Ti ` 14- _- ,„00SA4135•F` 11„: 15,712 Ay.# \\ \\\ _ `,�1y 1\ ■ 1 1 _ J'' F��wrl.xav W.. .. _ . _ ". 'S \ o I 1 \ r �w�_`� +J •�et�rsrr -� xcn-.-.xcr ■\V CC ; II _ -� ��ttEjz _ \, 1 1 1 i \ 1 j 11 1 1. 1 1 \ 1 1 1 \ \ �. 1 11 1 1 0 1 '+ Y CUR E DA A . ^31_ E122MFT1Pr,E =1=== F7'Ti yi'D^r?''1♦ 0101® BFAPoNO P1009 N!TrAEfTW."1: iE srOril Emm EiFi'rIFF� RFF7I lwr ma•rL' wa mane: mIFi': t313a[E(romwr`>r•, i•3TSi.7R3rmi mrwr mm- TAFSiEFilrlaE'i 3'i: f7!g"!Ti m. 013-71F^7[FAimirgsmrzw-in...-n1E'iG..1n'RR IETI TIIP2MFMOSI E1s7Frr. ,•AMI:SRFiiIGnG!1'It'I'r* 1ENFET.TA rrIFFEEUMi llrrv0q 1.Rf1Fi137�•r'�FfC1iRr1LTIMSRFaK.Ir- 911�F Epi EIRTar AIS 1` r.rITI".gi!S'.RTi•Er'3SF'iEr•SI3.21.RT"-7q, . 0917 11 i77FII�[^liiirF3lFSi FFz ]Fr7RF!lF;RETI.F'�ia"EEt"iF1iA MEW liE/ 73ftTb99 MELYGNEMMMEIN dFil;••`.SREI�R!a• i16IF2lETRF1 �iR3FrA � FF.VINI irlrgR��IF1TFaWEITAEii'1IL73'rE E3f1F:'T ori) mewc'w7 1i;f Tf�.rdE1h i tYENIFM IWT21ITSiFF*1FFA FtTrdl rrrr a r��*r:�Ex� .srsaArccR[!sa atntr� �>s�lc�rrl :~,a MIN_ IRTI1 i2a97n7M, 1 MT17iFiEriTIrMrt1r iJF'37a Kira"1ErnrFi R mSiwgr'msTr orrrs rli"iRf±'FR M Sii.:WA liTNIIIIPM11M"1'*I E 975. 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A f -1I -=, awnr-mrsremmTirsio MIME 1C NIFL!•i Mm:ona meilt5Ili2LF7wE?'S:F1 Elam r ..rqmi,imrommiwr-wn twin azai 1 t`7Sit_:•x•-1FFFr'1E C�atir ESE E EITT7tRi<.'YCitifIR?i1`RliNTR''=E"-AESKER W-MAMTIMAMFT, FiARTFTTJi'F'4a %FFErnFrOPM RTTT"l MIMEGM * TNF•iIi' Ti1E:a:*'1 m Er.�r: aI �rr�'r•'�IP�ar�rrlrr�E'�+-rr,-rlr, r� F�Fsx'.�I E itIR•71iZF S MiL0511t Irr riE'fi'1'r5!R"aMM. m[fIX IAIEICx1R•S WFUSEETIT7tT <TFFSi"MNI1PM 7F1LR'•7>f.MfaiFiF]Po irr9iiiiXF'8"i7F'• £ia CZBF1 ar:r9M'1k<>C':SiF.'Mr?7EFFrAIN RSS MF=1, F'L1r'7 iG^7!'itF1R7i7R71i•�•TS'"'"r3'.7 0147 KEEN EWA M-P.'YI'SiirSZ51fi ETFT . W5FM Ramo ._11'111011 •MMITEM.WRIENCITM.11F1nE ix331'7 EaENC.I Silt nMFFF>FNINITIif31■'Q'Fliri"'iiFrFFP.i sy4F-iFIITIV ME rraitlFT.cf. A 021F77 WIMM191.9rra .r3 1 1 11 11 11 1 1 1 1 1 _ 1 1 1 N I • I 20.0' & DRAINAGE e. EASEMENT f .�, \1 \\ r+1" 11 s�•� I '1 \ 1 .*1 t', V 1 �, 1 \ 1.150 Aa* \ 1 �• 1 V 1 L_�r. III•If ± • 11-11-11 11 r 1 1 - / 'OPEN SPACE 1 / PAR�EI. H � 1 r/ 1.318,558 S.F.* / r 30.270 Ac.±/ r I O I / i / l r 11M1MUNI me mm wtll 91 .elan / OPENAL0 ACE P 1434178 S.F.5 ..3:287 Ac.± • ' .CLt 6 'NKr, .- I 1.350 Aq.& JM1N11Y 0.550,017 1 ▪ r 1 )last 1 1 1 Ya'4�I SF. 0 * / '0 • ...4q /1,5156 ,,,i: .64 >� • / // �R2... -,f MATCH TOiSHEET 16 I+ \ Ti r .f 1.4tc? / _ 5 yy IIIfIII�I ' tr• PIILI[i5ilk 11111 1901 111.•1. 11n1 00 0111.. MAIN .nw awn RANK 0 0 0 z 0 5 8 50/19/15 2 ,1 L) z Z a 0 Obx an x z lug 0 Zol` z Z ?o FO 1 m° Z nn • ;le U'0Z • 11. 0 7 a� 4Z4� Z2 E2 3 a PROJECT NO. 2041025 0411 PLAN -05 TYPICAL BUILDING SETBACKS FRONT.- (UNLESS NOTED) 5l0[.. 10.00' (UNLESS NOTED) REAR VARIES DEPTH 120.00' (UNLESS NOTED) TYPICAL LOT EASEMENTS FRDNT...._10.0' UTIUTY & DRAINAGE REAR 10.0' U11UTY & DRAINAGE SIDE 5.0' UTILITY & DRAINAGE GRAPHIC SCALE ■ v ( TN 0057) 1 Inch - 100 N. • SO. FI. N0. LS ROW REC IRR PED E MIT LEGEND. ANGLE POINT (B0111/11040 NOT 5E1) SET N0. 3 ROAR MO CAP L5. N0. 19596 SQUARE FEET NUMBER LAND SURVEYOR RIGHT-OF-WAY RECEP110N NLRIGA1ON PEDESTRIAN EA00.400T P ROPERTY f0UNOMY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY CENTERLINE MORE ACCa1DN1 TO COURAD9 UW YOU RUST COMEICE NIT lElx ACININ BA= UPON ANY aDmNNY WWI 111NEE TEAM KM YOU T MOVER MELT 1i O EMITTw Arnw UM UAR1 NIT 01021.211 TNS MIRY E CROAKED MORE SYR TTN TEAM TROY TE DATE Of cORIFICATNI MOON VIEW • 1 \.5,,• • IL i / / /f2' C�Or` .r rrr r Jr 1 1 1 IJ 1I'RUL I, // J' /r Ir:• /r `r• •• r/ 11 . r/ % / 5/ •.5 1 // •r r f/ // / 1J. 2'5 �J ' � I r• 1 1 /• �r • J Y 1 5+ 1, 5I 1 / 1 1 r •r /f j 1 I. .I / / + ., • 1 1ire.. 1 / 1 f 0'r / j i r / ./ /. 1 1 I ; / 1 9. 1 / i 3.1 /1 1 oaEl4IPrIe /1 m !1 I 1 11 1 '► l 1,319.558 5.F.± 1 1 ;l2'' + i 30.270 . o.t 1 11 1 / / / ► I 1 11 R J ► / 1 j r .I 1 1 F1 1 $1R166G6<w /.. , q°' - FJ • � 1,�,� ./I 1 �! 11 1 I. 1 1 1 /- _' / 1 AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. !!IR•'R A' I! 1 11 1 / 1 / 1 1 / / / ■ / / , / / r 1 + / 7 I 11 11 11 r 1_ _ -- /// $ 5 I 1 , ! ,/ 1 1 / 1 1 I I 1► i I '4 1 ► 1 1 1 MATCH TO SHEET 5 =malt • IF_ NiuMNP / 11011 4 7140.*V 1 1 1, r"• MOH ALPINE r WAY Q ,15.10 ;AN 5::174' ■ ■ 666666669 R ■ ■ ! • t 1 1 1 1 1 1 \ 1 1 1 N N` c 1 a"`�4: / \ `.5 ` `1\I 1\ AA f 1 1. I +. j 1 `� •� k.0T7I1 5 1 ey f 1 1 1 1 4 I I I ` ti '11 1 1 1 1 1 1 j 1 1 1 1 11. 1 1 1 1 1 \I / 1 1 7 1 1 1 1 71 t ► 1 I I 1I 1111 +1 1 1 1 1•_ /2' ,/ 1 j 1 1 1 I I 1 11 J/ 2'r /J 51 / 1 1 1. 0kN SPACE 5/ / /• 5 / 1 I I I I I 1 614,413 S FF4' / /J Jr r / I q � 1 15.712 0.6.± r// // r / J / ' 1 1 1 2'/ n // ,/ 1 1I I 2'r / / i J / i J 1 r 11 .__ r/ /f / // // / 2'1 I I 1 - //r / % '// J /I // J •.1 r / 1 t f' '/ '1 r/ 1 • /1 s. �� _ �/ / / /2'r!' ./1 // 1 ` 1 1 0 v•_ r// // / 1 f Q., 1 l 1'1 •940. 11.0-12 LyQT 17 1 bS Ii ti J 5f 11669.49'210E 4.51.62•72- "Dile 51.66'-- y� E 66.147 S,F.t r /I 1 7a-__- J 1; ��� 16.65 I ' NA928'1 T _ _,,s ].+-_- _, k j l; 1 11 1 1 1 111 -"_ LOLL n, 40.774 Ir 34 fk_ L�1 �__ 60.45---•1 2'r-`\ i\\\ r �� 42.. 2 ,L.,.1 -_2' \\ ���509R955'W 202-•''1 �r~_ -} 119414 t NIcoun'CN i AT 7 \ (40' R/0.1w7 �' \ 073 0.6 � �-� 3 l747Af,--i--r ■ FI 1,1,7a - DA� 01. / /r /1 / 1 / r / 5. 1 G117 I ►1^.10,7 11161+! / // // 1 1 � \ E=K I / I 1111 1 OT 77 1 (nrceAL) , 6 , I `\ 1 L_0. _1.8 i I 0 'T`--17..50"--�' \ 303.01'1 1 .•' S57'4734'W 100.00' 9001010 3407 ,4i20' I1p.Y CRE69 F11ET<CY - R5011Pa --w,2' // (TO "`CA ) // 1 I ii 1l / / / / / I 174.108(716) N09'49'27'9/ 293157 DROERCtpMB ELECTRIC EASEMENT '3 N0B'IS'36'Y► .5 / • • 1. • • • /L // ,, / \4 / /\ A /-, / t- / .5 / / // 1 / 4� , /' ' / L 17 ' d / 511 / / 1 x CO3HE11 1 ,0133. FOUND 2' BUJ 11 0. CAP I j 1 0 I / 1 •/ /2'r r !.J/ / /• I I / / 1 • / /r . / 2'5 11 1 \3y ~„ r .60031' .' •' ' / / 2'f Y • 100• Tntr(Y 1 N - -• - / 5 • r r / &MANAGE SI / / iA5E11Fe1T' STS _--• / / s. •r'' S F',." r/ / of / r / /� / /s1• / /' 1 1 / / / r. 1 1 4 / / / / / 7' / 1 / // / / / / / / I UNE DATA U99 BEARRIO LENGTH 11 1436'45'36''W 690' LO 557'47344W 28.72' u s571r34'w 30$6' L8 500'44722•E 23,00' 14 558'442'22'E 4800' 4.10 S01] 9'317w 40.00' 1_15 4115109'53 45.35' 4.16 515770.57'9' 45.35' 117 97517557E 97.31' 110 N69'49'55'E 2202' 119 O10010'079 50.00' 120 010070'07W 20.00' L27 N00'3005'w 20.06' L22 577010433'44 52.30' 144 54759'46'E 60.42 147 547.59.46.5'� 60.42' L40 547'09'40 E 90.4x 064 557'4714'W .1177.30' 105 037.4734'W 40.10' 197 N991536"w 30.00' 1.96 40914\'30'14 3000' L99 5361414'w 140.34' L700 55614'14'W 95.46' 1.101 53545`46'E 30,00' L120 N83"0D'O6'W 57,44' 1.127 1 587195.714 60.97' CURVE DATA 0941E" R4DW5 OELU. LENGTH TA/100NT 01025 BEAR1142 CHORD 074 410.00' 420990' 301.04' 158,01' N 4071'45' E 294 03' 015 360.00' 64'8705' 430.5$ 241 76' 222,62' If 5211'42' E N 521152 0 407 BV 37300' 010 350.00' 44'5505 39646' 017 360.00' 1834104' 123.16' 02.12' N 751x'70' E 12202' 056 410.60' 14'22.237' 102-05 51.78 N 771503' 0 102.06' 071 70.00' 3514'47' 4795' 24.98' N 942731' w 47,02' C22 10800' 3914'47' 09 59' 35.65' N 042731' W 14 047731' W 3 4740'22' E 67.17' 07,30 59.17' 023 130.00 38114'47' 0945' 46,35' 032 66.00' 27000'40' 324 44' 6300' 4233 49.07 210723' /09 26' 77,40' S 0014'21' E 4310,3 4260 60.00 30090'00' 31418' 4.64' 5 7454707' E 60,00' 01313 9444 4739'41' 7490 39.60' 5 2414'55' E 72-49' 42131 170.00' 4739'41" !1947 52.79' 5 0414'55' E 95.65 2144 770.00' 391144' 52610' 274.91 N 0731'49' W 517.0*' 0145 710.00' 391746' 46685' 253,49' 9 07.31'49' w 477.46' 0146 74807 391741' 264.20' N 0731'45• W 497.641 2747 576.90' 401'30' _507,57 34.63' 4249' 5 075716' 1 84.75' 049 63000' 97734' 93.75' 40.48' 5 07-5106' 11 95.87 2109 500.40' 371'376' 139,29' 44,73' 5 073076' 4 69.71' 051 15094' 9414537 246.33' 161,77 5 43'2710' E 219.57 0152 21097 4614742' 171.45' 90.33' 0 6766'44' E 166.73' 42153 164,00' 94'U'5j' 205.05 193.34' 5 43"0716' E 70.49' 0155 7090' 103720' 22.07' 11.44' 5 09.403' 0 22,57' 0196 1770.40' 22'52'32' 39.34' 19.97 $ 11'49'21' E 3909' 0157 130.00' 24.4010' 55.97' 26.43' 5 1799'19' 6 55,54' 0181 6000' 12712'00' 132.20' 12997 '4/ 474523' W 19749' 0183 200.00' 422.096' 159.11' 54.94' N 20.16750' w 154.95' 9165 230.00' 37'49'07 127.72' 03,27 N 15'3933' W 425.51' 0199 930-00' 16102738' 290,42' 131.07 14 0270'34' E 259.57' 0170 870.00' 163439' 243.42' 722.01' N 02.39'34' E 290.. 42171 990.97 1802'39' 252.92' 120.54' N 02'30'34' E 251-19' C774 150.08 421111' 110.44' 07.06' N 253490' w 107.57' 42179 99,00 431111' 66.27 34.77 N 2014499' W 94,79' 2179 5(73744' 306.07 105.30' N 5912'33' E 290.94' 42169 _354,00' 430.00' 0545'21' 93.42' 40.75' 14 021400.5' W 93,39' 0197 439.00' 09'3701' 13,03' 6.77 N 14706'50' E 13.53' alms 930,90' 082716' �53,49' 76.91' N 041514' C 15304' Cuss 49990' 04'1910' 41,22' 20.52' N 12'56'29' 0 41.21' .0120 490.04' 200004' 176.15' 69 05' N 253947 0 175.23' 0191 400.00' 22'3590' 193,19' 97.97' N 4714'44' E 19111' C792 490.00' 2911'174 241,97 123.93' N 7077'27' E 230.04' 0193 550.00' 057515' 49 04' 24.44' N 130702' E 49.03' 0794 550,00' 1472'4.1" 134.63' 131.14' 70.79' 65.44' N 92'55'33' 14 37'94'45• 139.25' 730.9,]' 0195 550-00' 1319'41' C106 334.08' 1596'52" 14506' 72.97 N 51'20'03' 0 144,67 4797 297534' 2144-55' 145.54' N 739546' E 201-39' 4096 _.850,00' 490.90' 9244720' 23.71' 11.55' N 96'06'15' E 23.71' 0203 710.00' 1052'42' 134.69' 57.60' N 00'40'43' E 134.60' 0206 719.90' 1710'46' 21179' 107.79' N 07'20'45' w 211.99' 0241 60.00' 95'05'03' 99.57' 65.56' 5 27.37'21' W 66.62 0742 60.99' 64'54'55' 57.51' 31.19' $ 41'20,09' E 354.0 0943 0090' 099001' 74,15' 41,90' N 7014'72' 0 66.70' 0244 00.00' 30144739' 63.93' 50.40' N 044736' W 77.25' 0317 50.04' 051.5.2§' 6.03' 3.02' N 16'54'56' E 9,931 0380 200.00' 540327' 159.54' 104 99' s 05'4731' E 151.02' 0749 150.00' 47'29'41' 124.34' 66_99' S 241152 E 120,91' 0350 120.09' 4211'11' 98.36' 13.59' N 23'5410" W 6537' 0551 60-00' 300100'00' 314.15' 34,64' N 5411"26' E 60.00' 1 z 0 I0 a 0 5 0. 111 0. 0 0. a N ID 0 O 2 a 12 it lD n n 0 a. a N m 0 2 11 15 a_ S 4/7 rt 0 XO < 1 OU WU 1. 54 -J YC7 W 01 PROJECT NO 2041020 0411 PLAN -06 tiSuFn1Nit•: 1 1 gPt5 d� RE 4Klii,i �. G. Er'+ 2,§+-vS S�:S S SLsi- 2 i Vccdi kw v: E 4aaxWExLx siz,S pO, ,1,N-4yy4g4_',uNi 4* Ti qR44`l4 ; q4m"i 1W46:meE44$6,A“ x xfxxOLrvmelpaeiim"F6Wggrestns O10,1g"HtT;;A;tN2Aet,mmIe mmm ii.cii4444 4 y+'Nvit=114RQ 1ri4'dri rl In riririiiriaRi '?NqNN g$Xp UNE DATA KAFMa 52710`42 E $wi`NSr.a 4V1- $u4p q :�iC Mr:A§OtMMEW*A 1-4,1 Z.:p +WA i,t4s 1uN04-444g4AAlt54Afm44ac .t.T,E7$I:.scA.w:lay$euude:=Av 44-5 P"N"e YPI($O.fik-4&0- ,u ? m5tV"PN tgSrNk4OM ON V”PPr g444d IA44R40 "mN 1mmmOGO"ut iiiEE41,1 1 1 RE O RE R �. G. liinNN�oOt u }+O 49 2 li, 22 nni wF+i`G2� CURVE DATA p1R�E RADIUS Iy DELTA LE1 1H TAN6NT DEAD BEARING 777GNA— ca I a7a-a7 1 a4T2 _ *Jur vo' S 2,11'28" W 1140' a kkA.g4g` 50pa -$`&48.azEt Cvwosyyp awEi npCv s.sAFgoo4o.m g$Xp $u4p c$y Fts.mpiamis ii2t nvo PNrn2[ i,t4s 1uN04-444g4AAlt54Afm44ac .t.T,E7$I:.scA.w:lay$euude:=Av ylgV6 ,u ? OtGAWN44 ON g444d IA44R40 �6.f "mN 1mmmOGO"ut igg00,01.1.y@ggvmN-u-,stfgPg �V•;,1 4Ag+tigmvr $a� driO1184w+w:22 ii44';;448.40 +0-N]1ap p�` zo, LNPae�. n1m-'41 pp �.,�omp8'42. �ilCN�,µ.ad�F1y.1 'Nu ws4:t.ykts-gA34,25, NS"Ntqq��.R p�o�1yueo +te�y.i"- 4uevw•�p�04,N➢. m- YPr�1�@c���`�v y. V1!NNm-l'gita 0: Y_u i'?s nN��- Vp� umuwsr Y..r p q�q zotti-Lu4t.4,, .sv§ Y44EN•b __p iii_ kkdunq:-: �Au AY.o�1:rw ++rw ppw;iGNgd WitiYhILI-OkAz04044.11nwgy:.@:e . � qav v, c ptN,.im P r.42;3g�N ,e,YP- R.t?^=-Tg.tiktAW-S: u- N}�Au A�'-VFA4ngu wYe�et��w�P- Yi kui"-`tAtiv4gaz=a .gvtfiFwpty Y: 4A' x VINrXEx Mst,u,yyusSNvkaumam:YSty goN§ y*mnen>Errrn51 Nk4 44,A, NN1n1ANZz.,„,. si1%'14Y�i ey4e,g T'1r M Ng.vg`(>♦,%;e4Aq^=.V m7�55>Emmr.1 rsquaLtIsutzszu'1 d1� .7„,21n Pp,+1� 1r, �3G1�, . y.ta 441.Vg. mm4Ycg*mv4*mrlmmm*mmrnmw•1*E;mgivmmrn.,,mx4*EYES .,.;H'Aen.0,„.x-. .q.ee♦s 7:11.22 eGeff��w ,TAI ,-; wttt��yi�J . I gkitzsgeizeo�' - et�,1.4g 4i ..Zzxxw FF e[ywS O ." O.�D�^^yNy��'pgp.$$?��.�gweeiy�rJ P[e,48.11-'2_5!4 . Nen."..NNN. 3w4 ,9A1V�2=a tl'We¢1�o 'mPeaa m=Z1e Jitmq . 3g Np N wp'Ruupuwu4,t4 �W� Z2avmvy°e'e': '! AttPrk0g4Gep L1 Y 3 g n;"'ipu _ � z GVV0X-42tt�LtuZ?o?4g1.�G•i�iR24itte g� ac k sf,B"}tg;:.:.p h��. Y a'n$u4 4g=ui;'•gm{ s{{{���j? Wgii r,0,11 Ob nmo�elow:�e .D ��>.Rq�m b4W? e� I' r fr r ratg / !r JI , JJ! / fes. \\ \ ��1 \ \ .•,y! J / IJ / / \\�\ q I \1 11 { I / �I / N8 l3'221WY 134218' 1 1 1 / rJ / BERKELEY FAMILY LIMITED PARTNERSHIP GARFIELD COUNTY, COLORADO LAKE SPRINGS RANCH P.U.D. PRELIMINARY PLAN HIGH COUNTRY ENGINEERING, INC 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81801 PHONE (970) 945.8078 • FAX (9701945.2555 W W W.HCENG.COM NO. DATE 2 3 9/15/1A 7/27/15 10/13/15 REVISION REVlU PRELIMINARYPLAN- REV155D PPR COLA4T5' COMMEITI'u' REVISED PER COUNT/ COMMENTS. HY DRO 0RD DRD CALLLll1111Y NO11 FICATION CENTER OF COLORADO 1-800-922-1987 OR 594-06700 IN METRO DENVER CADVM utovVA F 11�or Lffiunim r } 1 r`-- \\ .►- i 1; 1 1 1 1~'�-' I / / ,1 r1� i 1J''.7 1 l ' -,ti 1 r r 1 I \ 1 `1111 / 1 ''..1/4"......„. \ \ 1aI 11 ' , 1 1 1 _ ...., , r Air' 7-7-4--;-'7,:-- , ` 1 � 1 S) I r 11 l` t' \ 1 1 ‘ \ \ 1 1 \ 1 I I' `nr1 lal 1 101---,,,___ \ 1 1 \--1 1 1.01,1/4,1_1 ' ,OT 20 I I ) _ _ 1 1.1 writlrry \� 1 1 \ 1 F L -u 131 Lou r1. , 1 I 1 ! 1 \ 11 \ 1 1 1 X11 ~,11 11 1 1Q1.I k—j—i--m \—_ 1 �!� Le 1n ,1 �r 1■I 41" �1 1 1\\ r� 1\ \\-�Imya 1 i/Lula\ `Piaui rJ •\k - `� �� r 1 Aux / • LAL'111ALt. 1100IIC \ 4 / \ I_ 1 1 \\ I 1 1\ ► V 1 \I 1 • y 1 ACRLJ1 111FA7 AMP, 1 1 \\ \,~-....:,„\\\ 11 1\\\1 \\ i f 1 r /r 1 1 "5\1% 1 i I 1 \ 11' 1111 '1 1 } 1 ! (► r \ ► , 1 1 1) 1 1 II 11 1 1 1 1 h 1, L. , 1 1 \ /\ \ \ ♦ �} i i 1 1 1 1 0 \ ` 4i7 ► 1 1 1 s� �--.,,\\:•..,,_:‘,, ~\}\� ` 1 1 1 1 / tV ) L\ 1 1 \ --\ 1 1 i / // ._ \ \ % _ 't\ \z- ! !)1 ► 1 / 1. 1 \ ..'1�---- \• illi' ( ! \ 1 1 / 1 \� 1 \'1 1 1 1 �• F11111 1 • / \0 / • 1i � 4. \ 1/I f1, / 1 1 • ; 11� )l , L 1 .1 A 1 1 C \ 1. 1 1 '\ \ .1 1 \ 1 \ "1l- '' \ 1 L ...1 �■ 1 \\ \ \ `\ • ■ 41T ,,1 1 V / \ I 1 N. '1 `\ y I 11 „ 1 ! L \ \_ \_\- 1 f 'I I b�nQnW1U AP4cA1>• I 1 \ j 1 1 M. 11 I• •_ ' '1 % 1 , 11 (( i \ 1 \ ... t.\ 1 \\ �\ ` \ i11 to\� \ 1 ''•N 1 1 1 ;\ 1 Id 1) AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. • 1 GRAPHIC SCALE DP vet m m Isa (IN> ) 1 inch 200 n PROPERTY BOUNDARY LOT LINE EASEMENT UNE CENTERLINE BUILDING SETBACK 10' EXISTING CONTOUR 10' PROPOSED CONTOUR "MCC�A0. ,:rn [ANN .5.0 m01001,15 '*0 °owt r mnocc1 IddIT Mawr A 01,n 0110 on m1 mem" am! 1ae0?. 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DaaD• aoppn❑cppoaavacdoaoc0ceoovacoaa ra••: va a••a •._'4v°vD• .�:va9D•�oaaaoaoa Dao Ode Daa a a❑ r• aao�va � a• °0000 a l -•000000• • •06- d°Po pr0000000000. 0`-•6 a6•- •00000000000 000000000000000000000 v•.• •v°oan. ov. gova • •0 0000 d va3'wDOD; /o•-•0..0000 o00o-j•°aaoeaovovoD ago°aadaadaaooaDDaoe v•• 600000 ; coda.• ac00o -0000 00000 oa 0 v• •v• 00000 00000 ;,�y�.��y y•il •6.000.°0°400 r'anO•.1 000 0 [• 000. 0 00000-y • • • d as 9 vv6 :s: o l'.•ooa•v n cava• •06.00 •.v•�'.. --o.o o P11•oaooaacODeocaa00aaocaaocda 0060 v a 0000 0 0° c° ao+;►,g-` .0000 ...N0 .0CQQJ0Q 000000 A a► f 0000000000 fp.. .Op00000000 a0000000000O QOQ0Q00000000 0°0° 00000000 •••0,, vo 0° 0° �D D co 0000• 00°0 0 00°0°00 00000000 000000000 0°0000000 •00000000 0000000 0007000 000000 000 0000009000❑ • •0000° 0000000 •000000❑°000D 0000°40000000 • 000 000090000 0606000000000 v 666 a 000 00000000000000.0000000 00000000000000000000 00000000.000000000000❑ 000000000000000000000 00000000000000000000 000000000000000600000 6a a 090 Dva0c00c0000oco❑D°0D •0000000>000000000❑00000000000000000n 060000000000000000000000000000000000 Doo D 0D000D0aa0D00Da0000000o0oaoD an0avnc0DDD 00vpo0cocvdd0Da000occvoo O0a0❑0090000D00a0000000000000000 060 a 00006 0000000000000000000030000000000°w ool 00000000000000000 000000000000000006 000000.000000000000000000000000000000, 1.00000000000000000000000000000000000 000000000000000000090000.000000000OO i 00.00 ori DD r.....:rr-- l••••r... oW0 r•••u•••• .• 1iiiu•rrl� dall. : p"•:iFFe•: aI•••..•F••••u•xl "::•wsurrrrr.11lar•:1• Y4.-,• �.F•xF C946.......... moa�\i•:.3}:` •�.�:12:1111411:5111:11;;;;;:::;;;;;;71::1311 ii•ti:r l�• •E'iE r5i�.:•Y=I�:•'�•i lr•r•rrxrr:::.. 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D0000''•fi00000 0000000 Dao 0000000 0000000 00• ---000000/000000000 0••••0000600. 000000000 • •000000. 0000000000 •d- 00000aa% ❑000000000c •!` 00000 oaJ • 00000000000 •000000 000000000000• 00000' 00000000000000 DDS -• 0000000000000000 •O0:00000000000000000 0OOOQOO000O00000000O. 00000000000000000000000000000000000000000000 °°°°°°°°'°O• 100000000 00000000000000 HIGH COUNTRY ENGINEERING, INC. 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601 PHONE (970) 9458676 • FAX (970) 9452555 W W W.HCENG.COM NO. DATE 2 REVISION 7/24/16 1 REV1S0N5 PER COUNTY CO $M6N(15 1 /7/1 6 I REVIS62) PHASNCi LAYOUT. ev DRD DRD m�/� cn m Zm (a m#0()Z Y c CALL LTLRY NOTfrlCAT1ON CENTER OF COLORADO 1.806922.1987 0R534.06700 IN METRO DENVER `88 v icro tT rO.ICWATF.FORThMIMER OOF sNaexenvuNa r�.ea.6ER ur•Jnes