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HomeMy WebLinkAbout17 Revised Construction Phasing Descriptions1 COLORADO CONSTRUCTION PHASING PLAN RIVER EDGE COLORADO GARFIELD COUNTY, COLORADO OWNER /APPLICANT : O CARBONDALE INVESTMENTS, LLC 7999 HWY 82 CARBONDALE CO 81623 D CONSULTANT:El 8140 PARTNERS, LLC P0DB0X0370 LITTLETON,OCOO80160O SUPP1EMENTEDOBY:D O HDR 1ENGINEERINGO 1670 OBROADWAY,OSUITED3400D DENVER,OCO0802020 O D JAN UARYD2015D Construction Phasing Plan River Edge Colorado, Garfield County, Colorado I. BACKGROUNDEI Carbondale Investments, LLC ("CI") has developed this Affordable Housing Plan ("Plan") for the River Edge Colorado Planned Unit Development ("REC PUD", "REC" or "Project") for Garfield County ("County") and Garfield County Housing Authority ("GCHA") in accordance with the requirement of Article VIII of the Garfield County Unified Land Use Resolution ("ULUR"). The purpose of the Plan is to set forth the expectations with regard to the development of housing for very low, low and moderate income households at REC, in furtherance of the requirements of the ULUR. In formulating this Plan, CI has assumed that approximately 362 for -sale dwelling units will be developed within the REC PUD upon final build -out in accordance with the proposed River Edge Colorado Preliminary Plan and PUD applications submitted to Garfield County in December 2010. The REC PUD calls for the development of affordable housing for moderate, low and very low income families, and the development of housing attractive to middle and upper income families. The REC PUD plans to meet the needs and desires of a wide range of families by offering a mix of housing types, densities, and price ranges. To realize the vision with respect to very low, low, and moderate income households, it is necessary to concentrate the affordable housing program efforts towards serving homebuyers earning 150% and below of the Area Median Income ("AMI") levels for very low, low and moderate income families as published annually by U.S. Department of Housing and Urban Development ("HUD") for Garfield County. The proposed income threshold is different than that required by the ULUR and is proposed due to the changes in the ability of low and moderate income households to get financing under the new lending practices and requirements. It is believed that through normal market forces the additional broad range of housing targeted at incomes above 150% of AMI can be achieved. Therefore, this Plan establishes specific requirements that are needed to carry out the affordable housing objectives. 11. D DESCR1PT1ON133FGetCT1ONS1213Y2F111NG11 A. PREREQUISITEOMPROVEMENTSI] 1. OFFSITE©MPROVEMENTSI] Offsite improvements that may be completed in advance of or as a component of Filing 1 and 1A include: construction of access improvements as required by CDOT and temporary construction of access across the RFTA ROW; relocation of a 2,900 foot segment of the Glenwood Ditch; completion of site grading activities (balanced earthwork totaling approximately 1.2 million cubic yards) including preliminary investigations associated with hazard mitigation actions; construction of the major site drainage facilities (i.e. conveyance channels and water quality ponds); and revegetation of the disturbed areas per requirements outlined in the revegetation and landscaping plans; and materials processing and storage for future use in development. 2 Construction Phasing Plan River Edge Colorado, Garfield County, Colorado B. FILINGSWANDLIA0 1. OFFSITE©MPROVEMENTS I The primary offsite improvements to be constructed prior to or as a component of Filing 1 and 1A include: site access from Highway 82, a public crossing of the RFTA trail, and connections to RFWSD water supply and distribution facilities including river crossings, tanks and offsite transmission lines (maybe completed in advance of filing in coordination with CDOT, County, and RFWSD); and connections to RFWSD sewage treatment facilities including river crossings and offsite collection lines (may be completed in advance. Connection to the sewage treatment facilities will depend on the treatment alternative selected. The connection will either be onsite as part of the REC privately owned and operated system or transferred to an expanded RFWSD WWTP located south and west of the Project Site. 2. ONSITE©MPROVEMENTSE The primary onsite improvements to be constructed to support Filing 1 and 1A include: a primary entry road, a roundabout at the entrance to the neighborhood center that is 124 feet in diameter with a single 14 -foot circulating lane and 12 -foot entry and exit lanes, splitter islands of raised concrete and a landscaped center island with a 10 -foot truck apron; approximately 3,740 linear feet of Local Streets, 1,940 linear feet of Alley/Court and 1,450 linear feet of Entry Street including sidewalks and associated street features; approximately 5,000 linear feet of potable water distribution lines and ancillary facilities; approximately 7,815 linear feet of raw water irrigation lines and raw water irrigation diversion, pond, treatment and pump station; approximately 2,000 linear feet of trunk main and 3,600 linear feet of gravity sewer; approximately 2,585 linear feet of soft path; a northern emergency vehicle access route with all weather surface; final grading and drainage facilities within the filing boundaries; final landscaping and recreational facilities, as specifically defined at time of final plat on 8.69 acres of open space, 5.02 acres of park, and 5.49 acres of common areas; 955 linear feet of alley for tract BC; and service connections for water distribution and sewage collection, drainage facilities and landscaping. The 5.02 acres of active parks and 5.49 acres of common areas will be final landscaped. In addition, an initial portion of the neighborhood center (including parking and mail boxes) will be constructed. The facility may be expanded at the developer's discretion in association with subsequent filings. Each linear foot of Local Street section includes the construction of vertical curb and gutter, on -street parking, 5 -foot wide sidewalk and 5 -foot wide landscape area located on both sides of the 33 -foot of asphalt paved street. Each foot of Alley/Court section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. 3 Construction Phasing Plan River Edge Colorado, Garfield County, Colorado C. FILING1720 1. PREREQUISITE©MPROVEMENTSD Improvements described for Filing 1 shall be completed prior to initiating the onsite improvements associated with Filing 2. 2. OFFSITE®MPROVEMENTSM None. 3. ONSITE©MPROVEMENTSI J The primary onsite improvements to be constructed to support Filing 2 include: a neighborhood roundabout located on the far north end of Sopris View Drive and Trailside Drive that is 64 feet in diameter with a single 12 -foot circulating lane and four 12 -foot entry and exit lanes; a cul-de-sac at the terminus of Elk Terrace Street; approximately 2,800 linear feet of Local Streets including sidewalks and associated street features; approximately 3,160 linear feet of potable water distribution lines and ancillary facilities; approximately 1,050 linear feet of trunk main and 2,650 linear feet of gravity sewer and ancillary facilities; approximately 1,600 linear feet of soft path; final grading and drainage facilities within the filing boundaries; and final landscaping and recreational facilities, as specifically defined at time of final plat, on 9.58 acres of open space, 2.59 acres of park, and 1.77 acres of common area. Each linear foot of Local Street section includes the construction of vertical curb and gutter, on -street parking, 5 -foot wide sidewalk and 5 -foot wide landscape area located on both sides of the 33 -foot of asphalt paved street. Each foot of Alley/Court section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. D. FILING[2AI] 1. PREREQUISITE©MPROVEMENTSD Improvements described for Filings 1, 1A and 2, shall be completed prior to initiating the onsite improvements associated with Filing 2A. 2. OFFSITE©MPROVEMENTSD None. 3. ONSITE©MPROVEMENTSE The primary onsite improvements to be constructed to support Filing 2A include: approximately 840 linear feet of alley for tract BM and service connections for water distribution and sewage collection, drainage facilities and landscaping. 4 Construction Phasing Plan River Edge Colorado, Garfield County, Colorado Each linear foot of alley section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. E. FILINGSBI ►ND[ All 1. PREREQUISITE©MPROVEMENTS I Improvements described for Filings 1 and 2 shall be completed prior to initiating the onsite improvements associated with Filings 3 and 3A. 2. OFFSITE©MPROVEMENTSD None. 3. ONSITE©MPROVEMENTSI] The primary onsite improvements to be constructed to support Filings 3 and 3A include: approximately 4,560 linear feet of Local Streets;, 900 linear feet of Alley/Court including sidewalks and associated street features; approximately 5,415 linear feet of potable water distribution lines; approximately 1,000 Linear feet of sewer trunk main and 3,200 linear feet of gravity sewer and ancillary facilities; final grading and drainage facilities within the filing boundaries; a southern emergency vehicle access route with all weather surface; approximately 1,735 linear feet of soft path and a 70 -foot long bridge over Cattle Creek; landscaping and recreational facilities, as specifically defined at time of final plat, on 3.07 acres of open space, 5.59 acres of park, and 4.48 acres of common areas; 510 linear feet of alley for tract AJ; and service connections for water distribution and sewage collection, drainage facilities and landscaping. In addition, a further expansion of the neighborhood center may be required at this filing, including the pool and outdoor amenities. Each liner foot of Local Street section includes the construction of vertical curb and gutter, on -street parking, 5 -foot wide sidewalk and 5 -foot wide landscape area located on both sides of the 33 -foot of asphalt paved street. Each foot of Alley/Court section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. F. FILINGS BEI 1. PREREQUISITE©MPROVEMENTS I Improvements described for Filings 1 and 1A, and 3 and 3A shall be completed prior to initiating the onsite improvements associated with Filing 3B. 2. OFFSITE®MPROVEMENTSD None. 5 Construction Phasing Plan River Edge Colorado, Garfield County, Colorado 3. ONSITE©MPROVEMENTSCI The primary onsite improvements to be constructed to support Filing 3B include: approximately 960 linear feet of alley for tract AD and service connections for water distribution and sewage collection, drainage facilities within the filing boundaries, and landscaping. G. FILINGSE 1L7ANDMAE 1. PREREQUISITE©MPROVEMENTSI Improvements described for Filings 1, 2 and 3 shall be completed prior to initiating the onsite improvements associated with Filings 4 and 4A. 2. OFFSITE©MPROVEMENTS I None. 3. ONSITE©MPROVEMENTS I The primary onsite improvements to be constructed to support Filing 4 and 4A include: approximately 1,445 linear feet of Local Streets including sidewalks and associated street features; approximately 3,280 linear feet of potable water distribution lines and ancillary facilities; approximately 900 linear feet of gravity sewer and ancillary facilities; approximately 1,720 linear feet of soft path; final grading and drainage facilities within the filing boundaries; final landscaping and recreational facilities, as specifically defined at time of final plat, on 3.15 acres of open space and 3.51 acres of common areas; and approximately 510 linear feet of alley for tract AK, service connections for water distribution and sewage collection, drainage facilities and landscaping.. Each linear foot of Local Street section includes the construction of vertical curb and gutter, on -street parking, 5 -foot wide sidewalk and 5 -foot wide landscape area located on both sides of the 33 -foot of asphalt paved street. Each foot of Alley/Court section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. H. FILINGE30 1. PREREQUISITE©MPROVEMENTSI J Improvements described for Filings 1, 2, 3 and 4 shall be completed prior to initiating the onsite improvements associated with Filing 5. 2. OFFSITE©MPROVEMENTSI] None. 6 Construction Phasing Plan River Edge Colorado, Garfield County, Colorado 3. ONSITE©MPROVEMENTSCI The primary onsite improvements to be constructed to support Filing 5 include: a neighborhood roundabout located on the far south end of the project site (intersection of High Creek Road and Alpine Bluff Street) that is 64 feet in diameter with a single 12 -foot circulating lane and four 12 -foot entry and exit lanes; approximately 2,600 linear feet of Local Streets and 535 linear feet of Alley/Court, including sidewalks and associated street features; approximately 3,010 linear feet of potable water distribution lines and ancillary facilities; approximately 6,130 linear feet of raw water irrigation lines and ancillary facilities; approximately 2,570 linear feet of gravity sewer and ancillary facilities; approximately 1,390 linear feet of soft path; and final landscaping and recreational facilities, as specifically defined at time of final plat on 16.12 acres of open space and 4.15 acres of active parks and 1.64 acres of common areas. Each linear foot of Local Street section includes the construction of vertical curb and gutter, on -street parking, 5 -foot wide sidewalk and 5 -foot wide landscape area located on both sides of the 33 -foot of asphalt paved street. Each foot of Alley/Court section includes 24 -feet asphalt pavement. All street and alley sections are surface drained to inlets that either direct collected water to storm sewers or outlet to lined conveyance channels. I. COST[ STIMATEIANDMETHODEFCFINANCINGO A cost analysis and estimate will be provided for the infrastructure improvements under separate cover in conformance with Section 6-301C.8.r.(3) of the ULUR at the time of and in association with each Subdivision Application for Final Plat. The cost estimate shall include estimates for those facilities identified in the Development Agreement as necessary to support the development of the lots being proposed for creation within the boundaries of the Final Plat being submitted for review. Based on the preliminary design submitted for review in association with the current Rezoning and Preliminary Plan and supported by this Report, preliminary costs have been developed and reviewed by 8140 Partners, LLC. These costs have been determined to be reasonable and support the feasibility of constructing a cost effective sewage collection system for the Project. Preliminary cost estimates are viewed by Carbondale Investments, LLC ("CI") as proprietary information. Construction Phasing Plan River Edge Colorado, Garfield County, Colorado EXHIBIT A: ENGINEER'S ESTIMATE FORM 8