HomeMy WebLinkAbout5.0 Resolution 02-1091111111 viii niiii iiiiiueii in iia1ii 10111111111 ini
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STATE OF COLORADO
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County of Garfield
At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held in
the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on Tuesday, the
_12th of November} A.D. 2002, there were present:
John Martin , Commissioner Chairman
Larry McCown , Commissioner
Walt Stowe , Commissioner
Don DeFord , County Attorney
Mildred Alsdorf , Clerk of the Board
Ed Green , County Manager
when the following proceedings, among others were had and done, to -wit:
RESOLUTION NO. Pa -!Del
A RESOLUTION CONCERNED WITH THE APPROVAL OF A PRELIMINARY PLAN FOR THE
LAKE SPRINGS RANCH PUD SUBDIVISION
WHEREAS, The Berkeley Family Partnership, Miriam Berkeley made application to the
Board of County Commissioners of Garfield County for approval of a Preliminary Plan for the Lake Springs
Ranch PUD Subdivision;
WHEREAS, the Garfield County Planning Commission reviewed the Lake Springs Ranch PUD
Preliminary Plan subdivision application and recommended approval to the Board of County
Commissioners;
WHEREAS, based on the material submitted by the applicant, the recommendation of the Planning
Commission and the comments of the Garfield County Planning Department, this Board finds as follows:
1. That proper publication, public notice and posting was provided as required by law for the
hearings before the Planning Commission and Board of County Commissioners.
2. That the hearings before the Planning Commission and Board of County Commissioners
were extensive and complete, that all pertinent facts, matters and issues were submitted and
that all interested parties were heard at that hearings.
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3. That the Garfield County Planning Commission recommended approval of the Preliminary
Plan.
4. That the proposed subdivision of land is in compliance with the recommendations set forth in
the Comprehensive Plan for the unincorporated area of the County.
5. That all data, surveys, analyses, studies, plans and designs as required by the State of
Colorado and Garfield County have been submitted, reviewed, and found to meet all sound
planning and engineering requirements of the Garfield County Subdivision Regulations.
6. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution.
7. That for the above -stated and other reasons, the proposed subdivision is in the best interest of
the health, safety, morals, convenience, order, prosperity and welfare of the citizens of
Garfield County.
NOW, THEREFORE, BE IT RESOLVED that the Preliminary Plan of the Lake Springs Ranch PUD
Subdivision for the following described unincorporated area of Garfield County be approved with the
following conditions:
1. All representations of the applicant made in the application and at the hearings before the
Planning Commission and Board of County Commissioners shall be considered
conditions of approval, unless approved otherwise by the Board.
2. As a part of any Final Plat submittal, the applicant shall include an analysis of the traffic
impacts of the phase being platted and include at least 50% of that fee at the time of
platting and include in the disclosure statements to prospective and new property owners
a statement identifying their obligation to pay the remaining 50% at the time of building
permit approval.
3. The applicant will provide an appraisal of the property prior to development that is no more
than 24 months old, to be used to establish the school site acquisition fee to be paid at the
time of final platting of the property.
4. Impact fees shall be paid to the Fire District prior to finalization of the final plat. The
applicant shall adhere to the recommendations of the Carbondale and Rural Fire
Protection District.
5. The improvements included with the Final Plat will include a revegetation provision for
the disturbed areas associated with the improvements for the subdivision, along with
security to guarantee that the revegetation has been successful.
6. Approval of the Preliminary Plan requires the developer to complete the platting of all
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phases within 15 years and the first Final Plat must be recorded within one year of the final
approval of the Preliminary Plan.
7. Hepworth-Pawlak Geotech's recommendations shall be followed. Site specific studies
shall be conducted for individual lot development. The need for site specific studies shall
be disclosed in the covenants and on the plat in the form of a plat note. Those
recommendations include the following:
a. Prospective building owners should be made aware of the potential low risk of evaporite
deformation. If the low risk is not acceptable to building owners, it can be reduced by the use
of heavily reinforced foundation system preferably without a basement.
b. It is recommend that buildings not be located within 50 feet of the mapped fault trace
unless site specific studies show that a fault is not present or, if present, the fault is not
geologically young .
c. It is recommended that additional subsurface exploration be made in these areas to
evaluate the engineering characteristics of the lake deposits .
d. The recommended foundation system will depend on the site specific expansion
potential. Also, a structural floor system over a crawlspace may be warranted depending
on the expansion potential at a specific building site. A site specific foundation study by
the individual lot owners should be conducted for design level recommendations.
e. More extensive grading should be evaluated on a site specific basis. As previously
recommended, cut and fill should not exceed 10 feet deep and cut and fill slopes should
be 2: 1 (horizontal to vertical) or flatter. We should review the proposed grading plans
when available and determine if addition subsurface exploration and analysis are needed.
f. The channel crossing should be designed for the appropriate flood discharge and
include provisions for a high sediment concentration flooding. Hydrologic analysis in this
area should also consider flood flow velocities and the need for channel erosion
stabilization to protect proposed Lots 11, 12 and 13, Block 2.
g. Occupied structures should be designed to withstand moderately strong ground shaking
with little or no damage and not to collapse under stronger ground shaking. The region is in
the Uniform Building Code, Seismic Risk Zone 1.
8. Since the applicants have not determined what type of development will occur on the
cluster lots, it will be necessary to have the cluster lots subject to Preliminary Plan
review, on a lot specific basis.
9. Prior to the approval of a final plat, the Plans and Specifications for the drinking water
system must be submitted to the Colorado Department of Public Health and
Environment, Technical Services Unit, for Capacity Development approval.
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10. That prior to any final plat approval, the applicant shall give the Spring Valley Sanitation
district the opportunity to review and approve the wastewater collection system plans for
the development.
11. The following plat notes shall be placed on the final plat:
"The individual lot owners shall be responsible for the control of noxious weeds."
"Application for a building permit for each lot within the subdivision shall include a site
specific foundation study done by a qualified registered professional engineer in the State
of Colorado."
"Garfield County has adopted a "Right to Farm" provision in the Garfield County Zoning
Resolution in Section 1.08, which states among other things, that "residents and visitors must
be prepared to accept the activities, sights, sounds and smells of Garfield County' s
agricultural operations as a normal and necessary aspect of living in a County with a strong
rural character and a healthy ranching sector."
"One (1) dog will be allowed for each residential unit on this lot, and the dog shall be
required to be confined within the owner's property boundaries. Enforcement provisions
shall be developed for allowing the removal of a dog from the area, as a final remedy in
worst cases."
"No open hearth solid -fuel fireplaces will be allowed on this lot. One (1) new solid -fuel
burning stove as defined by C.R.S. 25-7-401, et. seq., and the regulations promulgated
thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an
unrestricted number of natural gas burning stoves and appliances."
"All exterior lighting shall be the minimum amount necessary and all exterior lighting shall be
directed inward, towards the interior of the lot. Provisions may be made to allow for safety
lighting that goes beyond the property boundaries."
12. The following amendments to the covenants need to amended or added.
a. Section 8.16, Animals and Pets, needs to be modified to allow for only one (1) dog
per household, rather than the two proposed.
b. Section 4.3 of the draft covenants should include maintenance of drainage structures.
13. That the Final Plat submitted, include a digital copy of the Final Plat and attached
documents on disk, to a standard acceptable to the Garfield County Information
Technology Department.
14. The names of the roads within the subdivision will be changed to avoid confusion with
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other county roads for safety purposes.
15. The applicant shall make application to the Colorado Department of Transportation,
pursuant to Section 12 (b) of the State Highway Access Code, for a permit for the
reconstruction of an existing access at the intersection of County Road 114 and State
Highway 82. Such application and approved permit shall be tendered as a part of the
approved phasing plan and shall be included with the applicable final plat documents,
specifically the subdivision improvements agreement that includes security for the
intersection improvements.
16. Roadways. The current preliminary plan application for Lake Springs Ranch PUD proposes
fourteen separate accesses onto Garfield County Road 114, hereinafter "CR114".
Notwithstanding any future Board of County Commissioners amendments to current
approvals which may be obtained for the currently proposed design of the roadway accesses
for the Lake Springs Ranch PUD from CR114 and the present design of improvements to
CR114 through the Lake Springs Ranch PUD, based on agreements and representations of
the applicant, the applicant shall adhere to the following criteria:
a. Grade of Garfield County Road 114 at Intersections: At intersections with Lake
Springs Ranch development roads, the vertical alignment of Garfield County Road 114
shall have grades no greater than 5% for a minimum distance of 25 -feet as measured
from the centerline of the intersecting road.
b. Grade of Intersecting Road at Intersections: At intersections with Garfield County
Road 114, all Lake Springs Ranch development roads shall have grades no greater than
4% for a minimum distance of 120 -feet as measured from the centerline of Garfield
County Road 114.
c. Angle of Intersections: Intersections shall be designed as nearly to right angles as
possible, with no intersecting angles of less than 85 degrees. The centerline of
intersecting roads shall be designed with a tangent at the intersection with a minimum
tangent length of 60 -feet as measured from the centerline of Garfield County Road 114
to the first Point of Curvature (P.C.) on the intersecting road.
d. Proximity of Adjacent Intersections: Where two Lake Springs Ranch development
roads intersect Garfield County Road 114, the intersecting centerlines shall be directly
aligned, or shall be separated not less than 200 -feet as measured between intersecting
centerlines. In the event that one or both of the intersecting streets requires that
County Road 114 be provided with auxiliary lanes (acceleration and/or deceleration
lanes) as provided for herein, then the intersecting street centerlines shall be offset
sufficient distances so that the minimum length of the auxiliary lanes, as required for
herein, are provided and do not overlap.
e. Requirement for Auxiliary Lanes: Intersections of all Lake Springs Ranch
development roads shall be provided with auxiliary lanes (left turn deceleration lanes,
right turn deceleration lanes, right turn acceleration lanes, and left turn acceleration
lanes) applying criteria set forth in Section 3.9 of the Colorado State Highway Access
Code dated August 31, 1998.
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f. Design Criteria for Auxiliary Lanes: The design of all required auxiliary lanes shall
be in accordance with then applicable Garfield County specifications, as applicable,
and Section 4 — Design Standards and Specifications of the Colorado State Highway
Access Code dated August 31, 1998.
.Intersection Sight Distance: At intersections of Lake Springs Ranch development
roads and Garfield County Road 114, clear zones shall be designed and maintained to
provide sight distance for the vehicle on the intersecting road (stop or yield) to
observe a moving vehicle on Garfield County Road 114. The clear zone shall be
maintained free of all vegetation and objects taller than 24 -inches except for traffic
signs. The sight distance shall be measured from a point on the intersecting road (stop
or yield) which is 10 -feet from the edge of pavement on Garfield County Road 114.
The minimum intersection sight distance for intersections with Garfield County Road
114 based on a 35 MPH design speed shall be 350 -feet
h. Access Points: Direct accesses onto Garfield County Road 114 by individual lots
shall be prohibited. No individual lot shall access a Lake Springs Ranch development
road within a distance of 100 -feet from an intersection with Garfield County Road
114, as measured from the nearest edge of pavement of Garfield County Road 114.
i. Utilities and Street Construction: Street and road construction shall not proceed
beyond subgrade preparation until all utilities which are intended to be placed under
any part of the street or road are complete, including all service lines, and all utility
trenches are backfilled and compacted in accordance with the street or road
construction specifications as provided by a registered geotechnical engineer.
Other Design Criteria: Except as modified above, CR 114 shall be subject to the
following design parameters:
g.
J.
Garfield County Road 114 Design Criteria
Design Capacity (Vehicles
Per Day)
2500+
Minimum Right of Way
Width
80 -feet
Type of Surface for
Driving Lanes and
Shoulders
Asphalt
Pavement Design and
Subgrade Stabilization
Prepared By Registered Geotechnical Engineer
Based On Site Specific Soil Analysis And
Anticipated Traffic Volume For 20 -Year Design
Life
Minimum Driving Lane
Width
12 -feet
Minimum Shoulder Width
6 -feet
Ditch Width and Storm
Drainage Culverts
Designed by Professional Engineer to Provide
Minimum Hydraulic Capacity to Convey Peak Flow
From 100 -year Storm Event
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Garfield County Road 114 Design Criteria
Cross Slope
2% to 8% Based on Superelevation Design of
Roadway by Professional Engineer
Shoulder Slope
Identical to Cross Slope
Minimum Design Speed
[Miles Per Hour]
35 MPH
Minimum Centerline
Radius [Feet]
Varies with Superelevation
Rate of Superelevation:
2% Crown Section
610 -feet
2%
470 -feet
4%
420 -feet
VA)
380 -feet
8%
350 -feet
Minimum Percentage of
Runout on Tangent
80%
Minimum Runout Length
[Feet]
Varies with Change in Rate of Superelevation
Change in Rate of
Superelevation:
4%
84 -feet
6%
126 -feet
8%
168 -feet
10%
210 -feet
12%
252 -feet
14%
294 -feet
16%
336 -feet
Maximum Centerline
Grade
10%
Minimum Centerline
Grade
1%
K Value for Crest Vertical
Curve
40 minimum
K Value for Sag Vertical
Curve
50 minimum
17. Well Monitoring. Lake Springs shall participate with Spring Valley and other land owners in
the Spring Valley area in a ground water monitoring program to monitor water levels in the
Spring Valley Aquifer, as described in the Memorandum dated December 6, 2000, authored
by Anne Castle and Chris Thorne of Holland & Hart attached as Exhibit A. The data
collected pursuant to the monitoring program shall be provided to and maintained by the
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Basalt Water Conservancy District (the "Basalt District"). If and when the monitoring
program, or other reliable data and information, provide evidence of a long term trend that
indicates an inability of the Spring Valley Aquifer to satisfy expected demand associated
with decreed water rights owned by Lake Springs, Spring Valley, and the other parties
participating in the monitoring program, the applicant shall cooperate with the Basalt
District to identify and implement necessary and appropriate corrective measures which may
include: (a) implementation of water conservation measures and/or (b) evaluation of the
opportunities for provision of a substitute water supply from a supplemental source.
18. Fire Protection. Under the terms of Resolutions No. 2000-95 and 2002-07, Spring Valley
will be developing a fire station within its project that is planned to be proximate to the Lake
Springs Ranch PUD and which, for all practical purposes upon construction, will be the first
responding fire protection station to any fire within the Lake Springs Ranch PUD which is
currently in the Carbondale Fire Protection District. Accordingly, if a fire station is so
constructed within the Landis Creek Metropolitan District, Lake Springs agrees to use
reasonable efforts to include Lake Springs Ranch PUD within the Landis Creek Metropolitan
District fire protection umbrella so long as the ultimate cost of fire protection services are no
greater than would be imposed by the Carbondale Fire Protection District or, in the
alternative, to assist in reasonable efforts to have funds paid by Lake Springs Ranch PUD
property owners for fire protection services directed to the Landis Creek Metropolitan
District. In addition, the applicant agrees to work with Spring Valley to coordinate
discussions between the Landis Creek Metropolitan District and the Carbondale Fire
Protection District to provide for appropriate reimbursement of costs to Landis Creek
Metropolitan District for any emergency responses it may make to properties located within
the Carbondale Fire Protection District.
Dated this 16th day of December , A.D. 2002.
ATTEST:
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C erk of the 739prd
GARFIELD COUNTY BOARD OF
COMMISSIONERS, GARFIELD COUNTY,
COLORADO
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Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote:
John Martin
Larry McCown
Walt Stowe
STATE OF COLORADO
County of Garfield
)
)ss
)
, Aye
, Aye
, Aye
I, , County Clerk and ex -officio Clerk of the Board of County
Commissioners in and for the County and State aforesaid do hereby certify that the annexed and foregoing
Resolution is truly copied from the Records of the Proceeding of the Board of County Commissioners for
said Garfield County, now in my office.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County, at
Glenwood Springs, this day of , A.D. 2002.
County Clerk and ex -officio Clerk of the Board of County Commissioners