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HomeMy WebLinkAbout1.0 Applicationw Sketch 'Ian Preliminary Plan Final Plat SUBDIVISION APPLICATION FORM Q SUBDIVISION NAME: V� L&e C.. re.GPO 0 OWNER: l3(Ue (Tee K Lc, ENGINEER/PLANNER/SURVEYOR: LOCATION: Section .3 Township --/S Range WATER SOURCE: 0 r"1 s t -re ....JenksC,�r" - r�.t S sl -con or T.06.-1 L. esrr.4h s -r. SEWAGE DISPOSAL METHOD:. hdriec..n.Ier, r ,' 6 re,rrti or or --'r st_'ITi, 'ue ct�-1• I u,/t PUBLIC ACCESS VIA: C - -L (00 EXISTING ZONING: EASEMENTS: Utility t/bLj Cross frevoieCf 1 Ditch See I-rp`n./+` C42 TOTAL DEVELOPMENT AREA: (1) Residential Single Famiy Duplex Multi -family Mobile Home E.,wrjy.. 4 r -T, ? w,sr P rr,c. IT -.e1/ 8 •- /0 Fr -n-, Number Acres L1 o 84 6 G 0 d (2) Commercial Floor Area (3) Industrial (4) Public/Quasi-Public (5) Open Space/Common Area TOTAL: PARKING SPACES: Residential `I x1043 i r— Commercial IV I} Industrial o Acres 7 sq. ft. b C) sq.ft. 0 APPLICATION FOR A ZONFJ IfTJuCTAMENDmENT Garfield County, Colorado y 1,3 1 v , -2..,01 APPLICANT: k it -1A a. ; mer tc),:._. fr erN-r LLC ADDRESS OF APPLICANT: ‘q -15-i 5 'rl - ! C rb cde Co $f6z.3 (,knn \-kon-, Z t 5 S r`t ncxarc.h Se r,.1 w r roc--y-Ac ^ic e r+ ..� . -rl ilt r) L ' ,1 t ?— Proposed Proposed Zone District Amendment from: f 1 R 1 [Z ,0 Lo: 0 0 Lot Size: Applicant's Signature G ri pp t 4 cc.r vv1 In support of this zone district amendment application, the petitioner must submit all of the following information: 1. Zone District map of subject property 1. Letter from the applicant stating the proposed zone district amendment and the reasons justifying the zone district amendment 3. List of owners of adjacent property and their addresses as listed in the County Assessors office, including owners of property separated by public right-of-way 4. Fee of 5450.00 - payable to ttie "Garfield County Treasurer" 5. Vicinity map showing relative location of the property 6. Legal description or copy of the deed to the property 7. Letter of consent from owner(s) of property if other than applicant RECEIVED JUL 2 3 2001 Davis Horns- PLANNING & REAL ESTATE CONSULTING July 20, 2001 Bob Schultz Roaring Crystal Alliance 354 Fawn Drive Carbondale, Colorado 81623 Re: Blue Creak Ranch plar^+ne Un± f Tsgy'. s C t ti. Plaa Dear Bob: Davis Horn Incorporated represents Wind River Development, LLC, applicant for the Blue Creek Ranch PUD. This letter addresses issues and concerns raised in our discussion on Wednesday and at Rob Cumming's meetings with John Laatsch and Moe Clow. Rob, his partner Ace Lane, and I have discussed various planning methods to resolve planning concerns which you, John Laatsch and Moe Clow have identified and improve the Blue Creek Ranch PUD: Sketch Plan. Our goal is to cluster small lots in the trees on the portions of the property which are suitable for development and preserve the open lands along the Roaring Fork River and State Highway 82 Corridor. We believe this goal is consistent with the Garfield County Comprehensive Plan. We concur with your observation that the nursery which is proposed for Tract 5 on the south side of old State Highway 82 would change the appearance of the property as viewed from the north. Rob and Ace have decided to remove the nursery from the Blue Creek Ranch PiJD: Sketch elan. ine applicant will grant a conservation easement over Tracts 5 and 6 to a Land Trust to insure that land located between Old State Highway 82 and the proposed residential lots remains as open space limited to agricultural and equestrian uses. We have considered your concept of preserving the Roaring Fork River corridor upvalley of County Road 100. Rob and Ace like your idea and will grant a conservation easement over Tract 8 to a Local Land Trust. Hopefully, this easement will serve as the catalyst for contiguous River corridor conservation easements upvalley of Blue Creek Ranch. Finally, we have discussed concerns regarding woodburning devices in the PUD. The applicant will limit the number of woodburning ALICE DAVIS, AICP $ GLENN HOPN. AICP 215 SOUTH MONARCH ST. - SUITE 104 • ASPEN. COLORADO 81611 • 970/925.6587 • FAX: 970/925-5180 Bob Schultz July 20, 2001 Page 2 devices on the site to 25 and require state of the art woodburners with catalytic converters or comparable devices to minimize air quality degradation. The applicant believes these changes to the Blue Creek Ranch PUD are significant improvements. Please share this letter with members of the Roaring Crystal Alliance. Give me a call if you have any questions or would like to get together to discuss anything. Rob Cumming is available if you would like to meet with him. Sincerely, DAVIS INCORPORATED GLENN HORN AICP cc: Mark Bean RECEIVED JUL 1 1 2011T BLUE CREEK RANCH PLANNED UNIT DEVELOPMENT SKETCH PLAN SUBMITTED BY: WIND RIVER DEVELOPMENT, LLC 19351 Highway 82 Carbondale CO 81623 (970) 704-1165 July, 2001 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 PLANNING TEAM APPLICANT Wind River Development LLC Ace Lane Robert M. Cumming, Jr. 19351 State Highway 82 Carbondale CO 81623 (970) 704-1165 (Phone) (970) 704-9697 (Fax) LANDSCAPE ARCHITECT Sam Marts Architects & Planners, Ltd. 2014 W. Wabansia Street Chicago IL 50647 (773) 862-0123 (Phone) (773) 862-0173 (FAX) PLANNING Davis Horn Inc. Glenn Horn AICP 215 S. Monarch, Suite 104 Aspen CO 81611 (970) 925-6587 (Phone) (970) 925-5180 (FAX) CIVIL ENGINEERING AND SURVEYING Sopris Engineering LLC Mark Butler, P.E. Yancy Nichol P.E. 502 East Main Street Suite A3 Carbondale, CO 81623 (970) 704-0311 (Phone) (970) 704-0313 (FAX) WETLANDS ANALYSIS Andrew Antipas LLC Ecological & Environmental Consulting 0285 Crystal Circle Carbondale CO 81623 (970) 963-8297 WILDLIFE Naturetech Consulting Services Corp. Steve Dahmer 2128 Railroad Avenue Rifle CO 81650 (970) 625-8553 (Phone) (970) 625-8073 (FAX) ENGINiEERING CONSULTANTS Zancanella & Associates Tom Zancanella, P.E. POB 1908 Glenwood Springs CO 81601 (970) 945-5700 (Phone) (970) 945-1253 (FAX) GEOTECHNICAL ENGINEERS HP Geotech 5020 County Road 154 Glenwood Springs, CO 81601 (970) 945-7988 (Phone) (970) 945-8454 (FAX) LEGAL COUNSEL Patrick & Stowell, P.C. Kevin Patrick, Esq. 730 E. Durant Avenue, Suite 200 Aspen, Colorado 81611 (970) 920-1028 (Phone) (970) 925-6847 (FAX) TABLE OF CONTENTS Page Table of Contents List of Figures List of Appendices iii INTRODUCTION I. EXISTING CONDITIONS 3 II. PROJECT DESCRIPTION 6 Lot Plan 6 Open Space Plan 15 Circulation Plan 16 River Front Conservation Area 11 III. LAND USE APPROVALS Section 4, Planned Unit Development Standards Sketch Plan Subdivision. 18 18 43 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 LIST OF FIGURES Page Figure 1 Blue Creek Ranch PUD: Vicinity Map 2 Figure 2 Blue Creek Ranch Subdivision: Sketch Plan - Site Map 4 Figure 3 Blue Creek Ranch PUD: Existing Conditions 5 Figure 4 Blue Creek Ranch PUD: Site Plan 7 Figure 5 Blue Creek Ranch PUD: IIlustrative Site Plan 8 Figure 6 Blue Creek Ranch PUD: Illustrative Lot Plan 9 Figure 7 Blue Creek Ranch PUD: Open Space Plan 10 Figure 8 Blue Creek Ranch PUD: Typical Street and Hamlet Court 12 Figure 9 Blue Creek Ranch PUD: View of Court and Barn in Northern Hamlet 14 Figure 10 Blue Creek Ranch PUD: Circulation Plan 17 Figure 11 Garfield County Comprehensive Plan; Creative Design Approaches 21 Figure 12 Blue Creek Ranch PUD: Conventional Development Pattern 22 Figure 13 Blue Creek Ranch PUD: Utility Plan 36 Figure 14 Blue Creek Ranch PUD: Site Map 39 Figure 15 Blue Creek Ranch PUD: Storm Drainage Layout 42 Figure 16 Blue Creek Ranch Subdivision Sketch Plan: Site Plan Layout 44 Figure 17 Blue Creek Ranch Subdivision Sketch PIan: Topo Map 45 Figure 18 Blue Creek Ranch Subdivision Sketch PIan: Existing Conditions 46 Figure 19 Blue Creek Ranch Subdivision Sketch Plan: Vicinity Map 47 ii INTRODUCTION This application requests Planned Unit Development (PUD) and Sketch Paan approval for the Blue Creek Ranch which is located at 3220 Catherine Store Road (CR 100). Figure 1, Blue Creek Ranch: PUD -Vicinity Map, depicts the location of the Blue Creek Ranch and shows improvements in the area. Wind River Development LLC (applicant) is seeking land use approvals for a 40 single family detached free market dwelling units, six attached affordable housing units and a tree nursery. The subject site is currently owned by Blue Creek Land Holdings (owner) as demonstrated by a current title policy which appears as Appendix 1. Appendix 2 is a letter from Blue Creek Land Holdings authorizing Wind River Development Company LLC (applicant) and Davis Horn Incorporated to prepare and submit a land use application for the subject site. This application is addressed in the following sections, I. Existing Conditions; II. Project Description; and III. Land Use Approvals. 1. EXISTING CONDITIONS This section of the application addresses existing conditions. As depicted by Figure 2, Blue Creek Ranch Subdivision: Sketch Plan -Site Map, shows a current survey of the Blue Creek Ranch, the subject site contains approximately 81.66 acres and is improved with a single-family house and accessory agricultural buildings. The subject site is bordered by State Highway 82 (SH 82) frontage road and SH 82 to the north, the Cerise property to the east, the Roaring Fork River to the south, the St. Finnbar and Aspen Equestrian Estates Subdivisions and the Catherine Store to the west. The property is currently zoned Agricultural/Residential/Rural Density (AIR/RD). Agricultural uses, guiding and outfitting, parks and single family dwelling units are uses by right in the zone. The minimum lot area permitted in the AIR/RD zone is two acres. Figure 3, Blue Creek Ranch PUD: Existing Conditions depicts site topography, improvements and floodplain information. Figure 3 shows the northern third of the property is generally a flat irrigated pasture. The center third of the property is heavily wooded and is partially developed with a house, pond and accessory buildings. The southern third of the site is also heavily wooded and predominantly wetlands and floodplain. There is a pond located just to the southeast of the existing buildings. 3 N MN OM MI OM M I I MN M N MI = N •ii c m N AQ $7t R. $l W 333I SNOLLIONO3 ON41SIX3 �5Pi 4.0 PI3 R K �� igq: 14 g 14 ! 11.1 FAH �g� irr 1,1 g'�sg $��44p.1 q4ihgii Nt! IDA qset 8 11 p 41;15911iiiiliiiiligligH gp����tT��.L�i p ����RIS$BRYRRYYRB$ OMxNeagsrxs:;:= $:g[4: : - 111111.91>»1• • ss>ssraaTra>a•a OUNN IgOlil ii iREIRI R 111 84_5A 14 . yRx$Lus�0'$g.$m 01* las 8 PI' ti y i 6' 0 i—.t ------ 885v:o efr"t 3s3Ia• _ _ 4S - — S 89.61'11" d 234 !J9 112 110 IJO RALROAV TRA$KS t.$ 4a d:4='$1.'#4y N }, 144111,111in .1.144,0 tit..,,,,,,,,,,, •N 't Va to to 4144,4 to Ca ra 7i_+t11[•rr!> to W 333I SNOLLIONO3 ON41SIX3 �5Pi 4.0 PI3 R K �� igq: 14 g 14 ! 11.1 FAH �g� irr 1,1 g'�sg $��44p.1 q4ihgii Nt! 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Ir111`u p41 1 1' 14 > I I` r 1 { 1 i. rl" i 11p,r y 4 II 14 I' I I cy f 1111 III,1p 1 1 ' I tl I �1 1 I I l f I '° I-, 1 1 1 1 1 1 { ■ 'lf `P I; I l I 11edIP 1Il1 P 6 1 1 1 I' 1 1 1 9 Y I li 1 . it ■ I ■ 1 f 1 ri 1vf si .11* t,`,7'" 1 / f --`_ r\ JI ry9sfi?', { 1 , w� !Yi f, r -- r r 7 r 1�6 �r 1 A I r+F f `= 1 I'I "\ ° IIl,1d1{I+r p I1 4.. 1 (. ,7 ' IL I r r+ ,I I I i f I I 1 1 1 tri i 11`Y i 1 1 1 1 I l} i 6�`. �Il1E1t d. 1-'I ! 4 4 1 1 a 1 iII11 SI 1 ili, lk 1 1 1 11`4� �� I I Ir c� � "Ohl1 I 1 I !4. �r �`�. "si+ i E,t-I1-..%)1/4", 71? I,/ , , 10,§1..... EXISTING CONDITIONS LEGEND — : r I lakTi I I \‘‘,.\\,\.. i ■ t ARS? 0, r00-3741? MATO TROY \ -ill / t a'C Lns-v4G DECIDUOUS WEE .rJRY 13.56 MLR fSde4i3SL0 ` ■ lalf CVUM"Y P.GYecL WO O{ 1904 ti ,k -r ' 1 ID037gla 031iilt NEE .CIM. 19rr6,f JONK AJ -'L. f+d++ ' ° . ' • 1 1 1 1 FLAM �rrRre►rr - s cIAZ usx Areerrr I 1 I RApalRrs ins AA7 Li9NSTRPCrIOrY IIr6l:V 11 1 0 easmla EDGE Cf xmuKq I 1 I RClP � I 1 1 f t 17P13 Aird (G(Rlfrle L17aYrr PAAdl 1Ad0 . . . , GwrirLD Mani' PLAVAL' RlSOlUTIONS Of x9001, JAA: IS 19d6 ` -770A Sift �4 Al(OS--rSf !<sa0 COSMIC 00MTO1R5 h'Oi RI 4 l2RFRSROH 8i` --- / SRT! x00-Jzor 6640.54 R11rY AP7Rtger ;/:,rr rFr6 Lass rPd r axr "tor %,!././// Pleat riRY 19,05 ZAP nadir atLO crotOM P1A'r6 /RAO OF 1904 !.IA" 4 /SAS) gONr C GARFIELD rarrN % COLORADO ?fdA'ARR BLUE CREEK RANCH R6Ur CRAW rd Bnzeiecs CLSRN!:: .0 cDNl1'IDNs PxUBING 532 MAIN a124 Oa surrE Das. ,YIB CL PILE 140. s,ILRIT + ,.....-.......-2.... a c r' meas (270) 704-0311 DR Mab urz oeIrvo 20088.0? Dd 5 FIGURE 3 ll. PROJECT DESCRIPTION Figure 4 is the Blue Creek Ranch PUD: Site Plan, a technical drawing prepared in compliance with Section 4.08.05(2), Garfield County Zoning Resolution) and Figure 5 is the Blue Creek Ranch: Illustrative Site Plan, a non-technical site plan. Figure 4, the Technical Site Plan, shows Hamlets, Lots, and Tracts proposed within the PUD. Figure 5, the Illustrative Site Plan, depicts the relationship of lot plan to the open space plan. The following sections of the application describe the Blue Creek Ranch PUD in more detail. Lot Plan The data in Figure 4 and Figure 6, Blue Creek Ranch PUD: Illustrative Lot Plan, show that 40 single family detached free-market residential Tots and one multi -family residential lot to be improved with six affordable housing units are proposed within the PUD. Figure 4 shows that the residential units will be located in seven separate blocks or Hamlets. All of the proposed residential development is setback at least 800 feet to the south of State Highway 82. The large conifers on the property have been identified and the lot plan has been designed to preserve the trees (see Figure 3). The Hamlets form small neighborhoods with the front yards and porches oriented to the interior streets and courts. Hamlets 3, 4, 6 and 7 will be oriented around common courts which include a barn to be shared by the lot owners in the Hamlets. The back yards of the residences will be oriented to the open space in the PUD. Figure 7, Blue Creek Ranch PUD: Open Space Plan depicts the relationship of the lots to the surrounding open space. The data in Figure 4 show that approximately 54.6 acres or 67 percent of the site will be common open space. Additionally, approximately 16.4 acres or 20 percent of the site will be privately owned open space on fee simple lots. All development with the exception of front porches will be restricted to designated building envelopes (see Figure 4). A total of approximately 71 acres or 87 percent of the property will be restricted as common or private open space. 6 I= MEI Mil 1=1 EMI NM =II =I OM MI OM MI INN IIMM MN NM 1M MIN MI MO MN 1M EMI BLUE CREEK RANCH PUD: ILLUSTRATIVE LOT PLAN LJ SIOl s (411 - , • 1,1- c; 1J r." 4 ...,,, „,-• • _-- , A r„-5 *1 tr• te ., -1,, : --I —r'''''' '._• .-- 1_11 41--114-41.- ..r11C..i.,4fic41),„,,,Ailk r . .." _ -- _r_-• ---- — ' ----------- 'pri,..,V" J ; ,7 l EA - 1 r j IIIIGENERAL OPEN SPACE DEDICATED PASTURE NURSERY Vii; PUBLIC PARK siSHARED AND MAINTAINED GREENS PRIVATELY OWNED OPEN SPACE BLUE CREEK RANCH PUD: OPEN SPACE PLAN -=u FIGURE 7 Figure 8, Blue Creek Ranch PUD: Typical Street and Hamlet Court shows sections ofa typical street and Hamlet court in the PUD. The sections show that houses will be setback 20 feet from local streets and porches may be as close as 10 feet to the streets. Most of the lots are small, varying between approximately 6,500 square feet and 20,000 square feet, however there are some lots which are significantly larger. Approximately, 26 acres or 32 percent of the site are categorized on Figure 4 as private lots. As noted above, approximately I6.4 acres of land within private lots will be restricted as open space. Only approximately 9.6 acres ofland within private lots (36 percent of land within private lots) may be improved with single family residences. Development density will be approximately one unit per 1.8 acres. The following sections describes the lot plan in more detail by addressing each. Hamlet. Hamlet 1 Figure 4 shows Hamlet 1 is located just to the east of County Road 100 and is comprised of two large single family lots (3.3 and 1.6 acres). This Hamlet encompasses the majority of the existing on-site improvements including the main house and barn. The Iots in Hamlet 1 are located on the north side of the existing pond and proposed lake (Figure 4, Tract 7). Figures 4 and 7 show that the Hamlet will be bordered to the north and west by dedicated pasture (open space), Hamlet 2 Hamlet 2 is accessed by Road 1 and is located just to the east of Hamlet 1 (see Figure 4). It contains 11 single family lots varying between approximately 10,900 and 20,800 square feet. The front yards of the lots in Hamlet 2 are oriented toward the street and Tracts 11 and 16 which form a central court encompassing a common barn. Figure 9, View of Court & Barn in the Northern Hamlet, is an illustrative drawing of the court and barn (Figure 4, Tracts 11 & 16) which will be surrounded by 11 OE (R E k R A -N t: II TYPICAL STREET Z o -. ROAD EASEMENT BUILD -TO LINE HAMLET COURT GRAVEL LANE COURT f 20` ROAD BUILD EASEMENT TO LINE BLUE CREEK RANCH PUD: TYPICAL STREET AND HAMLET COURT FIGURE 8 Hamlets 2 and 3. The relationship of Hamlets 2 and 3 to the court and barn as depicted in Figure 9 exemplifies the physical relationships of all the Hamlets to the interior common areas. The rear yards of Lots 1-3 are adjacent to Tract 6, a dedicated pasture and Tract 5, the nursery. The rear yards of Lots 5-11 are oriented toward the existing pond and riparian areas (see Figure 4, Tract 7). Hamlet 3 Figure 4 shows that Hamlet 3 contains approximately one acre and will be improved with six condominiumized affordable housing units. The Hamlet will be accessed by Road 3. Figures 5, 6 and 7, the illustrative plans show that the west side of the residences will be oriented to the court (see Figure 4, Tract 16), while the north side of the units will face the dedicated pasture. Hamlet 4 Figure 4 shows that Hamlet 4 contains approximately 5.3 acres and will be improved with 10 single family lots ranging between approximately 13,700 and 33,100 square feet. The front yards of Lots 12-18 are oriented toward Road 1 and the Hamlet 4 court and barn (Tracts 7 and 12). The rear yards of Lots 12-18 will face riparian areas. The front yards ofLots 19-21 will be oriented toward the east side of the court and barn (Figure 4, Tracts 7 and 12). Hamlet 5 Figure 4 shows Hamlet 5 contains approximately 4.1 acres of land and will be improved with three single family lots ranging between 1.2 and 1.5 acres. Lots 22-24 will front on Road 2. The rear yards will be oriented toward Tract 8, a 20.6 acre open space parcel located along the Roaring Fork River. 13 0 c T Hamlet 6 Figure 4 shows Hamlet 6 contains approximately 35,700 square feet and will be improved with Lots 25 and 26. The Lots will be accessed by Road 2. The rear yards will be oriented toward the Tract 8 open space along the Roaring Fork River. Figure 7 shows the lots will also be bordered by open space to the side and front yards. A common barn will be located on Tract 13. Hamlet 7 Figure 4 shows that Hamlet 7 contains approximately 6.1 acres and will be improved with 12 single- family lots varying in size between approximately 6,300 and 35,000 square feet. The front yards of the Tots are oriented toward Roads 2 and 4 and a court and barn on Tract 17. The rear yards of the lots are oriented toward open space and riparian areas. Open Space Plan The residential lots in the FUD are clustered so that approximately 55 acres or 67 percent of the site will be restricted as common open space. An additional 16.4 +/- acres or 20 percent of the site will be privately owned open space on fee simple lots. Figure 7 depicts the six categories of open space in the PUD. General open space borders the PUD on three sides contiguous with Old SH 82, County Road 100 and the Roaring Fork River (see Figure 4, Tracts 2, 3, 4 and 8). Landscaping will be planted on Tracts 2, 3 and 4 to enhance the appearance of the PUD entrance as viewed from County Road 100. Landscaping is not proposed for the lands contiguous with Old State Highway 82. The General Open Space in Tracts 7 and 8 (see Figure 4), the riparian areas will generally be maintained in a natural state. Figures 4 and 7 shows that Tract 5 (6.4 acres) will be a tree nursery. The nursery will help screen the residential development from SH 82. The nursery will be a storage area for perennials, shrub, trees in one to five gallon containers and balled and burlapped trees. The nursery will supply Wind River Trees plant installation and supply other nurseries in the Roaring Fork Valley. There will be no retail sales at the nursery. 15 Figure 7 shows areas which will serve as common courtyards within the residential portion of the PUD. These areas were described in the previous section of the application. The residences within the PUD will be served by paved roads as depicted on Figures 4 and 7. Figure 7 depicts a dedicated public park which will be located along in the southwest corner of the property by the County bridge (Figure 4, Tract 9). The park will be improved with a small parking area for fisherman and people boating on the River. Circulation Plan Figure 10 depicts the Blue Creek Ranch PUD Circulation Plan. The Plan shows that the PUD will be accessed from County Road 100 via SH 82 and old SH 82. Figure 4 shows that an easement will be reserved within Tract 2 in the event a railroad is developed to serve the Roaring Fork Valley. Tract 1 will be dedicated to the public for transit purposes (see Figure 4). The north and east sides of the PUD will be improved with a bicycle and pedestrian trail to be dedicated to the public. The bicycle and pedestrian trail will improve safety on old SH 82 and County Road 100. 16 J R A N (: 11 3-4 ti 111 PAVED ROADS GRAVEL LANES or COURTS EXISTING ROADS 1J PROPOSED PARK -N -RIDE l's` TRAILS 'CREEKS & DITCHES BIKE AND PEDESTRIAN PATH BLUE CREEK RANCH PUD: CIRCULATION PLAN FIGURE 10 LAND USE APPROVALS The applicant is seeking PUD and Subdivision Sketch Plan approvals. This section demonstrates compliance with the PUD Standards and Requirements and the Sketch Plan Subdivision standards. First the PUD Standards and Requirements are addressed and then Sketch Plan Subdivision standards. SECTION 4 PLANNED UNIT DEVELOPMENT STANDARDS This section of the land use application demonstrates compliance with the Garfield County PUD standards, section 4 of the Garfield County Zoning Resolution. Section 4.02 Purposes and Objectives of Development Section 4.03 Scope Section 4.04 Consistency with the Pilaster/Comprehensive Plan Section 4.02 of the Garfield County Zoning Resolution states that: "The purpose of a PUD is to permit greater design flexibility and, consequently more creative and imaginative design for development than generally possible under conventional zoning and subdivision regulations. It is intended, that PUDs shall be planned to insure general conformity both in substance and location, with goals and objectives of the master comprehensive plan through integrated development. (emphasis added). Section 4.04 of the Zoning Resolution indicates that "no PUD shall be approved unless it is found by the County Commissioners to be in general conformity with the County's Master/Comprehensive plan(s)" (emphasis added). The subject site is located within the Garfield County Comprehensive Plan Study Area I. The "Proposed Land Use Districts, Study Area 1" map designates the Blue Creek Ranch area within the 18 Low Density Residential District. Land use densities of one dwelling unit per ten acres are proposed for the District. Section IV of the Comprehensive Plan notes that "the Land Use Map does not have the same regulatory authority or legal implications of a traditional land use map." It is further noted that "County Comprehensive Plans are advisory only, neither legislative nor judicial in nature, nor the equivalent of zoning, and not binding upon the zoning discretion...." It is important to consider the Garfield County Comprehensive Plan in its entirety when evaluating the Blue Creek Ranch PUD for "general conformity" with the Plan. This means the PUD must be evaluated based upon the concepts proposed in the plan in addition to the goals, objectives and policies as well as the land use map. This section demonstrates that the Blue Creek Ranch PUD is in general conformity in bot h substance and location with the Plan concepts, goals and objectives of the Master Plan. Applicable Plan concepts, goals, objectives and policies appear in bold followed by discussion. Section 8.4 Traditional Open Space Approaches / Subdivision Reg 11irements / Design Approaches (p. 11-48 -11-50) Design Approaches. Design approaches are based on developing standards and review procedures that attempt to address the need to carefully plan areas adjacent to, or composed of, important visual resources. As discussed earlier, the sprawling nature of subdivisions in environmentally and aesthetically. Teller County, Colorado was faced with similar issues during the 1989 update of that County's Comprehensive Plan. The Teller County Team prepared illustrations of the existing residential landscape (Figure 19), development under conventional development patterns (Figure 10), and creative residential siting (Figure 11). The creative approach relies on clustering development where the topography and vegetation are used to screen new housing and form (or retain) rangelands as visual community park land. The need to develop strategies similar to those depicted in Figure 9 through Figure 11 is based directly on the County. Policies such as these were arguably never needed because areas sensitive to development have only recently been experiencing development pressure. The following points form the basis for policy development to encourage and retain open space approaches: 19 ► Subdivision developments should be designed in such a manner as to minimize the disruption of the land from its natural state. ► Development sites should be located in order to have minimal visual impacts on the scenic amenities or rural character of the area; ► Developments should be designed to preserve the majority of the open space within the site; ► Development should minimize the amount of land required by clustering residential uses. The Blue Creek Ranch PUD is designed to be consistent with the Garfield County Comprehensive Plan: Creative Design Approaches. The Blue Creek Ranch PUD proposes to maintain the existing residential landscape by clustering development and configuring lots in a manner which preserves the existing trees, meadows and riparian areas. Lots are proposed to be located within the canopy of the existing trees. Most of the lots are small designed to avoid environmentally sensitive areas. Figure 12 Blue Creek Ranch: Conventional Development Pattern illustrates a theoretical Blue Creek Ranch site plan give a conventional development pattern. A comparison between Figures 4, 5 and 12 shows graphically illustrates the consistency of the Blue Creek Ranch PUD plan with the site planning goals and objectives established in the Garfield County Comprehensive Plan and the advantages of a PUD development as opposed to conventional development pursuant to A/RIRD zoning. Section 10.4 Visual Resources (p. 11-66) Visual resources in the County are defined as those "viewshed corridors" that are particularly valuable to residents and visitors of the area. These areas are typically defined by the relationship between major roadways and specific topographic features. The definition of these areas is purely subjective, but serve to identify areas where land use policies may have considerable impact on the visual character important to the residents_ and visitors of the county. 20 r■- a r--- M I w— MN w■ MI r--- 414 44. 'n c] c m Figure 9 - Existing Residential Landscape Er/sung large -lot, low-density agricultural uses Open meadows protected by grazing or hay production Figure 10 - Conventional Development Pattern Subdivision design based on maximizing dwwelling units with similar/identical lot sizes and conrgura don Visual impacts not a consideration Figure 11 - Creative Residential Siting Design based on clustering development to minimize impact on adjacent properties Lot design and configuration sensitive to unique site characteristics GARFIELD COUNTY COMPREHE,NSTVE PLAN Figures 9, 10 and 11 Creative Design Approaches o xi IV 114 It - _ I �+ A ik 0 0 0 1 fir15 ' 0 Fri ri - _ -i- r ‹,, 1 ' ra71, 1 v pp ,I.,..., flij1' r km 1 Iii.,, - ,, 1 911 ijJ.P 0 0 • _ , fir ,„„,, .r„ _ Yr'• Y !Y vroodir it/I ..-‘.=-:-t .Jyw� y sf .5: /11k, 17 Is? 71 led,"4 lir:1.1117:4-_-- al -.+. , - - -1 _ 11.11 . . rP.' '''' - - — _ 41e° / fir,.: ' ..d ii / 'of id.#4 .e. Or ileffir N N:N qq15 1 V C4R11EL0 COUNTY, COLORADO BLUE CREEK RANCH CONVENTIONAL DEVELOPMENT PATTERN l I 1 rrirf III � 4� � r����++�Y'��---+'rte N The following corridors where identified by Planning Staff as particularly important to the County, from a visual perspective; I-70; SH 82; SH 133; and SH 13, The visual corridors, shown on the attached background mapping, are based on the viewplanes from each of these corridors. Of particular note is the recent designation of the portion of SA 133 from Carbondale to the Pitkin County line as a "Scenic Byway." Although this designation does not require any changes to local or regional land use policies, the designation validates the importance of this particular corridor. Local policies towards these areas should respect the important in carefully planning for these areas, while at the same time not placing undue restrictions on private property owner's visual corridors commonly applied throughout the Country include the following: ► Requiring landscaping and buffer zones between corridors and approved structures; ► Strongly encourage the use of clustered development to minimize visual impacts of subdivisions and commercial development; ► Require more stringent lighting standards to minimize the impacts of dense development. The Blue Creek Ranch PUD is designed to be consistent with the preceding visual resource guidelines. Figure 5 depicts a landscaped buffer between adjoining roadways and the proposed lots. All of the lots have been clustered on the property within existing trees outside of riparian and agricultural areas. The protective covenants for the subdivision will include lighting guidelines to help minimize the impacts of lighting in the site vicinity. Housing Objective 2.1 - To encourage adequate, integrated housing at a reasonable cost to residents throughout Garfield County The Blue Creek Ranch PUD proposes to develop six dwelling units deed restricted to comply with the Garfield County affordable housing guidelines for sale units. Housing Objective 2.5 - Residential development should respect the natural characteristics of a particular site, including topography, vegetation, water features, geology and visual relationships with surrounding land uses and view sheds. The Blue Creek Ranch PUD site plan is designed to preserve undeveloped land surrounding the proposed development. Figure 4 shows that approximately 20 acres of undeveloped land will be 23 preserved to the south of the residential area and approximately 15 acres open space land will surround the residential development on the other three sides. The tree nursery and pastures will separate the clustered residential development from the commercial uses located on the northwest corner of SH 82 and County Road 100. Housing Policy 2.1 - The County, through the development of regulations, shall provide for low and moderate income housing types by allowing for mixed multi -family and single-family housing in appropriate areas throughout the County. As noted in the preceding section, six of the proposed dwelling units will be deed restricted in compliance with the Garfield County affordable housing guidelines. The affordable housing units will be condominiumized and sold to qualifying local residents. The units will be developed in a multi- family configuration. Program 2.1 - The County, by encouraging developers and landowners to use the Planned Unit Development regulations and other innovative tools, shall establish housing standards appropriate for the proposed scale of development which provide a wide range of housing types and costs. The Blue Creek Ranch PUD utilizes Garfield County PUD standards to offer varying types of housing within the PUD Transportation Objective 3.1 - To encourage the development of a regional public transit system that respects the interaction between emerging land use patterns and travel behavior in the Valley. The Blue Creek Ranch is an ideal location for transit oriented residential development consistent with this transportation objective. The site is located at the intersection of two major roads and adjacent to a RTA park and ride lot. Land will be dedicated to CDOT to increase the size of the park and ride. Land will be reserved for the development of a railroad. Blue Creek Ranch PUD residents will be able to walk or ride bicycles to the RTA stop. 24 Transportation Objective 3.2 - To encourage the use of modes other than the automobile, The Blue Creek Ranch PUB will encourage other modes of transportation by developing a bicycle/pedestrian trail on the east side of County Road 100 and dedicating the trail to Garfield County. The proximity of Blue Creek Ranch PUD to the RTA bus stop will encourage residents to utilize transit. As previously mentioned, the applicant will dedicate land to CDOT for a RTA park and ride, and landscape the parking lot. Additionally, land is reserved for the development of a railroad line. Transportation Policy 3.2 - Developments are encouraged to integrate bikeways, pedestrian circulation patterns and transit amenities into project design. The applicant is proposing to develop and dedicate a bicycle/pedestrian path on the east side of County Road 100. Transportation Policy 3.6 - Development proposals will be required to mitigate traffic impacts on County roads proportional to the development's contribution to those impacts. Mitigation may include, but not be limited to the following; A. Physical roadway improvements; B. Intersection improvements; C. Transit amenities; D. Signage requirements; E. Alternative traffic flow designs; F. Funding mechanism to implement necessary mitigation. The Blue Creek Ranch PUD is consistent with the preceding policy. The PUD will include improvements to the existing Park and Ride facility and reserve right-of-way for railroad construction as proposed in current plans for a Roaring Fork Valley railroad. 25 Transportation Program 3.7 - In cooperation with local governments, the Colorado Department of Transportation and private transportation providers, Garfield County will pursue the development ofa County -wide Transit Program to include the following components: A. Fixed -based transit service; B. Park -and -Ride Program; C. Potential rail service. As previously indicated, The PUD will reserve right-of-way for railroad construction as proposed in current plans for a Roaring Fork Valley railroad. Recreation and Open. Space Goal - Garfield County should provide adequate recreational opportunities for County residents, ensure access to public lands consistent with BLMIUSFS policies and preserve existing recreational opportunities and important visual corridors. The applicant is proposing the dedication of a fisherman's easement along the entire Roaring Fork River frontage (approximately 2,100 feet). This easement is in an ideal location for fisherman because it is easily accessible to County Road 100. A park will be dedicated next to the County bridge which will provide easy access to the River. Recreation and Open Space Objective 5.2 - The County will support and encourage the creation of open space, through the development and implementation of zoning, subdivision and PUD regulations designed to retain and enhance existing open space uses. The applicant has identified environmentally sensitive lands on the property and preserved these areas as open space through the utilization of the flexibility available in the PUD regulations, Additionally, approximately 14 acres of Land will be maintained in agriculture as a tree nursery and pasture. The open space and agriculture on the subject site would probably not be preserved lithe site is developed as a conventional subdivision as illustrated by Figures 11 and 12. 26 Recreation and Open Space Objective 5.4 - Rafting and fishing access will be strongly encouraged during the development review process. As noted in the project description, the applicant is proposing to dedicate and develop a small community park for fisherman and boaters. A boat launch will be provided in the southwest corner of the property adjacent to County Road 100 and the Roaring Fork River. Recreation and Open Space Objective 5.5 - Visual corridors are considered and important physical attribute of the County and policies will reflect the need to carefully plan these areas. The Garfield County Comprehensive Plan Study Area 1: Visual Corridor Map identifies the subject site as being located within a significant visual corridor. Figure 5 shows the applicant has planned the PUD so the scenic views from SH 82 are not compromised. The cluster residential development will be entirely screened from SH 82 by the tree nursery and existing trees. Development of the site as a PUD is far more consistent with this objective than as a traditional subdivision. Recreation and Open Space Objective 5.6 - In order to encourage public access to rivers, streams and public lands, the County will be receptive to incentives, consistent with an overall program approved by the Board of County Commissioners, for developments that propose public access to these amenities. As noted, the applicant will dedicate a fisherman's easement and a small community park for fisherman and boaters. Open Space and. Trails Goal - Garfield County shall develop, adopt and implement policies that preserve the rural landscape of the Roaring Fork Valley, existing agricultural uses, wildlife habitat and recreational opportunities in a mutually beneficial manner that respects the balance between private property rights and the needs of the community. The Blue Creek. Ranch PUD proposes a balance between private property rights and preserving the rural landscape of the Roaring Fork Valley. Environmentally sensitive lands on the site are preserved, recreational opportunities are enhanced and the applicant is still capable of utilizing private property rights. 27 Policy 5.1(A) - All projects approved adjacent to existing agricultural uses shall be required to mitigate any adverse impacts. These mitigation measures shall include some or all of the following: a) Appropriate buffering of building envelopes from common property boundaries; b) The use of open space to provide additional buffering; c) Dog restrictions, including limiting the number of dogs and requiring kenneling, prior to issuance of a Certificate of Occupancy. The Blue Creek Ranch PUD will provide landscape screening between the site and adjoining properties. All dogs will be kenneled. The applicant has identified environmentally sensitive lands. On-site development will be clustered to avoid environmentally sensitive areas. The applicant proposes prohibiting development of2O acres along the Roaring Fork River. Water and Sewer Services Objectives 7.1, 7.5 and Policy 7.1 Objective 7.1 - Development in areas without existing central water and sewer service will be required to provide adequate and safe provisions for these services before project approval. Objective 7.5 - Garfield County will strongly discourage the proliferation of private water and sewer systems. Policy 7.1 - All development proposals in rural areas without existing central water and/or sewer systems will be required to show that legal, adequate, dependable and environmentally sound water and sewage disposal facilities can be provided before project approval. The applicant is proposing to join with a neighboring subdivision to serve the subject site with water, waste water disposal and to maintain streets and open space. Natural Environment Goal - Garfield County will encourage a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land and is in the best interests of the health, safety and welfare of Garfield County. Objective 8.2 - Proposed projects will be required to recognize the physical 28 feature of the land and design projects in a manner that is compatible with the physical environment. Objective 8.3- Garfield County will ensure that natural drainages are protected from alteration. Objective 8.4 - River -fronts and riparian areas are fragile components of the ecosystem and these areas require careful review in the planning process. Objective 8.6 - Garfield County will ensure that natural, scenic and ecological resources and critical wildlife habitats are protected. Policy 8.3- Natural drainage patterns will be preserved so the cumulative impact of public and private land use activities will not cause storm drainage and flood -water patterns to exceed the capacity of natural or constructed drainage -ways, or to subject other areas to an increased potential for damage due to flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural bodies of water. Policy 8.4 - The County will require development with river frontage to address the issue through physical design in a way which will protect fragile wetlands and scenic resources and protect floodplains from encroachment. The applicant has identified natural drainages, wetlands, and environmentally sensitive areas consistent with the preceding goal, objective and policies. These areas are protected as part of the PUD Plan. Section 4.05 Relationship to Zoning and Subdivision Section 4.05.01. This application demonstrates compliance with applicable sections of the Garfield County Subdivision Regulations and the Zoning Resolution. Section 4.05.02. This section of the Zoning Recognizes that PUD's are unique and empowers the Board of County Commissioners to "waive or modify the specifications standards and requirements which would be otherwise applicable, as requested by the applicant." The Resolution further states that "any waiver or modification of specifications, standards and requirements will only be approved ifit can be demonstrated that the proposed waiver(s) is consistent with best engineering practices as recommended by an engineer retained by the County." This land use application requests 29 which standards and requirements are to be waived or modified. Section 4.06 Internal Compatibility of Planned Unit Developments The Blue Creek Ranch PUD includes residential and open space land uses which are compatible with each other. The tree nursery will function as a component of the open space. The tree nursery is located on the far north side of the property. An irrigated pasture will serve as a 350 foot wide, eight acre buffer between the nursery and residential land uses to the south. The nursery will be accessed from old SH 82. The nursery will serve primarily Wind River Trees and other professional landscapers and other nurseries in the Roaring Fork Valley. Retail sales shall be prohibited. Section 4.07 Standards and Requirements Section 4.07.02 Off Street Parking (1) It is anticipated that each free-market dwelling unit will have one or two cars and that the affordable housing dwelling units will each have one car. Figure 4 identifies off-street parking to be provided for each lot with in the PUD. Generally, each free-market lot shall be provided with four off-street parking spaces and the affordable housing units shall be provided with one off-street parking space per unit. (2) Eight parking spaces will be provided on Tract 15 to serve the nursery and eight parking spaces will be provided on Tract 9 for use by the general public. Tract 9 will serve as a public access point to the Roaring Fork River. (3) Joint use of the parking spaces is not proposed. Section 4.07.03 Site Plan Criteria (1) The proposed agricultural and residential land uses in the PUD are consistent with the agricultural/residential land uses in the site vicinity. Landscaping at the entrance on County Road 100, the nursery and pasture will screen dwelling units from State Highway 82. 30 The proposed transit park and ride lot is located in the northwest corner of the property adjacent to the existing park and ride lot_ The Catherine store is located across County Road 100 from the park and ride. (2) The streets in the Blue Creek PUD will be private roads classified as Rural Access roads. All roads will meet the Garfield County Street and Roadway design standards. Refer to Appendix 3, a June 25, 2000 letter from Mark Butler P.E., ofSopris Engineering. Appendix 4 addresses road design and includes a cross section of the proposed internal road system. (3) Due to the limited traffic in the PUD, it will be easy for bicycle riders to ride their bikes on the local streets. A bicycle and pedestrian trail is proposed for the east side of County Road 100. The internal road system is depicted on Figure 4. Figure 10 depicts the entire circulation system in the PUD including private and public trails. Parking areas are depicted and quantified on Figure 4. The number of parking spaces has been addressed in a preceding section. All parking will be adequately screened. Figure 4 shows there will be adequate circulation and separation of parking for safety. (4) Approximately 54 acres or 67 percent of the site will be common open space. An additional 16 acres +1- of land will be restricted as open space on the private lots. The tree nursery will be limited use open space which will not be accessible to all property owners. The applicant has identified environmentally sensitive lands and the site plan has been designed to avoid such areas as defined by the applicants environmental consultants. Refer to Appendix 4, a 31 (5) September 7, 2000 letter from Andrew Antipas which addresses wetlands areas on the site and Appendix 5, a September 6, 2000 letter from Steve Dahmer of Nature Tech Consultant Services Corp. (Appendix 5) which presents an evaluation of the on site wildlife. The applicant is proposing free-market single-family detached housing and affordable housing. As indicated in # 4, there will be ample open space. (6) Figure 4 shows that housing will be clustered outside of environmentally sensitive areas. Setbacks are proposed on all lots to insure adequate privacy and separation between structures. (7) Figure 10, the Blue Creek Ranch PUD circulation system, shows the PUD includes a trail system which incorporated internal and external pedestrian and bicycle trails. A bicycle and pedestrian trail is proposed on County Road 100. (8) Two options are available to the applicant to provide for central water and sewer service. Tom ZancanellaP.E. and Scott Miller, and Attorney with Patrick and Stowell address options for water and sewer service in Appendices 6 and 8. Blue Creek Ranch has been issued a Basalt Contract No. 383 for the provision of water. The applicant will either develop an independent water system utilizing on-site wells or join with Aspen Equestrian Estates to utilize a shared water system. Waste water treatment will be provided by an independent system or by joining with the Ranch at Roaring Fork. Appendix 13 is a copy of the Engineering Report and Site Application for the Blue Creek Ranch Waste Water Treatment Facility. This application was filed several weeks ago. 32 (9) No slopes in excess of 40 percent will be disturbed. (10) Community facilities within Blue Creek Ranch will be comprised of open space, common barns, roads and utility systems. The community facilities shall be maintained by the Homeowners Association. Roads Utility systems shall be paid for and developed by the applicant. Section 4.07.04 Height Maximum building height will be limited to 25 feet as defined by the Garfield County Zoning Resolution. Section 4.07.05 Setbacks Figure 4 establishes building envelopes for all lots. All structures with the exception of front porches will be restricted to the designated building envelopes. Porches may be as close as 10 feet from internal roads. Section 4.07.06 Residential Density The applicant is proposing an overall density of one dwelling unit per 1.8 gross acres. Section 4.07.07 Minimum Acres in PUD The PUD includes 81.66 acres which is in excess of the minimum number of acres which may comprise a PUD. Section 4.07.08 Land Uses Permitted A tree nursery and single-family dwelling units are uses permitted in the A/RIRD zone district (Section 3.02.01) 33 Section 4.07.09 Common Open Space As previously noted, approximately 54 acres or 67 percent of the PUD will be designated as open space. The nursery will probably be designated as limited use open space. The nursery represents approximately 12 percent (6.4 acres) of the total open space in the PUD which is consistent with Section 4.07.09. Section 4.07.10 Timeshare Fractional Fee Timeshare and fractional fee ownership is not proposed. Section 4.07.11 - 4.07.15 Affordable Housing The subject site is located within Garfield County Comprehensive Plan's Study Area 1. Therefore, affordable housing requirements are applicable. The applicant proposes that six of the proposed dwelling units will be subject to affordable housing sale unit deed restrictions. A total of46 dwelling units are proposed to be located in the PUD. Section 4.07.15.01 (1) requires a minimum of 10 percent of the housing mix in the PUD to be affordable housing units. The applicant proposes six affordable housing units which is 19.5 percent of the housing mix. Section 4.08.05 (1) Statement of Ownership and Written Consent to Submit Refer to Appendices 1 and 2. Section 4.08.05 (2)(a) Number of Dwelling Units and Overall Area As depicted on Figure 4 a total of 46 dwelling units are proposed. The concept is addressed in the Project Description section of this application. The site includes approximately 81 acres. 34 Section 4.08.05 (2)(b) Common Open Space As previously noted, approximately 54 acres or 67 percent of the PUD will be designated as open space. The nursery will probably be designated as limited use open space. The nursery represents approximately insert percent (6 acres) of the total open space in the PUD which is consistent with Section 4.07.09. Figure 4 identifies lands designated as open space. Section 4.08.05 (2)(c) Land Uses and Acreage Figure 4 shows land uses and acreage devoted to each use in the PUD. Section 4.08.05 (2)(d) Major Internal Circulation Systems Figures 4 and 10 depict the internal vehicular and pedestrian circulation system for the Blue Creek PUD, Section 4.08.05 (2)(e) Land for School Sites The applicant is not proposing to dedicate land for a school site at Blue Creek Ranch. The applicant will pay cash in lieu of land, if required. Section 4.08.05 (2)(f) Commercial and Industrial Uses Commercial and industrial uses are not proposed within the PUD_ Section 4.08.05 (2)(g) Utilities Provision of utilities is addressed in Appendix 3, a June 25, 2001 letter from Sopris Engineering, LLC. Figure 13 insert depicts the BIue Creek Ranch PUD: Utility Plan. Section 4.08.05 (2)(h) Development Restrictions Uses by Right: Nurseryltree farm, greenhouse, orchard, customary accessory uses and buildings including buildings for shelter or enclosure of persons, single-family dwelling and customary accessory uses, park and ride lots. 35 M I S En I OM IIIIII MN = N E M M ME MN Minimum Setbacks: All structures shall be located in building envelopes identified in on Final Plat. Final Plat building envelopes shall be based upon the building envelopes depicted on Figure 4. The following standards apply to designation of building envelopes. (I) Front Yard: Local Streets 20 feet from lot line (2) Rear Yard: 5 feet from lot line (3) Side Yard: 25 feet from lot line Cluster Lots Minimum Setbacks (1) Front Yard (facing courtyard commons): 5 feet (2) Rear Yard (facing parking open space): 10 feet (3) Side Yard: 5 feet Maximum Height of Buildings: 25 feet Section 4.08.05 (2)(i) Phasing The applicant plans to develop the property in one phase. It is anticipated road and utility installation will begin in the winter of 2002 and be completed by July of 2002. Lots will be development following the completion of site development. Section 4.08.05 (3) Vicinity Map Refer to Figure 1, Vicinity Map. The map shows the relationship of the site to connecting roadways, public facilities, commercial and cultural facilities and surrounding land uses. 37 Section 4.08.05 (4) Site Map Refer to Figure 14, Blue Creek Ranch PUD: Site Map. The Site Map depicts site boundaries, acreage, existing structures and existing zoning. Section 4.08.05 (5) Site Topographic Map Refer to Figure 3, Blue Creek Ranch PUD: Existing Conditions Map. The map shows topography, major vegetation elements, streams, rivers, ditches and areas subject to 100 year flooding. Section 4.08.05 (6) Legal Description Refer to Appendix 1, title policy. Section 4.08.05 (7)(a) PUD Objectives The Blue Creek Ranch PUD objectives are listed below. 1. Identify and preserve environmentally sensitive lands unsuitable for development such as wetlands and areas prone to flooding. 2. Enhance the SH 82 visual corridor by screening residential development from SH 82 with existing vegetation and by cultivating a nursery on the north end of the property. 3. Develop clustered housing surrounding common courtyards separated from motor vehicle traffic. 4. Limit single-family detached housing to building envelopes which are carefully selected to avoid environmentally sensitive areas and existing trees. 5. Preserve land along the Roaring Fork River as common open space. 6. Work with RTA and CDOT to develop a well landscaped park and ride lot on the site. 7. Develop and dedicate a bicycle pedestrian trail along County Road 100 from Catherine to the Roaring Fork River. 8. Improve public access to the Roaring Fork River for fisherman and boaters. 9. Create a street system with low traffic volumes which provides safety for pedestrians and bicycle riders. 38 c m IMO N MI MN M-- r MI NM ME MN r- - MI E- EMI 52 A Igo J ea 4. sastp •6r.� I 1 • • D L. L. s F_ar i'rr r • Elsimsr oil; ;a Igo J ea 4. sastp •6r.� I 1 • • D L. L. s F_ar i'rr r • Section 4.08.05 (T)(b) Development Schedule The applicant anticipates developing the subject site in one phase. Development will be initiated in the winter of 2002 with completion of site development by August of 2002. The applicant anticipates installing roads and utilities to all lots and selling Tots. Currently, the applicant intends to build all of the affordable housing and offer the units for sale. Section 4.08.05 (7)(c) Covenants, Conditions and Restrictions Appendix 14 is a copy of draft covenants for the PUD. Section 4.08.05 (7)(d) List of Owners within 200 Feet Appendix 7 is a copy of the owners of properties within 200 feet of the subject site as listed in the Garfield County Assessor's Office records. Section 4.08.05 (T)(e)(i) Legal & Physical Water Source Refer to Appendices 7 and 9, June 13, 2001 and June 25, 2001 letters from Zancanella and Associates, Inc. and Scott Miller of Patrick & Stowell which describe the legal and physical water supply. The first choice for a water supply is to link the Blue Creek Ranch PUD system with the Aspen Equestrian Estates system. However, Zancanella's and Miller's letters demonstrate the capability to develop an independent water system, if necessary. Section 4.08.05 (7)(e)(ii) Waste Water Treatment Refer to Appendix 6, a June 25, 2001 letter from Zancanella and Associates, Inc. which describes the plan for waste water disposal. Refer to Appendix 8, a June 25, 2001 letter from Scott Miller of Patrick & Stowell addressing waste water disposal. A review of these letters indicates the applicant is reasonably likely to provide an adequate waste water disposal system to serve the proposed Blue Creek Ranch PUD. 40 The first option is to join the Blue Creek Ranch PUD system with the Ranch at Roaring Fork's waster water disposal system. The second option is to develop an independent system. Appendix 13 is a copy of the recently files Engineering Report and Site Application for the Blue Creek Ranch Waste Water Treatment Facility. Section 4.08.05 (7)(e)(iiij Storm Drainage Refer to Appendix 3, a June 25, 2001 letter from Sopris Engineering LLC which addresses storm drainage and Figure 15, Blue Creek Ranch PUD: Storm Drainage Layout. Appendix 3 explains that storm drainage from the proposed development will not impact adjoining property. Section 4.08.05 (7)(e)(iv) Natural Hazards Floodplain hazards are the only natural hazards affecting the subject site. The site plan has been developed to avoid all mapped floodplain areas. Appendix 9 is a Preliminary Geotechnical Study of the subject site prepared by HP Geotech. The site plan has been developed to avoid geologic hazard areas. Section 4.08.05 (7)(f) Legal Access Appendix 10 is a September 7, 2000 letter from Patrick & Stowell which demonstrates legal access to the Blue Creek Ranch from County Road 100. The applicant has reserved a right-of- way for the potential development of a railroad serving the Roaring Fork Valley. Refer to Figure 4, Tract 2. Section 4.08.05 (7)(g) Wildlife As noted in this application, the applicant is seeking to preserve environmentally sensitive portions of the site. Appendix 4 is a wetlands investigation prepared by Any Antipas and 41 - - - - - - - - - - - - - - - - - - - S 3116014 Appendix 5 is a wildlife assessment prepared by Nature Tech Consultant Services Corp. Appendix 11 is a Colorado Division of Wildlife WRIS Data Checklist which provides an inventory of on site wildlife. The applicant will follow Antipas' and Dahmer's recommendations. SKETCH PLAN SUBDIVISION This section demonstrates compliance with Section 3:30 of the Subdivision Regulations of Garfield County. Section 3:32 Sketch Plan Figure 16 is a copy of the Blue Creek Ranch Subdivision: Sketch Plan. A. The a name of the Subdivision appears on Figure 15. B. Location, boundaries and legal description appears on the Blue Creek Subdivision Sketch Plan: Site Map. C. TheNames, addresses and phone numbers sof the owner, applicant, planner and engineer appear on all the Blue Creek Ranch Subdivision Sketch Plan maps. D. The date ofsketch map preparation, map scale and symbol designating due north appear on. Figure 16. E. Figure 17 is the Blue Creek Ranch Subdivision Sketch Plan: Topo Map. F. The general location of all existing and proposed Tots streets, alleys, easements, road rights-of-way, irrigation ditches water courses on the site are depicted on the Blue Creek Ranch Subdivision Sketch Plan: Site Plan Layout, Figure 16. G. Natural and man-made features are depicted on the Blue Creek Ranch Subdivision Sketch Plan: Existing Conditions, Figure 18. H. Figure 19 is a vicinity map of the proposed site area. I. Figure 16 includes a land use breakdown of the project which includes all the requested land use data. 43 91, 31111014 1.11 MN IM EMI =I MMI NM 1 a 11111 iiii ,. Dr4: t P 111 11111111Ii1MiiIIIi1111111111 MENEM III 1 i, 1 1 EMEEMENEM iiliallIRM i illibilliiiiiiii 'fi ri5ix 41741 !n , .1'P$ INI I MINIUM& I I II II I tr; •No 0 F 1i ' imiLi i i ii ii ii* A 2 p. 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I i Y'}4A fr' r F l l'' I tl!" l f.,. t l 4• I t l f`• `4 4" I i t 1 It 1 I Y I k •3 I # #'f: 11 1' F -F: i t�. 1 1 1 �. � l■ I I f f •. I I 1 I -I X 1' _ Jr �,L, - 1 f- a 7 5"P= • j--`-'�_� '�' I Z�j - % ' r . 1 ' .� ---' '----� L .,, 1 `S ABOVE tou YEAR ri000 PLAIN , _ ` + - OM'', . - , _� �.. ti F i., RJi AI e• � - _ - - ', J Y ,✓ b Oi T Y '+ - y ; ... • I, „E71.1s I� I a f y— `�., £; 3 I' I' I I I A {t r t I I 1 s •':` I t I 11 I F F Y I i •' v I f f I I I 1 i f I I •; $• i f f I- •� •-I Y1I I 1 1 1 1! 1 1 • r r '� '1111ti 11111 'l1 1 11111 l .I ;.-1 L• I t! 1 I I I I I +I, • 4 dS # I C C I l a1 +� F 1 I• I I t 1 i I� h 11 I I I ;. #, + ; I I I i f I . .. _ I f # dr i . #• k . .,.� [ 1 1 $6{rQ �1 1 F 1' 4I1 I i IP I` 1 '`fii ... 1 1 1 1 11 `. I I 1 1 t k 1-I `r iiSS Ii E�1.1 I�I�I'11N `O f% } I,I 'I IIIIrI I 1I'1f/?. I pow 1111 I , WA TER riEVA DON I I��// l � 4:33/2 P/0.0 �I i.I -�.� 1 t I' Y" 1 I A t $ I I I f I I k I i -:# • 6 III f Al. I I 1 1 1 ` I �1 s -* Ns, lS1 Ili S 111 II1 1 i I III'€_ DOTTING CYDNDI11pNS LEGEND .. ... 7' I 1 1 ; 1 t13311143 31. MCI If . -- o ING.INCEII a 1RCJ Or .W-7/.LO17A7 /ROY .+� 6xruas,tY�C r/Rr /Tsar r/j 0361337 Ptvss raturo Der .1.1370. %IX 4 IMO) MAMA,' lit E 7NG CUi1F7. II/IX'° ' 1 ' 1 ' 1 ' 1 . rrann"r nvwrr, - s/'rruc OSS NOW?1 1 I 1 1 Aran zro 1!7R 417 £VA:57]rLC77O# 777403 � 1 , 0 OWING CDC/r wan=1. 111111 1 !WS" AREA COI7Nlr P44,46 rs431 !.ZD Jae" FRI.P/RAT /X 31r9 OP /'C4 ../44: ?; NW/ Orin_- i. amps F+0.6+ 0+1 " FA`A+f1773. C(Rr7r,LD COL0177' SOBD/i7S/ON RirC6 1770A`S (/ Dfl7SJOY SAY77ON .x10-r+c 1 3 16/07 SLrIC'8 'rale • i / • 1Rrr Or ra1>`riiR _nom 1777 irlRld'J NO a tDR ax SIREE73 WI* YE 9QT 3- NO HATS _ 43137 SIOR DY ss mu, ex: FOOT '�' 77,/, ACT r /PM Ysr (6440.lr/d C00174 AMARA /NO Or rsraR IAM. 4 j906) ZA ` CI"LYAi1Z.e ,s, CAD AIM'"ORA' /Ar C&RflhZ D MATT, COLORADO BLUE CREEK RANCH Ater Ciettr !AA." WOLO/.4ri scsNR WORN 4/CI' ALE AREA 1P776' ell, a frs, 1e7rr 100 ruR C/d JOiD /WV? ©irriZOP1A447 rrs s raN.uca sa/rr, rw SUBDIVISION PLAIN WO caaWrr R1UO 4.fiFIJY LV Jrdrr i? 8/4As 41.3841221L4 L(Y7t7j9A'as-ardd7 �•. SOpnis EN r,RLw, LLC SEEMS PLAN -EXISTING L'ONniD1Oa1's 'mL COA'SULTARTSI J6.13613.1 421 /anew 31.4.340,1 .h0,.+. ao ..i.wt u..4....1601.. o1. Co1ws+lo /$S4 OW, weeps 102 1061 31e1[Er, surrE a<? DRS. ilLD Cr. rfLr NO. star? 3 •-•� 0•41,•• •s,• .m - - cc 1311 e�' DR. MAD Dors aeis(ot sooas.ot awe s - -- FIGURE 18 Section 3:40 Supplemental Information A. The source and amount of water are addressed in letters prepared by Tom Zancanella, PE and Scott Miller which are found in Appendices 7 and 9. B. The proposed type of sewage disposal is also addressed in Tom Zancanella's letter which appears as Appendix 6 and Scott Miller's letter which appears as Appendix 8. C. The USDA Soil Conservation Service soil designations with interpretation tables is in Appendix 12. D. Site drainage is addressed in a Ietter from Mark Butler which appears as Appendix 3. If drainage recommendations are adhered to there will be no impact upon lakes and streams in the site vicinity. The applicant will avoid disturbing steep slopes. E. Radiation hazards are addressed in Appendix 9. The Preliminary Geotechnical Study. Radon gas is sometimes a hazard in the Roaring Fork Valley. Standards procedures will be followed to test for radon gas. Mitigation may be necessary. F. Figure 16, Blue Creek Ranch Subdivision Sketch Plan: Site Plan Layout demonstrates that all lots within the Subdivision will have access to County Road 100 or old SH 82. Appendix 3, a letter from Mark Butler PE indicates that internal roads will meet Garfield County standards. G. Utilities areas addressed in Mark Butler's letter (Appendix 3). 48