Loading...
HomeMy WebLinkAbout2.0 PUD Text AMD 2016 Supplementaltgmalloy consulting, LLC Land Use Planning • Site Design • GIS Analysis • Public Process November 6, 2015 Kathy A. Eastley, Senior Planner Garfield County Community Development Department 108 Eighth Street, Suite 401 Glenwood Springs, CO 81601 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 Plan 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 lots 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 lots 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: fgmalloy@sopris.net LSR PUD & Preliminary Plan Ap. /Conserved Lands Application Supplement Pa g e 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 have existing 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 119) 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 1 4 November 6, 2015 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 considered when reviewing an application for a substantial amendment to an approved preliminary plan are listed below and 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 LUDC 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 15 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 to 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 LUDO is provided and has been highlighted in bold and italics. 4. 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 16 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 & Preliminary 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 Targe 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 and 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 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 Sheefflow 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 1 10 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 lots 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 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 1 LAKE SPRINGS RANCH PUD Preliminary Plan/PUD Amendment Application Supplement November 2015 4_ . 4. ; a a 1 1 1 LEGEND L_J Filing 1 - Lots/Ag. Reserve Area Amendment Area Conserved Area PRSt'R:Y IJ OARV LOT UNE EASEMENT UNE CEN10RUNE BUILDING BETBAON 10' Ei0011NG CONTOUR 10' PROPOSED CONTOUR 1' 11 11 11 11 11 11 11 11 11 11 11 11 11 II //1/ I++I 1/ 1/ II ti ■ 1 r �r 1 1 4. 44 L ., 5 r 1 3 n - 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 0'3412" 16.11 8.06 S 03'05141" E 16.11 C4 972.34 4'07'02" 69.87 34.95 S 04'52'06" E 69.86 C5 830.00 4'43'37" 68.47 34.26, S 12'37'23" W 68.46 C6 912.34 511'38" 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) 9455676 FAX (970) 9452555 W W W.HCENG.COM 14 INVERNESS DRIVE EAST, STE F-120 ENGLEWOOD, CO 80112 PHONE (303) 9250544 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: PAGE: 04/20/09 1 FILE: EXH IBIT-CONSERVATION-2004-2009.DWG Exhibit 3 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 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. 7-74 ti R 8 5 12 • 1 0 0000 0606000 30.0000000 0:)00000:2 0`00, . ' C60000606060 0012000000031.00 000000000330000 COOOCO30000 3O 0.01200000000000000 .�0000 �7COCODC30000e06 00000000044%: ...: 701. : '1200 00▪ 000000000r72.:-:- ccer .-..i 00 CC CC 0000CC_c.. C r_.. 03003.00'0 _ � 000000 000000 00 ❑¢01000 0 0 00❑❑ 066 004 GOVaUuf�i' Pr ^00000..CC4,, CCo30❑6D006' 100 n 0120 000000x•'00:2 c0auo0a0e•., 00 0a 4 0•.D= 012 0060.00 0000460 ❑eJ3•. a 0000* v6.,O4rp - 0001 4000. 0000 0000 00000 0000: 0000 • 000 0000 • 000 X0006 00000 »0000. o00000 '0000 0000000 03000 00000000 660CP--'00000000 C6000' 000000000 0060,c6 f0 0 0 0 0 0 0 0 0 0 .00 .. C C 0000000000 Dr X00000000000000 O00000000000000000 -L• 00000000000000000 000000„,0000000!)000(1 36 00012.,1 117(001 001`00800 : c0aa:�a0 _ .00000 .:.000 OG8.00I 00000.0000000000001 0000000000000000000 000000000004000000000•. 1200.0012000❑0000❑ 0060 Cr 0301 06000':1`_ 00000000000000000 0000000006000000 "..00000000 300000 •^60044007066N?.703 :100000001:0100001C 00000000000000:71 70000000000100• ✓� 0000�0000000G036^ 000000.t• 300- 12 00000 4200 0:70 ❑ eee0 0600 _ OC 00 0006C 0000 4000,70 rho 00 000;; o _ter a 7110012 CC"'.' al700o0- 00004006: 000000000 000015:00. 000 600 7000 0❑0 6006'000C 0000: 000 T n • c 0000009 00040000..: `0003900 0000090000. 0000060000 00:C0000000. .0060000001 ^❑07300000: -" 00000060L.0000) 00� D00000c::•c0000000012000000 0000090,1 .. 1'0000012000'002000 0060000030)12300009 1, 0000001? O 0217000007100000090000000000 Ct� 0220000000000300000020006000000 00000000000,:00.0.00000o0.000001 00000000 oo o OO o 000000 o 0.00000_^• 000000000000000000000000000c, 1 'O -•• .000 0000000000007 wi l••tlYl�MIyM•a=RNMs mR M. AlM•lf: 1.4NYI11.11N11•.lvllr NINI ll .4 �fYY•�f.r�4lyYfi114 i�tlt ••malr'al . imME 1.1 r�Ylur.i�:111.11W14'ull�el ®{=A r f s W was Mir: 1 1..�' NAY lyI'."41q_ ; zramai w: aaz"w'.ir 1nN .. { 1p 1 1: NO. DATE REVISION 130 1 7/24/15 REVISIONSPERC00NTY COMMENTS DRO 2 10/13/15 R ISRDPh11�51NGI.AYOLfT. DRO a ExC w z 6 ID BERKELEY FAMILY LIMITED PARTNERSHIP GARFIELD COUNTY, COLORADO LAKE SPRINGS RANCH P.U.D. PRELIMINARY PLAN PHASING PLAN HIGH COUNTRY ENGINEERING, INC 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601 PHONE (970) 9458676 - FAX (970) 9452555 W W W.HCENG.COM D RE) CALL UT1LT' NOT1F CATION CENTER OFCOL00050 1.800-922-1987 534 - 06700 IN METRO DENVER y3 00.1. fl CAOVM ! 86 x oN HEM Exhibit 4 -Revised Preliminary Plan Drawings (11 x17) ni lr-7,,,a L KKtl7 a3n1,1300 34,4Nl00c90-PESaO L96 L-ZZ6-0O9- L 00130100 d01131N3J NOI1tl7LiLLON Alf1lL'1TVJ 00O SLN3WWO0ALNflO:aid p3SN3a SL/6L/OL b NVldd • d3 ,v, WO0'9N3OH'M1NM SSSZ'^aV6 (0L6)Xtld-9L9BS46 (0L6)3NONd ra '! ,W Nb''Id A21VNIW11321d 10918 00 `SeNRLdS000MN310 - SOH — 'QiVd H3NV21SSNRIdS331V1 ` LOL 318'3fIN3AV HNV7L9 LLSL T ON) `�JNIt133NION3 A21J.Nf10'J H91H dt n' OO V2i0107'A1Nfl0� 0131�i1Y`J ti a r100 dIHSOav J �Vd ) kLNflOD C i3 JV9Ri39 PROJECT NO. 2041025 0411 _ 9 Z4 J OW] S1N3WW07 A1NIlO0 aid mSI 3a SL/LZ/L C SlYIVA QdO 133HSd AO7a3SIA32! Sl/SZ/E Z QUO ' NVLd AaVNIWLl3ad p3SIA3a VL/SL/8 L A9 NOISIA3a 31tlO ON' aaa ... 0 z N N N N O 01 ire Qa E2 117; TMWII.1 co a.W ,_UWW W)ZO oad„ a�CO WO 03 v n1a. O clo.)mnd O ZmdW 21111% wwg «¢i°o QWcg TE oAzz ifl U) FitauU QWc=il° ZZZ W30 I-0 Q z4 J� H m Qa eazz m 0 11. J O O J fA W J o Q a z CIPAL MERIDIAN, a a 2 3 7 N 3 a N U 0 a 01 ict N z t. gh I4 1 IR li ill 1 i! !!! g g yUr n IP b 2g4 a -It , til' 6 ri: ; : li ,11'' Ii 4 1 1 141 I MIX 01 t i a •* fsh a lif 4 .L a. 2 Z 0 111!iiiiielg!!:111!!!!! �� isW 3�<<. €���€� �oz;���a��h!�,�at� �3h� �`ah�,�� �7V'Esi1� h � �a^� by p���g� :nE'rV ;gq! 04 11 R r Y' heogg�mMlEg legs 14 gtii$h: nt t e le �2e.%mniirig ice!!! al gi <:161 8 "42t5Vg« e4-4.13 :ahiyo �h&7Y �L? ig,:;gd.,"n?_s Neee tee gee m�ooao�ooa gl w z w w I w z 4 J O. CC 4 z a_ mn sg mo a a i 6 IS S a a W a 52 w 14 I 0a ;i h r w N gg egg g r0104:1'ioco1\ I- 1-1-I-1- WWWW WW wwWWwwW IIIIIII W(OWWWww zzzzzzz 444444 JJJ-I JJ 11-0-0_4-0-1L1LLz (LOCM C[i MM -1 4444444 L zzzzzzZ JJJJJJJCa1 WWWWWWWWW< vino coa 000000000 zzzzzzzzz aaa44a.4“ JJJJJJ J CLILILILIL CI_ ILL0_ aoaa pr z. aoWWW.WWOWM!W. �'� a--WWWW-W--Waaaa- ''''""'1°"""" Y��wwwwW oo co=���3��p�p�Y3}3 grwwwwWwWwWwW0000000ffiooffi000000 IIIIIIII VI 4§18„0136.33 y"'In a 333333!°6 elSSEST!n aaaoa�`aWauWaaaaasaa �W <> W eWW»<»»»><»<><»<>----aaaWaaa6 --- Y YWa��§-- aaaaa=� s - Ilan i o n �maayay�L211211 12222222 aaaa�-%%%W4, 4v,/,s eaana of o E����a WWEIggg&N .5 5 5 m �< W Ma5$555i555 555 5 5$55$555 55555 5 555 55$5 55$$ 5 5$5a55855$$MEM sssiiiggffi $��mmmgmamm��on m m*hmnmm^,,__^^____i4NnNclAn4 _nN.�m�mm _n�.�m�m N .-Nn. ^gc,== = gAAWAPnWAn .-Nn.mmr.mm.2_M!M_n 0 0000000000000000000000000000000000000 OOOOOOOOOOOOOO OJ 00000 AAAAAAAAAAAAAA bJ, 1,W,A ,dJ,J,AAAAAAAA ,AAAAAAA 111111444--..1 J,.AJ,J��L1J,ALU ,,�bbabaJ,�A�J,�,J�J,�J,JJ,J,J,J,J,J,J,d,� mmmdmmmmmmmmlmmmmmmd oo PPAgxgxogx xg,Igggxxxggxxxgoxxggxggxggg x00000000gogooggoog§ oo§o§gog000gogoaggogg§§goo§00000goggo 0000gg§og§gggogogggg mmmmmmmmmmmmmm mmmWmmmmmmmmmmmmm�mmmmmmmmm mmmmmmmmmmmmmmmmmmmm mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm mmmmmmmmmmmmmmmmmmmm 6 it 4 SD Lu 1002 14r. 11C9CFA1RA4 11O COURT( ROAD 1x! 0AR0S10ALE CO 91023 F, M 21 TPS IIS P 140, zre 040 TURAL LARD ANNE AOW DENEQu ZONING: 310,9400 6/016: 641 11 LPYFNT 1679414111472 1, 09 114 GLOfltg60 50145195, CO 41401 J L lc PARC, HA62i✓1•/-211 1 - Bed mid.1137 LANA USE: A,ORILULTURAL 2014640 PLANNED UNIT DEYELOPMDIT 1x TRESS CORNER PA. 901( 1140 116 0019!, LCT 5 GLENWOOD 900110E CO 91002 .-COUNTY ram/ 2-3/4' WO AAI. CAP 0E4142 7101'43'36•1. 2073' SP7p00YE 7101,64' ca L NE CORM LOT 5 ROAD 1 19 FLOM 3"1/4' CAP LSr10596 (AS TRAVELED) / MO. W. VARIES) 56974'4,2 1Ly9.4r NE cOR1e69. LDT 7 11142 2-4/2' OARCO ALUM. AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. GOVT LOT 7 SEC. 33 PA404. R*62. 2107 11 -OG -137 LAND UN: AOR[ L1URAL ZON00 PLANNED UNIT 04401-004041 P.0. Bon 5146 014474600 50661155• CO 67702 SWOT 440,1 Ev -331.0 I PARCEL 141 2107-331-00-11 57 LAND USC h41GOLNA R 200010. PLANNED UNIT DEvELDPM6HT P.0 BON 5146 GLENWDDQ SPRINGS. CO 40603 502144* 4401,13' Wax/M. 6691 PAACR NA 2197-211-06-11 LAND USC Atl4G76.1u444 224111401 PEAN41.2 61116 DE54LOPME54T P.0. 002 1146 CIzNNDOO SPRINGS. CO 41402 SQ FT.. NO LS ROW REC SIR IRR PED 1.SMT ANGLE PONT (NNKIMFNT NOT SET) SET NO 5 POOR AND DIP L.S. NO 19505 SQUARE FEET NUMBER LAND SURVEYOR RIGHT -CF -WAY RECEPTION 001001104 PEDESTRIAN EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT LME ADJACENT PREPLAN CENTERLINE FIL1 NERVI 5W CPx400. LOT 6 164140 2-3//4' 0AALD ALM.. LAP C3 1 iOT5 SPRING VALLEY ROAD (600' ROW) SE CORNER. LOT 7 604.440 2-1/2' ALU16. CAP 10/5933 5.61/16 SEC ss 101140 2-4/2' 0u:0 LAP 1516936 01620'22'c 3524.146' E1/4 SEC 33 ADM CAP L390933 GOVT LOT 10 SEC. 33 i AGRICULTURAL / RESERVE (94 341 ACRES) GOVT LOT 11 SEC. 33 47710' e w 733745' CONSERVED LAND (RECEP1IDN NQ 756747 s2)_ 4605135'0 201.90' CORNER, LOT 17 FOUR 3-1/4" CAP 49/19696 P 149, 1 - 052 LAND 450: OPEN SPACE xCOUO.AL 7029 S, NOCO114 cr,E7+WDw SPFEW 5002003, C 91601 I NW CORNER, LAT AO -.L 1}j FOUND }1 46 Iti ALUM. CAP LS4t0500 I\! shr A GOVT LOT 17 SEC. 33 001.4T LOT 16 SEC. 33 -COUN /ROAD 1 19 (PS 11SAVE.0) (RDW. VARIES) NWI/45/4 SEC. )41144 ay &my M6Y4NTM04 .11446111YLLFO4• F'd.. N0. 2167.343-00-063 LAND 44801 ABRIC11LI4171 706x4@. 06ARNED WIT 0EYdOPNENT 531 GRAND AVENUE 400114 14 WANG% 65 61901 51/66 SC 33 AND 34 FOIL r ALUM. CAP � 15,6937 CNITWHIM�, R2 94034 1�1� FA�,�T A9GFPndF 660, 7941:1 4 '4 WN0 004 04033 SE 60/1 543 SEC AGRICULTURAL RESERVE (94.111 ACRES) 00/7 LOT 13 SEC. 33 763.55' w 60014[14 LOT 20 10.00 3-1/4" 005. CAP 15/19509 GOVT LOT 20 SEC. 33 1 11 11 11 ti 4.[174'44" R-3601.0' 4-39542 T-110,46' ce-613-33'2VE 0.373-02 599.]3' 7469'4002'6 1503.74' PIP31' 2'3 04444 C6Y1151 2.7 sEc. 35 50/T LOT SEC 33 360' 4I3.42 -41-x45 AEC, NO. 41.126, SE CORNER 5[01[144 33 10.017 2' SW AMY. CAP 1,17.7,' 1469'40'134 SE COl04111. LOT 20 F0.641 ALUM. CAP LSO 16596 KEY MAP COUNTY ROAD LINE DATA LINE 46U(O LENGTH. 660'47'16"E 21.22' L2 09045'34.4 29001' u 843754'60"W 114.24' L4 Ls 54516.30.6 15643' La 442 L6 LA .10 S.611.4',4174 535'5936 W 55114629)4 113000'13 i 57911''02' 5974.4613'S0 9$18' 153.03' 145.99' COUNTY ROAD CURVE DATA WAVE RANDS PELTA WIDTH TANO¢HT CHORD 0EAFUNO CHORD C1 13305' 343626' 07.41' 4513' s 7616'30' 0 91.13' 097 400000' 311.19" 72244' 111.11' 0 4273'12" 14 222.12' C3 100440 151'41' 32.49' 10.25' s 405340' W 32.49' C4 950-00' 4119'14' 95.64' 47,98 5 4671.36' W 0542' CS 650.00' 126603' 203.211 102.47' 5 4231109' W 207.44' LE 700.00. 631444" 26400' 143.114' 3 44354006 W 26269' C7 601.00' 276402'306.4* E10 157.40. 0 4371'17* W 309.176' Cd 1000140 5.4720' 13.61' 901' 7 20.3326' W 13.01' 09 910.40 275237' 241.91' 109.46' 5 131754' W 324A3' C10 010.64 3744'04" 401.70 200,16' 3 14.0509' W 344.52' woo Naddcwo To ��cu1, ` P MILD R TN //W 6na lie en! nai 219(011 MALI' 01244 EASEMENT LINE DATA wit 116M11:2_ 01 10021 let' 202.50 02 42416'52W 179.43 1144137'3o'3 E4 H32131'60"W _3445.36' 120.77 E5 N10715O'W 56654' 10 874:15'j1f 757.03' 07 3017749Y 457.40' 04 144020.43"6 223.47' 09 11173114456 144.44' 010 404'32'27'0 209.39' ELI 0270T•37'E 207.19' 047 1424.32'37•[ 14L2i:- 013 1406'4373'44 136.14' 314 N2912'23'94 554.74' 0,0 1*8er03'23'09 1905'1' 014 N2710111 15450' 011 42700.35'W 16225'' E10 567'2.5500')4 100 30' 054 594172133'# 243.40 020 000'11'0224 130.00 021 1157'41155'0 74136' 027 4]1173]'44 20054' 143814'12")4 218.53;,, 024 31564021.4 302.60' 023 1421136'34'W 254.31' 024 112931:T161124 39116' 027 427'63'31'09 194,90' 1.26 42652120.46 394.37' EP 1121'34'36.4* 241.13' E30 N1017;057 234' ' 031 417534'57'0 17516 032 1414'3414'3 6979' 433 5077/446"0 444.72' 554 2:22102'251 351411 POINTO ES RHINO 41/4 EEC 13 2.1/11" eaAss CAP L.516533 M1 *914 E1 No 33609642-00' d7N 0,1111. 034 LANG ASC• AOWCULTIFIA4 204145. PLANNED UNIT OE4ELOP4 631 &NANO 014A14E 0101624060 614994401 CO 41601'' GOVT LOT 2 SEC 4 •�310.33.59'3 217.38 fl- 'DVT LOT 1 4 rrl sEcimii 7 oO"ml I1 ' �. 9624 I I �� s� NAN CA! � mAjr,r 43.42 -/IV 4n.ix� ----gin»+r:r� , 04• pzf G 1'x661 i !/ 1]/IIHf (5114 GOVT LOT SEG, 4 DETAILr I! swooppi o- 9.200.00 L.15464 7-101.99' CB•N62.4113179 0.561.77 lie`111.d , , 7 WAY LAMM 111 N6x•44'171N 20161' r100153.3 1720. S/!6 CORNER 1 OAROO ALLNI.1140 00114#570 MO4NYAl4 ,4J16141 4456 f3' 9.6006. 410. 2593-042-04-03 LAND 4490- AUNIT L ELO 50N1i0 03003400 4157 DEVELOPMENT 634 001040 AVERSE 644640 D 60A14463, CO 61601 y21S /4 CORNER SECTION 4 /4' OARCO MOSS CAG (1445) REEAA 9 CAP 1����aa mama. 00413526 (SEI] K01/6mama.(1201001) mum) 3-1/4' ALUM. CAP LSO74508 N69.44.40'W 20191 46' PARCEL 24 6 46.2303--03 -2-011-032 L1510 115E AVOCOLTURAI 201940 AURAL 3116 3. ORAPO AVS6NE CL44444 0 SPRINO4, CO 61607 - 4/4 0610131 5LCr014 4 !L 3 1/4' CARCO BRA45 CAP (FM) - c,�,, MSS•BaA54 CAP LS654 LS{43] 960AR I4 CAP 4.5918390 {SET) {TYPICAL) GRAPHIC SCALE IN 1002 ) 1 Isiah d• 500 M SW/16 SEC 34 ,014610 REBAR 11 CAP 15440548 11 ',4 SEC 34 5: SEC 3 17)1,9 REBAR 9 CAP 15910565 141 es gig qq x OS§ IN acs O b 0. tn Et 0 3.0 `DO fz 3 >70 0 yW.w W 0 Lr 03 23 PROJECT NO. 2041028 0411 PLAN -02 EO•NV1d {{VO SZO 1 VOZ "ON 133rOdd 0, N 0 • • N • N A ya 0, 0 0 m 0 CsC} np� 5 0 NOISIA32i 0 3 0 0 dVW A3N 1 .6NO. d1,5rA0.ti�- 01.69 u.r•' 1.1410 3591 5 M110'06 191119/10 101001090 00 .0149 Alt A(RUM 06'69 ,00:Bi 3.1,C3r 101 501 ,00170 3.4FCt.ION 001 •0011 9.91,20.590 099 .96'0I 3_01,.7.0.005 097 .10'00 65•IS,MooN 991 ,1059 06.19309N 591 W.aw33 SN47Y38 3Nf1 VlVG 3NI1 XIV M .LL,0I'1 0 N 019 CS S1 .00.90.01 .00'00 85E3 .90'99 3 .ZZEs.9a S ,L0'L1- 1190 .65.60.9815 €r (503 .01. IC 3 2S,4C,19�F .09.91 .06.10 .1:1,10.00.011t 8617 ,0705 06.00.64910 ,£CSC .11.14 .O7Zotr9 ,00.00 St03 .00'99 01 .99,11.50 $ ,50'01, .0)'01 ,0I,LO20 .00'05 11(07 .61,51 1 .0t,tt,69 N .911 ,39`11 .55.1,0.00 ,90'oo 9'000 ,06•IL 3 .03,00.00 N .5:0'15 A91.06 -03,60.490 ,000: zoo kLZ3r 3.0069,30-5,LCZS2 .90'990 01,1}06 ,001160 5010 ,iY.'t6z F6,If:Et 0 .s0S3t ,SS'6LG .50,11.,96 mar ma .90 190 3 .60,00.60 5 ,90.001 ,L0'690 ,01,11.06 ,00'0(1 0000 .1609 3 _10.1,1.60 3 .61."1.0 .Lr'09 2Z,99,4L ,00'600 94'11 •09.51 3 .0090.10 5 10 01. ,00'68 .00,06.51 ,00966 1903 .095100 3 ..08.80.00 5 •9010 .61'001 .60,16.36 ,00'0£6 0C1-3 .00301 3 .3020.005 .6'1.0 .01'604 60.10-90 ,001003 5[13 61.11 3.91,1"1.00 N ,01'0 .99.01 .99,12.10 ,47 9057 .6001 06 ,00.60.09 N 01'0 .0551 09,05.00 .00.0E VIVO, .90 SL 3 .81.00.86 N .07.10 .SC SS .11,00.00 .00'05 0053 .00166 3 .00.90.60 N .OI.09 .0368 00.61.60 ,00'00 1593 .90'01 Ai .0636.03 06 .37.16 ,09 05 .01301,60 .04 05 0003 001003 09111(30 006003 10030001 61601631 51130 5511009 39107 Viva anun3 h 09 519 0„, 0,99 m {03'161'11. 519) 6'y 611 090 AWnn7 (ZZ04LL 76 LbL9SL 'ON N0LLd032I) ONV1 C31A033NO5 0969 nrnr 00910 i 007101 C 101 7000900 301 O • 9=1 .(0 L=1 �(v_il=L z O 05'69 11501 000 .5,11.-.0 .�0 11 0) 001 111No37 00 S3210V T14£'96 3+121311i31VNf 1.L11101M9d ONf11 005 (9 3100 1004 335) (Moa 0061 Odoa SJNI IdS 403515 ,90106= ,Z4ZIi4=1 AO •1.1.1 1.0 -1 49.91.6690. .04.6051 3.19X1.136113 fo53\r0.: sr/ R1i 0501 Al Nn00J 0009 9031 0006 3015 .00'00 1NONA SNOV121I3S °JNIO1If1B 1 V O IdAJ. 17 007 - 9051 S (123.1m ) TWOS 3IHdV21f 1 .9r -1R01 11t_sr,o 1,C0N +.m ur s�awp lam nw .n W.P.M.}, WPW 9149190.1133 µ0i4004 1113751ror 3116 1/130351)3 AWON903 131 Arr01m00 ux349a4 1410591 10053 01010{03034 03d X01)1500031 901 1405.4$33351 0111 AVM -l0-11401 1001 50026011 ONO 51 000)1 1 1134 3151006 '11, '80 96561 109 91 dv1 0100 10011.1 9 '00 135 • S33S 1051 0isin 0n) 7160.0 3009' n 70 4510 ' 00001 0`00 5192 a�11107 0 101 ' 30.4-. r 1 \1'1.!{151 tto I:.Nnl3 / Q/ .� f I /1 101 \ •\• • ."'1;.1 0,11 -11d -w_1 / 90013 \ H ,. ,'+% 0S I 15353003 l •�1_.._,L6 •fr 3'101 !ul 0rr� 90101, I) f 3430• ,O -OI --.61e 9,00.16.920 � \ rte` 11n I,- C110r',945 •� i / /� mai 0+035g 101 � '801 � 5 , 7x01 W.P.M.},f• «�;if -aans air 1 10� �+ \/ r,, I I L � •'� c1 10 1 }} 10011+1 MTh/I 7} 51 101 .f. 1 RI I9Nn13 J \ - — — -- —1 g S+1 ,l1( \ 7 ruL .2000 1 �, f .110019 _.-.i�'S?I... _. \ 1 in,SF.:1'411 , uei+i 4TH JNI 113 i \ 1JCC L" 11-1 I 1'( m1Y r 1'j: YiE 1016. . i[nr10911 101 5111:13 k J N 511(1 \ N. •/ J q I Z £ 04 Y 7700 IE_•10,^70SSVL1 1 Aumr3 S' \ I PM SNItidS 3710'1• y h 3000 0'04-�\ i - .i Q'0P] • 1(1(0610 .11'ri0�d'. 1�..4 11 \ 1 , 1u710tL73 ]�• 13V1Ar 1 I llllA • I 1 1•''\ afn I . \ -3006 231.2 I OZ 101 I) m 1 �j \ 61 101 00110 I 3070391(3 3005 ISL3 1 V 91,111i3 j1 i I rLi -- +I 00002_ .05001 AJ•191 r • -190.105_/0 /111/11,31 493 .114-0 011004 S 4.01 801030 Lgg 'Gird H3NVe1 SJNIddS 334V-1 NH ld AlIYNIWI132Id CMCIN3INV {. 101 0`51 I I :mug `9 g J 1101,.7L1S00001/6 09 0,9 9su 3.00,00.1010 X3090 510 "nm0 0001100 .olo-6 001)104 5101 9130109 0110 13.000 55314119 '- ---rs1stss-�ta.9o.6 CURVE DATA 51304E RADIUS DELTA LENGTH TANGENT 5141100 6EAR3N0 CHORD 2.13 642.00' 01'4013" 17.76' 8.89' S 50'58'3E' W 17,78' 083 840.00' 31'17'51' 44246' 226.98 N 6917.43' 1 438.68' C64 750.80' 28178'58' 34251 174.37 H 68.'-43'48 E 2.19,2..1L COS 780.00' 311721• 406,47 216.50' 14 6217'45" E 420.79' 1266 719.05' 25o'7Q 1$1/5' (8.33; 87'21'37" 0 38.65' C67 130.90' 73'23'821 166 50' 96 67' ,1 S 58.2145' E 105.75' C68 180.80' 7373'05" 10806' 74.52' S 56.2148" 4 _11050' CO2 1 1.,' • , • :' .-' -• .2148" E 63.65' 570 108.80' 7825'00' 138.89' 61.84' 5 17'32'44' W 125.45' 571 7040' 782402' 95.87' 57.13' 5 1712'44' W 8657: C72 13040' 782402' 177.06' 106 22.' S 1737'44' W 154,35' 073 130.00' 7928'59 400.34' 105.58' N 8 5.539'46' 14 18832' C74 100.00' 7970'54• 138 72' 6314' 14 83'29'46' W 177.66' C75 160.00' 7918'54• 221.95' 133.23' H 8318'48' W 204.58' C70 900' 3145 58}3' 22.12' s 2046'30' 14 55 4"' 077 150 07 _1 35'5_1:0 93,x' 48 54' N 255'49',10,' W X2.35' 076 120.20' 3531'42" 7511' 3883' 14 26'4910' W 73,89' C87 1755'03• 212.65' 187.20' s 42'5788' w 211.76' C90 _680.00" 66000' 2314'44" 257.77' 135.75' 441`jj7'Q9 28.5.94' 591 740.0' X314'44' 355,53 X52.24• N 45'3705' E 298.17' 592 700.00' 231484' 284 00' 143 90' 44 4577'00' E 28205' cu 892 el 271(84' 178.5,0' 10718' S 40'37'17" W 37497' C94 615.00' 2724'09" 265,67 147.78' S 43'3717' W 087.24' 505 550.00' 7714'09" 306.18' 157 47' 5 43'37'r W 156.08' 0.105 140.52' 57'75'79 164 69' 138 112' N 111490 W 152.01' 0107 150.00' 5,715'20' 135,.29 3365' S 141420. 12 132.51' C138 195.00' 4919'36' 157 86' 89 54' S 71'59'56' W 162.74' 0139 755.00' 4918'35' 11953' 11709' 5 7130'58' W 712.82' 0440 27500' 4919'35' 19371' 103.31' S 71'50'56" W 167.78' 5441 765.00' 56'09'32' 249.04' 136.04' 14 8515'28' W 1400' 0142 195.00' 55179'32' 121,)3 10,93' 14 051516' W 163.57' 0143 22600• 6600'32" 220.54' 12004' 14 5515'20' W 211.03 0245 740.00' 03102'45' 39 34 19.67' 5 3031'02' W 39.33 5733 180.00' 33'56.55 134.04' 51 ' 5352' 3,55' s 0653'32' W S 0j'3522' W 102.59' 58.13` 0272 410,5,75057'40' 5315 810.07 105522' 2001,13' 77.0' N 5008'01' E 454.89' 0311 130.07 34'38'31' 63.16' 43.87' S 4700'02' E 61.76' 0312 130,57 38'4331" 83.33' 43.15' 5 7611'33" E 81.01' 0313 13050' 41101'12" 8307' 4853' S 011441- 5 91.10' 5344 130.00' 3714'50' 64.89' 44.52' s 36123'22' W 63,39' 5315 180.00' 4175.19' 115.35' 1,3,31' 5 u34'62' 11216' 5316 15040' 2,, 10.35" 102.61' 55.37' 44 52.50'38' W 104-1 C3411 130.00' 067416' 13 Or 8 54' H 1151'28' E 13.06 2.350 11.50' 104•7044- 2903' 14.17 N 43'2420' W 17.38 5353 12000' 05'37'23• I 11.76' 580' 14 11122'36' E 11.77' LINE DATA LINE BEARING LENGTH 427 593'25'14-E 111.31' L28 4,514 130 N 4Z70'40'E N47281g'E N47'2010'E 74.82' 45.08 7492' 0.84 '4241741.44 62.27 L140 556'45'45"W 12.94' Lal H3445'45'E 1294 5.02 L87 55445;43-w 1480'26 00'E 12.94' 33.941- 1460'28'08.5 13.19' 594.37.291W 61.22' L112 558'24'04'14 141 -or L113 448310'34 E 102.69' TYPICAL BUILDING SETBACKS FRONT 3040' (1l4LESS NOTED) 510E-- ,,,,,,, .2000' (L241E55 NOME0 REN1VA15E5 80PO41244,00 (UNLESS N0166) TYPICAL LOT EASEMENTS U11UTY & 02A14050 REAR.............10,0' 011.117' & MANAGE 510E 5.0' 611UTY 4, DRAWIAO5 GRAPHIC SCALE rca (200085) 1 1m6 - 100 K 3 4 5 7 cji KEY MAP LEOENNO. ANGLE POINT 9HUMENT NOT SET) 14 SET N0. 5 AND CAP L.S. NO. 11086 SQ. FT. SQUARE FEET N0. NUMBER LS LAND SURVEYOR ROW RIGHT-OF-WAY REC RECEP1ON IRR IRRIGATION PEO PEDESTRIAN ESMT EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT UNE AOJATDIT PROPERTY CENTERUNE kusT 00.41301 41,1[4. arm ee101 849109191. Nm33 YKA., TMMB'°' '°0(1491 or0143111r,a .1 K AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. a S88'25'59"E 1113.33• 00 50RN4R. LAY 7 FOND 2-1/2' 41 e, CAP L1446833 1 1 1 4. 7000 (0 0 COUNTY (AS 11RAO 21560) 1• i 7�1 5=472,74 - f7=972_34'1 ',.' --12..1 11' 1, ... L=484. AZ ;4_,.; ,,1 1 ▪ SPRING 1 ,,,..,VALLEY ▪ ROAD 11 1 7070 CONSERVED LAND 1 (RECEPTION N0. 756747, & 774422) ,`. - , , '', 1 \i\\,L111�1Imm11 IIFIN 2.6' 4YAM1�111Y \' 1,} t 1 I 11 y 61791140 400.0 50000 8 EASEMENT V , 1 544.70 ✓11 ,43 'off-�nn 416' 0 s0 "06.0 G05E'E'305 LAHa (RECEPTION NO. 756747 & 774022) 3 \i \\ \' TI 47091040 200 1S0LY 50605 074418-0F•-6457 REC. ENO- 4413 514 '000 0 10 0 u15205 It ORNHA06- EASEMENT (TYPICAL) 10' 0.1661040 30.0' 44058 IRC/S0 51141T -CF -WAY EASEMENTL40 BE RIVENDELL 400 441 r fir_ I 1.. "A 111j(cFS 4,� 60. a C 3 Y11 11 N i) 32,223387 0F.3 1 ✓ .\. \ is 0.717 4.o.* 11'•077 �Ilr•II�I 11114 11 1 11 -4,00 1 LtN0ERMOU42 ELECIND EA0046)41 • 41751910 288 HOLY 044055 40441 -0F -WAY 455£041' AEC. 110. 423.314 400 6E vACA10p) a1:423 �. 0 -r39.66'- �. 1.300 A0.* S68'25'50," E 1255.38' 1110 .>\■,, \ 0.111%.4 Z t- -354.84'- ---.1t------.40.0" o'il& gI 645543047 I{} 91 (T0PICALT 82,411 i.* 1.433 A6* r 1. r r �+..� 586150'17"L 70501'5. --J 1159 6404. 1409' UBOEPORLVM] 11 r 74Dicng:: 1 Ae3BL:4.1:8211914"1111 1, 1,41 j! 1 'i3015'!,a•'9 111.54' 23, 4 �I r: L� I r 56311 6990 4. d OPEN SPACE PARCEI I 44,535 S.F.± 1.022 Ac,± 3314' 410.35' 56957592. 144,14' OPEN SPACE PARCFI R 653,565 S.F.± 15.004 Ac.± 200' 1456 socrroAt sem Larcome 00010831'5- 76.34' -77 S0 1' I \'. / t BLOO(3 \ Lor 575,4 QAa# r 2.\0---- -240 • \\ 1\ r_R4 \\ \ BLOCK e 1,035 +* r 1 r \ \;Y 1 1 • 1 1 1 501)644'? AC 16 {0.9 111,0•3145) II 46-5' dl im6IIIIllllll i MATCH TO SHEET 7 J 100' 071171' R 04561419E 4,505,51595 22.0' 4300 r J SANITARY 9ENER LASWENT �`- "87.16'7 1 8 D TO 5, O z O 5 z w 5 3 0 Z Ire REVISED PRELIMINARY PLAN REVISED PER COUNTY COMMNETS. 12 a C m 10/13/15 0 z N 01 a PROJECT NO. 2041028 0411 PLAN -04 GRAPHIC SCALE 1 1 1 7120 /14 2LC .33 MAYO 1 /2' BRASS AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. ,„ 1 \ 1 (0f FCCT) ! 1 inch . 100 lE SS5251491 1255.38 OPEN SPACE - !r PARCFL C %f 31,590 S.F.t .725 As.t COIJ f T0'4R'10 8.250.00 1.,.00 32' T.4ace• c9-N617a'Gz'E ES/1 LEC 7.,., 80.11' FL11N0 2-1/2" ALM. 048 LS05 3D L78 102 D art Wawa FASWERT (TWA.) 472A4 10818'58'25'E 20 TYPICAL BUILDING SETBACKS FRCHT 30.00' (mass 80100) 510E20.00' (UNLESS NOTE0) REAR 45191E5 0E.111 120.07 (UNLESS NOTED) TYPICAL LOT EASEMENTS FRONT .......... -100' OIILITY k ORAJNAGE REAR 10.0' 1111UTY 9 DRAINAGE 1100....- 5.0' UTILITY a °RAMAGE KEY MAP 5 50. FT. L0. LS ROW REC RECEPTION IRR IRRIGATION PED PEDESTRIAN ESOT EASEMENT 1.09060. MOLE POINT (MONuLLAT NOT SET) SET NO. 5 REBAR ANO CAP L.S. NO 18508 SQUARE FEET NUMBER LAND SURVEYOR RIGHT-OF-WAY PROPERTY BOUNDARY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY CENTERLINE nem, Amerada 1e 1a10114 u.1148 MA1 0?e4RE 89. W. A�ap� 19101.01 5111 O pm w 1111 e*NY nPR IA1 Ysa L.spry=ecr 3111,41 ;Ora, ''.7' .wne*N. same 194..'.' i M 0108 n 311789x0 a. OPEN SPACE EASCEL 0 79.854 S.F.t 1.833 Ac.t 7'3.93' BLOCK a 63,50! S,F.* 1.228 Aat noue 8 d 1090 OPEN SPACE PARCEL K 60,952 S.F,t 1.399 Ac,± 078.4 s� salt o i0.931A Ac3 n I/ :� P 5T`, J t aft/ 1 1.1 ` o '2- 10.2 UIILTTI' It CR.09902 (i1PICAL) L1NC DATA LINE BEAAR*C LE14O1H 335 a W705LS H3311'5 4. ' L8 1CME einer�*rseeITS7121i1ee 3428" ____1.13111161E 1.7 533'21';56"E 4.75' 1.8 932.58581 14.52' 1.9 930'&3'911. 14.32' 111 519'34'10'W 0,15 LI2 519'34.10"W 5113' L13 818.34'10'E 26.0}' L14 H1974'SE"E 23,45' L70 0,5114'411E 50.16' 1.71 8151'54'41-E recrim L72 85124'4110 _50.15' 50.15' O73 8140'45'311 17,59' L74 814644'28"W 77..14' 1.75 548'14'29"E 36.30' 175 245'14'25'E 36.90' L77 566'2552'E 51 61' 178 585'2551'E 51.91' L70 N40'4534''- 10.54' LOS N86'6929E 3836' 1.90 816939`27 E 30.36' 1114 5.54•57`73.E 56-18' L115 85548'261 1,70.59' 1.116 943414'58'W 1015.69' L117 7177'47'0010 151.54' LI le N3312'221 445.34' 1110 800510'08"E 104.57' L155 7157'35518 09 08' 1121 03613'07"E 140.31' C1/2 E57.40'38"E 113.65' 1.123 5871991001E 104.13' L12 571'30'1710 147.59' 1.12 55411350rW 230.27' An ranummi- r-ameLrFr^aR 'Bfummi C.'Z?',..CE a EFlraE3^2Yi^nn .Tris• 1CME einer�*rseeITS7121i1ee x,CMFZM EIwralexrLy'7E ear srasts>~s� atlwr rCr]ewoo3.F[F)eFTSr•Fsa rFSRsga7�ss7�3[.4r.R�9' 7F vi, EKE IM" llirVITEiRLL7,11ERTE"alFilY+iFTTh=MI recrim �..''eF• 1im Fac ie,..: r4Ata-'3.i:- 115 ERR Errxsal sxFaF2sF13err•.Ugxs:-a>Fr1ra Ra`57 E^x?i iF:',Y31i rs¢*.-,a R*,-r�eleermr�aenlra 11EIN FM11 iimA}5Til EE.`FC•F: YEER71111 emorzwSETms-m. [7 etE�L•MLyLYr,iEt•:rsl�i�g,,�r:�uArr=1.�rT..�v ltrS7eMAD::allO MAINIiNEME:JERE arrm YEL•.ari`rl4SFa SIE iiMME ME rHE>raM eK}2M5 �F3S earrx�swenrFrze�IeFsrcarr�r��asciraErEsxraE "-21err¢F."CLEIIEFFr AIN1W%7IC EI MMEI R3AEFInTIMM T1fi,'IRFF'GIF ECT:rlISi1 i7'18857 EREEFVM15r.V.WiSENEWPRWFREITEEMrn FF'•STlerCQ.!3ME Mtn. 5rTh WIN aFFTSSfB�s:,7A1•>1iFf-s*1Elrrrxree�FrtF; ne.x14:41':,e>L 1 II[437FfgMIWWYTI..MEf1FfEe:israeR*fTEirgl+rs mt ail[Ft}'7Mr4T1Y3 Ie"YSi1II rlIIRTGFR ®��:; r:�lt�xs�FstrFarrrz¢�rae'sxca 1M871 NTT FiNT1R^il:Tf:.'SiT0ilaNIVAI WMF51T!Iei'K±IILrr1AiF7LXS. E FIXFAinT4 lti:Reaif*.a L*'T'7,BiF'.'Ai�EdFFfeESlRel�ietli: i �esrx� rE�^ AMMI ^v a eC[r3IMFr[YRiFTI ESSIT7■4.31..9•:SIL:iRDrM.111 F'i.71" i7f"rrii[F'�TiRrnMI. n?''4'i aka 7'7'1.51G7iFAT3'LiES'^r'7F>TB!EECB••.1rs{ 1 -YR".ESL'+-1F1E eHe'r117211.IMAM WIFsr•'iEsl INEWT1IMM ENFM r=l ESRT'aETTITHEITTIM S I85W2F ,...M M..nliFilMMIMEIVirf.7aMITTIThMTA .'': F"E6"..7e '?>irSiMe'� ee'FF IOM". 'Xi1VAWNTrPE SINE MIM EIE77eF£E rl I5 EATT I'•MIE rrrrrlNisys E#F1aF AruffFFIR'i e�l:x iF>•ilaF"SiPF7F1'7C:lEiFFFi•'i"1F&"7Re Rk7 F5F1G'7iTFSCS;i F['•k'7 EixSR RiF�CTS:I: EFIt?+� ;,i MEMmrA1RFm1iwR?'rrai rsos7 sgFi7emm NarnnlF -eery FsirlFrawr.a 3.r roan Eimmurnrcormii E31E51 Z �tSs€rvB1F�CRSS 91iiFT�SYaM7 :a 5 F7'.7FS.'•'I'•"1M FZIF FF^aWPM •0625 R-i1F7AMI •>s'x.^ieii>r5FE7FE3eR7' ET51 NEmo .C'X!Sl134.c' TSF SfeNITI ri"il4 O5 1I['•C"aelE?raBF-aerf iaEI -Ili alIttA'rnr WEE! �ai"Ta<-'i•TiSREtTFIeFf•Ff'J .R 07'811.97' C-2�e?]F57iFA?F:•7Ef1F'Rt!RF'ae"S'(F -��. ±ilEi'7;fSR"E METIF' ii RiC3l1RiR1F!�eF7{FaWF TIMiER IME 55517. 1eFFF4r'fir!lFT-iEFS IMA.bsiil.>a7F[s711rf8 E3M3FSTTMIRTVSW3M1111E ,gE^ElWW ?SE?g*•ii"aei III R*I'7lFPTYFi iF'i'> 1117'7'8 5101.501. rr:.�eexsr�E'a FL?CAIMA LYfiNTWINIMMIMpB�eSi'7FFl7FiE MEMO rrnr.;'e RFLa!'!E E7.1PE EV•1414[4hBaIQ3x!'I w7 FEGlr21 iF3EF7 iiFSR E:>r2wFF7FS'E `-'TM1 ,I.T•'7eiMIMMLIVINEMIlE.,..r:l.yrfaFIAFM e EM.17 )I^t 1MT7 yq..S MEVE 7''a INTE, eIrS11FcSi',7ErM1 i r¢3 E I•18efr"rs{iFFEROSnr7e1177EFFZEIIIF Ill ILINF_WIMMINRIMFALTREPONR-111.61,‘,Ii.. WPM [ lw>r ^MMCPTEfiiFT.iEMIMEi.3t6.Nr." 45iFM11 MECESM 17Ie8'1'EY"S rE'7r•._"7Mcxtt7 S Mff!•x CE »r!T' AIMIFTiG1iESE-rEeF ENE' YFYI E'.'ElMi1 i ETIrrs FSLR1ieRT' AM5.p.:r•A1fa mwFrrz t~ 1rum.:21 pm- myp7Forp ErFrsr�relBrFxxFAB iiFIErfP 7 nnrEitiSiPl MELT -x7:78 irmvaE'FFxc1E11RaeRIIT1 ESIMENTI 'IMIRTIFEET•.FFiF>i'.'EEFIR7 V3.. F3[!^2 MIIMIME Frani WriVISS Fly eR37 rn RFa� ErIF'rEE�FSN e'IrEx.enBa� E MEFI IIM711MiEWTEECrra;taizarrnrram-primaCrrriFFIF5S11111, Y^fFi� MOW MEM IIIN"'AiiT'I EF4EES5RS7FraE'[+.TFFIAi WVE I IE5 •caerr MIEMMETIC IiE]® E; II ETP.7[?!7�iFS3V.5 BS11FSEWETaiF1TM5TFL'Pi ______ WIENEMMETTEMWEPN27111MIPTFMA etFT3'GRX7EF 51MNIExi1rF>:xFa> ITri7T7raNTSTE e:�raiaz�r�EFirFur�Frr�seETsra.■rFF�vasFFlF�Ie 46 �i26A' UIRJTY tel, DRAN4A0E EA5094iT - 357'565 0.876 991 EN SPACE PARCEL E 57,228 5,F,* 1.314 Ac,4 -Lia5E•0 ,898 0 1ye , .t 1,0022 Ac* r20 �81eanwY:�4 887'1'02'47"0 507.00' �1 1 20.0' V051 k DAA/NAGE. 055014EMT t' I/ / / 54&5107 170.* 141. . 0400R00MO mil 000� 1.360 MJS 81R17,e Ekvia.97 ---858' UnLm Cf •60 i11P1L'+L1 0 NQ QPFN sPACS PARCEL F bio 684.413 SF.* 15.712 Ac.* ,220 "910 22 4 MT! OPEN SPACE PARCEL H 1,315,558 ST.t 30.270 AFt n !14 OPEN SPACE pARCFL G 143,175 S.F,41 3.267 Ac.* xu 11 -111- 11 -11 -■■-00- 01 Off■■ 1.457 Am* MATCH TO SHEET 6 1 0001 11 - 0 a r� 1 0MON . 0- 1000 11=IM 0- 0 0 0 REVISION z 2 5 0 Z 15 re o! w c 15 r n m 0 N m U z z �• 5 W^▪ mOf Z_ U9u 5i z mho FA! %.0 0 0 Z F- 0 7'i X a z° irr 011 °o 4- Z J � J0 U LL W W< 0: w 01 PROJECT NO. 2041025 0415 PLAN•05 TYPICAL BUILDING SETBACKS FRONT 30.00' (UNLESS NOTED) 90E20.p0' (UNLESS NOTED) REAR . VARIES DEPTH 120.00' (UNLESS NOTED) TYPICAL LOT EASEMENTS FRONT 10.0' UTTUTY & DRAINAGE REAR.- ...... 10.0' U11UTY & DRAINAGE 510E 5.0' UTILITY & DRAINAGE ■ L ■ • 00 ■ ■ ■� ■ ■ ■■.■Ir SOB o ■ 1•rrr�flrl(/DRIVE BLAIC E PHINOS "S ' n �1ry0 00 OPEN SPACE PARCEL H 1,318,558 S.F.* 30.270 Ac.t w- ' GRAPHIC SCALE X am O (WPS.S )■ 1 Mach - 100 ML KEY MAP Ica/ 1• . 2050 LEGE= 89031 POINT d9JM0PT 1477 SEI) • SST R0. 5 AR ANO CAP LS. NO. 19598 SO. FT. SQUARE FEET N0. NUMBER LS LANG SURVEYOR ROW RIGHT-OF-WAY NEC RECEPTION IRR IRRIGATION PEO PEDESTRIAN ESOT EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY CENIERUNE NOME WOWING 10 COLORADO LAW YOU 1.1519000010E N!Y IWIL AO11N FARM UPON Orr 061101 W TO PORKY 11111 119E KAAI I� PU OI WY N 100 WKY * NMOMMOM O uO 1N YIN TEAM Alp! TE DMZ CP COM11C0 011 MOM NDEpI. CQ ■ AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. MATCH TO SHEET 5 r ■ - ■ ■ TRAIL w w ■5.5.5. I ■ ■ r■w■� • 0/00110 SOD' HOLY CROSS [NOWT �10Gf[-W-TfxT 5 eA , � (TO BEE VACATED) ■ ■■■■�■ ■•.7 1.1100H ALPINE N WAY o SURF I 10.0' VIRSTI ORANAM 11161CAL) 4' 1120 i 01.00�0�1 \5' - [.9' l40.lT.y s5100.68'W 134.Wj'(1 ) �p�C ♦ FytiwJ•'ii=\� 100,86' 819'49'27'11 ]YS311100 EM ▪ AA01CA 0 F1E0117C EASEMENT 337,157 S=A 1740 1.1 7110 1 i ■ EM530109 00.7 MOLT GROSS 1091807 AIOHT-OF-WAY EASSIENT (TO BE VACAITA) r`0 357 341.1e; Et 81.313 3 4 `--17sM6' NI6915'38'W 1728.64' 35.161' 1520 n 0 20 10.0' 0111J1Y 9E COINER EAM:VW 010103 31 (T}p1CAl1v men 2' 934 •L1133. 0100 0 ('0 LIME ISATA Ise BEARWO LENGTH L1 1535'45'36'w B,INY 1.2 6571734'W 7172' LI 587'47'34'W 3.35' LB 58644'72'E 26.00_ 19 5B6'40'22'E 46.00' 110 5011931.8 46100' L15 N18'0913 -E 45.35 L18 5151091,'1 45.25' 117 1315'031'53i 07.31' L16 N8630'551 20.02' Lie N0070'05•W 5000' L70 N00.30'05'W 2057 L21 X00'30'00'11 20.04' L28 500'10'33'11 50.30' L46 34759'46 30.42' 147 547'55'48 E 80.42' L46 S47'50'46•5 60.42' 164 557.47 'W 303( 163 957'47'144'W 10.10' 187 44915'30'18 20.00' 196 X8111 36`10' 70.00' L68 53614'14'14 148.34' 5.100 05614'14'11 17,46' L10_1 533'45'46'E 30.00' 1120 N63106'6'W 57.44' L127 05719'53"10 40,97 • • w ■ 1■L■Lw� OPEN SPACE PARCEL F 684,413 S.F.* 15712 Ac.± sat -10'0"w 814.24 NW n` °a O 5 1 1 w tt 7 W 0 nN n N O N M PROJECT NO. 2041025 0411 PLAN -06 CEEIEMZEIIIONMMI)©ugsgmi pi000 9FAR1M0 CHORD MEM EMI Fr(5iii!�YM, •tir'(-3iii■:M[1'LL51E61■ 1111.•1 aI I�� nilllirrnirtnuY1mimmr!37 a umeiIx.><'- ancr lai'rlrlima'Fairi . Ra.mwinn 11 mums-mniortcrinarcarsommoimaaolEralitrtnE MEEM I IWYMIiifr i1WIMMEIVEMMIir;:I E miI<T1M3a♦Fmp1■A.1 a rs.METATAI INEENIIIMIWZIMAIRTIMINIVIMMIIIIIMTVEZEWEFA MME R�74�1Fz/7.T.=WV Virr?1i--rNgc44•r>r MIZE D WIT, NMI FLIMME--111.'. nr VITT4i l �J MTIME=WM= iIR 7'i FSk?M If ii7If Fh rms§ ERIN 1•317111: yFFIMIINENY!WErIrlFETIII■ PM IIrMEMI:PAF IIFIIR'I yAIKpuo 1i•3FMS7 rmirmersi BEM V7MnIllIFITEMMN375116T0F751•WWFSFIIVDT6 ECM R ATE=TIAT•iiMR MinKIVUMIVI ^JR IIBIll NAM 1 7' IMI IPliMMilrlr;'•9rRi•L')}71L1•yaMRF[iM iEECRi7iTaC'iMINI EM SIFMESIBIOMMIMMENETIBIN a iG*> aiws € orswairiTraWTWZMIEEZF7Cfi BiuIMIN6rxrsrFrliNsFXPWIMM_3:tA•ALM i •.ice• 5• MIXEMMIIIIrIMPIMMEDIFBINTFCMIlirtnril R31aiiTtC'1il IIMPAir BMAZIIIPBMFF>t01 WEEMIT1IIIMA PAIIFf}FMEFS%SRIE-• i3■MWWII EMU i3LR REumIrraraI R=riMFBMINIFFlrIfINIT Iy SCMMTF1fIZMWITIM l INEMI R a IE-llicA1 'iiia%' IR 1.:••4 g.kiris i" IRF i3LUIYTIM IliaiBW61R'[Fk f1• EIIINF B=MP::Sl OMr. VAIFF*3RiT ' MFIFil:511 MGM IMUMMTWMIFWV7116MIni 621.), Ac.noWTrIl MIECIIil•?rwsn inir rnmsno621[•1• 4 L.ii.miTTETZ MEE2MK VIEF OM1. MVIPTAIIi:rt.x- m4a,METIEW !moi'T7M11111 F5.1 i[x'761:F:)Acr*Fio611Fr <II• NHEMP71TR!(F1[FiF 21111FIMEe ema.Rww.rc•1sR^aRFWII MIMIRKanMIEEMIFMMWMIMIIMEIM�re rwF1'lyyf�rylyrr iET.f�a illIER MIIMil iRIIFF)11•7 Fiar"iFP!itrAM> INZIP MEM I1k%k 7MIMIliiilII'INEZT9illi:ffivetl.)caMMET€li WEIN MEM E:'TOMI EMMI Fmr,ri ME71i[ IIIMITM WGISITANIFZI7TA �3T SMR'CliSi117Cri�ET 1iiFS1!'AR:il7MIBB-ww.laMIF31Grii ITYTIINEWANE7ZWER5, WWII EDilZ1 IFTTIII MEMI a ME'TBI IM 'Q( TE i3IFM=MII 1•C T5IEDWSa1."iWraM iTSIFFI Cil:ENT7171611S1I7 f5�iFiI1METRTME; a• •v: xria4uImmo MSIEMMITJVBMJRMIIIMIIFThTSII EFINCEEMNR.ola AI imam ■[aIIwm TYzmi'1F,NRSAininrzTi Ermanvil i'7ar id nwimFf mmorSIF',all rwrx: r_m1<•'1•IRFfR MELEMIIMMIIRI7s ( wino miI[L'7i<J[,r[Irrr_i7Rm NR?X',RRl?1*3 • R13T1Frxrm_ice RISRCTEIN £I FIF itWIDI■f' METSI1 :1FMR isiFTx;11MYE Al 1 II<FR E•I.1'iCryhTrlli SiIRLIKI•cRfliMN:Mill YIIMIIIRVI MEM iFF PIMIEU[M ?1!*•3rrima mrom1E:IFFIt °a O 5 1 1 w tt 7 W 0 nN n N O N M PROJECT NO. 2041025 0411 PLAN -06 MATCH TO SHEET 4 i r■ i w 41 IIIIIIIIIIIIIIIIIIIL I■■11�wwllllllllllllllllw w wlillllllw w■ AGRICULTURAL RFSFRVF 94.341* ACRES N90'00'00'W 152225' COSTING 20.V »6 W695 VALLEY NC I EFFLT ER SE4,8R 1 T \\ \5l 612E EASEMENT 11 \i\ 4 1 GRAPHIC SCALE xo ( IN PIET) L 1988h _ 100 11. PILING 1 AG$iCULTURAL RESERVE 94.341* ACRES 2067.76 TYPICAL BUILDING SETBACKS FRONT.- 30.00' (UNLESS NOTED) SIDE 20.00' (UNLESS NOTED) REAR VARIES DEP1H 120.00' (UNLESS NOTED) TYPICAL LOT EASEMENTS FRONT....,....,.100' UTILITY & DRAINAGE REAR.............10.0' UTILITY & DRAINAGE SIDE..............5.0' UTILITY & DRAINAGE KEY MAP - mo8 IESELID ANGLE POINT MONUMENT NOT SET) ® SIT NO. 5 REBAR AND CAP L.S. NO. 18596 50. FT. SQUARE FEET N0, NUMBER LS LANE SURVEYOR ROW RICHT-OF-WAY NEC RECEPTION IRR IRRIGATION PED PEDESTRIAN ESMT EASEMENT PROPERTY BOUNDARY LOT BOUNDARY EASEMENT UNE ADJACENT PROPERTY GENIE/TUNE 6011E ACC01161015 COLORADO LAW 261 11601 0 0110210E N!5, 00* *011011 BA* UPON INY amain 3'6 SUBSET WW1 THEE TUBS T SCUM B� PUPUMRST CISCO. 60TK041110.3101 1061110 rt®60668* 1131 1E1*1 m61 111 0*T; 6 0061011161 61061 1.111011 LINE L23 L24 L23 133 L34 L35 L38 L37 L38 139 L40 1.41 L42 L43 L44 L45 L45 147 L45 L49 150 1.51 1.52 L33 454 L50 L55 L57 L61 tat 1.91 L92 U97 L103 L104 4.105 ■ w i Ir 7E 1 CONSERVED LAND RECEPTION NO, 75674 & 774022) 4 AMENDED PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. ■ IN w i BL • R 1 i w ■ i • i 0.892 Aaf�I LSA.y . 051 Yom: ✓ iwi 70•"0 1 x 66096-a~- x h 34.384 ..* L 0.02 • /n 'o {� ' � 3 •r /1. / 9 ...`'.so,,// i./ 2 q 0 -. SPRINGrA� VALLEY -fid; � ;0,961 o. ROAD +✓ end u19ITT OBAINADE EA5'•1EN7 (TYPICAL) 43715'35'48 10.55" EXISTING POND r I L 16 65,780 4.F 8 1.510 A0.* OPEN SPACE PARCEL J 314,578 S.F.* 7.223 Ac.± 10.0' OIIITY k DRAINAGE EAsEM µj Bona 84,344.01 1.837 Aa* 500'53.33'13 30.22` OPEN SPACE PARCEL A 102,976 S.F.* 2.364 Ac.± (EXCLUDED FROM AGRICULTURAL RESERVE) 511040 HOLY CROSS R1p4/-.0f-WAY EASEV1' (TO BE VACATED) EXISTING POND '49'12 •.$L 170' ■ n ■ c Lj ��LI.Ir u' LO IR n 1.004 Aa* N81'40'02'W 2502.77' LINE DATA 600402NG 52719'42'E 5271742'E N47 -2,0117E 510'33830'w 55077'03'12 450'47'16"E 560'43'15'E 5074716'1 13614.'4716'26 N201 2 44'E S9747'16'1 3674718/ 52012'44'* 529.12'4+91 504'46'531 57141'06'74.' 819831.2716 040831'2732 7486172719 .1105.45}+12 605'45'44'9 8405'45'44"W 905'45'44'12 7105'45'41"W 7105'48_44'W 51.44611'W 10478'21'W 51478'21'w 531'29'56'1 931'20'56'W N0013'22'W 80013'22'W 1868'02061 985'21'00'1 1+74'42'0TE 8+20105.40 E LENGTH 25.48 8 00' 40,73' 45,86' 77 19' 36 QV 76.09' 209' B1.00' 21,32' 21.22' 31.00' 31.00' 5.57' 34.44' 102,16' 71,64' 75.30' 20.00' 20.00' 56.38' 2538' 28.36' 45.33, 45 37' 45.37' 22.51' 8547 50-35' 152.39' 239.56' 40.51' 71.99* 1128 577.56142141 L109 (.134 03576'30'12 501'04'14'19 816.1, 56 OD' 66.44' 1131 032 1133 1.134 1135 L138 L137 1.138 L139 L840 1141 1142 1143 1144 L145 4.118 4147 1151"360$8'£ 40206'33'0 S57'37287 N 481012.41 N83:15'S5'5 909'37`3Y E 1393'248"14'12 247'20'80'W 143218'E5'4 01317'12'1 046735'33'1 045255 38'1 588'01'12'E 50370`055 91415'22 W 193.77 105.82' 19,78. 52.01' 0030' 89.93' 28,88' 38-74' 56.98' 73.14' 95,17' 102.12' 79.90' 67.07' 5109' 77,42 5'.5'41399 53717826-E 101.75' 6930 z NE R.0.W.) CURVE DATA CURVE 920905 0E17A LE3IGT11 TF+IGEJIT 0770270 BEARING 014000 096 070.00' 94729' 43.40' 6.70' 5 28'36'29' W 13.40' 097 8000.00' 04720' 13.81' 6.91' S 29'36'28' W 13.81' 0.90 5030.00' 0'4729' 14,23" 7.11' S 29'36'28" W 14,23' 099 13500' 34`2825' $741' 4263' 71 7816'30' W 81.73' 0100 165.00' 34.52226' 100.72' 51.06' 84 7816'30' W 95.06' 0107 105.00' 3485E28- 04.02' 33.08' 14 7816'.10' 14 63.80' 11102 890.00' 20'44'05' 98.75' 34.76' 5 04'36.'79" VY 68.36' 011,33 250.00' 204005' 90.43' 43,74' 5 5483619' W 89 99' 0104 220.00' 80'448 05' 79.62' 44 79' 5 90619' W 79.16' 5108 410.00' 16'24'11- 117.38' 59.09' N 0226'21- E 116.90' 0109 36007 93'54'51' 156.00' 80.67 H 5611'41' 0. 157.47 0170 350.00' 15'4 00' 96.40' 48.51' N 077741' E 96.09' [111 90.00' 2991740' 31400' 34.75' s 75.14'05' E 80.14' 0112 38000' 8124.48' 427.21' 23030' 5 4335'23' E 405.06' 0414 350.00' 647.48' 3914 220.46' 9 63'3''24' E 373.08' 5115 576.00' 3319 3T 338.18 174.73' 9 43'12 55 W 333.24' 0116 550,00' 2C751'451 236.68' 119.504' 5 0529'00• W 235.37' 0117 210.07 333937' 351.91' 166,46' 5 1212'55' W 355.69 C118 650, 207710- 232.03 110.26' 71 1710'55' E 230.80 1.10 65800' 175711' 148,57 74,81' 5 22'38'48' 41 119.14' 0120 650.00' 33.59.37" 355.6V 193,68' s 1212.65' W 36301' 9121 660,00 61046' 73.43' 36.69' N 01'33'30' W 733.09' 0123 610.00' 37'404' 401.74' 208.48' 9 1105'05' E 394.53' 0124 570.00' 3937'22' 307,18' 157.64' N 80'41'48' E 304,23' C125 33000' 4475'57' 258.79' 136.48' N 6720'34' E 263.21' 0126 270.00' 4455'57 211,74' 111.65' 87 6920'34' E 200.38' 0127 300.00' 44'52'57' 235.27' 124,06' 9 65,2934' E 229.28' 0124 00.07 30000'00' 314.16' 3464' H 4347'24' W 6000' 0129 45000' 10'3612' 42028' 80.32' N 32.42'35' 6 120.12' 0130 400,00' 0158918' 5383' 27.95' 9 39.30'22' 0. 5558' 0131 370.00' 0231'53' 135 9.25' 6 305720' E 16.50' 0150 370.110 39'7318' 173.71' 12294' 58.02' 03.52' 5 1151'09' fti 5 85'57'33' E 111.84' 120.47 0854 19007 79,02.03' 0159 210.00' 99'53'55,0' 381314' 249.81' S 0472.35' W 321.50' 0119 270.00' 99'53'50' 470.75' 32819' 5 943730" W 413,35' 5160 240.00' 973750. 418,46' 305.30' 5 8432'39" W .347.42' 0182 60.09' 11215'40 117.93' 89 34' 5 4111'18- 1 98.62' 0164 170.00' 9572.58' 07.18' 44.57' N 14.3050' W 06.23' 0199 270.00' 04.53'23 2.3.04' 11.53' 9_52'0242' 14 �1 Q4' 0200 270.00' 21.30802' 101,32' 51.25' S 3831'01' YL 100,73' 0201 270.00' 20'33'36' 96.83' 48 57' 5 t7'42'12' 14 55 37' 5212 781010' 2557'38' 131.65' 67 96' 9 0523' 82" 0203 27000' 731614' 199,46' 55.60' 5 29'37 1.91' 0204 270.00' 0.3813314' 17.49' 9.00' S 4379'53' E 12.00' 0207 710,00' 1174'49' 139.37' 68.42' 44 71'33'17' W 116,15' 0213 33007 09.223+ 54,00' 27.06' N 877716' E 53.94' 0214 330.00' 1744'48' 102 27' 5142' N 7385034' E 101.81' 0215 339.07 1734734' 102,58' 51.70' N 55846'53' E 102,86' 0216 60.00' 23'4963" 24,96' 12.68' 0 5542'20' E 24 78' 0217 90.00' 209493' 32.36' 15.58' N 67'3342' E 31.97 0210 60.00' 122.10'58' 127.85' 100.68_9 06'5048' W 105.05' 0219 60.07 1230707' 128.69' 180.70' 0 4925'09' W 10350' 0320 165,00' 33.3000' 96.76' 48.07 N 773814- IR 95.30' C271 165.00' 0122'27 5.96' 8 85' S 9485'30' W 3 15' 0222 32000' 607312' 337.28' 19614' 5 01.32'33' E 378.87' 0223 22000' 04181'36' 2249 11.25' 14 6815'04' E 22.44' 0224 360.00' 59.4006' 64.79' 32.47 18 89107'19' E 6871' 0225 360.00' 2083022' 136,69' 69.19' S 754015' E 136.15' 0220 2013'48' 134.17 07.75 S 531473 E 133.47' 0227 _360.00' 300.07 13'46'34' 91.37' 46.117 5 3814'13" E 58 15' 0228 80.00' 57'3243' 50,28 32.85' 5 462442' W 57.76' 0229 80.00' 791205" 6294' 45.64' 5 22.5734' 1 70.49' 0230 60.00' 7414'44' 77.82' 45.47' N 80'17'01' E 72.48' 0231 80.00' 60.47804' 9297' 59.74' R 0115'53' 9 8,3.95' C329 330000' 2550800' 843.99' 73.10' 04.73181'23' E 142.68._ 0352 800.00' 00.5703' 1,29' 5.4155' 74 14,39'42' E 1.20' 0354 32001' 43'42.04' 244.03' 128.32' 5 73.5142' E 236,20' 0355 11.00' 91'32'43' 17.58' 11.30' 5 061719' 19 15.78' 0556 04.00' 843'0940' 130.84' 191.90' N 3203'47 91 821.47 9451190 30.0' 5PRI140 Y X411111' SE4571 UNE EA+EIAENT 6 TENPCRARY CON51RUCTIOR DOWNY 16.747 SOFT. 106' 01480') 60 04126210 EA50]4ENT 471140405 46'38'12 134.9o' o7T C 400053, 0711115,, ANO CRAIHAOC EASE15..980 SOFT. 20' 740E 65 8.} & EASEMENT 6.91'33 46 8.650.09 9-66.17' 7-4113' 06-541'48'2r) 0.66.11' 05 100' LIMIT GRNM kEA T 01910AL) OPEN SPACE PARCEL 1 735,006 S.F.* 16.873 Ac.± "900 ■ ■ 2 7070 1 1 1 1 \ \ 27729297 11 LY CARO 1, NpiT-10441 \ EASEYENY \ &9± 0928 AL577: r HANGING VALLEY ROAD (BO' R 0.W,) '>000 r SOV 14114.5E kGlkll 671'7 6970 C11599=1--\\ -Ny9 35176 6CAON 11061110 4--\\ HOC aARAP AEW. CAP ,n00 1EMS7B10 300 501.5 00093 0465801 A6011T-04--WAY E55E1040 / F/ E 060 7 65174 .* 1,14f An.* 116815'36-W 1728.94' -s f f 44804 f Aet -34474 F 06 0 6 O 71 7 w 2' 0 0 8 CC ❑ C N 10 0T 16 0 z 33 PROJECT NO, 2041025 0411 PLAN -07 • hi ial 6 co 0 n - 1 •1 N•LAKE SR NGS ------ 2 s' --i t= -- f = ",` � �� r//- flf �tti 1) N rr1 - pi 9 r 1 1 1• - 1 •d w / _. _ :.:.____ _ ___„___„.......„..,..„.„J_ ,.._„._ BERKELEY FAMILY LIMITED PARTNERSHIP GARFIELD COUNTY, COLORADO LAKE SPRINGS RANCH P.U.D. PRELIMINARY PLAN OVERALL MAP 1� r J N HIGH COUNTRY ENGINEERING, INC 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 61601 PHONE(970)9458676- FAX (970) 9452555 VYW W.HCENG.COM FNO. DATE REVISION 7/27/15 REVISED PER COUNTY COMMENTS BY DRD /J1 r M U 3 z "' m Zv Gru • m r�3 >a Z-< n-� -oz CALL IJ11UTY NOTDCATON CENTEROF COLORADO 1-800-922-1987 OR 534.06700IN METRO DENVER CALL 2 -BUSINESS DAYS IN ADVANCE BEFORE YOU DIG. GRADE OR EXCAVATE FOR TEE MARKING OF UNDERGROUND MEMBER LOflUIES PRELIMINARY PLAN LAKE SPRINGS RANCH P.U.D. d ' rY; I�� � 7� �Wdd7•.drA• d>U tlAldd� .40 -4, �. L.• AZOMM0! ssA nuclur �t`un unman �nunc noun_ Our.' 0 0❑ t, a❑ o`o c o`r. a o'no n o,�o n. G. 4 C ❑ C O Q❑ p_ a o n o s c n n o„❑ n o a o c DO`S! C• ❑ q U i3 4 G SS D ❑ oO n a 0 t o o❑ a p❑ p o❑ O o .O( O0D�7OQO'UOO A n 4 O^ s[In1,❑azUn�ooe • ❑�G6gafginUOG oon4 10 410 II.R.��. "R •►�.r"+iR2. `��Sl116\l��.'.s id GRAPHIC SCALE (111Yon ) 1 men . 250 !!. Noxa. WOW. 15 & l ur s WV 0.0.01 H.r WEE Oem151 i.{ 4A•tr Nrnw n1aMASCO tpt•I my COW 14 pm SONG! II ...into 0* IfASvk .444#4\ 140444::, 44A444,d so+ .90,4+041,4,44w408'54.52iFisoffvfrAr WitilMaTIVAA Auk A Alk tot( LOT UNE/R.O.W. UNE EASEMENT UNE CENTERLINE FlUNG BOUNDARY UNE MOLL NOTE: 1) SEE THE PHASING PLAN NARRATIVE DA1ED 10/13/15. a' 8 a 8 9 z Y! N 10/13/15 C Z N PROJECT NO. 2041025 0411 PLAN -09