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COLORADO
PUD DEVELOPMENT GUIDE
RIVER EDGE COLORADO
GARFIELD COUNTY, COLORADO
OWNER/APPLICANT:
CARBONDALE INVESTMENTS, LLC
7999 HWY 82
CARBONDALE CO 8 1 6 2 3
970-456-5325
CONSULTANT:
8140 PARTNERS, LLC
PO BOX 0426
EAGLE, CO 81631
JANUARY 14, 2011
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
PUD DEVELOPMENT GUIDE
RIVER EDGE COLORADO
GARFIELD COUNTY, COLORADO
TABLE OF CONTENTS
I. PURPOSE AND INTENT 5
A. PURPOSE 5
B. INTENT 5
C. RELATED CONTROLS 6
D. NOTICE TO BUYERS 6
E. AUTHORITY AND APPROVALS 6
II. INTERPRETATION AND DEFINITIONS 7
A. INTERPRETATION 7
B. GUIDELINES AND CONVENTIONS FOR INTERPRETATION 7
C. DEFINITIONS 8
1. GENERAL DEFINITIONS 8
2. USE DEFINITIONS 21
3. RELATIONSHIPS TO OTHER REGULATIONS 29
III. PHASING 29
A. GENERAL PROJECT PHASING (SUBDIVISION FILINGS) 29
B. COMMUNITY SPACES AND FACILITIES 30
IV. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS 30
A. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS) 30
B. AMENDMENTS TO THE APPROVED PUD 31
1. SUBSTANTIAL MODIFICATION (MAJOR CHANGES) 31
2. NON -SUBSTANTIAL MODIFICATION (MINOR CHANGES) 32
V. LOT AND TRACT USE DESIGNATIONS 33
A. USE CATEGORIES AND USE DESIGNATIONS 33
1. RESIDENTIAL USE CATEGORY 34
2. COMMUNITY SPACE CATEGORY 35
3. RIGHT-OF-WAY (TRACTS) 37
4. UTILITY (TRACTS) 37
B. ESTABLISHMENT OF USE DESIGNATIONS ON LOTS AND TRACTS 38
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VI. LAND USE AND DEVELOPMENT STANDARDS 39
A. PURPOSE, APPLICABILITY, AND RELATIONSHIP TO OTHER COUNTY
STANDARDS 39
B. USE ALLOWANCES 39
1. USES RESTRICTIONS 39
2. DETERMINATIONS 39
C. DEVELOPMENT STANDARDS 40
1. RESIDENTIAL LOT TYPES AND DEVELOPMENT STANDARDS 40
2. NEIGHBORHOOD CENTER TRACT DEVELOPMENT STANDARDS 51
3. UTILITY TRACT DEVELOPMENT STANDARDS 53
4. OPEN SPACE TRACT DEVELOPMENT STANDARDS 55
5. COMMON AREA TRACT DEVELOPMENT STANDARDS 57
6. GARDEN/ORCHARD TRACT DEVELOPMENT STANDARDS 59
7. RIGHT-OF-WAY TRACT DEVELOPMENT STANDARDS 59
D. USE AND PERFORMANCE STANDARDS 60
1. ANIMAL RESTRICTION 60
2. FENCES 60
3. GROUP HOMES 60
4. RETAINING WALLS 61
5. VEHICLE AND EXTERIOR STORAGE 61
6. SIGNAGE 61
7. FIREPLACES 64
8. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS 64
9. UTILITY FACILITIES 64
10. TRASH STORAGE AND PICK-UP 66
11. NOISE 66
12. HOME OCCUPATION STANDARDS 66
VII. RESTRICTIVE OVERLAY AND EASEMENT STANDARDS 67
A. GEOHAZARD BUFFER ZONE 67
B. SLOPE INSTABILITY AREA 68
C. HERON PROTECTION ZONE 68
D. HERON ACTIVITY ZONE 68
E. 20 FOOT CONSERVATION EASEMENT ACCESS CONTROL AREA 69
F. FLOODPLAINS 69
G. RFTA OPEN SPACE EASEMENT 69
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H. EASEMENTS 69
VIII. COMMUNITY FACILITY STANDARDS 69
A. ROADS 69
B. PEDESTRIAN AND TRAIL SYSTEM 69
C. LIGHTING 70
D. ENTRY MONUMENTS & IDENTITY SIGNAGE AND LANDSCAPING 70
IX. LANDSCAPE STANDARDS 70
A. LANDSCAPING REQUIRED 71
B. RECLAMATION OF DISTURBED AREAS 71
C. PRIVATE LANDSCAPE ZONE 71
1. GARDEN HOME LOTS AND TRACTS 71
2. SINGLE FAMILY HOME LOTS 72
D. PUBLIC LANDSCAPE ZONE 73
1. LANDSCAPE PROGRAMS, IRRIGATION REGIMES AND IMPROVEMENTS.73
E. LANDSCAPING OF UTILITY TRACTS 79
F. GENERAL LANDSCAPE STANDARDS 79
1. FIRE HYDRANTS AND UTILITIES 79
2. CLEAR VISION AREA 79
3. PARKING AND STORAGE PROHIBITED 79
4. IRRIGATION SYSTEMS 80
X. STORMWATER AND RECLAMATION 81
A. CONSTRUCTION AND STORMWATER 81
B. RECLAMATION 81
XI. ENFORCEMENT 81
XII. SEVERABILITY 81
APPENDICES
APPENDIX A: LEGAL DESCRIPTION OF REC PUD
APPENDIX B: USE TABLES
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I. PURPOSE AND INTENT
A. PURPOSE
The purpose of this River Edge Colorado Planned Unit Development Guide ("PUD
Guide") is to establish development standards, supplemental regulations, and guidelines
for the development of land within the River Edge Colorado Planned Unit Development
(the "REC PUD", "PUD" or "Project"). This PUD Guide was approved by the Board of
County Commissioners ("BoCC"), Garfield County, Colorado on , 2011
pursuant to Resolution No. 2011-_
The provisions of this PUD Guide constitute the zone district regulations for the REC PUD
and define, without limitation, the permitted use of land and limitations or restrictions
on the use of real property. All development within the PUD shall be administered by
Garfield County, River Edge Colorado Property Owners' Association, Inc. ("POA") and
any other appropriate authorities having jurisdiction in accordance with this PUD Guide.
This PUD Guide is supported by the River Edge Colorado PUD Plan (the "PUD Plan")
which is recorded with Reception No. in the official records of Garfield
County. The PUD Plan illustrates the general distribution of land uses, unit types and
counts, and development framework within the PUD.
B. INTENT
The intent of this PUD Guide is to establish a comprehensive set of land use regulations,
standards and controls for land uses, development and actions within the boundaries of
the REC PUD such that: (1) the need to coordinate the provisions of this PUD Guide with
the Garfield County Unified Land Use Resolution of 2008, as amended ("ULUR") when
administering and regulating land use and development activities within the REC PUD
are minimized to the maximum extent practicable; (2) potential conflicts resulting from
the administration of multiple regulatory documents governing land use and
development activities are limited; and (3) future actions by the BoCC to modify the
ULUR do not impact the REC unless specifically necessary as provided for by this PUD
Guide.
This PUD Guide and the PUD Plan intend to ensure that the REC PUD is developed as a
comprehensive planned community that will encompass such beneficial features as
providing a balance of residential, community and recreational uses; preserving
significant and important open space; enhancing safety; providing necessary
infrastructure; creating aesthetically pleasing man-made and natural features; and
promoting high standards of development quality through stringent planning and
development controls. The REC PUD is intended to establish a comfortable "clustered"
residential environment reflected in the proposed planning standards and development
styles, and to produce an environment which manages automobiles and maintains a
scale and set of linkages that promote pedestrian travel and human interaction in
community spaces within the PUD. The mixture of housing types is designed to meet the
range of housing needs of current and future Garfield County residents. The REC PUD
authorizes a maximum of 366 dwelling units and up to 30,000 square feet of community
buildings including utility and maintenance facilities.
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This PUD Guide intends to preserve certain flexibility in allowing the PUD to respond to
market conditions and innovations in design as the development of the PUD progresses
through its multi-year development schedule.
C. RELATED CONTROLS
It is acknowledged that the REC PUD is also governed by the Declaration of Covenants,
Conditions and Restrictions for River Edge Colorado (the "CCRS") recorded with
Reception No. in the official records of Garfield County, as they
may be amended from time to time by the POA; and the River Edge Colorado Design
Guidelines (the "Design Guidelines") administered by the Architectural Control Board of
the POA (the "ACB"). The ACB shall review and approve any development applications
prior to County review of such applications except as may otherwise be provided in the
CCRS or Design Guidelines. The REC PUD is further governed by the REC PUD
Development Agreement approved by the BoCC on , 2011 pursuant to
Resolution No. 2011- and the conditions and considerations contained within said
Resolution and all other associated documents made a part of said resolution. The CCRS,
Design Guidelines, Development Agreement, Resolution No. 2011- and all other
documents made a part of said resolution are collectively referred to herein as the
"Project Documents".
D. NOTICE TO BUYERS
Buyers of lots or parcels within the boundaries of the REC PUD should be aware that
requirements more restrictive than those contained in this PUD Guide may be imposed
as a result of other project -related documents or Final Plats that are recorded
separately, concurrently or subsequently to this PUD Guide. The most current project -
related documents for a particular filing should be consulted prior to formalizing
development plans for construction within the PUD or instituting a use on any lot or
tract.
E. AUTHORITY AND APPROVALS
This PUD Guide and associated PUD Plan were approved under the authority provided
by Article VI of the ULUR. The authority for Article VI of the ULUR is provided for by the
Planned Unit Development Act of 1972 [Title 24, Article 67, Colorado Revised Statute
("C.R.S."), as amended].
The adoption of this PUD Guide and associated PUD Plan shall evidence the findings and
decision of the BoCC that this PUD Guide and associated PUD Plan are in general
conformance with the Garfield County Comprehensive Plan 2030 and all applicable
requirements of the ULUR, and that this PUD complies with the provisions of Planned
Unit Development Act of 1972.
Approval and filing of this PUD Guide, PUD Plan, and Project Documents for recording in
the Office of the Garfield County Clerk and Recorder shall create a vested property right
pursuant to Article 68 of Title 24 C.R.S., as amended, in accordance with Article I,
Division 2 of the ULUR and Development Agreement. Such right shall vest upon filing for
recording, in the Office of the Garfield County Clerk and Recorder, the first approved
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Final Plat within the boundaries of the PUD. Said vested property right shall be defined
as specifically provided for by the Development Agreement.
II. INTERPRETATION AND DEFINITIONS
A. INTERPRETATION
The provisions of this PUD Guide and associated PUD Plan relating to the use of land and
development of property within the REC PUD shall be interpreted by the Director.
Interpretations of this PUD Guide and associated PUD Plan should generally be made by
the Director in consultation with the POA.
B. GUIDELINES AND CONVENTIONS FOR INTERPRETATION
The following guidelines and conventions shall be used in interpreting this PUD Guide:
• In general, words used in the present tense shall include the future; the
singular shall include the plural; and the plural the singular.
• The words "shall," "must," "will," "shall not," "will", "may not," "no ...
may," and "no ... shall" are always mandatory. The word "should"
indicate that which is recommended but not required. The word "may"
indicates a use of discretion in making a decision.
• The word "used" includes "designed, intended, or arranged" to be used.
• The masculine gender includes the feminine and vice versa.
• References to "distance" shall mean distance as measured horizontally
unless otherwise specified.
• When used with numbers, "Up to x," "Not more than x" and "a
maximum of x" all include x.
• Unless the context otherwise clearly indicates, conjunctions have the
following meanings: (1) "And" indicates that all connected items or
provisions apply; (2) "Or" indicates that the connected items or
provisions may apply singularly or in combination; and (3) "Either...or"
indicates that the connected items or provisions apply singularly, but
not in combination.
• All definitions which reference the C.R.S. and Building Code are
generally intended to mirror the definitions used and in effect on the
effective date of this PUD Guide or as they may be subsequently
amended. If a definition in this PUD Guide conflicts with a definition
under State statute or regulation, the State definition shall control over
the PUD Guide definition except where a definition in this PUD Guide
has further limited the size, number, or other specific parameter
associated with a defined use.
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
• The dimensional standards herein are considered mandatory. However,
the diagrams and illustrations that accompany the dimensional
standards are illustrative. Where a conflict between any dimensional
standard and diagram or illustration occurs, the dimensional standard
shall control.
• Uses shall be interpreted in accordance with this PUD Guide.
C. DEFINITIONS
The following are the definitions for the terms contained in this PUD Guide. Words used
in this PUD Guide shall have their dictionary meaning unless they are specifically defined
herein. Words defined herein shall have the specific meaning assigned, unless the
context clearly indicates another meaning. If it is determined that any definition
contained in the ULUR or other County land use regulation, as amended, is applicable to
the REC PUD and is in whole or partially in conflict with a definition set forth herein, the
interpretation will favor consistency with the definitions and provisions in this PUD
Guide.
The definitions are organized alphabetically in two categories: (1) General Definitions,
and (2) Use Definitions. The Use Definitions identify specific uses which are defined for
the purposes of regulating land uses within the REC PUD. General definitions include all
other terms which have been specifically defined for the purposes of implementing this
PUD Guide.
1. GENERAL DEFINITIONS
a) Accessory Use or Ancillary Use
A use located on the same lot or tract as the principal building, structure or
use to which it is related and that:(1) Is subordinate to and customarily
found with the principal use of the land; and (2) Is operated and maintained
for the benefit or convenience of the occupants, employees and customers
of or visitors to the premises with the principal use.
b) Alley
A roadway designed to serve as access to the side or the rear yard of those
properties whose principal frontage is on a street or Community Space.
c) Architectural Control Board ("ACB")
The Architectural Control Board of the REC PUD established by the CCRS.
d) Architectural Projection
Any projection that is not intended for occupancy and that extends beyond
the face of an exterior wall of a building, including, without limitation, a roof
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overhang, mansard, unenclosed exterior balcony, marquee, canopy, awning,
pilaster and fascia, but not including a sign
e) Basement
A story of a building that is totally or a majority of which is below grade (i.e.,
no more than 2 feet above the natural grade around the perimeter of the
building). A walkout basement, where more than half the story is below the
adjacent grade is considered a basement.
f) Berm
Berm means a strip of mounded topsoil which provides a visual screen.
g) Best Management Practices (BMPs)
The specific management practices used to control pollutants in storm
water. BMPs are of two types: "source controls" (nonstructural) and
"treatment controls" (structural). Source or nonstructural controls are
practices that prevent pollution by reducing potential pollutants at their
source, such as proper chemical containment construction sites, before they
come into contact with stormwater. Treatment or structural controls, such
as constructed water quality detention facilities, remove pollutants already
present in storm water. Best Management Practices can either be
temporary, such as silt fence used during construction activity, or
permanent detention facilities, to control pollutants in stormwater.
h) Board of Adjustment ("BOA")
A quasi-judicial body appointed by the Board of County Commissioners
whose authority and procedures are described in C.R.S. 30-28417 and
C.R.S. 30-28-118 and ULUR.
i) Board of County Commissioners ("BoCC")
The Board of County Commissioners of Garfield County whose authority and
procedures are described in the C.R.S. and ULUR.
j) Buffer
An area between land uses providing fencing, berms, mounds, plant
materials or any combination thereof to act as visual or noise buffers.
k) Building
Any structure built for the support, shelter or enclosure of persons, animals
or property of any kind. For purposes of this title, portions of buildings
connected by fully enclosed attachments that are useable by the buildings'
occupants shall be treated as one building
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I) Building Code
The Building Code adopted and enforced by Garfield County, Colorado at
the time a permit for construction of a building or structure, or other
activity requiring a building permit from Garfield County is required.
m) Building Coverage
Building Coverage means the total area of a lot or tract covered by a
building or buildings, measured at the ground level. Building Coverage is
measured from outside of all exterior walls at ground level and shall include
stairways, fireplaces, all cantilevered or supported building areas, ground
level covered porches and decks, garages, and swimming pools. Building
Coverage does not include roof overhangs; unenclosed walkways; usable
areas under above -grade porches and decks, uncovered decks, porches,
patios, terraces and stairways, less than 30 inches high; or similar
extensions.
n) Building Envelope
The portion of a lot or tract depicted and designated as a "Building
Envelope" on the PUD Plan and specifically defined on the Final Plat. All
buildings must be located entirely within the Building Envelope, provided
however that roof overhangs, driveways, entry/address monuments,
utilities, grading, irrigation and drainage systems, retaining walls, water
features, and such other structures may be located outside the Building
Envelope.
o) Building Height
The vertical distance measured from the average elevation of the finished
grade adjoining the building to the highest point of the roof surface, if a flat
roof; to the deck line of mansard roofs; and to the mean height level
between eaves and ridges for gable, hip and gambrel roofs. The height shall
be measured as the averaged maximum height of any building segment
from finished grade at any point directly above that grade location.
Architectural projections including towers, spires, cupolas, chimneys,
observation towers, and flagpoles may extend above the maximum building
height not more than 10 feet.
p) Caliper
q)
Caliper means the diameter of the tree trunk measured six inches above the
ground for trees up to and including four -inch caliper size.
Colorado Discharge Permit System ("CDPS" and "CDPS Permit")
The Colorado Discharge Permit System or a permit issued by the state of
Colorado under Part 5 of the Colorado Water Quality Control Act (Title 25,
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Article 8 of the Colorado Revised Statutes) that authorizes the discharge of
pollutants to waters of the state, whether the permit is applicable to a
person, group or area.
r) Clean Water Act ("CWA")
The Clean Water Act, also known as the Federal Water Pollution Control Act,
and including amendments thereto by the Clean Water Act of 1977, 33
U.S.C. Section 466 et seq. as amended.
s) Colorado Water Quality Control Act
Title 25, Article 8 of the C.R.S.
t) Community Service Space(s)
Leasable space within the Neighborhood Center, which space may be used
for Community Service Use(s). Community Service Space(s) shall be owned
by the Association.
u) Community Service Uses
Not -for profit or for-profit uses that may, subject to the PUD Plan and this
Declaration, be operated within the Community Service Space(s), if any.
Community Service Uses shall be operated by a Community Service Tenant
for the benefit of residents of the Community and may include, without
limitation, a day care facility, a sandwich/coffee shop, and/or a health club.
v) Community Service Tenant
A tenant or concessionaire of any Community Service Space.
w) Community Space (Tracts)
Those areas identified as Open Space, Common Area, Garden/Orchard, and
Neighborhood Center Use Designations by the PUD Guide and PUD Plan and
created as Tracts by a Final Plat.
x) Conservation Easement
A certain Grant of Conservation Easement, dated February 3, 2000, by and
between Sanders Ranch Holdings, LLC, its successors and assigns, as grantor,
and Roaring Fork Conservancy ("RFC"), as grantee, recorded at Reception
Number 559036 and survey map, dated December 24th, 2008, defining the
boundaries of said easement recorded at Reception Number 760571 in the
real property records of Garfield County, Colorado, as the same has been or
may be supplemented or amended from time to time.
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y) Construction
To make or form by combining or arranging building parts or building
elements, to include but not limited to examples such as road construction,
community or recreation facility development, utility facility development,
home construction, or parks development, and including the initial
disturbance of soils associated with clearing, grading, or excavating activities
or other construction -related activities (e.g., stockpiling of fill material).
z) Construction Site
Any location where construction or construction related activity occurs.
aa) Construction Storm Water Management Plan (SWMP)
A specific individual construction plan that describes the Best Management
Practices (BMPs), as found in the current SWMM, to be implemented at a
site to prevent or reduce the discharge of pollutants. The purpose of a
SWMP is to identify possible pollutant sources to stormwater and to set out
BMPs that, when implemented, will reduce or eliminate any possible water
quality impacts.
bb) Covenants, Conditions and Restrictions ("CCRS")
Covenants, Conditions and Restrictions for River Edge Colorado (the "CCRS")
recorded with Reception No. in the official records of
Garfield County, as they may be amended from time to time by the POA.
cc) Design Guidelines
River Edge Colorado Design Guidelines as defined in the CCRS. The Design
Guidelines establish architectural and building material standards,
landscape design requirements, site design criteria, and a design review
process for development within REC PUD and are adopted by the POA and
may be amended from time to time. The Design Guidelines shall be
administered by the ACB.
dd) Developer
Developer means any person who seeks a permit or approval for the
construction of a development from Garfield County.
ee) Development
Any change to improved or unimproved real estate, including, without
limitation, constructing, relocating, rehabilitating, reconstructing or
expanding or enlarging (but not maintaining) a building or other structure or
portion thereof, or establishing or changing a use, or mining, dredging,
filling, grading, paving or excavation.
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ff) Development Agreement
Any agreement entered into with the BoCC detailing any commitments
made between a developer and Garfield County.
gg) Developmentally Disabled
Developmentally disabled person means a person with a temporary or
permanent, emotional or mental disability such as mental retardation,
cerebral palsy, epilepsy, autism, Alzheimer's disease, emotional
disturbances, but does not include mentally ill persons who are dangerous
to others.
hh) Director
The Director of the Garfield County Building and Planning Department, or
authorized representative, or such other person who may be named by title
by the Garfield County Board of Commissioners to administer Garfield
County's Unified Land Use Resolution (ULUR) or other such code intended
to govern land use in Garfield County.
ii) Duplex
Duplex means a structure containing two dwelling units.
jj) Dwelling Unit
One or more rooms occupied by one family or group of people living
independently from any other family or group of people.
kk) Family
Family means the heads of household plus the following persons who are
related to the heads of the household: parents and children, grandparents
and grandchildren, brothers and sisters, aunts and uncles, nephews and
nieces, first cousins, the children of first cousins, great-grandchildren, great-
grandparents, great -great-grandchildren, great -great-grandparents,
grandnieces, grandnephews, great-aunts and great-uncles. These
relationships may be of the whole or half blood, by adoption, guardianship,
including foster children, or through a marriage or a domestic partnership to
a person with such a relationship with the heads of household.
II) Final Plat
A map with supporting statements of certain described land prepared in
accordance with the Garfield County subdivision regulations as an
instrument for recording of real estate interests with the Garfield County
Clerk and Recorder. (C.R.S. 30-28-101 (5))
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mm) Flood Insurance Rate Map
Flood Insurance Rate Map (FIRM) means the official map on which FEMA
has delineated both the areas of special flood hazard and the risk premium
zones applicable to the community.
nn) Floor Area
The total square footage of all levels of a building except a basement, as
measured at the inside face of the exterior walls (i.e., not including furring,
drywall, plaster and other similar wall finishes). Excluded from the definition
of floor area balconies and terraces, decks and patios whether covered or
not, covered walkways, other roofed facilities which are not enclosed,
basements and crawl spaces, mechanical rooms, garages or other enclosed
parking areas, and attic spaces.
oo) Landscaped Area
Any land set apart for planting grass, shrubs, trees or similar living materials,
including, without limitation, land in an arcade, plaza or pedestrian area,
and of which fences and walls may be a part.
pp) Landscaping
Materials, including, without limitation, grass, ground cover, shrubs, vines,
hedges or trees and nonliving natural materials commonly used in
landscaped development.
qq) Lawn
Three lawn types are defined for the purposes of landscaping in accordance
with water -wise principals.
(1) High Performance Lawn
Ideal for heavy use such as sports fields, high -use parks, or requires
an aesthetic appearance because of surrounding uses. The High
Performance Lawn has a crop coefficient of Kc = 0.90 and higher
than average water demands. This equates to an annual water
application rate of 22-27 inches.
(2) Low Performance Lawn
Seldom used for activities but is used to cover the ground to control
erosion, weed infestation, or serve as a firebreak. Traffic medians,
greenbelts, detention ponds, or even home lawns can fall into this
category. Typically these lawns require less mowing, fertilizer and
water. The Low Maintenance Lawn has a crop coefficient of Kc =
0.72. These areas are areas that can be maintained will limited or no
water application. This equates to an annual water application rate
of 15-18 inches.
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(3) Traditional Lawn
Found in most residential neighborhoods, parks, businesses,
shopping centers, etc. where foot traffic and uses are not excessive.
The Traditional Lawn has a crop coefficient of Kc = 0.81. This
includes blue grass and other forms of grasses with average to high
water use demands. This equates to an annual water application
rate of 19-22 inches.
rr) Light Fixtures
The complete lighting unit consisting of one or more of the following: the
lamp, ballast, housing and the parts designed to distribute the light, to
position and protect the lamps, and to connect the lamp to the power
supply.
(1) Full Cutoff Fixtures
A light fixture which radiates no light above the horizontal and less
than 10 % of the produced lamp lumens shine above the 80° line.
(2) Cutoff Fixture
A light fixture which radiates no more than 2.5% of produced lamp
lumens above the horizontal and less than 10% of the lamp lumens
shine above the 80° line.
(3) Semi -cutoff Fixture
A light fixture which radiates no more than 5% of produced lamp
lumens above the horizontal and less than 20% of the lamp lumens
shine above the 80° line.
ss) Light Trespass
Light projected onto a property from a light source located on a different
property.
tt) Lot
A parcel that has been subdivided pursuant to a legal subdivision approval
process and is precisely identified by reference to a block and lot.
uu) Main Body of the House
The portion of a home forming the central core of the structure excluding
wings, porches and architectural projections.
vv) Noxious Weed
An alien plant or part of an alien plant that has been designated by Colorado
state regulations as being a state Noxious Weed
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ww) Owner
An individual, corporation, partnership, association, trust or other legal
entity or combination of legal entities which is the record owner of an
undivided fee simple interest in one or more lots, parcels, or dwelling units.
xx) Porch
Porch means a covered, unenclosed (except for railings) structure that
projects from the exterior wall of a principal building, has no floor space
above, and is intended to provide shelter to the entry of the building and
supplemental outdoor living area.
yy) Principal Use
An activity or combination of activities of chief importance on the lot or
parcel which constitute the main purposes for which the land is intended,
designed, or ordinarily used.
zz) Project Documents
The CCRS, Design Guidelines, Development Agreement, Resolution No.
2011- and all other documents made a part of said resolution.
aaa) River Edge Colorado PUD ("REC PUD", "REC", or "Project")
The Planned Unit Development zone district authorized by the Garfield
County, Resolution No. 2011-, and containing the property described in
Appendix A and on the PUD Plan, and including the PUD Guide, PUD Plan,
and Project Documents.
bbb) River Edge Colorado Property Owners' Association, Inc. ("POA")
The association formed to manage and maintain property in which lot and
tract owner within the REC PUD own an undivided common interest;
manage, maintain and deliver services identified in the CCRS to properties
within the REC PUD; and control the use and development of properties
within the REC PUD pursuant the PUD Guide, PUD Plan, CCRS, and Project
Documents.
ccc) RFTA Open Space Easement
That certain Grant of Easement Open Space Easement, by and between
Sanders Ranch Holdings, LLC, as grantor, and RFTA (formerly the Roaring
Fork Railroad Holding Authority), as grantee, recorded on August 2, 1999 at
Reception Number 549754 in the real property records of Garfield County,
Colorado, as the same has been or may be supplemented or amended from
time to time.
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ddd) RFTA ROW
The right-of-way located immediately east of the REC, which right-of-way
currently is used as a bicycle and pedestrian trail. The RFTA ROW is
preserved as a rail corridor and falls within the jurisdictions of RFTA and the
Colorado Public Utilities Commission.
eee) Setbacks, Facade Zones, Lot Lines and Yards
Each lot or tract has a series of setback lines that define a minimum yard
between houses and buildings, streets, and alleys. There are also zones
within which the house, garage or other buildings shall be placed known as
the facade zones. Taken together, the various setback lines and fagade
zones define the yards and along with any easements establish the
buildable area of the lot or tract.
(1) Facade (Front, Side, or Side Street)
The exterior face of a building most nearly perpendicular to the
Front, Side, or Side Street Lot Line, as appropriate.
(2) Front Facade Zone
The area defined by an imaginary line extending across the full
width of a lot or tract, parallel to the Front Setback Line within
which a certain minimum width of the Front Facade must be
located.
(3) Front Lot Line
The boundary of a lot located along a street (i.e., Right -of Way
Tract). On a corner lot, the Front Lot Line is the line which best
conforms to the pattern of the adjacent block faces. In the case of
alley accessed and loaded lots, the Front Lot Line shall be boundary
of a lot which is most nearly opposite and most distant from the
Rear Lot Line.
(4) Front Setback Line
The imaginary line extending across the full width of a lot, parallel
with the Front Lot Line between which no building, structure, or
portion thereof shall be permitted, erected, constructed, or placed
unless specifically allowed pursuant to this PUD Guide.
(5) Front Yard
The area between the Front Lot Line and Front Setback Line along
with that non -built portion of the Front Facade Zone.
(6) Front Yard Setback Zone
The area between the Front Lot Line and Front Setback Line.
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(7) Rear Lot line
The boundary of a lot which is most nearly opposite and most
distant from the Front Lot Line. Where an alley abuts a lot, the Rear
Lot Line shall be the boundary of the lot abutting the alley (i.e.,
Right -of -Way Tract). For the purpose of establishing the rear lot line
of a triangular lot, a line ten feet in length within the lot and
farthest removed from the Front Lot Line and at right angles to the
line comprising the depth of such lot shall be used as the Rear Lot
Line. In the case of a trapezoidal lot, the rear line of which is not
parallel to the front lot line, the Rear Lot Line shall be deemed to be
a line at right angles to the line comprising the depth of such lot and
drawn through a point bisecting the recorded rear lot line.
(8) Rear Setback Line
The imaginary line extending across the full width of a lot, generally
parallel to the Rear Lot Line between which no building, structure,
or portion thereof shall be permitted, erected, constructed, or
placed unless specifically allowed pursuant to this PUD Guide.
(9) Rear Yard Setback Zone
The area between the Rear Lot Line and Rear Setback Line.
(10) Side Lot Line
Any boundary of a lot which is not a Front Lot Line, Rear Lot Line or
Side Street Lot Line, and generally perpendicular with the Front Lot
Line.
(11) Side Setback Line
The imaginary line extending across the full depth of a lot, generally
perpendicular with the Front Lot Line, and parallel to the Side Lot
Line between which no building, structure, or portion thereof shall
be permitted, erected, constructed, or placed unless specifically
allowed pursuant to this PUD Guide.
(12) Side Yard Setback Zone
The area between the Side Lot Line and Side Setback Line.
(13) Side Street Facade Zone
The area defined by an imaginary line extending across the full
depth of a lot, parallel to the Side Street Setback Line within which a
certain minimum width of the Side Street Facade must be located.
(14) Side Street Lot Line
The boundary of a lot located along street (i.e., Right -of -Way Tract),
generally perpendicular with the Front Lot Line, which is not a Front
Lot Line or Rear Lot Line.
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(15) Side Street Setback Line
The imaginary line extending across the full depth of a lot, parallel
with the Side Street Lot Line and most nearly perpendicular to the
Front Lot Line between which no building, structure, or portion
thereof shall be permitted, erected, constructed, or placed unless
specifically allowed pursuant to this PUD Guide.
(16) Side Street Yard Setback Zone
The area between Side Street Lot Line and Side Street Setback Line
along with that non -built portion of the Side Street Facade Zone.
fff) Signs
Any object or device or part thereof situated outdoors or in an exterior
window which is used to advertise, identify, display, direct or attract
attention to an object, person, institution organization, business, product,
service, event or location by any means, including, without limitation,
words, letters, figures, design symbols, colors, sculpture, motion,
illumination or projected images.
(1) Community Identification, Wayfinding and Educational Sign
A sign placed by the POA or its assigns identifying the REC
community or features therein, providing location and directional
information within the community, or providing educational or
other necessary information to residents and visitors.
(2) Construction Sign
Construction sign means a temporary sign announcing
development, construction or other improvement of a property by a
building contractor or other person furnishing services, materials or
labor to the premises, but does not include a "real estate sign."
(3) Freestanding
A sign that is supported by one or more columns, upright poles or
braces extended from the ground or from an object on the ground,
or that is erected on the ground, if no part of the sign is attached to
any part of a building, structure other than its own support, or other
sign.
(4) Personal Identification Signs
A sign located on a residence for the sole purpose of identifying the
occupants of a residential structure, the house name, occupant's
profession or identifying the address of the residence. The sign shall
not contain advertising copy.
(5) Political Signs
A noncommercial sign concerning candidates for public office or
ballot issues in a primary, general, municipal or special election.
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(6) Real Estate Sign
A sign indicating the availability for sale, rent or lease of the specific
property, building or portion of a building upon which the sign is
erected or displayed.
(7) Sign Area
The surface area upon, against or through which the message is
displayed or illustrated.
(8) Sign Height
Height of a sign, high or in height means the vertical distance
measured from the elevation of the nearest sidewalk, or, if there is
no sidewalk within twenty-five feet, from the lowest point of the
finished grade on the lot upon which the sign is located and within
twenty-five feet of the sign, to the uppermost point on the sign or
the sign structure, whichever is higher
(9) Traffic Signs and Construction Traffic Signs
A sign used to direct traffic, required for traffic safety or otherwise
necessary along trails and roads placed accordance with the Manual
on Uniform Traffic Control Devices for Streets and Highways
("MUTCD"), current edition, published by the U.S. Department of
Transportation, Federal Highway Administration.
(10) Utility and Safety Signs
Signs required alerting people to dangers or providing service or
safety information associated with utility placements or facilities or
safety issues associated with a location or site.
ggg) Stormwater Management Manual ("SWMM")
The Stormwater Management Manual that contains the policy and criteria
pertaining to stormwater runoff, including federal, state and local
regulations pertaining to stormwater law and water quality.
hhh) Structure
Anything constructed or erected with a fixed location on the ground above
grade, but the term does not include poles, lines, cables or other
transmission or distribution facilities of public utilities
iii) Tract
Any physical portion of the REC PUD which is designated on the PUD Plan as
a Tract as opposed to a lot, and the boundaries of which are depicted on the
applicable Final Plat.
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jjj) ULUR
The Garfield County Land Use Resolution of 2008, as it may be amended.
kkk) Use Category
A classification used to group each for of Use Designation into a group
which represents a broader class of uses under which the specific Use
Designation falls. The reassignment of a lot or tract to another Use
Designation within the same Use category is generally identified as a Non -
Substantial Modification to the PUD Plan.
III) Use Designation
A specifically delineated area within which uniform regulations and
requirements govern use, placement, spacing, and size of lots, parcels and
buildings which is given to each tract and lot within the REC PUD.
2. USE DEFINITIONS
The purpose of listing use types for the REC PUD is to establish a classification
system for land uses and a consistent set of terms for defining uses that are
allow by right, not allowed, or allowed by special administrative review within
the various areas of the REC PUD. The following terms represent the uses
defined by this PUD Guide. When a use is expressly defined in this PUD Guide,
similar uses which are not listed or defined shall fall within the same category of
use by character, descriptor, and intensity as determined by the Director.
a) Agricultural/Horticultural Uses
Agricultural use types include the planting, cultivating, harvesting, and
storage of grains, hay, or plants; or the raising and feeding of livestock or
poultry or the planting and cultivation of nursery stock or landscape
materials which is allowed to continue on portions of the property until
such time that development phases make the uses impractical. Agricultural
use types do not include community gardens or orchards which are allowed
in specific Garden/Orchard and Common Area Tracts defined within this
PUD Guide and PUD Plan, or home gardens or other similar uses which are
allowed as an accessory use by right on all residential lots.
b) Civic or Community Uses
Civic or community use types include educational, recreational, cultural,
protective, governmental, and other uses which are strongly vested with
social importance.
(1) Administration Facilities
Government, quasi -governmental or property owners' association
offices providing administrative, clerical or public contact services
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that deal directly with the citizen and governmental functions,
together with the incidental storage and maintenance of necessary
vehicles. Typical uses include federal, state, county, city,
metropolitan district, special district, not-for-profit organizations
providing governmental -type functions, and property owners
associations offices.
(2) Community Garden or Orchard
A vegetable garden and/or orchard that is communally cultivated
and cared for, which use shall be permitted on the Garden/Orchard
Tracts. Subject to the CCRS, Garden/Orchard Tracts may consist of
individual plots, multiple caretaker areas, sitting areas, small-scale
children's play areas and other ancillary horticultural related uses,
and may be used for community festivals and celebrations.
(3) Day Care Center
A non-residential facility licensed by the State of Colorado for the
care and supervision of more than 8 children or adults for periods of
less than 24 hours per day. Day care centers include preschools and
nursery schools.
(4) Recreation
(a) Passive Recreation
Recreational activities that do not require prepared facilities
like sports fields, playgrounds or pavilions. Passive
recreational activities place minimal stress on a site's
resources and are highly compatible with natural resource
protection. Passive recreation include, but is not limited to,
hiking, wildlife viewing, observing and photographing
nature, picnicking, walking, cross country skiing, bird
watching, bicycling, running/jogging, and fishing. Passive
recreation may include benches and seating areas, picnic
tables, viewing areas, and interpretative and directional
signage. Generally, areas under passive recreation serve as
habitat areas, and therefore passive recreations uses shall
be limited to those recreational uses not detrimental to
habitat uses. Uses such as camping, motorized vehicle
recreation, or any similar activity shall not be considered
passive recreation uses.
(b) Active Recreation and Services
Active recreation refers to a mix of recreation uses that
includes the following facilities or facility types: athletic
fields, building or structures for recreational activities,
concessions, community gardens and orchards, restrooms,
sport courses or courts, children's play area, dog play areas,
bike and walking paths, trails and associated facilities and
may provide for supervised or unsupervised recreational
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activities. Neighborhood Center Tracts may also include
community or recreation centers, pools, and ancillary uses
such as Community Service Uses. Such ancillary services
shall be designed and scaled to serve the residents of the
REC PUD and their guests and recreationist utilizing any
adjacent and internal public recreation facilities.
(5) Primary Educational Facilities
A public, private, or parochial school offering instruction at the
elementary school level in the branches of learning study required
to be taught in schools within the State of Colorado.
(6) Public and Community Buildings
A publicly owned or property owner association owned facility or
building which is primarily intended to serve the recreational,
educational, cultural, administrative, entertainment or service
needs of the development or community as a whole.
(a) Cultural Services and Facilities
A library, museum, or similar registered not-for-profit
organization use displaying, preserving and exhibiting
objects of community and cultural interest in one (1) or
more of the arts and sciences.
(b) Community Meeting Facility, Recreation Hall or
Auditorium
A facility for public gatherings and holding events such as
weddings, wedding receptions, community meetings and
meetings and events sponsored by neighborhood groups,
religious groups, philanthropic organizations and so forth.
(7) Service Facilities
(a)
Community Service Facilities
A facility for government, special districts, quasi -
governmental or property owners' association maintenance
and service vehicles, equipment, supplies, office and staff to
serve the REC PUD area.
(b) Safety Services Facilities
Safety services facilities are for the conduct of safety and
emergency services including police and fire protection
services and emergency medical and ambulance services
which may include fire stations or police stations.
(c) Bus Stops, Benches, and Shelters
Roadside pullouts or signed areas with street furnishings
and small bus shelters used as a staging location for
travelers to transfer between pedestrian and bicycle modes
and transit.
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(8) Utilities
(a) Utility Facilities
Any above ground structures or facilities used for the
production, generation, treatment, transmission,
distribution, delivery, collection, or storage of water, or
sewage which support the development of the REC PUD and
any uses within the REC PUD including without limitation
water and sewage treatment works/facilities.
(9)
(b) Utility Distribution and Collection Systems
Any below ground facilities used for the transmission,
distribution, delivery, collection, or storage of water,
sewage, electricity, natural gas, communications, electronic
or electromagnetic signals, or other services which support
the development of the REC PUD and any uses within the
REC PUD including associated above ground ancillary
structures and facilities to support such below ground
facilities.
(c) Water Impoundments
Detention and retention facilities required for the
treatment of water to enhance water quality to acceptable
levels before discharge to lakes, rivers, streams or
groundwater; distribution to customers; or to provide
storage volume to enable reduction of stormwater runoff
flow rates and allow matching of pre -developed flow
durations discharged from a site. This definition shall
include detention water prior to distribution to raw water
or potable water customers.
(d) Water Supply Reservoirs
A natural or artificial lake or pond in which water is
collected and stored for use (See also Water Impoundment)
Ancillary Civic and Community Uses
Ancillary civic and community uses include outdoor furnishings,
decks, gazebos, parking lots, lighting, and other uses traditionally or
secondarily associated with the primary civic or community uses
which are not otherwise prohibited.
c) Commercial Uses
Commercial use types include the sale, rental, service, and distribution of
goods; and the provision of services other than those uses otherwise
defined as agricultural, civic and community, residential, industrial, or
development -related uses.
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d) Development -Related Uses (Temporary)
Development -related uses include those uses necessary, supportive or
incidental to the construction of the REC PUD or construction of homes,
buildings or facilities within the REC PUD during the development period or
during the repair and replacement of facilities, buildings, or homes within
the REC PUD subsequent to the development period. Nothing shall preclude
general construction activities including site clearing, grading, road and
infrastructure construction, and home and building construction within the
REC PUD as depicted on the PUD Plan.
(1) Contractor's Equipment and Materials Storage Yard
The temporary use of land for the purpose of storing machinery,
equipment and supplies including office and repair facilities for use
in supporting construction activities associated with the
development of REC PUD infrastructure or housing, buildings or
facilities within the REC PUD.
(2) Infrastructure and Building Fabrication
The temporary use of land for the purpose of fabricating REC PUD
infrastructure and building components. Building and infrastructure
fabrication may be conducted inside temporary buildings
constructed for the purpose of fabrication or outside. Temporary
buildings may be utilized and removed or converted to a Use by
Right.
(3) Materials Processing
The processing of onsite sand and gravel deposits, claimed as a
result of site development conducted in accordance with the
approved reclamation, grading or development plan, for use in the
construction of REC PUD infrastructure and housing, buildings or
facilities within the REC PUD including the screening, crushing,
stockpiling, washing and creation of concrete from processed sand
and gravel resources. While the primary purpose of materials
processing is to utilize available onsite materials for construction of
REC PUD infrastructure and minimize hauling, nothing in this
definition shall limit excess materials which cannot be utilized for
REC PUD infrastructure and site development activities from being
exported offsite for use elsewhere.
(4) Model Home
A dwelling temporarily used as a sales office or demonstration
home for residential units under or proposed for construction, said
dwelling being used as an example of a product offered for sale. The
dwelling may be furnished and be used as a sales facility and office
while being used as a model home. A model home may be occupied
provided an occupancy permit or final inspection authorizing
occupancy has been approved by the building official.
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(5) Temporary Sales Office
An office established temporarily on a property to make the initial
sale of real estate products located on the property. Said office may
be located in a model home or within a permanent building built for
future Civic and Community Uses or a temporary building placed
specifically for the purposes of providing a sales office.
(6) Ancillary Development -Related Uses
Ancillary development -related uses include temporary restrooms,
port -a -lets, break or changing rooms, construction offices, mobile
food service wagons, and other buildings and facilities of a
temporary nature necessary to support construction activities.
e) Industrial Uses
Industrial uses includes all uses engaged in the basic processing and
manufacturing of materials or products predominately from extracted or
raw materials, or a use engaged in storage of, or manufacturing processes
using flammable or explosive materials, or storage or manufacturing
processes that potentially involved hazardous conditions; engaged in the
operation, parking and maintenance of vehicles, cleaning of equipment or
work processes involving solvents, solid waste or sanitary waste transfer
stations, recycling establishments, and transport terminals (truck terminals,
public works yards, container storage); and engaged in the manufacture,
predominantly from previously prepared materials, of finished products or
parts, including processing, fabrication, assembly, treatment, packaging,
incidental storage, sales or distribution of such products except as
otherwise provided for in association with Development -Related Uses.
f) Mining Uses
Mining uses includes all uses engaged in the mining or extracting of sand
and gravel, minerals and petrochemicals, primary metals or related
materials except as otherwise provided for in association with
Development -Related Uses.
g) Residential Uses
Residential use types include uses providing wholly or primarily non-
transient living accommodations.
(1) Single -Family Dwelling
A dwelling designed for or used exclusively as a residence by one
family.
(a)
Detached Single -Family Dwelling
A dwelling in which is located on a lot, with no physical or
structural connection to any other dwelling.
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(b) Attached Home
A dwelling within a structure containing two dwellings, each
of which has primary ground floor access to the outside and
are attached to each other by party walls without openings,
and where each dwelling is generally located on its own lot,
and which may include interest in common areas, land and
facilities appurtenant to the attached home or homes. A
single-family attached dwelling does not generally share
common floor/ceilings with the other dwelling unit. A
single-family attached dwelling is also sometimes called a
duplex.
(c) Townhome
A single-family attached dwelling situated on its own lot but
attached to two (2) or more similar townhomes by a
common wall and each unit has its own access to the
outside and no unit is located over another unit and which
may include interest in common areas, land and facilities
appurtenant to the townhome. Each townhouse unit must
have at least two (2) exposed exterior walls. Townhomes
may occur in groups of 3-6 units.
(2) Multiple -Family Dwelling
A dwelling located in a structure containing 3 or more dwellings
with accessory uses limited to an office, laundry and recreational
facilities, used in common by the residents not otherwise defined as
a townhouse dwelling.
(3) Group Care Facilities
(a) Day Care Home
A private residence used for the care of 8 or fewer children
other than the operator's own children for a period of less
than 24 hours per day and the operator of which possesses
a license from the State of Colorado.
(b) Group Home
A facility providing custodial care and treatment in a
protective living environment for the handicapped or the
aged person. This category of facility includes, without
limitation, group homes for persons who are sixty years of
age or older, group homes for the developmentally disabled
or mentally ill, drug or alcohol abuse or rehabilitation
centers, and facilities for persons with acquired immune
deficiency syndrome (AIDS) or human immunodeficiency
virus (HIV) infection.
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(4) Accessory Residential Uses
Accessory residential uses are those accessory uses allow by right in
association with a principal use existing on the same lot as the
accessory use. Accessory uses are only allowed in conjunction with a
principal use.
(a) Home Occupation
Any business or service of limited scope, conducted entirely
within the dwelling and carried on solely by its residents
and up to one fulltime equivalent employee who resides
elsewhere, and which is clearly incidental and secondary to
the principal use for residential purposes and which does
not alter the exterior of the property or affect the
residential character of the neighborhood.
(b) Model Home
See "Development -Related Uses".
(c) Bed and Breakfast
A lodging service that provides overnight or short-term
accommodations to guests or visitors, usually including
provision of breakfast.
(d) Guest House
Lodging attached to the principal dwelling or located within
a garage or accessory structure, and intended for occasional
occupancy by visitors or guests of the family residing in the
principal dwelling. A guest house is not considered a
dwelling unit. A guest house may not be rented or
otherwise occupied for extended periods.
(e) Accessory Dwelling
A dwelling unit considered secondary to a primary dwelling
unit for use as a complete independent living facility on the
same parcel as a permitted principal use and which meets
dimensional and other requirements applicable to the
principal use, which may be attached to the primary
dwelling. Accessory dwellings may be rented.
(f)
Ancillary Residential Uses
All uses traditionally associated with a residence including
but not limited to: detached garage or carport; storage
shed; gazebo; personal greenhouse; deck (attached or
detached, covered or uncovered); pets; swimming pool, hot
tub, tennis court or similar private recreational facility;
fence, wall and hedge; gardens; and antennas, radio
facilities, and satellite dishes, subject to the requirements of
this PUD Guide.
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3. RELATIONSHIPS TO OTHER REGULATIONS
a) Land Use and Other County Regulations
This PUD Guide, PUD Plan and the Project Documents are intended to serve
as the comprehensive regulatory framework for the REC PUD. As a result,
except where a provision of the ULUR is specifically called out by this PUD
Guide as being applicable to the REC PUD, the ULUR shall not otherwise be
applicable to land within the REC PUD. However, all other applicable County
regulations such as building codes and environmental health regulations
shall apply to activities within the REC PUD. The PUD Guide is intended to
address all land use and development standards of specific interest to
Garfield County and to meet the intent of the regulatory standards
contained in the ULUR which promote the Garfield Comprehensive Plan
2030 and the health, safety and general welfare of the public.
b) Building Permits
Building permits shall be obtained from Garfield County in accordance with
County requirements for the construction of any buildings or structures
within the REC PUD or any other actions subject to the Building Code
requirements. Building plans for all buildings and structures constructed
within the REC PUD shall conform to this PUD Guide and the Design
Guidelines and shall require approval of the ACB prior to issuance of a
building permit by Garfield County.
No building permit shall be issued within any area of the REC PUD for which
a Final Plat has not been approved by the BoCC and recorded in the Office
of the Garfield County Clerk and Recorder unless the proposed use requiring
such building permit is otherwise specifically allowed for by this PUD Guide
or PUD approval on unplatted land or allowed pursuant to any Final Plat
approval in advance of said Final Plat recording including pre -development
site grading and reclamation and temporary uses.
III. PHASING
A. GENERAL PROJECT PHASING (SUBDIVISION FILINGS)
The entire REC PUD is 159.16 acres. The phasing plan is represented as subdivision
filings ("filing") on the PUD Plan. Table 5, Lots by Filing, Affordable Housing, and
Construction Schedule (PUD Plan, Page 2 of 8) shows the intended sequence of the REC
PUD filings. The REC PUD is anticipated to be platted and constructed in six filings and
five sub -filings. Filings 1, 1B, 2 and 2A will be completed first and in that order with Filing
1B being processed concurrently with Filing 1 and Filing 2 being processed concurrently
with Filing 2A to ensure the proper ratios of affordable home sites are available. These
are anticipated to be followed by Filings 1A, 3, 4, 4A, 5, 5A, and 6 with Filings 5 and 5A
being processed concurrently to ensure the proper ratios of affordable home sites are
available. Generally, all filings are anticipated to be completed between 2012 and 2019.
The filing sequence may vary from that projected provided: (1) the infrastructure
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necessary to support the filing being platted is constructed as part of that filing or in
advance of that filing; (2) the total area of platted Community Spaces will equal or
exceed 25% of the total area platted upon recording of the Final Plat for the filing; (3)
the total number of platted residential lots devoted to affordable housing is equal to or
exceeds 15% of the total number of residential lots platted upon recording of the Final
Plat for the filing; and (4) approval of the Filing is consistent with a logical and orderly
manner of development, upon consideration the functional relationship and contiguity
of the proposed Filing with approved preceding Filings and with existing development. A
change in the order of the filings shall be considered a Non -Substantial Modification
provided the above criteria are met.
B. COMMUNITY SPACES AND FACILITIES
Community Spaces shall be platted and civic and community facilities shall be
constructed in a manner that ensures that at any time during the development of the
REC PUD that residents will be served by Community Spaces, and civic and community
facilities generally consistent with the demand created by said residents and their ability
to reasonably fund the operation and maintenance of such Community Spaces, and civic
and community facilities. The platting of Community Spaces and construction of civic
and community facilities shall not precede the platting of residential lots in a manner
which might place an undue cost burden upon residents of the REC PUD. Dedication of
Community Spaces, and the construction of civic and community facilities shall be
completed in accordance with the schedule of Community Spaces and civic and
community facilities as identified in association with each filing on the PUD Plan (Table
3). Purchasers of lots or homes within any filing are only guaranteed access to and use
of the Community Spaces; and construction of civic and community facilities included in
the schedule of Community Spaces; and civic and community facilities included within
that filing and any previous filing which has been completed. The schedule of civic and
community facilities to be provided is identified in the Development Agreement.
IV. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS
A. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS)
The PUD Plan identifies the boundaries of six filings and five sub -filings in the REC PUD
which filings were approved concurrent with the approval of this PUD Guide and the
associated PUD Plan. Each phase of the REC PUD is required to submit specific
subdivision plans (i.e., Final Plat application) to Garfield County for review and approval
as detailed in the ULUR and herein which when approved by the BoCC shall be recorded
and upon recording shall constitute a subdivision of land and shall define the official
legal boundaries of all lots and tracts depicted on the PUD Plan. Concurrent with
submitting the specific subdivision plans for a filing of the REC PUD, an application for
amended preliminary plan and amended PUD meeting the requirements of the ULUR
shall be submitted for concurrent review and approval if the specific subdivision filing
being submitted for review and approval is inconsistent with this PUD Guide and
associated PUD Plan such that the approval of the subdivision filing would constitute a
Substantial Modification of this PUD Guide or the associated PUD Plan.
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The Final Plat for each filing shall establish the specific location and design of the uses
within each filing, Community Spaces, streets and alleys, the location and design criteria
for any special features, required landscaping, any additional architectural controls, and
other information necessary to communicate that the filing conforms to this PUD Guide
and associated PUD Plan. The Final Plat application for each filing submitted to Garfield
County for approval of each filing shall include a narrative summarizing of the filing's
conformance with this PUD Guide, associated PUD Plan, and Project Documents along
with all submission materials and fees required for Final Plat under Article 5 of the
ULUR.
B. AMENDMENTS TO THE APPROVED PUD
It is anticipated that modifications or amendments to this PUD Guide and associated
PUD Plan may be necessary from time to time as development of the PUD progresses.
This PUD Guide provides for two types of modifications as defined herein: (1)
Substantial Modification; and (2) Non -Substantial Modification. In the event there is a
question regarding whether the modification is a Substantial Modification or Non -
Substantial Modification, the Director shall make the final determination subject to the
right of appeal of such determination to the BoCC, or the Director may refer the
question directly to BoCC.
1. SUBSTANTIAL MODIFICATION (MAJOR CHANGES)
Substantial Modifications require approval of the BoCC. Any Substantial
Modification shall following the procedural review and approval standards
established by the ULUR including notification and hearing.
The following criteria shall be used to identify a Substantial Modification:
• Any increase in the total number of dwelling units or total
building area allowed within the PUD;
• Any addition of land to the PUD;
• Any change from one category of land use to another, such as
residential to commercial, or any change in designation of open
space to a non -open space related use;
• Major rearrangements of the boundaries of proposed filings,
lots or tracts as determined by the Director and changes in
development intensity and density, except as otherwise
permitted herein;
• Any removal or release of any land from the PUD;
• A change that would alter an approved land use standard
except when there is a reduction in density, intensity, or a
conversion as allowed within this PUD;
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• A change that would include a use not previously permitted;
• A change that would require an amendment to the PUD
conditions approved by the BoCC; or
• Any other modification specifically identified as a Substantial
Modification by this PUD Guide.
No Substantial Modification, removal or release of the provisions of the PUD
approval resolution or PUD Guide shall be permitted except upon a finding by
the BoCC following a public hearing noticed and held in accordance with
applicable provisions of the ULUR, that the modification, removal or release is
consistent with the efficient development and preservation of the entire PUD,
does not affect in a substantially adverse manner either the enjoyment of land
abutting upon or across the street from the PUD or the affected area within the
PUD, or the public interest, and is not granted solely to confer a special benefit
upon any person.
Notwithstanding the foregoing, if (a) the change is directed by Garfield County;
or (b) in the opinion of the Director, the change does not materially change the
REC PUD and it complies with, or is more restrictive than, the land use
regulations of the ULUR, the Director may administratively approve such
amendment without hearing and action by the Planning Commission and BoCC.
Upon approval of a Substantial Modification, the PUD Guide and PUD Plan shall
be amended accordingly.
2. NON -SUBSTANTIAL MODIFICATION (MINOR CHANGES)
Subject to the provisions set forth below, a Non -Substantial Modification in the
PUD may be approved by the Director without requiring notice or public
hearing, or an amendment to the PUD Guide except as necessary, provided that
the changes are similar in nature and impact to the listed permitted uses and
are consistent with the intent of boundaries of a given lot or tract. Non -
Substantial Modifications shall include, without limitation, the following:
• Additions of land uses not previously listed but determined to
be similar to listed uses;
• Minor rearrangements of the boundaries of lots or tracts that
result from final design of infrastructure and platting;
• Any other minor changes that have no effect on the conditions
and representations otherwise approved as part of the PUD;
• Any change necessitated by State or Federal law or any local law
determined to by Garfield County to be necessary to address
public health or safety;
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• Any change of a lot from one Residential Use Category Use
Designation to another provided the lot meets the minimum
dimensional standards and any changes in lot lies required by
such change;
• Any lot or tract relocation at time of Final Plat to avoid geologic
hazards determined to be substantive by a Geotechnical
Engineer; or
• Any other minor change provided for by this PUD Guide.
Non -Substantial Modifications shall be authorized by the Director upon written
request. The Director shall act upon any Non -Substantial Modification request
within thirty (30) days of such a request. If the Non -Substantial Modification
meets any of the conditions above, the Director shall be compelled to issue an
approval or, at applicant's request, shall refer the issue to BoCC for
consideration. Where the Director finds that the application does not meet one
of the conditions above, the Director may deny the modification or refer the
application for modification to the BoCC. The applicant shall have the right to
appeal any decision of the Director to the BoCC within 30 days of such decision.
V. LOT AND TRACT USE DESIGNATIONS
All lots and tracts have been provided with a Use Designation within a general Use
Category on the PUD Plan. The Lot and Tract Use Designation Table [Table 2 PUD Plan
(Page 2 of 8) and Table 1 (Appendix B)] identifies the Use Category and Use Designations
of all lots and tracts within the REC PUD. The use and development of all lots and tracts
shall be controlled by their Use Designation. The Use Designation of a lot or tract shall
be controlled by their Use Category. Except as provided herein for the adjustment of lot
and tract lines at the time of Final Plat, the redesignation of a lot or tract to a different
Use Category shall be considered a Substantial Modification while the redesignation of a
lot or tract to a different Use Designation within a Use Category except the
redesignation of an Open Space Tract shall be considered a Non -Substantial
Modification.
A. USE CATEGORIES AND USE DESIGNATIONS
The lots and tracts within the REC PUD are designate into one of four Use Categories
and one of several Use Designations within each Use Category. Use Categories represent
broad use types and include Residential, Community Space, Right -of -Way, and Utility
Use Categories for the purposes of this PUD. Use Designations represent more limited or
restricted zoning classifications given to each lot or tract within the PUD. The Use
Designation of each lot or tract shall determine how the lot or tract is regulated under
this PUD Guide.
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1. RESIDENTIAL USE CATEGORY
All lots and tracts that may be utilized and development for residential use are
classified in the Residential Use Category. The intent of these lots and tracts is
to provide for the development of single family detached and attached homes.
a) Executive (Lots)
Executive Lots are intended to provide semi -private residential lots for the
development of large custom detached single family homes. These lots
should be located in more private areas of the development area. These lots
provide areas for custom homes and allow for the architectural variation.
Executive lots may or may not front a street or alley (i.e., Right -of -Way
Tract) and may be accessed via long private driveways located within
designated access and utility easements.
b) Estate (Lots)
Estate Lots are intended to provide large street -oriented residential lots for
the development of large detached single family homes. These lots
generally should be located along the western and southern edge of the
development area. These lots provide areas for custom and semi -custom
homes, allow for the substantial architectural variation, and provide
substantial private outdoor spaces. Estate Lots are front loaded.
c) Town (Lots)
Town Lots are intended to provide reasonably sized lots for larger tract or
semi -custom homes with greater private outdoor space than Village Lots.
Town Lots generally should be located along the western and southern
edges of the development area and back Open Space Tracts, but may also
be located internally to the PUD and back Park, Garden/Orchard, or
Common Area Tracts. These lots provide for limited architectural and lot
layout variation. Town Lots may be street or alley loaded. Where a Town Lot
is accessible by an alley, access shall be taken for the alley, garages shall be
located to the rear of the home facing the alley, and no driveway accessing
the street shall be allowed.
d) Village (Lots)
Village Lots are intended to provide small lots for medium sized tract or
semi -custom homes with limited private outdoor space. Village Lots
generally should be located along the eastern edges of the development
area and internally to the development. They generally back small Open
Space Tracts, or Park, Garden/Orchard, and Common Area Tracts. These lots
allow for very limited architectural and lot layout variation. Village Lots may
be street or alley loaded. Where a Village Lot is accessible by an alley, access
shall be taken for the alley, garages shall be located to the rear of the home
facing the alley, and no driveway accessing the street shall be allowed.
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e) Attached Home (Lots)
Attached Home Lots are intended to provide large lots for medium sized
attached or detached homes with limited private outdoor space. Attached
Home Lots provide for zero lot line development with at least 10 feet
between buildings. Attached Home Lots may be developed with duplexes on
adjoining lots or coordinated with adjacent detached homes to provide
larger side yard areas by offsetting homes to one side or the other on each
lot. The intent is that duplex homes be designed to mimic the look of a large
detached single family home. Attached Home Lots generally should be
located internally to the development and front streets or Community
Spaces. These lots provide for somewhat limited architectural variation but
substantial lot layout variation. Attached Home Lots shall be alley loaded.
Access shall be taken for the alley, garages shall be located to the rear of the
home facing the alley, and no driveway accessing the street shall be
allowed.
f) Garden Home (Lots)
Garden Home Lots are intended to provide locations for smaller duplex
units or detached single family homes with almost no private outdoor space
for those people who desire to have yard maintenance be conducted by the
POA and to focus their outdoor activities within the Community Spaces
within the REC PUD. Garden Home Lots are located within pods within
designated Garden Home Tracts. Garden Home Lots provide for zero lot line
development with at least 10 feet between buildings. Garden Home Lots
generally should be located internally to the development near or adjacent
to Park Tracts. Homes should be generally laid out near the exterior edges
of the Garden Home Tracts with small common areas and alleys (located
within Right -of -Way Tracts) focused toward the core of each Garden Home
Tract. Garden Home Lots provide for limited architectural and lot layout
variation and architectural themes within each Garden Home Tract should
be consistent throughout. Garden Homes shall be internally loaded from
alleys with garages located to the interior side of the Garden Home Tract
facing the alley or court providing access to the Garden Home Lot. No
Garden Home Lot shall be permitted direct access to a street through the
exterior Garden Home Tract boundary line.
2. COMMUNITY SPACE CATEGORY
Community Spaces are provided as a means of establishing areas for community
activities and providing community outdoor spaces and amenities. Each
Community Space shall be platted on the Final Plat of each filing and be granted
to the POA or other appropriate government or quasi -government agency for
ownership, operation and maintenance. These areas shall be provided for the
benefit of the owners within the REC PUD for the specific uses provided for by
this PUD Guide.
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a) Open Space (Tracts)
Open Space Tracts are intended to provide an area of the community that is
naturalized space with limited use that helps to buffer environmentally
sensitive areas and RFTA trail from the development areas within the REC
PUD. While allowing limited passive uses including walking, running, hiking,
wildlife and scenery viewing, the primary purpose of Open Space Tracts is to
provide natural spaces within the Project. As, such, landscaping of Open
Space Tracts is to be predominantly native and drought tolerant species.
Improvements within Open Space Tracts should be very limited and include
only portions of the soft trail system; seating/viewing areas; identifying,
educational, and direction/wayfinding signage; drainage facilities; and
buried utilities. Access roads for the utilities including the Glenwood Ditch
may be provided as well as small utility buildings. Where access roads must
be provided, where practicable they should be designed to also serve as
part of the soft trail network. Open Space Tracts may be closed to access
during certain portions of the year to meet the needs of wildlife.
b) Common Area (Tracts)
Common Area Tracts are intended for multiple -uses community uses. These
tracts are generally located within residential areas of the community to be
left open to break up residential areas with landscaping and allow for
pedestrian circulation connections to occur through -out the community
open space system. Community gardens and orchard or other community -
oriented uses desired by the residents within the REC and not involving the
construction of structures can be allowed in the Common Area Tracts unless
specifically restricted. Common Area Tracts such as at the entry to the REC
and at entry points to the trail may include identifying, educational, and
direction/wayfinding signage. Drainage facilities and buried utilities and
associated appurtenances are provided for in Common Area Tracts.
The use of Common Area Tracts will evolve over time as there is need for
improvements. The intent is to reserve flexibility for community uses
desired by the residents into the future. Generally, however, these spaces
will remain open and be planted with a mixture of native and cultivated
species and serve as transitions to Open Space Tracts.
c) Garden/Orchard (Tracts)
Garden/Orchard Tracts are intended to be areas specifically set aside for
cultivating fruit trees and fruit and vegetable gardens. The production may
be shared amongst the community for consumption or utilized by individual
participants, while excess may be sold at local farmers markets, as
determined by the residents in accordance with the CCRS. The
Garden/Orchard Tracts are intended to become an identifying element for
the REC community and distinguishing amenity around which festivals,
celebrations, traditions, can be organized and revolve. Structures are
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generally limited to garden sheds or similar facilities necessary to support
cultivation and agricultural fences meeting the Design Guidelines and the
requirements of this PUD Guide. Drainage facilities and buried utilities and
associated appurtenances are provided for in Garden/Orchard Tracts. Soft
trails and identifying, educational, and direction/wayfinding signage are also
allowed.
d) Neighborhood Center (Tracts)
Neighborhood Center Tracts are intended to provide meeting, gathering,
recreational, and service facilities for residents of REC. Multiple Civic and
Community Uses may occur on these tracts in meet the needs of REC
residents as allowed by this PUD Guide and as may be approved by the POA.
These services may include some limited "commercial -like" activities
including a day care center, incidental sales associated with community
activities/recreation, community garage sales, and a sandwich/coffee shop.
Drainage facilities and buried utilities and associated appurtenances are
provided for in Neighborhood Center Tracts. Soft trails and identifying,
educational, and direction/wayfinding signage are also allowed.
e) Park (Tracts)
Park Tracts are intended to serve as active recreation uses including
organized sports and play activities. Playgrounds, tot -lots, hard courts, and
multi -use fields for organized recreation, games, and play are provided in
Park Tracts. Structures are generally limited to picnic shelters, and small
pavilions and amphitheaters. Drainage facilities and buried utilities and
associated appurtenances are provided for in Park Tracts. Soft trails and
identifying, educational, and direction/wayfinding signage are also allowed.
3. RIGHT-OF-WAY (TRACTS)
Right -of -Way Tracts provide legal vehicular and pedestrian ingress and egress to
all lots and tracts within the Project and, in concert with utility and drainage
easements, provide corridors for utilities to service the REC PUD. Right -of-Way
Tracts also provide areas for development of landscaped areas, street lights,
directional signage, and street furnishings to help establish a sense of place in
accordance with this PUD Guide and the Design Guidelines. Right -of -Way Tracts
shall be platted on the Final Plat of each filing and be granted to the POA or
other appropriate government or quasi -government agency for ownership,
operation and maintenance. These areas shall be provided for the benefit of the
owners within the REC PUD for ingress and egress to all lots and tracts within
the REC PUD and other uses provided for by this PUD Guide.
4. UTILITY (TRACTS)
Utility Tracts are those areas within the REC PUD located and designed to
provide for any necessary or
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a) Irrigation & Maintenance (Tracts)
Irrigation & Maintenance Tracts are intended to serve as areas set aside for
facilities necessary to treat and distribute raw water for irrigation within the
REC PUD area and provide facilities for POA maintenance facilities and
equipment for maintaining infrastructure, Community Spaces, and Right -of -
Way Tracts within the Project. All Irrigation & Maintenance Tracts shall be
platted on the Final Plat of each filing and be transferred to the POA or
other appropriate government or quasi -government agency for ownership,
operation and maintenance. These areas shall be provided for the benefit of
the owners within the REC PUD for the specific uses provided for by this
PUD Guide. Drainage facilities and buried utilities and associated
appurtenances are provided for in Irrigation & Maintenance Tracts. Soft
trails and identifying, educational, and direction/wayfinding signage are also
allowed.
b) Water & Wastewater (Tracts)
Water & Wastewater Tracts are intended to serve as areas set aside for
facilities necessary to treat and distribute potable water including the
construction of water treatment plants or transmit, collect, and treat
wastewater including lift stations and wastewater treatment facilities.
Unlike the water and wastewater facilities located within Right -of -Way and
Community Spaces or utility easements, Water & Wastewater Tracts are
identified for more significant water and wastewater facilities than
traditionally accommodated in public spaces and easements including
facilities necessary to serve the REC PUD and other development areas
within the region. These tracts are intended may be owned by the POA,
RFWSD or other government or quasi -government. Water & Wastewater
Tracts shall be platted on the Final Plat of each filing and be transferred to
the POA or other appropriate government or quasi -government agency for
ownership, operation and maintenance. These areas shall be provided for
the benefit of the owners within the REC PUD for the specific uses provided
for by this PUD Guide. Drainage facilities and buried utilities and associated
appurtenances are provided for in Water & Wastewater Tracts. Soft trails
and identifying, educational, and direction/wayfinding signage are also
allowed.
B. ESTABLISHMENT OF USE DESIGNATIONS ON LOTS AND TRACTS
It is recognized that the lot and tract boundary lines depicted on the PUD Plan are
approximate and based on preliminary engineering and are not field surveyed. As a
result, lot and tract boundary lines may be changed from those depicted on the PUD
Plan at the time of Final Plat. Such boundary line changes shall be considered a Non -
Substantial Modification provided the boundaries are in general conformance with the
intent of the PUD Plan and conform to the standards governing such changes provided
for herein.
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VI. LAND USE AND DEVELOPMENT STANDARDS
A. PURPOSE, APPLICABILITY, AND RELATIONSHIP TO OTHER COUNTY STANDARDS
The purpose of these land use and development standards is to promote the
development of a cohesive residential community of homes and supportive uses that
create a pleasant place to live and meets the housing needs within the mid -valley area
of the Roaring Fork River Valley in Garfield County, Colorado. The intent is to create a
walkable clustered -form of residential development with neighborhood amenities
including natural open space, community recreation and agriculture that help to protect
important resources and preserve the historic agricultural identify of the area. The
proposed community will include 366 residential units of various sizes and types.
The land use and development standards shall apply to all lands within the boundaries
of the REC PUD which boundary is defined on the PUD Plan and which is legally
described in Appendix A and on the PUD Plan. These land use and development
standards shall supersede all other land use regulations adopted by Garfield County in
all respects except as specifically provided for hereunder.
B. USE ALLOWANCES
1. USES RESTRICTIONS
The Use Table [Table 2 (Appendix B)] establishes the uses allowed by right as
principal, secondary or temporary uses (principal and secondary); and those
uses that are not allowed on or within each Use Designation within the REC
PUD.
2. DETERMINATIONS
Uses that are not specifically identified in the Use Table [Table 2 (Appendix B)]
shall be considered to be uses that are not allowed, except that any use that is
not specifically identified but is included within and consistent with the
definition of any uses permitted by right, and similar to or compatible with
other uses permitted by right within a Use Designation shall also be permitted
as a use by right. Any uses that are otherwise similar to or compatible with
other uses not permitted within a Use Designation shall also not be permitted
within the Use Designation.
In the event of any question as to the appropriate use type of any existing or
proposed use or activity, the Director shall have the authority to determine the
appropriate use type. The Director shall consult with the POA in making such a
determination. In making such determination, the Director shall consider such
characteristics or specific requirements of the use in common with those uses
allowed by right or not allowed. A determination of the Director may be
appealed to the BoCC.
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C. DEVELOPMENT STANDARDS
The following use and development standards shall apply to all lands within the REC
PUD.
1. RESIDENTIAL LOT TYPES AND DEVELOPMENT STANDARDS
a) Residential Use Category
River Edge Colorado offers a variety of lot types and housing styles based on
the Lot Use Designation shown on the PUD Plan and in Table 1, Appendix B
of this PUD Guide. These types include Attached and Detached Garden
Home Lots (within Garden Home Tracts), Attached Home Lots, Village Lots,
Town Lots, Estate Lots, and Executive Lots.
The average size of all residential lot types and guidelines for placing houses
on the lots are described below. Residential lots are designed to
accommodate a range of house sizes and types within the REC PUD. Some
of these residential lots have alley accessed parking where a garage,
carport, or paved parking pad may be constructed. However, most
residential lot types are designed be accessed directly from the street.
Attached and Garden Home Lots offer the opportunity to have two dwelling
units designed in the form of large houses.
b) Setback, Building Zone and Yard Relationships
Each lot has a series of setback lines and building zones that define the
yards between houses, streets, and alleys. Taken together these setback
lines and building zones establish the area within which the house, garage
or other buildings shall be placed. The various setback lines, building zone
and yards within a typical lot are depicted on Figure 1 in Appendix C.
The Front Facade of the home is to be placed within the Front Facade Zone.
This zone is setback from the Front Lot Line at a distance defined by the
Front Setback Line. The depth of the Front Facade Zone is measured from
that the Front Setback Line. The Front Yard is the area included within the
Front Yard Setback Zone and the unbuilt portion of the Front Facade Zone.
On corner lots, a Side Street Facade Zone is established adjacent to the
cross street or Side Lot Line. This zone is setback from the side street as
defined by the Side Street Setback Line. The depth of the Side Street Facade
Zone is measured from the Side Street Setback Line. The Main Body, side
wings, garages, and fences are placed within this Side Street Facade Zone.
All facades within this zone must follow the compositional guidelines
established by the Design Guidelines. Houses on these lots shall have a
continuous building, fence, or wall within the Side Street Facade Zone.
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A Side Setback Line defines the minimum distance between any structure
and the Side Lot Line. A Rear Setback Line is established as a minimum
setback for garages and habitable structures from the Rear Lot Line
c) Dimensional and General Development Standards
(1) Executive Lot
(a) Lot Size
Lots are greater than an acre in area. Lot dimensions may
be irregular but provide a building area of at least 7500
square feet after removal of any unbuildable portions of the
lot. If abutting a Right -of -Way Tract, the lot shall have a
minimum of 50 feet of frontage along the Right -of -Way
Tract.
(b) Maximum Building Coverage
Maximum building coverage is 30%.
(c) Floor Area
The maximum floor area is 12000 square feet. The
minimum floor area is 5000 square feet.
(d) Setbacks
Houses have a minimum 15 foot setback from all lot lines.
(e) Garage and Driveway Requirements
Garages may be either detached or attached. Garages must
be setback a minimum of 18 feet from all lot lines.
Driveways shall be no wider than 20 feet. A minimum two -
car garage is required. Garage doors shall be no wider than
9 feet for a single door and 16 feet for a double. Lots may
be accessed by access and utility easements.
(f) Building Heights
Homes shall not exceed 35 feet in height. A detached
garage shall not exceed 25 feet or the height of the home
whichever is less.
(2) Estate Lot Dimensional Standards
(a) Lot Size
Lots are typically 60 to 120 feet wide and 100 to 120 feet
deep, but may be wider or deeper. Lots shall be at least
9,000 square feet. Lots shall have a minimum of 50 feet of
frontage on a Right -of -Way Tract.
(b) Maximum Building Coverage
Maximum building coverage is 50%.
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(c) Floor Area
The maximum floor area is 6000 square feet. The minimum
floor area is 3600 square feet.
(d) Main Body of the House
The Main Body of the house within the Front Facade Zone
shall be a minimum of 30 feet wide and a maximum of 50
feet wide.
(e) Front Yard Setback/Front Facade Zone
Houses have a minimum 25 foot setback from the Front Lot
Line. The Front Facade of the house may be located
anywhere within the adjacent 15 -foot -deep Front Facade
Zone.
(f) Side Yard Setback
Side Yard Setbacks shall be a minimum of 5 feet. A
minimum of 10 feet shall be provided between buildings on
adjacent lots.
(g) Side Street Setback/Side Street Facade Zone
A minimum 15 -foot setback from the Side Street Lot Line
shall be provided. The Side Street Facade may be located
anywhere within the adjacent 10 -foot -deep Side Street
Facade Zone.
(h) Rear Setback
A minimum 10 -foot setback from the Rear Lot Line for
detached garages and minimum 15 feet to any habitable
structure shall be provided.
(i) Side Wings
1 -to 1% -story side wings are encouraged. These side wings
shall be setback from the Front Facade of the Main Body of
the house by a distance equal to, or greater than, the width
of the side wing.
(1) Encroachments
Porches may extend up to 8 feet into the Front Yard Setback
Zone. Bay windows may also extend up to 2 feet into the
Front Yard Setback Zone. No encroachment shall interfere
with any drainage or utility easement.
(k) Garage and Driveway Requirements
Garages may be either detached or attached. Garages
opening onto a Right -of -Way Tract must be setback a
minimum of 18 feet from the Front Facade of the Main
Body of the house. Driveways within the Front Yard shall be
no wider than 10 feet. A minimum two -car garage is
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required. Garage doors shall be no wider than 9 feet for a
single door and 16 feet for a double.
Street -loaded garages on corner lots must be designed as
distinct pavilions linked to the Main Body of the house by
single -story wings or detached. Garages must be recessed a
minimum of 5 feet behind the Side Facade of the house and
a minimum of 18 feet from the Side Lot Line.
(1) Building Heights
Homes shall not exceed 35 feet in height. A detached
garage shall not exceed 25 feet or the height of the home
whichever is less.
Town Lot Dimensional Standards
(a) Lot Size
Lots are typically 60 to 80 feet wide by 90 to 110 feet deep,
but may be wider or deeper. Corner lots shall be a minimum
of 70 feet wide. Lots shall be at least 5,900 square feet. Lots
shall have a minimum of 50 feet of frontage on a Right -of -
Way Tract.
(b) Building Coverage
Maximum building coverage is 50%.
(c) Floor Area
The maximum floor area is 3600 square feet. The minimum
floor area is 2400 square feet.
(d) Main Body of the House
The Main Body of the house shall be a minimum of 28 feet
wide and maximum of 44 feet wide within the Front Facade
Zone.
(e) Front Yard Setback/Front Facade Zone
Houses have a minimum 15 -foot setback from the Front Lot
Line. The Front Facade of the house may be located
anywhere within the adjacent 10 -foot -deep Front Facade
Zone.
(f) Side Yard Setback
Side Yard Setbacks shall be a minimum of 5 feet. A
minimum of 10 feet shall be provided between buildings on
adjacent lots.
(g)
Side Street Setback/Side Street Facade Zone
A minimum 10 -foot setback from the Side Street Lot Line to
the house shall be provided. The Side Street Facade may be
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located anywhere within the adjacent 10 -foot -deep Side
Street Facade Zone.
(h) Rear Setback
A minimum 10 -foot setback from the Rear Lot Line shall be
provided for detached garages. A minimum 7 -foot setback
from the Rear Lot Line shall be provided to the detached
garage where the lot is alley loaded. A minimum 15 feet to
any habitable structure shall be provided.
(1) Side Wings
1 -to 11/2 -story side wings are encouraged. These side wings
shall be setback from the Front Facade of the Main Body by
a distance equal to, or greater than, the width of the side
wing.
(j) Encroachments
Porches may extend up to 8 feet into the Front Yard Setback
Zone. Bay windows may also extend up to 2 feet into the
Front Yard Setback Zone. No encroachment shall interfere
with any drainage or utility easement.
(k) Garage and Driveway Requirements
Garages may be either detached or attached. Alley -loaded
garages shall be setback either a minimum of 7 feet from
the alley right-of-way or 18 feet plus to create an outdoor
parking pad. Garages opening onto a street must be setback
a minimum of 18 feet from the Front Facade of the Main
Body of the house. Driveways within the Front Yard shall be
no wider than 10 feet. Garage doors shall be no wider than
9 feet for a single door and 16 feet for a double.
Street -loaded garages on corner lots must be designed as
distinct pavilions linked to the Main Body by single -story
wings or detached. Garages must be recessed a minimum of
5 feet behind the side facade of the house and a minimum
of 18 feet from the edge of the sidewalk.
(1) Building Heights
Homes shall not exceed 35 feet in height. A detached
garage shall not exceed 25 feet or the height of the home
whichever is less.
(4) Village Lot Dimensional Standards
(a) Lot Size
Lots are typically 50 to 60 feet wide by 90 to 110 feet deep,
but may be wider or deeper. Corner lots shall be a minimum
of 60 feet wide. Lots shall be at least 5,000 square feet. Lots
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shall have a minimum of 50 feet of frontage on a Right -of -
Way Tract.
(b) Building Coverage
Maximum building coverage is 60%.
(c) Floor Area
The maximum floor area is 3200 square feet. The minimum
floor area is 1600 square feet.
(d) Main Body of the House
The Main Body of the house shall be between 24 and 36
feet wide within the Front Facade Zone.
(e) Front Yard Setback/Front Facade Zone
Houses have a minimum 10 -foot setback from the Front Lot
Line to the house. The Front Facade of the house may be
located anywhere within the adjacent 15 -foot -deep Front
Fagade Zone.
(f) Side Yard Setback
Side Yard Setbacks shall be a minimum of 5 feet. A
minimum of 10 feet shall be provided between buildings on
adjacent lots.
(g) Side Street Setback/Side Street Facade Zone
A minimum 5 -foot setback from the Side Street Lot Line to
the house shall be provided. The Side Street Facade may be
located anywhere within the adjacent 10 -foot -deep Side
Street Facade Zone.
(h) Rear Setback
A minimum 10 -foot setback from the Rear Lot Line shall be
provided for detached garages. A minimum 7 -foot setback
from the Rear Lot Line shall be provided to the detached
garage where the lot is alley loaded. A minimum 15 foot
Rear Setback to any habitable structure shall be provided.
()) Side Wings
1- to 11/2 -story side wings are encouraged. These side wings
shall be setback from the Front Facade of the Main Body of
the house by a distance equal to, or greater than, the width
of the side wing.
(1) Encroachments
Porches may extend up to 8 feet into the Front Yard. Bay
windows may also extend up to 2 feet into the Front Yard.
No encroachment shall interfere with any drainage or utility
easement.
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(k) Garage and Driveway Requirements
Garages may be either detached or attached. Alley -loaded
garages shall be setback either a minimum of 7 feet from
the Rear Lot Line or 18 feet plus to create an outdoor
parking pad. Garages opening onto public streets must be
setback a minimum of 18 feet from the Front Facade of the
Main Body of the house. Driveways within the Front Yard
shall be no wider than 10 feet. Garage doors shall be no
wider than 9 feet for a single door and 16 feet for a double.
Street -loaded garages on corner lots must be designed as
distinct pavilions linked to the Main Body by single -story
wings or detached. Garages must be recessed a minimum of
5 feet behind the side facade of the house and a minimum
of 18 feet from the edge of the sidewalk.
(1) Building Heights
Homes shall not exceed 25 feet in height. A detached
garage shall not exceed 18 feet or the height of the home
whichever is less.
(5) Attached House Lot Dimensional Standards
(a) Lot Size
Attached Home Lots are typically 50 to 60 feet wide by 90
to 110 feet deep, but may be wider or deeper. Lots shall be
at least 4,500 square feet. Lots shall have a minimum of 50
feet of frontage on a Right -of -Way Tract.
(b) Building Coverage
Maximum building coverage is 60%.
(c) Floor Area
The maximum floor area is 3200 square feet. The minimum
floor area is 1600 square feet. The maximum total floor area
per duplex is 5000 square feet. The minimum total floor
area per duplex is 2800 square feet.
(d) Main Body of the House
The Main Body of the house shall be between 24 and 36
feet wide within the Front Facade Zone. The total Main
Body of a duplex shall be between 36 feet and 50 feet wide
within the Front Facade Zone. Each unit of the duplex shall
be a minimum of 15 feet wide within the Front Facade
Zone.
(e) Front Yard Setback/Front Facade Zone
Houses have a minimum 25 -foot setback from the Front Lot
Line. The Front Facade of the house may be located
anywhere within the 15 -foot -deep Front Facade Zone.
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(f) Side Yard Setback
Side Yard Setbacks shall be a minimum of 0 feet. A
minimum of 10 feet separation shall between homes except
where attached. Homes may be attached or alternating
utilizing the 0 foot side setback to provide a large side yard
on one side or the other of a detached home.
(g)
Side Street Setback/Side Street Facade Zone
A minimum 10 -foot setback from the Side Street Lot Line to
the house shall be provided. The Side Street Facade may be
located anywhere within the adjacent 10 -foot -deep Side
Street Facade Zone.
(h) Rear Setback
A minimum 7 -foot setback from the Rear Lot Line shall be
provided to the detached garage. A minimum 15 foot Rear
Setback to any habitable structure shall be provided.
(1) Encroachments
Porches may extend up to 8 feet into the Front Yard. Bay
windows may also extend up to 2 feet into the Front Yard.
No encroachment shall interfere with any drainage or utility
easement.
(1) Garage and Driveway Requirements
Each Attached Home shall have two off-street parking
spaces. All lots shall be alley loaded. Garages may be either
detached or attached. Alley loaded garages shall be setback
either a minimum of 7 feet from the rear lane right of -way
or 18 feet plus to create an outdoor parking pad.
(k) Building Heights
Homes shall not exceed 35 feet in height. A detached
garage shall not exceed 25 feet or the height of the home
whichever is less.
(6) Garden Home Dimensional Standards
(a) Lot Size
Garden Home Lots are typically 30 to 60 feet wide by 60 to
110 feet deep, but may be wider or deeper. Lots shall be at
least 2,100 square feet. Lots shall have a minimum of 20
feet of frontage on a Right -of -Way Tract.
(b) Building Coverage
Maximum building coverage is 80%.
(c) Floor Area
The maximum total floor area per duplex is 5000 square
feet. The maximum floor area per detached unit is 3600
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square feet. Except for affordable homes where the
minimum size is defined in Affordable Housing Plan and
Agreement (Reception # in the Office of the
Garfield County Clerk and Recorder), the minimum total
floor area per duplex is 3000 square feet and 1500 square
feet for detached units.
(d) Main Body of the House
The Main Body of a Garden Home shall have a minimum
width of 20 feet each for duplex unit and 24 feet for
detached homes. The maximum total width shall be 60 feet
for duplexes and 40 feet detached homes. The maximum
depth of a Garden Home shall be 60 feet.
(e) Setbacks
Garden Homes shall be setback a minimum of 10 feet from
the exterior lot line of the Garden Home Tract (i.e., Front
Lot Line) and shall not extend closer to the Rear Lot Line
(i.e., Right -of -Way Tract providing alley access) than the
garage.
Side Yard Setbacks shall be a minimum of 0 feet. A
minimum of 10 feet separation shall between homes except
where attached. Homes may be attached or alternating
utilizing the 0 foot side setback to provide a large side yard
on one side or the other of a detached home.
(f) Encroachments
Bay windows and decks may extend up to 2 feet into the 10
foot setback area along the exterior lot line of the Garden
Home Tract (i.e., Front Lot Line). No encroachment shall
interfere with any drainage or utility easement.
(g)
Garage and Driveway Requirements
Each Garden Home shall have two of -street parking spaces.
Parking spaces may be aligned in tandem. Garages shall be
attached and shall include an 18 foot deep paved pad in
front of the garage between the garage and the Rear Lot
Line (i.e., Right -of -Way Tract providing alley access) to
create an outdoor parking pad. A two car garage is allowed
a 20 foot wide driveway and single car garage is permitted a
10 foot wide driveway. Garage doors shall be no wider than
9 feet for a single door and 16 feet for a double.
(h) Building Heights
Homes shall not exceed 25 feet in height.
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d) Other General Development Standards
(1) Fencing
Fences provide delineation between public and private space and
are allowed on corner lots and between houses but shall be located
at least 5 feet behind the Front Facade of the house or outside the
Front Yard, whichever is less. Rear fences are required and shall be
located along the Rear Lot Line or Rear Setback line in the case of
alley loaded lots. Fences shall be designed in accordance with the
Design Guidelines. Fences, except those required along lot lines
adjoining the Community Space Tracts and those allowed under the
Design Guidelines along Right -of -Way Tracts are prohibited on
Garden Home Lots. Fencing on Executive Lots shall conform to the
Design Guidelines.
(2) Exterior Lighting
Because of the Project's rural setting and relationship to wildlife
areas, the exterior lighting incorporated in each residence must
avoid impact on adjacent lots and the surrounding Community
Space Tracts. The intention is for the development to blend in with
the existing character of the area by not creating a brightly lit
development contrasting with the adjacent open space and public
land.
All exterior lighting shall be full cutoff or cutoff design so the light
source is not visible by adjacent property owners or lands upon any
adjacent Community Space Tracts. Direct source lighting is not
allowed (i.e., the actual light bulb is visible). Exterior lighting which
is subdued, and whose light source is not visible from adjoining
dwelling shall be allowed without specific approval of the ACB for
purposes such as illuminating entrance areas, driveways, and
parking areas. Fascia mounted floodlights are not allowed due to
glare into adjoining properties. No fixture shall be placed more than
10 feet above the surface it is intended to light. In addition to these
standards, all exterior lighting shall conform to the Design
Guidelines.
(3) Sidewalks, Driveways and Parking Areas
(a) Sidewalks
A minimum four (4) foot wide concrete sidewalk shall
connect the front entry of the home to the sidewalk located
in the adjacent Right -of -Way Tract or driveway in the case
of Garden Homes. The sidewalk shall be no wider than five
(5) feet.
(b) Driveways
All driveways and approaches shall be uncolored concrete
except within Garden Home Tracts and alley loaded lots
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where driveways and approaches shall be asphalt. The
driveway curb cuts shall conform to the curb cut details and
specifications in Appendix F.
The width of any portion of the driveway located in the
Front Yard or Side Street Yard shall be 10 feet wide unless
otherwise provided herein. Lots that are served by alleys or
courts shall take access from the alley or court and shall not
be allowed a driveway access along the Front Lot Line or
Side Street Lot Line onto the adjacent street.
(c) Parking Areas
A minimum of 2 off-street parking spaces shall be provided
for each dwelling unit which shall be located to the behind
the Front Yard or in a garage meeting the setback
requirements of this PUD Guide. Garden Homes shall also
provide two off-street parking spaces which may be located
in tandem and at least one of which shall be in an attached
garage. The minimum dimensions for each off-street
parking space are 9 feet by 18 feet. All parking area surfaces
shall be uncolored concrete on front loaded lots and asphalt
on rear loaded lots.
(d) Drainage
Positive drainage shall be maintained from all buildings. Lots
shall be drained utilizing the designated drainage and utility
easements. No lot owner shall take any action which
aversely impacts the ability to utilize any drainage or utility
easement located on their lot for its intended use.
(e) Landscaping and Reclamation
All landscaping and lot reclamation shall conform to the
landscaping and reclamation standards of this PUD Guide
and the Design Guidelines.
(f) Hazard Mitigation
All development shall conform to the Hazard Mitigation
Plan filed with the Final Plat.
(g) Conformance with Overlays
All development and uses shall conform to the Overlay and
Easement Standards included in Section VII of this PUD
Guide.
(h) Conformance with Use and Performance Standards
All development and uses shall conform to the Use and
Performance Standards included in Section VI.D of this PUD
Guide.
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(i) Residential Architectural Standards
All residential structures shall meet the architectural
requirements of the Design Guidelines.
2. NEIGHBORHOOD CENTER TRACT DEVELOPMENT STANDARDS
a) General Development Standards
(1) Uses
There shall be no limit on the number of principal civic and
community uses or accessory uses that may occur within the
Neighborhood Center Tract provided said uses and structures
conform to these development standards and are approved by the
POA.
(2) Building Envelope
All buildings shall be located within the building envelope identified
on the PUD Plan and, as more specifically defined, on the Final Plat.
(3) Floor Area
The maximum floor area of all buildings is 10,000 square feet.
(4) Building Height
The maximum building height shall be 50 feet.
(5) Parking and Drives
One off-street parking space shall be provided for every 400 square
feet of indoor floor area. Minimum dimensions for each off-street
parking space are 9 feet by 20 feet. Parking accessibility including
the ratio of required accessible parking spaces shall conform to
"ADA Accessibility Guidelines for Buildings and Facilities" published
by the U.S. Department of Justice. Paved surfaces shall be striped to
demarcate the parking spaces.
Parking areas, loading areas, aisles, and access drives shall have a
durable, all weather surface made of materials that are suitable to
the uses to which the parking area will be put. Appropriate parking
surface materials may include, but are not limited to, asphalt,
concrete, paving blocks, or "grass" pavers.
Parking and drive surfaces shall be graded, with a minimum grade of
2% for asphalt, 1% for concrete, and 2% for paving blocks or "grass"
pavers, or as otherwise determined by an Colorado Registered
Professional Engineer. Driveway approaches shall meet the
requirements in Appendix F and shall be surfaced in uncolored
concrete.
Two-way drives accessing the parking areas and building shall be a
minimum of 20 feet wide. Turning radii of all drives servicing the
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buildings shall conform to Carbondale and Rural Fire Protection
District requirements which may include providing hard surface
tracking aprons and mountable curbs as well as require the use of
both travel lanes. Parking areas shall be landscaped in accordance
with the Landscape Standards in this PUD Guide and the Design
Guidelines.
(6) Lighting
All exterior lighting shall be full, cutoff or semi -cutoff design so the
light source is not visible from adjacent properties. Direct source
lighting is not allowed (i.e., the actual light bulb is visible). Fascia
mounted floodlights are not allowed due to glare into adjoining
properties. Light sources shall not exceed 20 feet in height. Lighting
shall otherwise conform to the Design Guidelines.
(7) Drainage
Positive drainage shall be maintained from all buildings. Tracts shall
be drained utilizing the designated drainage and utility easements.
No any action shall be taken which aversely impacts the ability to
utilize any drainage or utility easement located on a tract for its
intended use.
(8) Landscaping and Reclamation
All landscaping and tract reclamation shall conform to the
landscaping and reclamation standards of this PUD Guide and the
Design Guidelines.
(9) Conformance with Use and Performance Standards
All development and uses shall conform to the Use and
Performance Standards included in Section VI.D of this PUD Guide.
(10) Hazard Mitigation
All development shall conform to the Hazard Mitigation Plan filed
with the Final Plat.
(11) Conformance with Overlays
All development and uses shall conform to the Overlay and
Easement Standards included in Section VII of this PUD Guide.
b) Architectural Standards
The Neighborhood Center shall conform to the Design Guidelines. The
intent of the design of the Neighborhood Center is to tie the Project to its
roots in the agricultural history of the Roaring Fork Valley. The architecture
style used within the Neighborhood Center shall draw from the agricultural
building vernacular of the Roaring Fork Valley while not attempting to
recreate an historic agricultural form specifically that may have existed on
the REC site or on other sites within the Roaring Fork Valley.
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c) Site and Landscape Plan Approval
The site and landscape plan for the Neighborhood Center Tract shall be
approved concurrently with the Final Plat which includes the Neighborhood
Center Tract. Upon approval of the site and landscape plan for the
Neighborhood Center Tract, the Neighborhood Center Tract shall be subject
to no additional County land use reviews or approvals unless the site and
landscape plan is modified at some later date. Building permits shall be
obtained as required. The site and landscape plan shall conform to this PUD
Guide and Design Guidelines.
3. UTILITY TRACT DEVELOPMENT STANDARDS
a) General Development Standards
(1) Uses
There shall be no limit on the number of principal utility uses that
may occur within a Utility Tract provided said uses and structures
conform to these development standards and are approved by the
POA.
(2) Building Envelope
All buildings shall be located within the building envelope identified
on the PUD Plan and, as more specifically defined, on the Final Plat.
(3) Floor Area
The maximum floor area per Utility Tract is 10,000 square feet. The
maximum total floor area of all buildings located on the REC PUD
categorized Utility Tracts is 20,000 square feet.
(4) Building Height
The maximum building height shall be 25 feet.
(5) Parking and Drives
One off-street parking space shall be provided for every 2000
square feet of indoor floor area. Minimum dimensions for each off-
street parking space are 9 feet by 20 feet. Parking accessibility
including the ratio of required accessible parking spaces shall
conform to "ADA Accessibility Guidelines for Buildings and Facilities"
published by the U.S. Department of Justice. Paved surfaces shall be
striped to demarcate the parking spaces.
Off-street parking areas, loading areas, aisles, and access drives
shall have a durable, all weather surface made of materials that are
suitable to the uses to which the parking area will be put, and are
compatible with the character of the proposed development and
the surrounding land use. Appropriate parking surface materials
may include, but are not limited to, asphalt, concrete, paving blocks,
or "grass" pavers.
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Parking and drive surfaces shall be graded, with a minimum grade of
2% for asphalt, 1% for concrete, and 2% for paving blocks or "grass"
pavers, or as otherwise determined by a Colorado Registered
Professional Engineer. Driveway approaches shall meet the
requirements in Appendix F and shall be surfaced in uncolored
concrete.
Drives access the parking areas and building shall be a minimum of
20 feet wide. Turning radii of all drives servicing the buildings shall
conform to Carbondale and Rural Fire Protection District
requirements which may include providing hard surface tracking
aprons and mountable curbs as well as require the use of both
travel lanes. Parking areas shall be landscaped in accordance with
the Landscape Standards in this PUD Guide and the Design
Guidelines.
(6) Lighting
All exterior lighting shall be full, cutoff or semi -cutoff design so the
light source is not visible from adjacent properties except as such
may be required to meet State or Federal regulatory standards in
association with a utility facility in which case the standard shall be
applied in a manner that limits the amount lighting and light spill
from the areas required to be lit to the maximum extent
practicable. Direct source lighting is not allowed (i.e., the actual light
bulb is visible). Fascia mounted floodlights are not allowed due to
glare into adjoining properties. Light sources shall not exceed 20
feet in height. Lighting shall otherwise conform to the Design
Guidelines.
(7) Drainage
Positive drainage shall be maintained from all buildings. Tracts shall
be drained utilizing the designated drainage and utility easements.
No any action shall be taken which aversely impacts the ability to
utilize any drainage or utility easement located on a tract for its
intended use.
(8) Landscaping and Reclamation
All landscaping and tract reclamation shall conform to the
landscaping and reclamation standards of this PUD Guide and the
Design Guidelines.
(9)
Conformance with Use and Performance Standards
All development and uses shall conform to the Use and
Performance Standards included in Section VI.D of this PUD Guide.
(10) Hazard Mitigation
All development shall conform to the Hazard Mitigation Plan filed
with the Final Plat.
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(11) Conformance with Overlays
All development and uses shall conform to the Overlay and
Easement Standards included in Section VII of this PUD Guide.
b) Architectural Standards and Site Plan Approval
(1) Architectural Standards
The architecture within the Utility Tracts shall relate to the specific
architecture selected for the Neighborhood Center and serve to tie
the community together. The structures located on the Utility Tracts
shall conform to the Design Guidelines.
(2) Site Plan Approval
The site and landscape plan for each Utility Tract shall be approved
concurrently with the Final Plat which includes the tract within its
boundaries if structures are planned as part of the subdivision
improvements. Upon approval of the site and landscape plan for a
Utility Tract, the Utility Tract shall be subject to no additional
County land use reviews or approvals unless the site and landscape
plan is modified at some later date. Alternatively, the site and
landscape plan for a Utility Tract may be approved in accordance
with the site plan review process required under the ULUR if
proposed subsequent to platting. Building permits shall be obtained
as required.
4. OPEN SPACE TRACT DEVELOPMENT STANDARDS
a) General Development Standards
(1) Uses
Uses shall be limited to those uses specially provided for under
Section VI.B of this PUD Guide and as detailed the Use Table [Table
2 (Appendix B)]. No limit shall exist on the uses that may occur
provided they conform to the standards in this PUD Guide. Utility
and drainage facilities shall be allowed to cross Open Space Tracts
but utilities shall be located subgrade. Small above ground utility
facilities may be located within Open Space Tracts in accordance
with the structure limitations contained in these development
standards.
(2) Structures
Structures are limited to 100 square feet each in association with
utility placements including the Glenwood Ditch. Structures should
be avoided to the maximum extent practicable. Structures shall be
screened and architecture subdued in accordance with the Design
Guidelines. Stairways are allowed in association with soft trails and
shall be designed in accordance with the Design Guidelines. No
building shall exceed 10 feet in height.
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(3) Roads
Roads are limited to utility maintenance roads. Roads shall be
designed as two -track roads or utilize "grass" pavers adequate to
support the required apparatus. Roads shall be limited to the
maximum extent practicable and landscaped to limit the road's
visual impact and to preserve the values associated with the Open
Space Tract in accordance with the Design Guidelines. Roads may be
designed where appropriate as soft trails.
(4) Parking and Drives
No designated parking spaces shall be allowed. Parking required for
utility facilities shall occur on maintenance roads. Parking within
Open Space Tracts is only allowed during active periods of
maintenance. All vehicles and equipment shall be removed within
24 hours of completing any required maintenance activities.
(5) Lighting
No exterior lighting shall be allowed in any Open Space Tract except
as such may be required to meet State or Federal regulatory
standards in association with a utility facility in which case the
standard shall be applied in a manner that limits the amount
lighting and light spill from the areas required to be lit to the
maximum extent practicable.
(6) Drainage
No any action shall be taken which aversely impacts the ability to
utilize any drainage or utility easement located on a tract for its
intended use.
(7) Landscaping and Reclamation
All landscaping and tract reclamation shall conform to the
landscaping and reclamation standards of this PUD Guide and the
Design Guidelines.
(8) Conformance with Use and Performance Standards
All development and uses shall conform to the Use and
Performance Standards included in Section VI.D of this PUD Guide.
(9) Hazard Mitigation
All development shall conform to the Hazard Mitigation Plan filed
with the Final Plat.
(10) Conformance with Overlays
All development and uses shall conform to the Overlay and
Easement Standards included in Section VII of this PUD Guide.
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b) Plans and Approvals
Initial landscaping and recreational facility plans for each Open Space Tract
shall be approved concurrently with the Final Plat containing the Open
Space Tract. Modifications to the design and landscaping consistent with
this PUD Guide and the Design Guidelines shall be permitted and may be
undertaken by the POA or their assigns without County review and approval
except as such may require a building permit.
All recreational trails and other facilities shall be designed, constructed and
placed in accordance with this PUD Guide, applicable approvals and the
Design Guidelines. Landscaping shall meet all landscape requirements of
this PUD Guide and applicable approvals.
5. COMMON AREA TRACT DEVELOPMENT STANDARDS
a) General Development Standards
(1) Uses
Uses shall be limited to those uses specially provided for under
Section VI.B of this PUD Guide and as detailed the Use Table [Table
2 (Appendix B)]. No limit shall exist on the uses that may occur
provided they conform to the standards in this PUD Guide. Utility
and drainage facilities shall be allowed to cross Common Area Tracts
but utilities shall be located below grade. Small above ground utility
facilities may be located within Common Area Tracts in accordance
with the structure limitations in these development standards. Uses
and facilities within a Common Area Tract may be modified by the
POA or its assigns in accordance with this PUD Guide and Design
Guidelines without Garfield County review except where the
proposed use or activity would require a building permit by Garfield
County. All such changes shall conform to this PUD Guide and
Design Guidelines.
(2) Structures
Utility structures are limited to 100 square feet each in association
with utility placements and the Glenwood Ditch. Utility structures
should be avoided to the maximum extent practicable. Pavilions and
other recreational structures shall be limited to 1000 square feet
each and shall not cover more than 10% of any Common Area Tract.
No structure shall exceed 15 feet in height.
(3) Roads
Roads are limited to utility roads. Roads shall be designed as two
track road or with "grass" pavers adequate to support the required
apparatus, but shall be limited to the maximum extent practicable
and landscaped to limit their visual impact.
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(4) Parking and Drives
On -street parking is generally considered adequate to serve any
potential Common Area Tract uses. No designated parking spaces
shall be allowed. Parking required for utility facilities shall occur on
maintenance roads. Parking within Common Area Tracts is only
allowed during active periods of maintenance. All vehicles and
equipment shall be removed within 24 hours of completing any
required maintenance activities.
(5) Lighting
No exterior lighting, except the bollard trail head lighting identified
in the Landscape Standards (Section IX) in this PUD Guide or where
security lighting is determined to be necessary by the POA, shall be
allowed in any Common Area Tract. Any lighting shall be full cutoff,
cutoff, or semi -cutoff fixtures, as may be most appropriate for the
intended purpose. Additionally lighting, as may be required to meet
State or Federal regulatory standards in association with a utility
facility, shall be allowed, but shall be applied in a manner that limits
the amount lighting and light spill from the areas required to be lit
to the maximum extent practicable.
(6) Drainage
No any action shall be taken which aversely impacts the ability to
utilize any drainage or utility easement located on a tract for its
intended use.
(7) Landscaping and Reclamation
All landscaping and tract reclamation shall conform to the
landscaping and reclamation standards of this PUD Guide and the
Design Guidelines.
(8) Conformance with Use and Performance Standards
All development and uses shall conform to the Use and
Performance Standards included in Section VI.D of this PUD Guide.
(9) Hazard Mitigation
All development shall conform to the Hazard Mitigation Plan filed
with the Final Plat.
(10) Conformance with Overlays
All development and uses shall conform to the Overlay and
Easement Standards included in Section VII of this PUD Guide.
b) Plans and Approvals
The landscaping and facility plans of Common Area Tracts shall be approved
concurrently with the Final Plat containing the Common Area Tract.
Modifications to the design and landscaping consistent with this PUD Guide
and the Design Guidelines shall be permitted and may be undertaken by the
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POA or their assigns without County review and approval except as such
may require a building permit.
All recreational trails and other facilities shall be designed, constructed and
placed in accordance with this PUD Guide, applicable approvals and the
Design Guidelines. Landscaping shall meet the landscape requirements of
this PUD Guide and Design Guidelines.
6. GARDEN/ORCHARD TRACT DEVELOPMENT STANDARDS
a) General Development Standards
Garden and Orchard Tracts shall meet the same General Development
Standards as Common Area Tracts except that the design of a
Garden/Orchard Tract shall facilitate use for community gardens and
orchards in accordance with the CCRS and Design Guidelines. Plans and
approvals shall be as for Common Area Tracts.
b) Wildlife Controls
Seasonal wildlife proof fences shall be used to protect active garden and
orchard areas from bears and other wildlife. Composting shall only occur in
bear -proof containers.
7. RIGHT-OF-WAY TRACT DEVELOPMENT STANDARDS
a) General Development Standards
Right -of -Way Tracts shall be designed and maintained in accordance with
plans approved as part of each Final Plat. Streets shall be designed and
constructed in accordance with the approved Final Plat, PUD Plan and the
road standards herein contained (Appendix D). All Right -of -Way Tracts shall
be maintained in a manner that facilitates access to lots and tracts within
REC and provides for adequate emergency ingress and egress throughout
the REC PUD in accordance with Carbondale and Rural Fire Protection
District requirements. Landscaping shall meet the Landscape Standards
(Section IX) of this PUD Guide and Design Guidelines.
The landscaping plan for each Right -of -Way Tract shall be approved as a
component of the Final Plat approval for each Right -of -Way Tract included
within the particular Final Plat being reviewed and shall require no land use
reviews and approvals outside of the Garfield County subdivision process.
Building permits shall be obtained as required.
b) Lighting Standards
Lighting shall meet the requirements of the Lighting Plan approved as part
of the Final Plat and the Design Guidelines. Additional lighting may be added
or lighting may be modified by the POA or its assigns to meet applicable
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State and Federal requirements or to enhance safety as necessary without
review or approval by Garfield County. Building permits shall be obtained as
required.
D. USE AND PERFORMANCE STANDARDS
1. ANIMAL RESTRICTION
Animals are permitted on residential lots subject any regulations established by
Garfield County applicable to residential zoning districts, with the exception that
the keeping of horses, other livestock, or poultry is prohibited. Due to the
proximity of elk range and other important wildlife habitat, dogs within the REC
PUD shall be kept under the leash control of their owner when outside the
owner's house, enclosed runs, kennels, or electric fence areas, or when outside
designated dog parks. Dogs are prohibited from construction areas. Dogs shall
be restricted to one dog plus young up to three (3) months old per dwelling
unit. In addition, all cats shall be kept indoors, on leashes, or in enclosed runs.
In accordance with the RFC Conservation Easement, additional pet restrictions
shall apply to certain lots and areas within the REC PUD which shall be
enforceable under the CCRS.
2. FENCES
Wood rail fences that conform to the Design Guidelines are allowed or required
on rear/side lot lines to provide delineation of private space from Community
Space Tracts. Fences in Front Yards are prohibited. Wood rail fences may also be
permitted by the POA in Community Space Tracts. Fencing shall be placed in a
manner that does not interfere with the ability of wildlife to cross roads and
move between Open Space Tracts. Fencing along roads shall be prohibited
unless necessary for safety. Fences shall be approved by the ACB.
3. GROUP HOMES
The following criteria apply to any group home facility:
• The floor area ratio for the facility complies with standards of
the Colorado State Departments of Health and Social Services;
• Off-street parking is appropriate to the use and needs of the
facility and the number of vehicles used by its occupants;
• In order to prevent the potential creation of an institutional
setting by concentration of group homes, no group home
facility may locate within seven hundred and fifty hundred feet
of another group home facility; and
• No person shall make a group home facility available to an
individual whose tenancy would constitute a direct threat to the
health or safety of other individuals or whose tenancy would
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result in substantial physical damage to the property of others.
A determination that a person poses a direct threat to the
health or safety of others or a risk of substantial physical
damage to property must be based on a history of overt acts or
current conduct of that individual and must not be based on
general assumptions or fears about a class of disabled persons.
4. RETAINING WALLS
Privacy walls are prohibited. Retaining walls are allowed and must be comply
with Garfield County Building Code requirements. Stacked stone walls are
preferable where they are needed, but other forms may be approved. All
retaining walls shall conform to the Design Guidelines and be approved by the
ACB.
5. VEHICLE AND EXTERIOR STORAGE
All vehicle and material and equipment storage shall conform to the CCRS.
6. SIGNAGE
All signage shall conform to the requirements of this Section, the CCRS and
Design Guidelines. Signage placed in accordance with this Section shall be
exempt from the requirement to obtain a sign permit under the ULUR. Lighted
signs shall be subject to obtain any required permits for the electrical work
associated with such placement, if required.
a) Residential Signs
No signage shall be permitted on any single family home lot except one
home occupation identification sign meeting the requirements of this PUD
Guide and one personal identification sign with a maximum sign area of 2
square feet and flush mounted on the Front Facade of the home no higher
than 8 feet above the ground.
b) Community Identification, Wayfinding and Educational Signs
Community identification, wayfinding and educational signs shall be allowed
in accordance with the following standards. Community Identification and
Garden Home Identification Signs shall obtain a Sign Permit from Garfield
County in accordance with Article XI of the ULUR unless the sign is approved
at the time of Final Plat. Wayfinding and educational signs approved by the
POA shall be exempt from obtaining a Sign Permit from Garfield County.
(1) Community Identification Sign -Tract AY
Tract AY shall be allowed one ground -mounted
development/subdivision identification sign which shall not exceed
100 square feet in area and 8 feet in height. The sign shall be
setback a minimum of 10 feet from all lot lines. The placement and
design of the sign and any associated plantings shall meet CDOT
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criteria for the clear vision triangle in that location. The sign shall
further comply with the requirements of the RFTA Open Space
Easement recorded in Book 1143 at Page 1 and amended in Book
1217 at Page 593. The sign may be unlighted or lighted in one of the
following ways: (a) backlit utilizing individual back lit letters or logos
which are silhouetted against a softly illuminated wall; (b) utilized
individual letters with translucent faces, containing soft lighting
elements inside each letter; (c) metal -faced box signs with cut-out
letters and soft -glow fluorescent tubes; or (d) sign face lighted with
shielded downcast lights. The signs shall be illuminated only with
steady, stationary, shielded light sources directed solely onto the
sign without causing glare. Light bulbs or lighting tubes used for
illuminating a sign shall not be visible from adjacent street or
residential properties. The intensity of sign lighting shall not exceed
that necessary to illuminate and make legible a sign from the
adjacent travel way or closest right-of-way; and the illumination of a
sign shall not be obtrusive to the surrounding area.
(2) Community Identification Sign -Community Space Tracts
One ground -mounted community identification sign shall be
allowed on each street frontage of any Community Space Tract. No
community identification sign except that allowed on Tract AY and
Tract AA shall exceed 30 square feet in area and 5 feet in height.
The ground -mounted signs located on Tract AA may be enlarged to
50 square feet to include tenant information. Ground -mounted
signs may be unlighted or meet the lighting standards for
Community Identification Signs in Tract AY.
(3)
Garden Community Identification Sign -Garden Home Tracts
One ground -mounted garden home identification sign shall be
allowed on any Community Space Tract except Tract AA which shall
be allowed one sign on each street frontage. No garden community
identification sign shall exceed 30 square feet in area and 5 feet in
height. Ground -mounted signs may be unlighted or meet the
lighting standards for Community Identification Signs in Tract AY.
(4) Wayfinding and Educational Signs
Unlighted wayfinding and educational signs may be located on any
Community Space Tract in accordance with the Design Guidelines.
Signs shall be no taller than 8 feet and with a total sign area of 10
square feet.
c) Allowed Signs
(1) Utility and Safety Signs
Signs indicating danger and service or safety information are
allowed as required to meet applicable legal and safety
requirements. The smallest sign allowable shall be utilized.
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(2) Traffic Signs
Traffic signs or markings, for the purpose of regulating, warning, or
guiding traffic, whether on public or private property are exempt
provided the signs and markings comply with the MUTCD.
d) Temporary Signs
Temporary signs are allowed in accordance with the following standards. No
other forms of temporary signs are allowed. Temporary signs except those
associated with traffic safety shall not be lighted. No Temporary
Construction Project Signs, Political, or Real Estate Signs shall be placed on
any Right -of -Way or Community Space Tract. No Political or Real Estate
Signs shall be placed on any Utility Tract.
(1) Temporary Construction Signs
Temporary construction signs denoting the architect, engineer or
contractor for a project under construction are allowed provided
there is only one sign per lot frontage, the sign area does not
exceed 24 square feet, the sign does not exceed 6 feet in height,
and the sign is removed within 7 days following after the issuance of
the Certificate of Occupancy for the project.
(2) Political Signs
Political signs, posters, or bills not exceeding 5 square feet in area
provided the political signs are located on private property with the
consent of the property owner or the lawful occupant, the signs do
not exceed 4 feet in height, and the signs are placed no earlier than
45 days before and removed within 7 days following an election.
One sign is allowed for each political office or ballot issue.
(3) Real Estate Signs
(a) Temporary Real Estate Signs
Temporary real estate signs offering the premises for sale,
lease or rent on which the sign is located are allowed
provided there is only one sign per frontage, the sign area
does not exceed 16 square feet, and the sign does not
exceed 4 feet in height. The real estate sign shall be
removed no later than 7 days after the closing of the real
estate conveyance.
(b) Portable Real Estate Directional Signs
Portable real estate directional signs are allowed provided
they are used only when the real estate company
representative, agent or seller is in attendance at the
property for sale provided they do not exceed 16 square
feet in area and 4 feet in height.
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(c) Real Estate Developer/Development-Related Signs
Up to three temporary real estate marketing signs on a part
of the REC not to exceed 100 square feet in size each and
200 square feet in total combined area limited to a
maximum of 10 feet in height may be erected to promote
the initial development and sale, rent, or lease of the REC.
Temporary real estate marketing signs must be removed,
without replacement, immediately upon the sale, rent, or
lease of the last undeveloped lot or dwelling, or after a
period of 10 years, whichever occurs first.
(4) Construction Traffic Signs
Traffic signs or markings, for the purpose of regulating, warning, or
guiding traffic, whether on public or private property are allowed
provided the signs and markings comply with the MUTCD.
(5) Temporary Decorations and Displays
Temporary decoration or displays which are clearly incidental to and
are customarily associated with any national, local or religious
holiday or celebration are allowed. Holiday decorations and lighting
shall conform to the CCRS and Design Guidelines which may include
the limits on the period of display.
(6) Community Event Signs
Community events signs including garage sales. Celebrations, etc
are allowed to be placed within any Community Space Tract in
accordance with the CCRS and Design Guidelines.
7. FIREPLACES
Any new solid -fuel burning stove (defined by C.R.S. 25-7-401 et. seq.) shall be
allowed. Open hearth, solid -fuel fireplaces shall be prohibited. Natural gas
burning stoves and appliances shall be allowed.
8. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS
All utilities except major power transmission lines, transformers, switching and
terminal boxes, meter cabinets and other appurtenant facilities shall be located
underground.
9. UTILITY FACILITIES
a) Noise
All utility installations or facilities shall be so operated that the noise level
inherently and regularly generated by these activities across real property
lines shall not exceed 55 dbA at the nearest residential lot line. In the event
the measured ambient noise level exceeds the applicable noise level
standard, the stated applicable noise level shall be adjusted so as to equal
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the ambient noise level. The noise level standard shall be reduced by five
dBA for a simple tone noise such as a whine, screech, or hum, noise
consisting primarily of speech or music, or for recurring impulse noise such
as hammering or riveting. Exhaust from ventilation units, or other air
control device shall not produce a noise level greater than the noise level
standards set forth in this section.
The noise level shall be measured utilizing the "A" weighing scale of the
sound level meter and the "slow" meter response (use "fast" response for
impulsive type sounds) at a position or positions at any point on the
receiver's property. In general, the microphone shall be located 4 to 5 feet
above the ground; 10 feet or more from the nearest reflective surface,
where possible. However, in those cases where another elevation is
deemed appropriate, the latter shall be utilized.
The daytime noise level received by any residential use which is produced
by any nonscheduled, intermittent, short-term construction or demolition
operation (less than 10 days) or by any repetitively scheduled and relatively
long-term construction or demolition operation (10 days or more) shall not
exceed the maximum allowable receiving noise levels provided by Section
VI.D.11.
b) Vibration
All utility installations or facilities shall be so operated as not to create a
vibration which is perceptible without instruments by the average person at
or beyond any lot line of the lot containing such activities. Ground vibration
caused by motor vehicles, trains, and temporary construction or demolition
work is exempted from this standard.
c) Smoke
All utility installations or facilities shall be so operated as not to emit visible
smoke as dark as Ringelmann number 2 or its equivalent opacity for more
than three minutes in any one-hour period, and visible smoke as dark as
Ringelmann number 1 or its equivalent opacity for more than an additional
seven minutes in any one-hour period. Darker or more opaque smoke is
prohibited at any time.
d) Particulate Matter and Air Contaminants
All utility installations or facilities shall be so operated as not to emit
particulate matter of air contaminants which are readily detectable without
instruments by the average person at or beyond any lot line of the lot
containing such activities.
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e) Odor
All utility installations or facilities shall be so operated as not to emit matter
causing unpleasant odors which are perceptible by the average person at at
or beyond any lot line of the lot containing such activities.
f) Humidity, Heat, Cold, and Glare
g)
All utility installations or facilities shall be so operated as not to produce
humidity, heat, cold, or glare which is perceptible without instruments by
the average person at at or beyond any lot line of the lot containing such
activities.
Screening and Architecture
The architecture of all utility facilities shall conform to any architectural
standards applicable to the Use Designation of the lot or tract within which
the utility facility is located and the Design Guidelines. Landscaping and
screening of utility facilities shall conform to the Standards in Section IX.E of
this PUD Guide as if the utility facility was located within a Utility Tract and
the Design Guidelines.
10. TRASH STORAGE AND PICK-UP
To prevent trash from becoming an attractive nuisance for wildlife in the area
any outdoor storage of trash, with an exception for the day of pick-up, is
prohibited. Trash left over night curbside for pick-up shall be stored in bear -
proof trash containers. Trash areas in the Neighborhood Center and Utility
Tracts shall be kept indoors or in screened bear proof containers.
11. NOISE
Noise shall not exceed applicable State noise standards for residential uses or
the requirements of the CCRS. During REC construction, noise levels and times
of operation shall be maintained in accordance with C.R.S. 25-12-103.
12. HOME OCCUPATION STANDARDS
A home occupation shall meet the following standards.
• The amount of space used for the home occupation, including
any storage, shall not exceed 25% of the total amount of
building square footage contained on the property.
• The home occupation shall be located on the same lot as the
primary residence of the person conducting the home
occupation and entirely enclosed within the principal structure
or accessory building.
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• The home occupation shall not demand any additional parking
spaces for that property.
• The home occupation must be conducted by a person(s) who
resides at the location and up to one fulltime equivalent
employee who may reside elsewhere. This shall not limit the
home occupation from being supported by employees,
independent contractors, officers, agents, partners, volunteers,
or any person serving in any other capacity for the benefit of
the home occupation working in another location and coming to
the location of the home business not more than once per
week.
• The home occupation shall not emit any noise, fumes, dust or
electrical disturbance.
• No home occupation may conduct retail sales that require
customer pick-up or delivery or other personal or professional
services that result in customers visiting the property. This
provision shall not be construed to restrict mail order retail
sales from the property.
• No home occupation may include any window or outdoor
display of goods, any stock in trade or any other commodities.
• There may be one 12 inch by 6 inch non -illuminated sign
mounted flush against the home identifying the location of the
home occupation.
VII. RESTRICTIVE OVERLAY AND EASEMENT STANDARDS
The REC PUD includes several restrictive overlays that include specific standards for the
use of land within the overlay. The overlays include: Geohazard Buffer Zone, Slope
Instability Area, Heron Protection Zone, Heron Activity Zone, 20 -Foot Conservation
Easement Access Control Area, and Floodplains. In addition, the REC PUD includes
several easements depicted on the PUD Plan and shown on or created by the Final Plat.
All restrictions associated with an overlay zone or area depicted on the PUD Plan (and
Final Plat) and any easement shown on the Final Plat shall be applied to any
development or activity within any applicable lot or tract.
A. GEOHAZARD BUFFER ZONE
The Geohazard Buffer Zone is a 80 foot buffer area around identified geologic hazards
within which additional geotechnical investigations are required and specific mitigation
measures may be necessary to allow for the construction of structures, roads, pipelines,
utilities and other facilities. No structures shall be constructed within a Geohazard
Buffer Zone unless investigations are completed and appropriate mitigation measures
are proposed by a qualified engineer and such mitigation is implemented as part of
construction. Engineering designs of all roads, pipelines, utilities and other facilities
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crossing areas located within a Geohazard Buffer Zone shall address the hazard and
include specific and appropriate mitigation to ensure the reasonable protection of life
and property. All mitigation measures shall conform to any hazard mitigation plan
approved as part of a Final Plat. All deeds shall clearly identify the restrictions herein
contained and any known hazards and mitigation measures that must be undertaken as
part of residential construction.
B. SLOPE INSTABILITY AREA
No structures shall be placed in areas identified as being subject to slope instability (i.e.,
Slope Instability Areas as shown on the PUD Plan). Engineered plans stamped by a
qualified engineer of all roads, pipelines, utilities and other facilities crossing areas
located within a Slope Instability Area shall address the hazard and include specific and
appropriate mitigation to ensure the reasonable protection of life and property. All
mitigation measures shall conform to any hazard mitigation plan approved as part of a
Final Plat. All deeds shall clearly identify the restrictions herein contained and any
known hazards and mitigation measures undertaken as part of residential construction.
C. HERON PROTECTION ZONE
Section 5.3 Part b of the RFC Conservation Easement requires all lots located within
"200 meters of the heron rookery to be bermed and visually screened from the heron
rookery through the planting of trees and other adequate vegetation, which screening
shall be as dense as possible while still allowing for tree growth." Screening plans shall
be reviewed and reasonably approved by the RFC. These planting shall be maintained by
the POA in accordance with the RFC Conservation Easement and CCRS. Screening
standards are specifically provided in the Landscape section (Section IX of this PUD
Guide) and the Design Guidelines.
D. HERON ACTIVITY ZONE
From March 1 through August 1, no external construction activities or new building
erection, crane use, or construction may occur within the 200 meter Heron Activity Zone
around an identified active heron nest. The PUD Plan identifies the current boundaries
of the Heron Activity Zone based on the location of currently active heron nests. This
zone shall change from year-to-year and should not be considered to be a permanent
location as depicted on the PUD Plan. A 200 meter Heron Activity Zone shall be annually
placed around trees with active heron nests during the period of initial construction of
infrastructure and homes. The Heron Activity Zone will be set annually by a site visit to
heron nesting trees by an accredited wildlife biologist during the spring months. This
zone is not applicable to empty or unused nests or roost trees. After the completion of
all infrastructure and initial home construction within the REC PUD, the Heron Activity
Zone construction restriction shall no longer be applicable. Screening has also been
provided as a means of mitigating potential effects to herons within Open Space Tracts
within or near the existing Heron Activity Zone depicted on the PUD Plan. These
plantings shall be maintained by the POA in accordance with the CCRS. Screening
standards are specifically provided in the Landscape section (Section IX of this PUD
Guide) and the Design Guidelines. Trail closures shall be maintained as provided for by
the CCRS. Activities which may be necessary to ensure successful revegetation or to
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sustain plants within the Heron Activity Zone, maintenance measures necessary to
protect water quality and limit erosion in accordance with local, State and Federal law,
and any emergency actions such as utility repairs shall be allowed without restriction.
E. 20 FOOT CONSERVATION EASEMENT ACCESS CONTROL AREA
The 20 Foot Conservation Easement Access Control Area is a hardscape and landscape
strip designed, installed and planted to protect the RFC Conservation Easement from
human intrusions in undesirable locations to help preserve the conservation values
within the adjacent easement. Recreation within this area is prohibited. The hardscape
and landscape features shall be maintained in accordance with the approved
Conservation Access Control Plan filed with each Final Plat for the REC PUD. Changes to
these areas shall not be made without consulting the RFC.
F. FLOODPLAINS
No structures or fill shall be placed within an identified floodplain on the PUD Plan or on
the applicable Flood Insurance Rate Map except as specifically provided for by the REC
PUD to facilitate utility and bridge crossings of Cattle Creek. Work within any floodplain
shall require approval by Garfield County in accordance with Garfield County's
floodplain regulations.
G. RFTA OPEN SPACE EASEMENT
A landscaping strip and trail mitigation shall be maintained along the Rio Grande Trail in
accordance with The RFTA Open Space Easement. Screening plans shall be reviewed and
reasonably approved by the RFTA. These plantings shall be maintained by the POA in
accordance with the RFTA Open Space Easement and CCRS. Screening standards are
specifically provided in the Landscape section (Section IX) of this PUD Guide) and the
Design Guidelines.
H. EASEMENTS
All easements shall be preserved, operated and maintained for the purposes shown on
the Final Plat in accordance with the CCRS.
VIII. COMMUNITY FACILITY STANDARDS
A. ROADS
Roads shall be designed and constructed in accordance with the standards in Appendix
D. Pavement design shall be in accordance with the recommendations of a geotechnical
engineer.
B. PEDESTRIAN AND TRAIL SYSTEM
A sidewalk system with 5 foot wide sidewalks on both sides of every street within the
REC PUD with the exception of alleys and courts shall be designed and constructed in
association with each Final Plat to provide the primary pedestrian circulation framework
for the REC PUD. This system shall be 100% ADA compliant and provide access to all the
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major amenities of the community. The soft trail system connects to the sidewalk
system in several areas, and together both systems provide an extensive pedestrian
network for the overall REC PUD that offers an alternative to driving a car. The soft trail
system forms an approximate 1.5 mile secondary pedestrian network will connect the
various residential areas to each other and the open space and recreation areas.
The soft trail shall be constructed to meet the following criteria:
• 4' wide, compacted decomposed granite surface within 4" minimum
depth, sealed, over a weed barrier fabric and compacted sub -grade.
• 8' wide easement for each path segment which can overlap with utility
easements.
• Up to 8% gradients but not fully ADA compliant, with stairs and
segments greater than 8%.
The soft trail within the REC PUD will be implemented in phases, corresponding with the
filing of Each Final Plat.
C. LIGHTING
The use of landscape and street lighting in the REC PUD will be minimal and used only in
selective areas of the Project. Landscaping lighting shall be prohibited in the Open Space
Tracts and shall be sparsely used elsewhere. All landscape lighting shall be shielded and
have flat -lenses to avoid light spillage and viewing from areas outside the property.
Lighting in recreation areas shall be limited to that necessary for the purposes of safety
of walkways and paths. The only landscaping lighting in Common Area Tracts shall be at
intersections and for safety and directional orientation purposes. All lights shall be full
cutoff, cutoff or semi -cutoff design so the light source is not visible from adjacent
properties. Light sources shall not exceed twenty (20) feet in height. Lighting shall
conform to the Design Guidelines.
D. ENTRY MONUMENTS & IDENTITY SIGNAGE AND LANDSCAPING
There shall be allowed a community entry and identity monument at the main entry to
the REC off of Hwy. 82 on Tract AY. There may be secondary monuments at additional
intersections through -out the community and on the Neighborhood Center Tract. These
shall be landscaped in a manner consistent with the native and drought -tolerant
character of the overall community landscape and shall conform to the Design
Guidelines. The entry signage and landscaping on Tract AY shall be coordinated with
RFTA and approved as part of the first Final Plat.
IX. LANDSCAPE STANDARDS
This section details the landscaping requirements in both the public realm, including the
street character of the REC, and the private spaces. Landscaping for individual lots shall
be based on the landscape framework within public spaces. This section is supported by
the Design Guidelines.
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A. LANDSCAPING REQUIRED
All land within the REC PUD, in both private and public landscape zones shall be
landscaped in accordance with this PUD Guide and the Design Guidelines. Landscaping
meeting these standards and the Design Guidelines shall be installed as soon as
practicable after the land is disturbed and construction has been completed which shall
generally be presumed to be no longer than 30 days following completion of
construction when construction is completed during the growing season (i.e., May 1 -
October 1) or June 1 of the following year unless otherwise approved. As long as soil is
in a non -vegetated state or in a disturbed condition, erosion and sediment control
measures shall be maintained in accordance with Section X of this PUD Guide. Where
final landscaping cannot be placed for an extended period and if approved by Garfield
County, disturbed areas may be temporarily revegetated in accordance with the
requirements of Section IX.B of this PUD Guide. It is the responsibility of the owner to
ensure compliance with these provisions.
All plant materials shall be installed in the best possible manner to ensure their
continued viability. Shrub and flower beds must be lined with a weed barrier mesh (or
similar material designed for weed control) to prevent the introduction of noxious
weeds. All plant materials must be kept in a healthy condition. Dead plants must be
removed and replaced as soon as practicable which shall generally be presumed to be
the spring of the next growing season. Landscaping must include a properly functioning
automated sprinkler and/or drip irrigation system, with individual zones for non -turf
areas.
B. RECLAMATION OF DISTURBED AREAS
All portions of a lot or tract where existing vegetative cover is removed or soil is
disturbed, that are not otherwise proposed to be covered by improvements or
landscaping required by Section IX of this PUD Guide and the Design Guidelines, or
where said improvements or landscaping are or will be delayed as defined under Section
IX.A of this PUD Guide, shall be successfully reclaimed through revegetation with a mix
of native, adaptive and drought tolerant grasses and ground covers in accordance with
the Reclamation and Revegetation Standards in Appendix G. The density of the
reestablished vegetation must be adequate to prevent soil erosion and invasion of
weeds after one growing season. Erosion and sedimentation control measures shall be
maintained until the revegetation is adequate to prevent soil erosion.
C. PRIVATE LANDSCAPE ZONE
All landscaping of individual lots including Garden Home lots and the public areas within
the Garden Home Tracts shall conform to these standards and the Design Guidelines. All
landscape plans shall be approved by the ACB prior to installation of landscaping.
1. GARDEN HOME LOTS AND TRACTS
Plants with durability and low -maintenance characteristics identified in
Appendix E shall be used. A general landscape plan for each of these Garden
Home areas shall be required at time of platting which shall include detailed
prototype landscaping of each unit by type. Landscape plans shall be
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implemented within each lot at the time of construction in accordance with
Section IX of this PUD Guide. Garden Home Lot landscaping shall draw from the
landscaping standards for Single Family Home Lots (Section IX.C.2) and Common
Area Tract and Right -of -Way Tract standards (Section IX.D) to provide a
separation between the public and private spaces in the design and placements
of plantings.
Garden Home Lots and the public areas within each Garden Home Tract should
generally be landscaped in accordance with the following irrigation regime:
• Traditional Lawn Irrigation: 50% of area (trees, shrubs,
traditional lawn areas, areas of emphasis)
• Low Water Lawn Irrigation: 50% of common area (drought
tolerant and xeric grasses, shrubs, trees)
2. SINGLE FAMILY HOME LOTS
The landscape design of single-family home areas shall place emphasis on
efficient water management and the use of regionally appropriate plant and
landscape materials. Basic standards are provided for three areas within a single
family home lot. Lots shall generally be landscaped in accordance with the
Prototypical Landscape Plan for a Single Family Home Lot [Single Family Lot
Prototypical Landscape Plan (Sheet No. LA03.03) in Appendix E].
The general standards for landscape are:
• Front Yard: The Front Yard of single family home shall be a
maximum of 40% lawn with the remainder being ground cover,
trees, or shrub areas. The plants used should include those
listed in the Appendix E [Single Family Lot Prototypical
Landscape Plan (Sheet No. LA03.03)]. The Front Yard landscape
shall focus on the arrival sequence and entry to the house. No
fences shall be permitted in a Front Yard.
• Side Yard: The side yard of single family homes will be
landscaped to create visual separation and privacy between
homes. Porous fences will be allowed in side yards to define
property ownership lines. All fences shall conform to the Design
Guidelines. The same coverage ratios applicable to the Front
Yard shall apply to the side yard.
• Rear Yard: The rear yard of single family homes shall be a
maximum of 60% lawn with the remainder being ground cover,
trees of shrub areas. All fences shall conform to the Design
Guidelines.
• Front, Rear and Side Drainage ad Utility Easements: 100% of the
Front Yard easement adjacent to a Right -of -Way Tract shall be
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low grow turf lawn for visual consistency, ease of maintenance,
minimization of conflicts with utilities, and contrast with row
xeric plantings. Rear and side drainage utility easements shall
also be planted in a manner that will not negatively impact
drainage and minimize conflicts with utilities. Damage to
vegetation planted within drainage and utility easements is
generally the responsibility of the owner although utility
providers utilizing the easements should use care and their best
efforts at restoring vegetation in conformance with reasonable
practices of care and erosion and sediment control. Vegetation
that disrupts surface drainage within easements shall be
removed by the owner upon notice by the POA or Garfield
County.
D. PUBLIC LANDSCAPE ZONE
The landscaping within the Public Landscape Zone is the responsibility of the POA or its
assigns. The POA shall ensure that all landscaping is placed and maintained in
accordance with these standards and the Design Guidelines.
1. LANDSCAPE PROGRAMS, IRRIGATION REGIMES AND IMPROVEMENTS
All Right -of -Way and Community Space Tracts shall be landscaped in accordance
with the following standards and the Design Guidelines. Prototypical landscape
plans have been developed to convey the design intent and standards for
similar conditions located throughout the REC. These include the following:
• Prototypical Street Right -of -Way Landscape Plan — Street Right -
of -Way Prototypical Landscape Plan (Sheet No. LA02.01),
Roundabout Street Intersection Prototypical Landscape Plan
(Sheet No. LA02.02), and Regular Street Intersection
Prototypical Landscape Plan (Sheet No. LA02.03) in Appendix E.
• Prototypical Common Area — Common Area Prototypical
Landscape Plan Condition #1 Connection to Soft Trail (Sheet No.
LA03.01) in Appendix E.
■ Prototypical Common Area — Common Area Prototypical
Landscape Plan Condition #2 Between Lots / Along RTFA (Sheet
No. LA03.02) in Appendix E.
• Prototypical Common Area — Community Gardens and Orchards
Prototypical Landscape Plan (Sheet No. LA03.04) in Appendix E.
■ Prototypical Park/ROS Areas — Park & Active Recreation
Prototypical Landscape Plan (Sheet No. LA04.01) in Appendix E.
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a) Open Space Tracts Landscape Program
Landscaping of Open Space Tracts shall be predominantly native and
drought tolerant species in accordance with the seed mixes to be applied in
accordance with the reclamation and revegetation standards (Appendix G).
In addition, reclamation planting treatments and maintenance shall include
access control plantings and screening plantings in accordance with the RFC
Conservation Easement within the areas depicted as the 20 Foot
Conservation Easement Access Control Area and Heron Protection Area as
shown on the PUD Plan, respectively [See Heron Screening Areas 'A' and 'B'
Prototypical Landscape Plan (Sheet No. LA05.01) in Appendix E for guidance
concerning the plantings in the Heron Protection Area]. Open Space Tracts
shall be watered by a temporary irrigation system for an initial period while
establishing or re-establishing vegetation and non -irrigated thereafter,
surviving on the local precipitation and moisture regime.
Plantings and facilities proposed within Open Space Tracts abutting the
Conservation Easement should be coordinated with the RFC in accordance
with the Conservation Easement. Similarly, plantings or facilities proposed
within Open Space Tracts within the RFTA Open Space Easement along the
eastern edge of the REC PUD and the Rio Grande Trail should be
coordinated with the RFTA in accordance with the RFTA Open Space
Easement.
b) Common Area Tracts Landscape Program
Common Area is held in common for multiple -uses as defined in the CCRS
and this PUD Guide. The use of Common Area Tracts will be allowed to
evolve under the direction of the POA or its assigns over time as specific
community needs are identified by the residents of the REC PUD. The intent
is to reserve these areas with limited landscape treatment to provide
flexibility to meet additional community needs in the future.
Common Area Tracts should generally be landscaped in accordance with the
following irrigation regime:
• High Performance Lawn: 10% of area (focal landscape areas,
signage and entry landscaping areas)
• Traditional Lawn: 30% of area (community gardens and
select trees)
• Low Water Lawn: 60% of area (drought tolerant and xeric
grasses, shrubs, and trees)
c) Garden/Orchard Tracts Landscape Program
Garden/Orchard Tracts (Tracts AB, AM, and BA) are areas specifically set
aside for the use of cultivating fruit trees and vegetable and flower gardens.
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Garden/Orchard Tracts should be laid out in a similar manner and restricted
to the areas as generally depicted on Community Gardens and Orchards
Prototypical Landscape Plan (Sheet No. LA03.04) in Appendix E. Appropriate
fencing shall be constructed for the purpose of protection from wildlife and
to discourage bear activity.
Garden/Orchard Tracts should generally be landscaped in accordance with
the following irrigation regime:
• High Performance Lawn Irrigation: 30% of area (gardens and
orchard trees)
• Traditional Lawn Irrigation: 10% of area (edges)
• Low Water Lawn Irrigation: 60% of common area (drought
tolerant xeric grasses, shrubs, trees)
d) Recreation Open Space (Park Tracts) Landscape Program
Within each of the recreation open space areas a specific program for park
amenities is called for as part of these standards and are included as benefit
to residents of the REC PUD. These include:
• A multi-purpose lawn adequate for informal community
games of soccer, softball, and other field sports;
• A multi-purpose hard surface court for basketball and
volleyball;
• A sand field for volleyball, badminton, beach soccer and
other similar soft surface sporty;
• A small playground and a tot lot meeting criteria for
different age groups;
• A picnic area with (1) shelter and other basic park furnishing
(seating and trash receptacles);
• Dedicated sidewalks and secondary soft trail connections
and segments; and
• Strategically located trees and landscaping.
Parks shall be designed, graded and surfaced according to the anticipated
uses. Improvements shall be implemented in phases in accordance with
each Final Plat. A detailed site and landscaping plan will be required at the
time of Final Plat in association with each Park Tract. The site and
landscaping plan shall be developed and maintained in accordance with
Park & Active Recreation Prototypical Landscape Plan (Sheet No. LA04.01) of
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Appendix E. Recreation elements may be added and landscaping may be
modified by the POA provided it is consistent with these standards and the
Design Guidelines.
Recreation Open Space should generally be landscaped in accordance with
the following irrigation regime:
• High Performance Lawn Irrigation: 20% of area (areas of
landscape emphasis along drainages)
• Traditional Lawn Irrigation: 75% of area (multi-purpose
sports turf blend)
■ Low Water Lawn Irrigation: 5% of area (drought tolerant
and xeric grasses, shrubs, and trees)
Park features shall include a variety of treatments meeting the following
standards:
• Multi-purpose lawn areas: Large areas suitable for the
playing of informal organized sports such as soccer and
football, and other games such as ball and Frisbee tossing,
kite flying, and other traditional park activities shall be
included in both Park areas. Slope gradients shall be
appropriate for any areas intended as multi-purpose sport
fields (average grades not to exceed 2.5 to 3%). These areas
shall be surfaced with a customized blend of fescue turf that
is less water intensive than regular turf and appropriate for
light to moderate foot traffic and recreational play. The
recommended blend shall be determined at the time of
final design. Trees, shrubs and grasses may be strategically
located at the edges of the multi-purpose lawn areas to
provide shade and create buffers with residential areas.
Irrigation of ROS areas will be accomplished via the
proposed raw water system, operated automatically by a
time clock and temperature, humidity and rain sensor(s).
■ Multi -Use Hard Surface Court: (1) 60x120 multi -use hard
surface court with basketball basket and volleyball
equipment shall be developed in each of the north and
south ends of the community.
• Playgrounds/Tot Lots: Two playground and tot -lots shall be
provided for the REC PUD. One shall be located north of
Cattle Creek and one shall be located south of Cattle Creek.
The playgrounds and tot lots shall be no smaller than % acre
in size (10,890 sq ft) Each playground and tot lot will be
designed to engage at least (2) different age groups (3 to 5
years old, and 6 to 9 years old) and there shall be
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apparatuses and play objects to serve both groups.
Surfacing of playground areas shall use certified mulch, a
minimum 4" deep or a comparable product that is green
and has a major post consumer recycle content. No sand or
sand -like materials shall be permitted as the surface for
playgrounds.
• Picnic/Park Area: One picnic/park area shall be included for
each side of the River Edge community, one on the north
side, and one on the south side of Cattle Creek. These areas
shall be no smaller than 1/4 acre in size (10,890 sq ft). Each of
these areas will have a shelter that provides a minimum of
20' x 20' of covered space, two (2) barbeque grills, two (2)
trash receptacles, and (4) picnic tables will be provided in
association with the shelter. Additional furnishing for the
areas shall include four (4) benches. The areas around the
Picnic/Park area shall be landscaped to accentuate the user
experience, celebrate the identity of the community and
give neighbors special places to gather. Sidewalk and soft
trail extensions shall connect these areas to the community
circulation system.
Planting within and around multi-purpose lawn areas and playground and
tot lots should incorporate approximately 2 trees (1.5 inch caliper) and six
(6) 5 -gallon shrubs and twelve (12) 1 -gallon perennials shall be planted for
each 10,000 sq ft of area of Park space.
e) Neighborhood Center Landscape Program
Landscaping shall be integrated to the buildings and uses of the site, and
done with a creative and integrative approach. Low maintenance plants
with low water demands will be used over a reasonable part of the site. The
plant palettes recommended in association with these standards (Appendix
E) shall be used as part of the landscape design of the Neighborhood Center.
A landscape plan shall be submitted as part of Final Plat for this area.
Neighborhood Center Tract should generally be landscaped in accordance
with the following irrigation regime:
• High Performance Lawn Irrigation: 5% of area (areas of
landscape emphasis and accent)
• Traditional Lawn Irrigation: 50% of area (multi-purpose lawn
turf blend)
• Low Water Lawn Irrigation: 45% of area (drought tolerant xeric
grasses, shrubs, trees)
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f) Right -of -Ways (ROW) Landscape Program
All streets in REC PUD shall have a 5 foot wide landscape area between the
back of curb and the sidewalk, on both sides of the street. The emphasis of
the REC PUD is to have an explicit water conserving and regionally
appropriate palette of plant and landscape materials used throughout the
community. As such, landscaping within the Right -of -Way Tracts shall be as
follows [Street Right -of -Way Prototypical Landscape Plan (Sheet No.
LA02.01), Roundabout Street Intersection Prototypical Landscape Plan
(Sheet No. LA02.02), and Regular Street Intersection Prototypical Landscape
Plan (Sheet No. LA02.03) in Appendix E]:
• Street Trees — Street trees shall be planted at a spacing of
one street tree every 60'. Species are to vary to provide
diversity and interest. Suggested tree species have a xeric or
low water requirement. Minimum size is 1.5" caliper. Drip
irrigation for these is mandatory.
• Tree Lawns — Tree lawns shall utilize a combination of
groundcover and, where appropriate, limited panels of
traditional and low maintenance lawn. Groundcover shall
be used in 65% of all tree lawn areas, traditional turf will be
allowed in 20% of tree lawn areas, and perennials and
flower -beds will be allowed in 15% of tree lawn areas.
Groundcover to be used in tree lawns shall be local cobble
and coarse organic mulch groundcover as alternative
surface treatments. This will be applied to a minimum of 4"
depth. In addition to street trees, one (1) 2-3' diameter
landscape boulder shall be required every 100', and six (6)
5 -gallon 'xeric' shrubs or twelve (12) 1 -gallon grasses every
50' in addition to street trees.
• Roundabouts and Intersections — These shall receive special
landscape emphasis in keeping with the xeric and low
maintenance landscape design approach of the REC PUD
[See Roundabout Street Intersection Prototypical Landscape
Plan (Sheet No. LA02.02) in Appendix E for Prototypical
Plan].
Right of Way Tracts should generally be landscaped in accordance with the
following irrigation regime:
• High Performance Lawn Irrigation: 15% of area (perennial
and flower beds at accent areas)
• Traditional Lawn Irrigation: 25% of area (trees and select
panels of lawn in tree lawns )
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• Low Water Lawn Irrigation: 60 % of area (areas of ground
cover, xeric shrubs, grasses, and trees).
E. LANDSCAPING OF UTILITY TRACTS
Utility Tracts shall be landscaped to screen service and operation areas, to soften any
buildings and structures and to create an overall aesthetic that is visually compatible
with the adjacent residential uses. Fences may be required to achieve screening and
effectively block undesirable views and sound associated with utilities. Landscape plans
for the utility tracts shall conform to these standards and Design Guidelines, and be
approved by the Garfield County and the ACB.
Utility Tracts should generally be landscaped in accordance with the following irrigation
regime:
• Traditional Lawn Irrigation: 50% of area (trees, shrubs, traditional lawn
areas)
• Low Water Irrigation: 50% of common area (drought tolerant and xeric
grasses, shrubs, trees)
F. GENERAL LANDSCAPE STANDARDS
All landscaping shall conform to the following general landscape standards.
1. FIRE HYDRANTS AND UTILITIES
Landscaping shall not obstruct fire hydrants or utility boxes. Trees and shrubs
shall not be planted within 4 feet of existing overhead or underground lines.
2. CLEAR VISION AREA
Landscaping shall be planted and maintained in a manner that does not impact
site distances at street and alley/court intersections. A clear vision triangle shall
be maintained at all street and alley/court intersections. Clear vision area means
the area created by drawing an imaginary line between points 20 feet back from
where the curb lines of the intersection quadrant meet. No shrubs greater than
30 inches high shall be planted within a clear vision area, Right -of -Way Tract or
within any Front Yard utility and drainage easement. Trees within a clear vision
area shall be pruned of branches lower than 8 feet above the ground.
3. PARKING AND STORAGE PROHIBITED
Areas required as landscaping shall not be used for parking, outdoor storage
and similar uses, but may be used for snow storage provided drainage and
potential pollutants are managed so as not to impact stormwater water quality
or flood adjacent properties.
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4. IRRIGATION SYSTEMS
Areas required as landscaping shall be supplied with an automatic drip or
sprinkler irrigation system. All irrigation systems shall conform to the
requirements established by the POA or its assigns and this section.
All sprinklers for turf (microsprays, sprayheads, rotors, etc.) shall have spring
retracted pop-up operation with flexible connections to piping. Sprinklers shall
be selected and spaced for maximum distribution uniformity. It is recommended
that pop-up nozzles in turf be at least four (4) inches high to allow water to
spray over turf up to three (3) inches tall.
Drip systems shall be designed to provide water uniformly to the area of a
mature rootzone. Drip systems shall use PVC lateral piping below grade for
primary distribution of water to emitters or groups of emitters. Secondary
distribution lines may be of other materials.
Electronic controllers shall be required. They shall be capable of managing all
aspects of the irrigation system. Minimum controller requirements are as
follows:
• Precise individual station timing.
• Runtime capabilities for extremes in precipitation rates.
• At least one program for each hydrozone and microclimate.
• Sufficient multiple cycles to avoid runoff.
• Extended day calendar for deep-rooted plants. For example,
Trees will be irrigated by a dedicated circuit which shall be
separate from all other circuits and served by separate valves.
This applies to trees planted in mixed planting areas of shrubs
and/or ground cover and also to trees surrounded by mulch or
hardscape.
• Power failure backup for all programs.
Irrigation systems within Community Spaces shall be equipped with rain sensing
devices to prevent irrigation during rainy weather.
Only raw water shall be used for irrigation unless otherwise approved by the
POA. Raw water use restrictions, detailed design criteria for irrigation system
and water rates may be established by the POA or it assigns in accordance with
the CCRS
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X. STORMWATER AND RECLAMATION
A. CONSTRUCTION AND STORMWATER
All construction and construction sites shall conform to the requirements of the
Colorado Water Quality Control Act and CWA. Owners are responsible for ensuring that
their property conforms with these requirements at all times and that required CDPS
Permits are obtained. Regardless of whether or not a CDPS Permit is required for any
proposed construction or on any construction site, appropriate BMPs shall be
maintained at all times and storm drainage facilities including ditches, storm drains,
drainage easements, roads and sidewalks, and streams, rivers and ponds shall be
maintained free of sediment or other pollutant discharges. Any owner discharging
sediment or other pollutants to any storm drainage facilities shall be responsible for any
damage caused by such discharge and shall be responsible for clean up.
B. RECLAMATION
Any disturbed soils or soils exposed during construction shall be reclaimed in
accordance with Section IX.B of this PUD Guide and the standards in Appendix G.
XI. ENFORCEMENT
The Garfield County shall have responsibility for interpreting and enforcing this PUD
Guide, provided, however, POA and ACB shall have the independent right and
responsibility to enforce the provisions of this PUD Guide as provided for by applicable
law. Garfield County expressly reserves the right to refuse to approve any application
for a building permit or certificate of occupancy for the construction or occupancy of
any building or structure if said building or structure fails to comply with the
requirements of this PUD Guide or other applicable law, rule, or regulation or condition
of approval of the REC PUD. This provision shall not be construed as a waiver by any
appropriate party of any right to appeal, pursuant to the appeal rights otherwise
available under this PUD Guide, the ULUR, County building codes or other applicable
law.
XII. SEVERABILITY
If any provision of this PUD Guide, PUD Plan and Project Documents, or its application to
any person, entity or circumstance, is specifically held to be invalid or unenforceable by
a Court of competent jurisdiction, the remainder of this PUD Guide PUD Plan and
associated documents and the application of the provisions thereof to other persons,
entities or circumstances shall not be affected thereby and, to that end, this PUD Guide,
PUD Plan and Project Documents shall continue to be enforced to the greatest extent
possible consistent with law and the public interest. Upon such a finding, this PUD Guide
and associated documents shall be modified as necessary to maintain the original intent
of the REC PUD.
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APPENDIX A: LEGAL DESCRIPTION OF REC PUD
The legal boundaries of the area subject to this PUD Guide are shown and described on the
PUD Plan and described below:
Parcel A (South Parcel)
A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West,
and in the west half of Section 7 and in the north half of Section 18, Township 7 South,
Range 88 West of the 6th Principal Meridian, County of Garfield, State of Colorado,
being more particularly described as follows:
Beginning at a point on the westerly right of way line of Colorado State Highway 82,
whence a 2 1/2" Brass Cap, found in place and correctly marked as the southeast corner
of said Section 7, bears S 78°49'20" E a distance of 2150.14 feet;
thence, along said right of way line S 09°35°09 E a distance of 401.79 feet;
thence, S 09°35°09 E a distance of 1545.87 feet;
thence, 626.05 feet along the arc of a curve to the left having a radius of 1482.50 feet, a
central angle of 24°11'44" and subtending a chord bearing of S 21°41'02" E a distance of
621.41 feet;
thence, S 33°46°54 E a distance of 387.28 feet;
thence, 294.32 feet along the arc of a curve to the right, having a radius of 2815.00 feet,
a central angle of 5°59'26" and subtending a chord bearing of S 30°47°11 E a distance of
294.19 feet;
thence, departing said right of way line N 89°53°16 W a distance of 218.07 feet;
thence, N 40°23°30 W a distance of 69.38 feet;
thence, S 87°28°29 W a distance of 36.35 feet;
thence, S 83°52°12 W a distance of 10.80 feet;
thence, N 58°27°19 W a distance of 41.45 feet;
thence, N 29°51°31 W a distance of 8.28 feet;
thence, N 24°16°24 W a distance of 25.22 feet;
thence, N 69°00°53 W a distance of 9.87 feet;
thence, S 87°31°44 W a distance of 22.60 feet;
thence, N 57°25°01 W a distance of 17.28 feet;
A-1
thence, N 50°09°49 W a distance of 26.07 feet;
thence, N 46°21°12 W a distance of 9.99 feet;
thence, N 44°28°05 W a distance of 21.45 feet;
thence, N 55°50°08 W a distance of 49.05 feet;
thence, N 56°25°40 W a distance of 49.94 feet;
thence, N 68°12°23 W a distance of 36.45 feet;
thence, N 46°54°04 W a distance of 55.18 feet;
thence, N 68°49°21 W a distance of 25.14 feet;
thence, N 47°41°50 W a distance of 78.78 feet;
thence, N 30°26°40 W a distance of 24.58 feet;
thence, N 25°47°01 W a distance of 30.08 feet;
thence, N 18°11°39 W a distance of 34.61 feet;
thence, N 30°58°21 W a distance of 29.32 feet;
thence, N 21°59°14 W a distance of 27.50 feet;
thence, N 30°16°07 W a distance of 22.97 feet;
thence, N 25°41°38 W a distance of 169.44 feet;
thence, N 41°17°39 E a distance of 82.61 feet;
thence, N 38°34°52 E a distance of 15.89 feet;
thence, N 34°26°44 W a distance of 262.40 feet;
thence, N 57°58°09 W a distance of 102.47 feet;
thence, N 53°43°31 W a distance of 105.38 feet;
thence, N 55°58°11 W a distance of 126.13 feet;
thence, N 56°14°57 W a distance of 118.42 feet;
thence, N 49°16°04 W a distance of 136.33 feet;
thence, N 44°30°51 W a distance of 150.05 feet;
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River Edge Colorado, Garfield County, Colorado
A-2
thence, N 32°49°55 W a distance of 102.14 feet;
thence, N 37°44°19 W a distance of 552.12 feet;
thence, N 18°10°02 W a distance of 47.26 feet;
thence, N 27°58°19 W a distance of 109.20 feet;
thence, N 35°01°36 W a distance of 71.09 feet;
thence, N 41°32°47 W a distance of 152.23 feet;
thence, N 40°22°24 W a distance of 339.82 feet;
thence, N 64°20°53 W a distance of 34.06 feet;
thence, N 45°00°36 W a distance of 52.42 feet;
thence, N 44°53°41 W a distance of 154.66 feet;
thence, N 32°35°48 W a distance of 86.59 feet;
thence, N 57°01°32 W a distance of 44.89 feet;
thence, N 30°33°12 W a distance of 85.72 feet;
thence, N 37°39°02 W a distance of 79.09 feet;
thence, N 37°32°30 W a distance of 63.32 feet;
thence, N 20°02°15 W a distance of 33.98 feet;
thence, N 39°52°25 W a distance of 42.02 feet;
thence, N 25°36°04 W a distance of 107.17 feet;
thence, N 30°34°08 W a distance of 164.72 feet;
thence, N 11°39°01 W a distance of 107.90 feet;
thence, N 24°56°06 E a distance of 163.60 feet;
thence, N 63°39°33 E a distance of 177.81 feet;
thence, N 83°14°43 E a distance of 393.54 feet;
thence, N 07°15°26 W a distance of 21.79 feet;
thence, N 80°51°11 E a distance of 50.00 feet;
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River Edge Colorado, Garfield County, Colorado
A-3
thence, N 89°15°06 E a distance of 65.56 feet;
thence, N 57°50°04 E a distance of 50.12 feet;
thence, S 84°51°15 E a distance of 33.08 feet;
thence, S 81°39°50 E a distance of 89.61 feet;
thence, N 56°07°00 E a distance of 26.86 feet;
thence, N 07°38°31 E a distance of 27.93 feet;
thence, N 37°41°57 W a distance of 28.06 feet;
thence, N 50°00°15 E a distance of 22.23 feet;
thence, N 82°02°30 E a distance of 36.49 feet;
thence, S 63°34°38 E a distance of 54.05 feet;
thence, S 45°59°58 E a distance of 20.95 feet;
thence, S 14°44°20 E a distance of 29.18 feet;
thence, S 11°11°17 W a distance of 26.42 feet;
thence, S 14°58°41 E a distance of 30.14 feet;
thence, S 43°42°10 E a distance of 69.77 feet;
thence, S 31°36°59 E a distance of 56.76 feet;
thence, S 49°38°46 E a distance of 40.12 feet;
thence, S 45°30°55 E a distance of 40.88 feet;
thence, S 60°16°38 E a distance of 43.39 feet;
thence, S 73°16°24 E a distance of 67.60 feet;
thence, S 53°05°15 E a distance of 15.86 feet;
thence, S 63°37°30 E a distance of 52.31 feet;
thence, S 83°28°21 E a distance of 46.95 feet;
thence, N 86°20°27 E a distance of 61.04 feet;
thence, N 31°59°09 E a distance of 47.07 feet;
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River Edge Colorado, Garfield County, Colorado
thence, N 06°58°38 E a distance of 32.16 feet;
thence, N 72°08°07 E a distance of 7.98 feet;
thence, S 24°51°03 E a distance of 72.35 feet;
thence, S 41°52°47 E a distance of 50.71 feet;
thence, S 54°44°21 E a distance of 38.31 feet;
thence, S 83°39°39 E a distance of 87.15 feet;
thence, S 57°11°12 E a distance of 77.06 feet;
thence, S 41°51°16 E a distance of 88.65 feet;
thence, S 57°39°13 E a distance of 65.60 feet;
thence, S 49°55°38 E a distance of 74.96 feet;
thence, S 61°04°52 E a distance of 43.44 feet;
thence, S 71°46°03 E a distance of 55.45 feet to the point of beginning, containing an
area of 85.924 acres, more or less.
Together with Parcel B (North Parcel)
A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West,
and in the west half of Section 7, Township 7 South, Range 88 West of the 6th Principal
Meridian, County of Garfield, State of Colorado, being more particularly described as
follows:
Beginning Garfield County Surveyor's 2 1/2" Brass, found in place, and correctly marked
as the southeast corner of said Section 7, thence S 49°22'15" E a distance of 5479.54
feet to the true point of beginning;
thence, S 89°43°30" E a distance of 1005.44 feet to a point on the westerly line of the
Roaring Fork Transit Authority Transportation Corridor Easement;
thence, along the westerly line of said Easement S 19°38°52" E a distance of 2644.53
feet;
thence, 494.34 feet along the arc of a curve to the right, having a radius of 2815.00 feet,
a central angle of 10°03°42 and subtending a chord bearing of S 14°37°01" E a distance
of 493.70 feet;
thence, S 09°35'09" E a distance of 120.78 feet;
thence, departing the westerly line of said Easement N 65°36'14" W a distance of 60.45
feet;
A-5
thence, N 49°54'10" W a distance of 64.72 feet;
thence, N 49°54'10" W a distance of 86.97 feet;
thence, N 48°11'10" W a distance of 54.30 feet;
thence, N 56°47'27" W a distance of 123.97 feet;
thence, N 83°47'24" W a distance of 93.00 feet;
thence, N 29°35'31" W a distance of 119.58 feet;
thence, N 78°00'43" W a distance of 33.84 feet;
thence, S 79°41'48" W a distance of 37.80 feet;
thence, S 22°57'52" W a distance of 56.05 feet;
thence, S 59°31'57" W a distance of 45.48 feet;
thence, N 82°32'35" W a distance of 28.23 feet;
thence, N 59°07'03" W a distance of 95.71 feet;
thence, N 71°20'44" W a distance of 85.73 feet;
thence, N 36°43'10" W a distance of 93.22 feet;
thence, N 25°39'22" W a distance of 181.92 feet;
thence, N 65°10'24" W a distance of 98.43 feet;
thence, S 85°02'33" W a distance of 52.20 feet;
thence, S 56°33'52" W a distance of 39.34 feet;
thence, S 20°49'33" W a distance of 42.96 feet;
thence, S 37°27'43" E a distance of 21.60 feet;
thence, N 77°02'57" W a distance of 89.66 feet;
thence, S 70°24'18" W a distance of 70.95 feet;
thence, N 88°59'39" W a distance of 55.55 feet;
thence, S 84°28'58" W a distance of 49.93 feet;
thence, N 14°22'48" E a distance of 68.20 feet;
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
A-6
thence, N 05°11'46" W a distance of 77.59 feet;
thence, N 18°20'05" E a distance of 10.82 feet;
thence, N 22°53'40" E a distance of 44.14 feet;
thence, N 10°34'58" E a distance of 35.11 feet;
thence, N 08°59'51" E a distance of 47.16 feet;
thence, N 03°48'08" E a distance of 36.48 feet;
thence, N 04°40'52" E a distance of 71.03 feet;
thence, N 07°37'51" E a distance of 54.66 feet.
thence, N 29°28'14" W a distance of 63.68 feet;
thence, N 32°00'44" W a distance of 61.05 feet;
thence, N 26°17'29" W a distance of 55.52 feet;
thence, N 38°14'36" W a distance of 44.36 feet;
thence, N 53°11'32" W a distance of 37.73 feet;
thence, N 59°54'48" W a distance of 54.16 feet;
thence, N 87°51'35" W a distance of 36.97 feet;
thence, N 57°33'47" W a distance of 65.70 feet;
thence, N 81°56'22" W a distance of 85.02 feet;
thence, N 04°11'29" W a distance of 158.65 feet;
thence, N 35°50'41" W a distance of 41.30 feet;
thence, N 54°46'03" W a distance of 24.70 feet;
thence, N 28°51'45" W a distance of 209.99 feet;
thence, N 11°58'37" W a distance of 33.82 feet;
thence, N 41°03'46" E a distance of 78.19 feet;
thence, N 06°29'01" W a distance of 117.20 feet;
thence, N 20°05'27" W a distance of 94.24 feet;
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
A-7
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
thence, N 11°32'03" W a distance of 63.83 feet;
thence, N 07°57'46" W a distance of 141.45 feet;
thence, N 09°56'14" E a distance of 50.76 feet;
thence, N 19°17'44" W a distance of 91.04 feet;
thence, N 44°41'59" W a distance of 134.55 feet;
thence, N 19°23'49" W a distance of 74.18 feet;
thence, N 19°33'06" W a distance of 43.27 feet;
thence, N 21°30'01" W a distance of 72.23 feet;
thence, N 00°16'30" E a distance of 217.77 feet;
thence, N 00°16'30" E a distance of 312.94 feet to the point of beginning, containing an
area of 73.003 acres, more or less.
Together with, Parcel C:
A tract of land situated in the southwest quarter of Section 7, Township 7 South, Range
88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being
more particularly described as follows:
Beginning at a point on the westerly right of way line of Colorado State Highway 82,
whence a 2 1/2" Brass Cap, found in place and properly marked as the southeast corner
of said Section 7, bears S 78°01'43" E a distance of 2054.18 feet;
thence, along said westerly right of way line N 09°35'10" W a distance of 188.14
thence, 282.60 feet along the arc of a curve to the left having a radius of 2915.00 feet, a
central angle of 5°33'17" and subtending a chord bearing of N 12°21'49" W a distance of
282.49 feet;
thence, departing said right of way line S 90°00'00" E a distance of 49.74 feet;
thence, S 06°01'00" E a distance of 202.70 feet;
thence, S 04°34'58" E a distance of 260.70 feet to the point of beginning, containing an
area of 0.234 acres, more or less.
A-8
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX B: USE TABLES
Table 1 in this appendix provides the Use Category and Lot or Tract Designations for all
proposed lots and tracts approved as part of the PUD Plan and shown in Table 2 on the face
of the PUD Plan. The use designations identified hereon represent the intended use
designation of each lot and tract for purposes of applying the provisions of this PUD Guide.
Table 1 herein and Table 2 on the face of the PUD Plan are approved as guidance for future
platting only and do not establish the final official lot and tract boundaries or Use Category
of Lot and Tract Designations. In accordance with the PUD Guide, the final use designations
and legal boundaries of all lots and tracts is established upon recordation of an approved
Final Plat for each filing. As a result, the Use Category and Lot and Tract Designation table on
each Final Plat should be consulted for the official Use Category and Lot and Tract
Designation for purposes of applying the provisions of this PUD Guide following the creation
of lots and tracts by platting
B-1
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 1. Land Use Designation Table
Use Category and Use Designation Filing Block # LotfTract #
Residential Use
Attached Home Lots
1
B3
1-20
2
B7
13-23
2
B8
6-13
Estate Lots
6
B19
1-8
Executive Lots
6
B22
1
Town Lots
1
94
1-9
1
B5
1-5
1
B6
1-25
2
B8
1-5
3
B9
1, 3-18
3
B10
1-18
4
B11
1-16
4
B13
1-11
4
B14
1-5
4
B15
1-12
5
B1
1-18
5
B2
1-9
6
B20
1-13
6
B21
1-4
Village Lots
2
B7
1-12
3
B9
2
4
B12
1-8
6
B16
1-11
6
B17
1-13
6
B18
1-11
Garden Home Tracts
1A
B25
1-21
1B
B26
1-13
2A
B24
1-28
4A
B23
1-19
5A
B27
1-14
Community Uses
Open Space
1
AH, AP, AU
2
BH1, BH2
3
BB
4
BN, BO
5
AN
6
AQ, CE
B-2
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 1. Land Use Designation Table
Use Category and Use Designation Filing Block # Lot/Tract #
Community Uses Continued
Common Area
1
AC, AE, AV, AY
2
BD, BE, BF, BG
3
BT, BU, BV
4
BK, BL, BQ, BR, BS
5
AL, AZ
6
AT,CD
Garden/Orchard
1
AB
2
BA
5
AM
Neighborhood Center
1
M
Park
1
Al
2
BI
3
BJ
6
AX
Right -of -Way Uses
Right -of -Way
1
RC, RF
2
RB
3
RD
4
RA, RH
5
RG
6
RE
1A
AD1
1B
AJ1
2A
BC1
4A
BM1,BM2
5A
AK1
Utility Uses
Irrigation & Maintenance
1
AG
Water & Wastewater Utility
1
AO
6
AR
B-3
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 2. Use Table
B-4
Estate and
Executive
Lots
LOT OR
TRACT DESIGNATION
Gard
Ho
Lots!T
ttached NH Center Open Space
ome Lots Tracts13a1 Tracts21
LAND USE CATEGORIES1
_
I Town Lots Village Lots
a. Agricultural/Horticultural Uses
N5 N5 N5 N5
N5
N5 N45
b. Civic and Community Uses
b.1. Administration Facilities16
N
N
N
N
N
A
N
b.2. Community Garden or Orchard
N
N
N
N
N
N
N
b.3. Day Care Center18
N
N
N
N
N
A
N
b.4 Recreation
b.4.b Passive Recreation
N
N
N
N
N
A
A20
b.4.b Active Recreation and Services
N
N
N
N
N
A
N
b.5. Primary Educational Facilities
N
N
N
N
N
N
N
b.6. Public and Community Buildings
b.6.a. Cultural Services and Facilities
N
N
N
N
N
N
N
b.6.b. Community Meeting Facility,
Recreation Hall or Auditorium18
N
N
N
N
N
A
N
b.7. Services Facilities
b.7.a. Community Service Facilities18
N
N
N
N
N
A
N
b.7.b. Safety Services Facilities18
N
N
N
N
N
A
N
b.7.c. Bus Stops, Benches, and Shelters17
N
N
N
N
N
A
N
b.8. Utilities22
b.8.a. Utility Facilities
N
N
N
N
N
N
N
b.8.b Utility Distribution and Collection
Systems
AS7
AS7
AS7
AS7
AS7
AS7
AS7
b.8.c. Water Impoundments
AS6
AS6
AS6
AS6
AS6
AS6
AS6
b.8.d. Water Supply Reservoirs
N
N
N
N
N
N
N
b.9. Community Identification Signage
N
N
N
N
N
AS10
AS19
b.10. Ancillary Civic and Community Uses
N
N
N
N
N
AS
AS
c. Commercial Uses
N
N
N
N
N
N
N
d. Development -Related Uses (Temporary)
d.1. Contractor's Equipment and Materials
Storage Yard
T5
T5
T5
T5
T5
T9
N
d.2. Infrastructure and Building Fabrication
T
T
T
T
T
T
N
d.3. Materials Processing
T5
T5
T5
T5
T5
T5
T5
d.4. Model Home
T
T
T
T
T
N
N
d.5. Temporary Sales Office
T3
T3
T3
T3
T3
T
N
d.6. Ancillary Development -Related Uses
TS5
TS5
TS5
TS5
TS5
TS5
TS5
B-4
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 2. Use Table Continued
AND USE CATEGORIES 1
Estate andl
Executive
Lots
OT OR LAND DESIGNATION
Garden
Home Attached N Center Open Space
Village Lots Lots/Tracts Home Lots Tracts21 Tracts21 1
Town Lots
b. Development -Related Uses (Temporary) Continued
e. Industrial Uses
N
N
N
N
N
N
N
f. Mining Uses15
N
N
N
N
N
N
N
g. Residential Uses
g.1. Single Family Dwelling
g.1.a. Detached Single Family Dwelling
A
A
A
A
A
N
N
g.1.b. Attached Home
N
N
N
A
A
N
N
g.1.c. Townhome
N
N
N
N
N
N
N
g.2. Multi -Family Dwelling
N
N
N
N
N
N
N
g.3. Group Residential Care Facilities
g.3.a. Day Care Home
AS17
AS17
AS17
N
AS2,17
N
N
g.3.b. Group Home
AS17
AS17
AS17
N
N
N
N
g.3. Accessory Residential Uses
g.3.a. Home Occupation
AS
AS
AS
AS
AS
N
N
g3.b. Model Home. (See "Development -
Related Uses')
-
-
-
-
-
-
-
g.3.c. Bed and Breakfast
N
N
N
N
N
N
N
g.3.d. Guest House
AS
N
N
N
N
N
N
g.3.e. Accessory Dwelling
N
N
N
N
N
N
N
g.3.f. Ancillary Residential Uses
AS
AS
AS
AS
AS
N
N
B-5
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 2. Use Table Continued
B-6
u
LOT OR TRACT DESIGNATION
Water and
Garden/ Wastewater Irrigation and
Orchard Utility Maintenance
Rights of
Way
(includes
ROW
Jnplatted
LAND USE CATEGORIES 1
Tra r.
I Park T
Tract" Tracts Utility Tracts
_
Tracts)
Land
a. Agricultural/Horticultural Uses
N5
N5
N5
N5 N5
N5 A
b. Civic and Community Uses
b.1. Administration Facilities16
N
N
N
A
A
N
N
b.2. Community Garden or Orchard
A
N
A
N
N
N
A
b.3. Day Care Center18
N
N
N
N
N
N
N
b.4 Recreation
b.4.a Passive Recreation Services
A2°
A2°
A2°
N19
N19
N11.14
A4
b.4.b Active Recreation and Services
A29
A29
A29
N19
N19
N11.14
A4
b.5. Primary Educational Facilities
N
N
N
N
N
N
N
b.6. Public and Community Buildings
b.6.a. Cultural Services and Facilities
N
N
N
N
N
N
N
b.6.b. Community Meeting Facility, Recreation
Hall or Auditorium
N
N
N
N
N
N
N
b.7. Service Facilities
b.7.a. Community Service Facilities
N
N
A
A
A
N
N
b.7.b. Safety Services Facilities
N
N
N
N
N
N
N
b.7.c. Bus Stops, Benches, and Shelters
AS
AS
AS
N
NI
AS
N
b.8. Utilities22
b.8.a. Utility Facilities
N
N
N
A
A
N
A4.7•12
b.8.b Utility Distribution and Collection
Systems
AS7
AS7
AS7
AS7
AS7
AS
AS4.712
b.8.c. Water Impoundments
AS6
AS6
AS6
AS6
AS6
AS6
A6
b.8.d. Water Supply Reservoirs
N
N
N
N
N
N
N
b.9. Community Identification Signage
A1°
A1°
A1°
A1°
A1°
N
N
b.10. Ancillary Civic and Community Uses
AS
AS
AS
AS
AS
AS
AS
c. Commercial Uses
N
N
N
N
N
N
N
d. Development -Related Uses (Temporary)
d.1. Contractor's Equipment and Materials
Storage Yard
T5
T5
T5
T
T
N
T4
d.2. Infrastructure and Building Fabrication
T5
T5
T5
T
T
N
T4
d.3. Materials Processing
T5
T5
T5
T5
T5
T5
T4
d.4. Model Home
N
N
N
N
N
N
N
d.5. Temporary Sales Office
N
N
N
N
N
N
N
d.6. Ancillary Development -Related Uses
TS
TS
TS
TS
TS
TS
TS4
B-6
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 2. Use Table Continued
B-7
V
Common
Areas
Tracts
OT OR LAND DESIGNATION
Rights of
Water and Way
Garden/ Wastewater Irrigation and (includes
Orchard Utility Maintenance ROW Unplatted
Tracts Tracts Utility Tracts Tracts) Lands
Park Tracts
AND USE CATEGORIES 1 =
e. Industrial Uses
N N
N
N N
N
N
f. Mining Uses15
N N
N
N N
N
N
g. Residential Uses
g.1. Single Family Dwelling
g.1.a. Detached Single Family Dwelling
N
N
N
N
N
N
N
g.1.b. Attached Home
N
N
N
N
N
N
N
g.1.c. Townhome
N
N
N
N
N
N
N
g.2. Multi -Family Dwelling
N
N
N
N
N
N
N
g.3. Group Residential Care Facilities
9.3.a. Day Care Home
N
N
N
N
N
N
N
g.3.b. Group Home
N
N
N
N
N
N
N
g.3. Accessory Residential Uses
g.3.a. Home Occupation
N
N
N
N
N
N
N
g3.b. Model Home. (See "Development -
Related Uses")
-
-
-
-
-
-
-
g.3.c. Bed and Breakfast
N
N
N
N
N
N
N
g.3.d. Guest House
N
N
N
N
N
N
N
g.3.e. Accessory Dwelling
N
N
N
N
N
N
N
g.3.f. Ancillary Residential Uses
N
N
N
N
N
N
N
Land Use Symbols:
restrictions herein contained.
subject to the restrictions herein contained.
to the restrictions herein contained.
subject to the restrictions herein contained.
with applicable standards within the PUD Guide and as specifically limited in the Grant of Conservation
7, 2000 in Book 1171 at Page 929 with Reception Number 559036 in the Office of the Garfield County Clerk
unplatted land within the REC PUD as limited by Note 1 above. All such uses shall meet the standards of the PUD
developed with Park and Recreation Service Uses except that no permanent structure shall be permitted. These
and the land reclaimed if when platted they are not located on platted lots or tracts that allow for such uses.
within the subject residential block. In the case of Common Area, Park, and Garden/Orchard Tracts, the use may
the phase (i.e., subdivision filing).
for water quality and quantity management except as otherwise specifically provided on the PUD Plan. All facilities
except those located on the same lot or tract the facility it is designed to serve, or tracts specifically platted for
systems serve more than one dwelling unit. Nothing shall prohibit the installation of utility service lines to serve
Use only.
by tract by this PUD Guide. Other signage is treated as an accessory use and also controlled by this PUD
A - Allowed as a Principal Use by Right subject to the
N - Not Allowed
T - Allowed as a Temporary Principal Use by Right
AS - Allowed as a Secondary Use by Right subject
TS - Allowed as a Secondary Temporary Use by Right
Notes:
1 All uses and activities shall be conducted in accordance
Easement dated February 3, 2000 and recorded February
and Recorder.
2 Not permitted in Attached Homes.
3 Located within a model home only.
^ Use allowed as an interim temporary use on any
Guide. Unplatted lands within the REC PUD may be
Park and Recreation Service Uses shall be removed
5 May only occur in advance of occupancy of homes
only occur in advance of occupancy of homes within
6 Limited to stormwater detention and retention ponds
shall be located within appropriate drainage easements
that use.
7 Located in easements where distribution and collection
an individual dwelling.
8 Allowed by Special Administrative Review as a Secondary
9 Contractor offices only.
18 Community identification signage is specifically limited
Guide.
Notes Continued:
B-7
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
11 Extensions of park features including lighting, trails, landscaping and other features maybe extended into a Right -of -Way Tract provided they do not interfere with the
primary use and purpose of the Right -of -Way Tract and such extensions are approved by the owner of the Right -of -Way Tract. In addition, tracts or areas dedicated as a
Right -of -Way Tract but where roads have not been constructed may be used on a temporary basis as open spaces and for trails and other Active Recreation and
Services Uses and may be landscaped in accordance with Open Space, Common Area, or Park Tract standards until such time as the road is constructed and opened
for use and the landscaping is approved by the owner of the Right -of -Way Tract
12 Unplatted land within the REC PUD may be developed with Utilities of all forms allowed within the REC PUD. These Utilities shall be removed and the area reclaimed if
when platted they are not located on platted lots or tracts that allow for such uses. Utilities shall be located in permanent or temporary easements and their location shall
generally conform to the PUD Plan.
13 NH Center Tract = Neighborhood Center Tract.
14 Landscaping, street furnishings and other amenities may be provided in accordance this PUD Guide and Design Standards provided they do not interfere with the
primary use and purpose of the right-of-way.
15 The processing of excess materials associated with site grading shall not be considered mining but as a Pre -Development Related Use.
16 Any form of the allowed use that would require access to the REC PUD by the general public, other than delivery vehicles and service providers that might typically
access private property, shall not be allowed until and unless roads within the REC PUD are approved and dedicated as public roads.
17 Use may only be allowed if the roads within the REC PUD are approved and dedicated as public roads.
18 Use may only serve residents of the REC PUD and their guests until and unless roads within the REC PUD are approved and dedicated as public roads.
19 Extensions of park features including lighting, trails, landscaping and other features maybe extended into tracts dedicated to utility uses (Water & Wastewater and
Maintenance & Irrigation Tracts) provided they do not interfere with the primary use and purpose of the tract and upon approval of the owner of the utility tract. In
addition, tracts dedicated to utility uses where facilities have not been constructed may be used on a temporary basis as open spaces and for trails and other recreational
uses and may be landscaped in accordance with Open Space, Common Area, or Park Standards until such time as the utility facility is constructed and opened for use
provided the owner of the utility tract authorizes said interim use.
20 Structures are limited to gazebos, picnic shelters, amphitheaters, unoccupied utility structures, garden sheds and non-commercial greenhouses, and similar facilities
except in designated open space tracts where structures shall be limited to unoccupied utility structures.
21 Multiple primary uses are permitted within a tract provide they conform to this PUD Guide.
22 Utility uses are considered accessory or secondary uses but may be instituted in advance of the primary use and on unplatted land.
23 Unplatted land dedicated as an Open Space Tract on the PUD Plan shall not be used for agricultural/horticultural uses.
B-8
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX C: LOT SETBACK AND BUILDING ZONES
App. C-1
02 PRELIM PLAT \ENGINEERING & DESIGN\CAD\EXHIBITS\MISC REPORT FIGURES \PUD-LOTT
in
■
FRONT •
FACADE
ZONE
FRONT
YARD
SETBACK
ZONE
REAR LOT LINE
7
•• ••_••_.._••_••_,_••
REAR YARD
SETBACK
ZONE I
i r
REAR SETBACK LINE
a
in
0
MIN. GARAGE
SETBACK
FRONT PORCH
ENCROACHMENT
SIDEWALK
•
TREE
LAWN
a W
W Q Z
0
J
FRONT SIDEWALK LINE
J
MIN.
GARAGE
SETBACK
DRIVEWAY
FRONT LOT LINE
Owner/Developer:
RiVerEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82
Carbondale, CO 81623
Phone No:
970.456.5325
STREET
Title:
LOT SETBACK AND
BUILDING ZONES
Prepared by:
8140 Partners, LLC
SIDE STREET
Date:
01/14/2010
Exhibit:
App. C-2
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX D: ROAD STANDARDS
All roads, alleys and courts within the REC PUD shall be constructed in accordance with the
standards and specifications contained in this appendix.
App. D-1
BITS\MISC REPORT FIGURES\PUD-
02 PRELIM PLAT\ENGINEERING & DESIGN\CAE
CD
H <
j f Q
on=o
Qww
g Q
Z Ow
0G -
J o 0 0
O 0 a a
Owner/Developer:
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
ROAD DESIGN TABLE
EMERGENCY
VEHICLE
ACCESS (EVA)
\
\ \
oN
\
\
\
co
1 ASPHALT
TWO 12' TRAVEL LANES PLUS RAISED MEDIAN (VARYING WIDTH) AND NO ON -STREET PARKING.
TWO 10' TRAVEL LANES AND ON -STREET PARKING ON BOTH SIDES OF THE STREET.
' TWO 10' TRAVEL LANES AND 2' SHOULDERS.
`TWO 10' TRAVEL LANES.
X
X
X
X
X
Z
Z
GARDEN
HOME
ACCESS
cv
ASPHALT
o
Z
Z
0
0
\
\
co
Z
N
i
0
«
v
J
J \D
2
\
\
N
\
\
c0
N
=
J 0
< C)
v
Z
Z
a
CA
Z
z
CO
a
J0
O
J
0
o
O
N
N 0
No
W
N
d
O
M
3
0
o—
0
J
Z O Ce
tA_I
c0
N
N
V
N
0]
On
N
N
d
Q
CRITERIA
DESIGN CAPACITY (ADT)
DESIGN SPEED (MPH)
POSTED SPEED (MPH)
PAVEMENT WIDTH (FT) (LANES)
MIN. HORIZONTAL RADIUS (FT)
DESIGN VEHICLE
CURB RETURN RADII (FT)
W
CROSS SLOPE (%)
SURFACE 1
1
Q
0
X
Q
Title:
ROAD DESIGN TABLE
Prepared by:
8140 Partners, LLC
Date:
1/14/2011
Exhibit:
App. D-2
BITS\MISC REPORT FIGURES \PUD -
02 PRELIM PLAT\ENGINEERING & DESIGN\CAC
VARIES - EXIST. MOT ROW
Owner/Developer:
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COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
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Title:
EXISTING SH82 WIDENING
TYPICAL SECTION
Prepared by:
8140 Partners, LLC
SCALE: NI.T.5.
Date:
1/14/2011
Exhibit:
App. D-3
BITS\MISC REPORT FIGURES \PUD -
02 PRELIM PLAT\ENGINEERING & DESIGN\CAE
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7,1
RftrEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
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Title:
COLLECTOR STREET
TYPICAL SECTION
Prepared by:
8140 Partners, LLC
J
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SCALE: N.T.S.
Date:
1/14/2011
Exhibit:
App. D-4
BITS\MISC REPORT FIGURES \PUD -
02 PRELIM PLAT\ENGINEERING & DESIGN\CAE
06.00 DESIGN TASKS \06.0
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Owner/Developer:
7,1
RV_Edge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
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Title:
ENTRANCE/SH82 INTERSECTION
TYPICAL SECTION
Prepared by:
8140 Partners, LLC
SCALE: N.T.S.
Date:
1/14/2011
Exhibit:
App. D-5
BITS\MISC REPORT FIGURES \PUD -
02 PRELIM PLAT\ENGINEERING & DESIGN\CAC
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Owner/Developer:
RftrEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
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Title:
LOCAL STREET
TYPICAL SECTION
Prepared by:
8140 Partners, LLC
J
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SCALE: N.T.S.
Date:
1/14/2011
Exhibit:
App. D-6
BITS\MISC REPORT FIGURES \PUD -
02 PRELIM PLAT\ENGINEERING & DESIGN\CAE
24.00' - ROW
Owner/Developer:
RftrEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
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Title:
ALLEY STREET
TYPICAL SECTION
Prepared by:
8140 Partners, LLC
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SCALE: N.T.S.
Date:
1/14/2011
Exhibit:
App. D-7
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX E: LANDSCAPE PROTOTYPICAL DRAWINGS AND
PLANT TYPES
All landscaping within the REC PUD shall be generally consistent with the Prototypical
Landscaping Examples contained in this appendix and the landscape standards in the Design
Guidelines. Landscape plantings should also generally conform to the representative species
identified herein. The landscape prototypical plans included herein include:
• LA01.00 - Landscape Plan Overall
• LA02.01- Street Right -of -Way Prototypical Landscape Plan
• LA02.02 - Roundabout Street Intersection Prototypical Landscape Plan
• LA02.03 - Regular Street Intersection Prototypical Landscape Plan
• LA03.01 - Common Area Prototypical Landscape Plan Condition #1
Connection to Soft Trail
• LA03.02 - Common Area Prototypical Landscape Plan Condition #2
Between Lots / Along RTFA
• LA03.03 - Single Family Lot Prototypical Landscape Plan
• LA03.04 - Community Gardens and Orchards Prototypical Landscape
Plan
• LA04.01- Park & Active Recreation Prototypical Landscape Plan
• LA05.01- Heronry Screen Areas 'A' & 'B' Prototypical Landscape Plans
App. E-1
H
D
B
2
4
5
6
7
8
9
10
z
250
0
250 500
SCALE IN FEET
SH62
4.1
4.1
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U
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ikosl
110
' ' eiR\ 1 l • ••
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•••••
- • •• •- • • +-�CAOG.B1 •
• i
•
V
•
1'1rl
••••••••••Q
GENERAL NOTES
CONSERVATION
AREA
1. THESE PLANS SUPPORT THE PUD GUIDE AND LANDSCAPE PLAN.
2. THE PROTOTYPICAL LANDSCAPE PLANS ARE SCHEMATIC IN NATURE
AND DEPICT GENERAL LANDSCAPE DESIGN INTENT. FINAL LANDSCAPE
PLANS SHALL BE DEVELOPED AT TIME OF FINAL PLAT FOR EACH
FILING. FINAL LANDSCAPE PLANS SHALL REASONABLY CONFORM TO
THE PROTOTYPICAL PLANS WHILE ALLOWING FLEXIBILITY FOR SPECIFIC
SITE CONDITIONS AND CIRCUMSTANCES.
3 PLANT AND QUANTITIES SHALL BE PER THE RATIOS AND PERCENTAGES
STATED IN THE PUD GUIDE.
4. THE PROTOTYPICAL LANDSCAPE PLANS SHALL BE COORDINATED WITH
THE EROSION AND SEDIMENT CONTROL PLAN AND THE RECLAMATION
PLAN (PHASE 0). OPEN SPACE TRACTS ARE PROPOSED TO BE
FULLY RECLAIMED AND REVEGEIATED IN ADVANCE OF DEVELOPMENT
PER THE RECLAMATION PLAN (PHASE 0).
5. THESE PLANS WERE PREPARED BY OR UNDER THE SUPERVISION OF
A LICENSED AND REGISTERED LANDSCAPE ARCHITECT IN THE STATE
OF COLORADO. (PEDRO CAMPOS, STATE OF COLORADO LANDSCAPE
ARCHITECT, LICENCE #373).
e
(PROJECT LIMITS)
EXIST. PROPERTY LINE
VAS! .011100**6
s
R\J�R
FORS
PROTOTYPICAL LANDSCAPE DRAWINGS
INDEX AND DESCRIPTIONS
(REFER TO DRAWING LMEETS LA SERIES)
LA01.00 LANDSCAPE PLAN OVERALL
LA02.01 STREET RIGHT-OF-WAY PROTOTYPICAL LANDSCAPE PLAN
300' LINEAL SEGMENT OF ROAD SHOWING TREATMENT ON BOTH SIDES OF THE ROAD.
LA02.02 ROUNDABOUT STREET INTERSECTION PROTOTYPICAL LANDSCAPE PLAN
PLAN OF ROUNDABOUT INTERSECTION.
LA02.03 REGULAR STREET INTERSECTION PROTOTYPICAL LANDSCAPE PLAN
PLAN OF REGULAR / TRADITIONAL STREET INTERSECTION.
LA03.01 COMMON AREA PROTOTYPICAL LANDSCAPE PLAN - CONDITION #1
CONNECTION TO SOFT TRAIL BETWEEN RESIDENTIAL LOTS
L03.02 COMMON AREA PROTOTYPICAL LANDSCAPE PLAN - CONDITION f2
COMMON AREA BETWEEN RESIDENTIAL LOTS WITH FRONTAGE TO RFTA RIO GRANDE TRAIL
LA03.03 SINGLE-FAMILY LOT PROTOTYPICAL LANDSCAPE PLAN
TYPICAL LANDSCAPE COVERAGE / SURFACE TREATMENTS FOR SINGLE-FAMILY LOT
LA03.04 COMMUNITY GARDENS AND ORCHARDS PROTOTYPICAL LANDSCAPE PLAN
SCHEMATIC DIAGRAM OF COMMUNITY GARDENS & ORCHARDS PLOT
LA04.01 PARK & ACTIVE RECREATION PROTOTYPICAL LANDSCAPE PLAN
SCHEMATIC DIAGRAM OF MULTI -USE LAWN, MULTI -USE HARD SURFACE COURT, PLAYGROUND,
PATHS, PICNIC SHELTER, OTHER PARK ELEMENTS, BASIC LANDSCAPING, GROUNDCOVER, SURFACE
TREATMENTS
LA05.01 HERONRY SCREEN AREAS 'A' & 'B' PROTOTYPICAL LANDSCAPE PLAN
PROTOTYPICAL SCREEN PLANTINGS FROM PRE -DEVELOPMENT RECLAMATION PLAN APPLIED TO
(2) AREAS THAT ARE NOW DESIGNATED FOR HERONRY SCREENING.
MAP LEGEND
I I
OPEN SPACE
COMMON AREA
PARK
ORCHARD / GARDEN
DEVELOPMENT AREAS - RESIDENTIAL / COMMUNITY FACILITIES
PEDESTRIAN CIRCULATION - SOFT PATH
CONSERVATION AREAS (OUTSIDE RIVER EDGE PROPERTY).
OWNER/DEVELOPER:
r
Rirerttge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
ei7. ;Lie
TUTTLE SORVETJNC S6R!7/CWS
727 Bloke Avenue
Glenwood Sprio94 Colorado 81601
(970) 928-9708 (Fax 947-9007)
,ePILltee-us.aom
LANDSCAPE ARCHITECT:
ZSEs4ateRE N
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/WSO
DRAWN BY.
PMC
CHECKED BY:
PNC/WSO
SHEET TITLE:
LANDSCAPE PLAN
OVERALL
SHEET NUMBER:
LA01.00
2
3 4
6 7
8
App. E-2
TASK 02 PRELIM PLAT\ENG NEER NG & DESIGN \ CAD \PLAN SHEETS \LA SHEETS \LA02.01.DWG
H
D
2
3
4
6
7
8
10
0
CisIa
I
100'-0" (TYPICAL LAYOUT OF PLANTING AREA)
0
NO
Allr 16-5M
e o:l
;....L61.O•0...1
SPECIES TO VARY FROM
SELECTION IN SCHEDULE
BELOW, LOCATIONS TO BE
STAGGERED/ ALTERNATED
0 1
1
1
1
0
60'-0" O
.C. (TYPICAL S' REET TREE SPACING)
1
■EENNE ■■■►17%I■■■■■■■■■■�minvo■■■■■ •
■■■■roi■■■■eimo■■■■■■■■■oii■rummorom
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MIII6VINEMINNISPAMMEEMEMENIIENIMMENNINI
TYPICAL STREET
ENLARGED PLAN
a
LOT 6
T
LOT 7
3(r
L
LOT 8
ro
TYPICAL STREET
ENLARGED PLAN
SCALE: 1" _
LOT 9
LOT 10
60'
LOT 15
n
KEY LEGEND/SCHEDULE:
01111ef:111H11111111111rd1S
1
cr
LOT 14
LOT 13
LOT 12
TYPICAL STREET
LANDSCAPE PLAN
SCALE: 1" = 20'
LOT 11
OWNER/DEVELOPER:
rti - y
RiTerPitge
( OLORAD()
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TOTTLE SORVET/NC SER!'/C.6S
727 Bloke Avenue
Glenwood Sprng, Colorado 61601
(970) 928-9708 (Fax 947-9007)
)40441ss-us.aom
LANDSCAPE ARCHITECT:
ZEHREN
H
KEY MAP:
REZONING (P50) AND
01.160I0ISION (PRELIMINARY PLAN) SUBMITTAL
LOW GROW TURF
(20% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
PERENNIALS & FLOWER BEDS
(15% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (MULCH)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (COBBLE)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
ROUNDABOUT LANDSCAPING
(TBD AT FIRST FILING)
0
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' 0.0. WITH—IN R.O.W.)
SHRUB
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH—IN R.D.W.)
NATIVE GRASS
1 GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH—IN R,0.W.)
LANDSCAPE BOULDER'
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL)
POTENTIAL XERIC TREE SPECIES'
Tatarian Maple — Acer tataricum
Ginnala Maple — Acer ginnala 'flame
Shubert Chokecherry — Prunus virginiana 'Shubert'
Bur Oak — Quercus macrocarpa
Honey Locust — Gleditsia triacanthos inemris
Western Catalpa — Catalpa speciosa
European Mountain Ash — Sorbus aucuparial
Kentucky Goff eetree — Gymocladus diocus
Western Hackberry — Celtis occidentalis
POTENTIAL XERIC SHRUB SPECIES'
Chinese Juniper varieties — Juniperus chinensis
Juniperus horizontalis varieties — Juniperus
horizontalis
Juniperus sabina varieties — Juniperus sabina
varieties
Mugo Pine varieties — Pinus mugo varieties
Saskatoon Serviceberry — Arnelanchier alnifolia
Artemisia tridentate — Mountain Big Sage
Spreading Cotoneoster — Cotoneoster dlvaricatus
Cinquefoil — Potentilla varieties
Alpine Currant — Ribes alpinum
Plxwell Gooseberry — Ribes hlrtellum 'Pixwell'
White Snowberry — Symphoricarpos albus
POTENTIAL GRASS SPECIES'
Blue Gramm Grass — Bouteloua gracilis
Blue Fescue — Festuco Glouca
Blue Avena Grass — Helictotrichon sempervirens
Little Blue Stem — Schi zachyrium scaparium
Indian Rice Grass — Oryzopsis hymenoldes
PLANTING NOTES'
1. PLANT MATERIAL TO BE IRRIGATED BY A NON—POTABLE
RAW DITCH WATER IRRIGATION SYSTEM FOR INITIAL
PERIOD OF ESTABLISHMENT.
2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40%
OR LESS WATERING REQUIREMENTS.
3. SOIL AMENDMENT TO BE COORDINATED WITH
RECLAMATION PLAN.
4. TOPSOIL TO BE FROM STOCKPILES ON—SITE.
5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
6. PLANT MATERIALS TO BE SOURCED FROM ON—SITE
NURSERY AND REGIONAL WESTERN SLOPED BASED
NURSERIES TO THE EXTENT POSSIBLE.
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/MR
DRAWN BY.
CHECKED BY'.
MR
P ANSO
SHEET TITLE:
STREET
RIGHT-OF-WAY
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA02.01
2
4
5
6
7
8
App. E-3
H
G
D
B
3
4
6
7
10
COMMON AREA
GROUND COVER
PLANTINGS
(18" MAX HEIGHT)
DUE TO SIGHT LINE
RESTRICTIONS
1 MUTCD STANDARD
CROSSWALK
1 STRIPING
MAIN ROUNDABOUT
ENLARGED PLAN
SCALE: 1" = 10
NEIGHBORHOOD
CENTER
KEY LEGEND/SCHEDULE:
COMMUNITY
GARDENS AND
ORCHARDS
COMMON AREA
CCf01.r0
111M76,91),
(.Or/004.
GROUND COVER
PLANT NGS
(18" MAX HEIGHT)
DUE TO SIGHT LINE
RESTRICTIONS
ROUNDABOUT
DRIVEABLE APRON
(REFER TO CIVIL)
COMMUNITY
GARDENS AND
ORCHARDS
NEIGHBORHOOD
CENTER
MAIN ROUNDABOUT
LANDSCAPE PLAN
SCALE: 1" = 20
OWNER/DEVELOPER:
Rim
CC011 )RADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
kir. ;Lie
TUTTLE SORVETJNC S6R!r/CWS
727 Bloke Avenue
Glenwood Springs. Colorado 81601
(970) 928-9708 (Fax 947-9007)
j iJ®tes-us.eom
LANDSCAPE ARCHITECT:
ZEHREN
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/MR
DRAWN BY: MR
CHECKED BY: PMC/WS0
SHEET TITLE:
ROUNDABOUT
STREET INTERSECTION
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA02.02
2
6
7
8
App. E-4
POTENTIAL XERIC TREE SPECIES. POTENTIAL GRASS SPECIES.
LOW GROW TURF
(200 MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' O.C. WITH—IN R.O.W.)
SHRUB
Tatarian Maple — Acer tataricum Blue Gramm Grass — Bouteloua gracilis
Ginnala Maple — Acer ginnala 'flame Blue Fescue — Festuco Glauca
Shubert Chokecherry — Prunus virginiana 'Shubert' Blue Avena Grass — Hellctotrichon sempervirens
Bur Oak — Quercus macrocarpa Little Blue Stem — Schizachyrium scoparium
Honey Locust — Gleditsia triacanthos inemris Indian Rice Grass — Oryzopsis hymenoides
Western Catalpa —Catalpa speciosa
European Mountain Ash — Sorbus aucuparial
Kentucky Coffeetree — Gymocladus diocus PLANTING NOTES.
PERENNIALS & FLOWER BEDS
(150 MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH—IN R.O.W.)
NATIVE GRASS
Western Hackberry — Celtls occidentalis 1. PLANT MATERIAL TO BE IRRIGATED BY A NON—POTABLE
RAW DITCH WATER IRRIGATION SYSTEM FOR INITIAL
POTENTIAL XERIC SHRUB SPECIES PERIOD OF ESTABLISHMENT.
( )O
j///GROUND COVER MULCH
(65% MIN. WITH—IN EVERY 100
OF R.O.W. PLANTING AREA)
GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH—IN R.O.W.)
LANDSCAPE BOULDER
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL)
Chinese Juniper varieties — Juniperus chinensis 2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40%
Juniperus horizontalis varieties — Juniperus 3. b01 LLESS
AMENDMENTWATERING
horizontalis TO COORDINATED WITH
sabina varieties — Juniperus sabina RECLAMATION PLAN.
varieties4. TOPSOIL TO BE FROM STOCKPILES ON—SITE.
Soso Pine varieties — Pinus muga varieties 5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
Saskatoon Serviceberry — Amelonchier alnlfolia 6. PLANT MATERIALS TO BE SOURCED FROM ON—SITE
Artemisia tridentate — Mountain Big Sage NNURSERY URSERIES AND RE IIO /AL WESTERNSLOPED BASED
Spreading Cotoneoster — Cotoneaster dlvaricatus
Cinquefoil — Potentilla varieties
Alpine Currant — Ribes alpinum
Pixwell Gooseberry — Ribes hirtellum 'Pixwell'
White Snowberry — Symphoricarpos albus
GROUND COVER(COBBLE)Juniperus
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
ROUNDABOUT LANDSCAPING
(TBD AT FIRST FILING)
OWNER/DEVELOPER:
Rim
CC011 )RADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
kir. ;Lie
TUTTLE SORVETJNC S6R!r/CWS
727 Bloke Avenue
Glenwood Springs. Colorado 81601
(970) 928-9708 (Fax 947-9007)
j iJ®tes-us.eom
LANDSCAPE ARCHITECT:
ZEHREN
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/MR
DRAWN BY: MR
CHECKED BY: PMC/WS0
SHEET TITLE:
ROUNDABOUT
STREET INTERSECTION
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA02.02
2
6
7
8
App. E-4
7
0
TASK 02 PRELIM PLAT\ENG NEER NG & DESIGN \ CAD \PLAN SHEETS \LA SHEETS \LA02.03.DWG
PERENNIAL BEDS AT
PEDESTRIAN CROSSWALKS TO
ANNOUNCE INTERSECTION
MUTCD STANDARD
CROSSWALK STRIPING
TURF AREAS AT PEDESTRIAN
CROSSWALKS TO ANNOUNCE
INTERSECTION
TYPICAL INTERSECTION
ENLARGED PLAN
SCALE: 1 /4" = 1'-0" n
3z
LOT 8
ii.
rtIM•
D
PE ENNIAL BEDS AT
PEDESTRIAN CROSSWALKS
TO ANNOUNCE INTERSECTION
TURF AREAS AT PEDESTRIAN
CROSSWALKS TO ANNOUNCE
INTERSECTION
� I
1
KEY LEGEND/SCHEDULE:
LOT 7
USABLE OPEN
SPACE
COMMON AREA
TYPICAL INTERSECTION
LANDSCAPE PLAN
SCALE: 1" = 10'
LOT 2
LOT 1
OWNER/DEVELOPER:
Rirerttge
(:OLORAD()
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR
10775E SURPEPJNC S8R17/CES
727 Bloke Avenue
Glenwood Springs. Colorado 61601
(970) 928-9708 (Fax 947-9007)
jehl7les-us.aom
LANDSCAPE ARCHITECT:
ZEHREN
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
LOW GROW TURF
(20% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
PERENNIALS & FLOWER BEDS
(15% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (MULCH)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (COBBLE)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
ROUNDABOUT LANDSCAPING
(TBD AT FIRST FILING)
0
0
O
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' 0.C. WITH—IN R.D.W.)
SHRUB
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH—IN R.O.W.)
NATIVE GRASS
1 GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH—IN R.O.W.)
LANDSCAPE BOULDER
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL).
POTENTIAL XERIC TREE SPECIES.
Tatarian Maple — Acer tataricurn
Ginnala Maple — Acer ginnala 'flame
Shubert Chokecherry — Prunus virginiana 'Shubert'
Bur Oak — Quercus macrocarpa
Honey Locust — Gleditsia triacanthos inemris
Western Catalpa — Catalpa speciosa
European Mountain Ash — Sorbus aucuparial
Kentucky Coffeetree — Gymocladus diocus
Western Hackberry — Celtis occidentalis
POTENTIAL XERIC SHRUB SPECIES.
Chinese Juniper varieties — Juniperus chinensis
Juniperus horizontalis varieties — Juniperus
horizontalis
Juniperus sabina varieties — Juniperus sabina
varieties
Mugo Pine varieties — Pinus mugo varieties
Saskatoon Serviceberry — Amelanchier alnifolia
Artemisia tridentate — Mountain Big Sage
Spreading Cotoneoster — Cotoneoster dlvaricatus
Cinquefoil — Potentilla varieties
Alpine Currant — Ribes alpinum
Piswell Gooseberry — Ribes hirtellum 'Pixwell'
White Snowberry — Symphoricarpos albus
POTENTIAL GRASS SPECIES.
Blue Grams Grass — Bouteloua gracilis
Blue Fescue — Festuco Glauca
Blue Avene Crass — Helictotrichon sempervirens
Little Blue Stern — Schizachyrium scaparium
Indian Rice Grass — Oryzopsis hymenoides
PLANTING NOTES.
1. PLANT MATERIAL TO BE IRRIGATED BY A NON—POTABLE
RAW DITCH WATER IRRIGATION SYSTEM FOR INITIAL
PERIOD OF ESTABLISHMENT.
2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40%
OR LESS WATERING REQUIREMENTS.
3. SOIL AMENDMENT TO BE COORDINATED WITH
RECLAMATION PLAN.
4. TOPSOIL TO BE FROM STOCKPILES ON—SITE.
5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
6. PLANT MATERIALS TO BE SOURCED FROM ON—SITE
NURSERY AND REGIONAL WESTERN SLOPED BASED
NURSERIES TO THE EXTENT POSSIBLE.
ISSUE DATE
DESCRIPTION
DESIGNED BY: PMC/MR
DRAWN BY.
MR
CHECKED BY: PMC/WS0
SHEET TITLE
REGULAR
STREET INTERSECTION
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA02.03
2
4
6
7
8
App. E-5
KEY LEGEND/SCHEDULE:
LOW GROW TURF
(20% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
PERENNIALS & FLOWER BEDS
(15% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (MULCH)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (COBBLE)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
ROUNDABOUT LANDSCAPING
(TBD AT FIRST FILING)
0
0
0
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' 0.0. WITH—IN R.O.W.)
SHRUB
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH—IN R.O.W.)
NATIVE GRASS
1 GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH—IN R.G.W.)
LANDSCAPE BOULDER
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL)
POTENTIAL XER C TRFF SPFCIFC-
Tatarian Maple — Acer tataricum
Ginnala Maple — Acer ginnala 'flome'
Shubert Chokecherry — Prunus virginiana 'Shubert'
Bur Oak — Quercus macrocarpa
Honey Locust — Gleditsio triaconthos inemris
Western Catalpa — Catalpa speciosa
European Mountain Ash — Sorbus aucuparial
Kentucky Coffeetree — Gymoclodus diocus
Western Haakberry — Celtis occidentalis
POTENTIAL XERIC SHRUB SPECIES -
Chinese Juniper varieties — Juniperus chinen sis
Juniperus horizontalis varieties — Juniperus horizontalis
Juniperus sabina varieties — Juniperus sabina varieties
Mugo Pine varieties — Pinus muga varieties
Saskatoon Serviceberry — Amelanchier alnifolia
Artemisia tridentate — Mountain Big Sage
Spreading Cotoneaster — Cotoneaster divaricotus
Cinquefoil — Potentilla varieties
Alpine Currant — Ribes alpinum
Pixwell Gooseberry — Ribes hirtellum 'Pixwell'
White Snowberry — Symphoricarpos albus
POTENTIAL GRASS SPECIES'
Blue Gramm Gross — Bouteloua gracilis
Blue Fescue — Festuca Glauce
Blue Avena Gross — Helictotrichon sempervirens
Little Blue Stem — Schizachyrium scoparium
Indian Rice Grass — Oryzcpsis hymenoides
PLANTING NOTES.
1. PLANT MATERIAL TO BE IRRIGATED BY A NON—POTABLE RAW
DITCH WATER IRRIGATION SYSTEM FOR INITIAL PERIOD OF
ESTABLISHMENT.
2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40% OR
LESS WATERING REQUIREMENTS.
3. SOIL AMENDMENT TO BE COORDINATED WITH RECLAMATION PLAN.
4. TOPSOIL TO BE FROM STOCKPILES ON—SITE.
5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
6. PLANT MATERIALS TO BE SOURCED FROM ON—SITE NURSERY
AND REGIONAL WESTERN SLOPED BASED NURSERIES TO THE
EXTENT POSSIBLE.
RECLAIMED OPEN SPACE
(LANDSCAPING PER
RECLAMATION PLAN SEEDING)
-_------ LOT LINE
-I 10' DRAINAGE&
UTILITY EASEMENT
---------------------------
----
______________
i� I
I I
I I
LOT 3
__________________5' DRAINAGE 8
UTILITY EASEMENT
SOFT TRAIL
APPROXIMATELY
8-10% SLOPE
10
RECLAIMED OPEN SPACE
(LANDSCAPING PER
RECLAMATION PLAN SEEDING)
NEM
MB
NEW
1
1
1
10' DRAINAGE &
UTILITY EASEMENT
8' WIDE DECOMPOSED
GRANITE PATHWAY
CONNECTION
PERENNIAL AND FLOWER
BEDS TO ANNOUNCE
PATHWAY CONNECTION
5' DRAINAGE &
UTILITY EASEMENT
LOT 4
MUTCD STANDARD
CROSSWALK STRIPING
TYPICAL STREET R.O.W.
PLANTING REF: LA02.01
SOFT TRAIL CONNECTION
LANDSCAPE PLAN
SCALE: 1" = 10'
OWNER/DEVELOPER:
Rirerttge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TUTTLE SORPETJNC SERJSTCES
727 Bloke Avenue
Glenwood Springs. Colorado 61601
(970) 928-9708 (Fax 947-9007)
i rh17 e-us..00m
LANDSCAPE ARCHITECT:
ZEHREN
H
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY: PMC/MR
DRAWN BY. MR
CHECKED BY: PMC/WSO
SHEET TITLE:
COMMON AREA PROTOTYPICAL
LANDSCAPE PLAN
CONDITION #1
CONNECTION TO SOFT TRAIL
SHEET NUM.-�.-o-
LA03.01
2
4
6
7
8
9
App. E-6
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
OWNER/DEVELOPER:
r'`
RiTerPitge
(:o1 )RAD()
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TUTTLE St/RUIZ/IV SLR7r8CES
727 Bloke Avenue
Glenwood Springs. Colorado 81601
(970) 928-9709 (Fax 94] 9007)
fe//®tes-necern
LANDSCAPE ARCHITECT:
ZEHREN
liSOLIATIE •.
MM
KEY MAP:
TASK 02 PRELIM PLAT \ENGINEERING & DESIGN \ CAD \PLAN SHEETS \LA SHEETS\LA
B
3
4
5
8
9
10
KEY LEGEND/SCHEDULE:
LOW GROW TURF
(20% MAX. WITH -IN EVERY 100'
OF R.O.W. PLANTING AREA)
PERENNIALS & FLOWER. BEDS
(15% MAX. WITH -IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (MULCH)
(65% MIN. WITH -IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (COBBLE)
(65% MIN. WITH -IN EVERY 100'
OF R.O.W. PLANTING AREA)
RFTA BUFFER LANDSCAPING
(PER RFTA OPEN SPACE EASEMENT)
3
O
0
L
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' 0.C. WITH -IN R.O.W.)
SHRUB
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH -IN R.O.W.)
NATIVE GRASS
1 GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH -IN R.G.W.)
LANDSCAPE BOULDER
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL)
POTENTIAL XER C TRFF SPFCIFS•
Tatarian Maple - Acer tataricum
Ginnola Maple - Acer ginnolo 'flame'
Shubert Chokecherry - Prunus virginiana 'Shubert'
Bur Oak - Quercus macrocarpa
Honey Locust - Gleditsio triaconthos inemris
Western Catalpa - Catalpa speciosa
European Mountain Ash - Sorbus aucuparial
Kentucky Coffeetree - Gymocladus diocus
Western Haakberry - Celtis occidentalis
POTENTIAL XERIC SHRUB SPECIES.
Chinese Juniper varieties - Juniperus chinensis
Juniperus horizontalis varieties - Juniperus horizontalis
Juniperus sabina varieties - Juniperus sabina varieties
Mugo Pine varieties - Pinus muga varieties
Saskatoon Serviceberry - Amelanchier alnifolia
Artemisia tridentate - Mountain Big Sage
Spreading Cotoneaster Cotoneaster divoricatus
Cinquefoil Potent'lla varieties
Alpine Currant Ribes alp num
Pixwell Gooseberry Ribes h rtellum 'P xwell'
White Snowberry Symphorcarpos elbus
POTENTIAL GRASS SPECIES.
Blue Groma Grass - Bouteloua gracilis
Blue Fescue - Festuca Glauca
Blue Avena Gross - Helictetrichon sempervirens
Little Blue Stem - Schizachyrium scoparium
Indian Rice Grass - Oryzopsis hymenoides
PLANTING NOTES.
1. PLANT MATERIAL TO BE IRRIGATED BY A NON -POTABLE RAW
DITCH WATER IRRIGATION SYSTEM FOR INITIAL PERIOD OF
ESTABLISHMENT.
2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40% OR
LESS WATERING REQUIREMENTS_
3. SOIL AMENDMENT TO BE COORDINATED WITH RECLAMATION PLAN.
4. TOPSOIL TO BE FROM STOCKPILES ON-SITE.
5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
6. PLANT MATERIALS TO BE SOURCED FROM ON-SITE NURSERY
AND REGIONAL WESTERN SLOPED BASED NURSERIES TO THE
EXTENT POSSIBLE.
EXISTING RFTA "RIO GRANDE TRAIL"
NO WORK IN THIS AREA
COMMON AREA CONDITION #2
LANDSCAPE PLAN
SCALE: 1" = 10'
DESIGNED BY: PMC/MR
DRAWN BY. MR
CHECKED BY:
PMC/WS0
SHEET TITLE:
COMMON AREA PROTOTYPICAL
LANDSCAPE PLAN
CONDITION #2
BETWEEN LOTS / ALONG RFTA
SHEET NUMBER:
LA03.02
2
4
6
7
10
App. E-7
LANDSCAPINGV
RFTA OPEN
EERM!NG
SPACE EASEMENT
PER
10' DRAINAGE &
UTILITY EASEMENT
yy
Y/'
10' DRAINAGE 8
!-'---
I
UTILITY EASEMENTMIMI=
LOT LINES
f
5' DRAINAGE &
UTILITY EASEMENT ' ' ' ' ' ' ' '
OPTIONAL SPLIT RAIL FENCE
UTILITY EASEMENT
LOT LINES
°
,a���
is
_„%
° ° 0MMMMM
S
i
oMMMMM
°
1111111111111111110
• 0
mmmm
OPTIONAL SPLIT RAIL FENCE
(SIDE AND REAR YARD
LL■
ONLY)
F: LA03.03 FOR TYPICAL
LOT INFORMATION
LOT 1
0
g.�
(SIDE AND REAR YARD ONLY)
aJg
..
°
,
26
„_.-,......LOT LINES,^'_
°
io4M
uii:iiiiiii
LOT LINES
OO
ii mm
iib _o
••••••••••••
ee.`p
5' DRAINAGE &
UTILITY EASEMENT
5' DRAINAGE &
UTILITY EASEMENT
••
/ t��
°�•
"
o
REF: LA03.03 FOR TYPICAL
RHEUM
LOT INFORMATION (SIMILAR)
IIY'•
mmmmmm
°ii
1
I
mmmmm
mmmm
•••••••••••••
e
al
�
.
LOT 9
A0I4
Ee
.................
...........
M
5'DRAINAGE 8
UTILITY EASEMENT
5'DRAINAGE 8
0 p
"°
UTILITY EASEMENT
°
�-
/'R
✓ /
°�°
/° jIgo
jf
..�°
°o
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0 O'
0
�
"
/re1 °
•0e
31
AO ,f°
II°6°AeI
-
`FF
TYPICAL STREET R.O.W. `J
PLANTING REF: LA02.01
(
4.0.7.s•
ll
• r J
•i
a �
COMMON AREA CONDITION #2
LANDSCAPE PLAN
SCALE: 1" = 10'
DESIGNED BY: PMC/MR
DRAWN BY. MR
CHECKED BY:
PMC/WS0
SHEET TITLE:
COMMON AREA PROTOTYPICAL
LANDSCAPE PLAN
CONDITION #2
BETWEEN LOTS / ALONG RFTA
SHEET NUMBER:
LA03.02
2
4
6
7
10
App. E-7
E
B
4
5
6
7
8
10
KEY LEGEND/SCHEDULE:
LOW GROW TURF
(20% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
PERENNIALS & FLOWER BEDS
(15% MAX. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (MULCH)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
GROUND COVER (COBBLE)
(65% MIN. WITH—IN EVERY 100'
OF R.O.W. PLANTING AREA)
RFTA BUFFER LANDSCAPING
(PER RFTA OPEN SPACE EASEMENT)
1111
1
FRONT YARD LANDSCAPING
40% MAX. LAWN AREA
60% MIN. GROUND COVER
SIDE & REAR YARD LANDSCAPING
60% MAX. LAWN AREA
40% MIN. GROUND COVER
FRONT EASEMENT LANDSCAPING
100% LOW—GROW TURF LAWN
— X — SPLIT—RAIL FENCE
(IF FENCING DESIRED OR NECESSARY FOR
DOMESTIC PET CONTAINMENT)
0
0
0
DECIDUOUS TREE
1.5 CALIPER MIN. SIZE
(1 STREET TREE EVERY 60' 0.C. WITH—IN R.O.W.)
SHRUB
5 GALLON MIN. SIZE
(6 SHRUBS EVERY 100' WITH—IN R.O.W.)
NATIVE GRASS
1 GALLON MIN. SIZE
(12 GRASSES EVERY 100' WITH—IN R.O.W.)
LANDSCAPE BOULDER
SIDEWALK (PER CIVIL)
CROSSWALK (PER CIVIL)
POTENTIAL XERIC TREE SPECIES.
Tatarian Maple — Acer tataricum
Ginnala Maple — Acer ginnala 'flame'
Shubert Chokecherry — Prunus virglniana 'Shubert'
Bur Oak — Quercus macrocarpa
Honey Locust — Gleditsiatriacanthos inemris
Western Catalpa — Catalpa speciosa
European Mountain Ash — Sorbus aucuparial
Kentucky Coffeetree — Gymocladus diocus
Western Hackberry — Celtis occidentalis
POTENTIAL XERIC SHRUB SPECIES -
Chinese Juniper vorieties — Juniperus chinensis
Juniperus horizontalis varieties — Juniperus
horizontalis
Juniperus sabina varieties — Juniperus Sabina
varieties
Muga Pine varieties — Pinus muga varieties
Saskatoon Serviceberry — Amelanchier alnifolio
Artemisia tridentate — Mountain Big Sage
Spreading Cotoneaster — Catoneaster divaricatus
Cinquefoil — Potentilla varieties
Alpine Currant — Ribes olpinum
Pixwell Gooseberry — Ribes hirtellum 'Pixwell'
White Snowberry — Symphoricarpos albus
POTENTIAL GRASS SPECIES.
Blue Grama Gross — Bouteloua gracilis
Blue Fescue — Festuca Glauca
Blue Avena Grass — Helictotrichon sempervirens
Little Blue Stem — Schizachyrium scoparium
Indian Rice Grass — Oryzopsis hymenoides
PLANTING NOTES:
1. PLANT MATERIAL TO BE IRRIGATED BY A NON—POTABLE
RAW DITCH WATER IRRIGATION SYSTEM FOR INITIAL
PERIOD OF ESTABLISHMENT.
2. TURF TO BE LOW GROW FESCUE BLEND TURF WITH 40%.
OR LESS WATERING REQUIREMENTS.
3. SOIL AMENDMENT TO BE COORDINATED WITH
RECLAMATION PLAN.
4. TOPSOIL TO BE FROM STOCKPILES ON—SITE.
5. COBBLE AND BOULDERS TO BE RECYCLED FROM SITE.
6. PLANT MATERIALS TO BE SOURCED FROM ON—SITE
NURSERY AND REGIONAL WESTERN SLOPED BASED
NURSERIES TO THE EXTENT POSSIBLE.
4444
•
•
AA VAAVvA
AVAV
AVff
AVAV
' ry:;AIA.
AVAV
H
TIMM
*00
MEI
.�. J.6•MI..r.
MOIMMEttINIP
mm peali
%11111
;WHIP
111
■111
INN
IY/
SINGLE FAMILY LOT PROTOTYPE
LANDSCAPE PLAN
SCALE: 1/8" =
OWNER/DEVELOPER:
RilTeralge
C:C)1.f)RADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TUTTLE SORVETJNC SFRlr/CES
727 Bloke Avenue
Glenwood Sprin94 Colorado 81601
(970) 928-9708 (Fax 947-9097)
j 1/®lss-us.eom
LANDSCAPE ARCHITECT:
ZEHREN
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/MR
DRAWN BY.
MR
CHECKED BY:
FNC/WSO
SHEET TITLE:
SINGLE FAMILY LOT
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NLIMBFR:
LA03.03
2
3
5
6 7
9
App. E-8
G
D
3
6
7
8
10
/
/
TYPICAL STREET R.O.W.
PLANTING REF: LA02.01
NEIGHBORHOOD CENTER
P
8
GRANDE TRAIL"
EXISTING RFTA
"RIO
p STR
DEWA
/
/
k
/
k/
k/
ilk.
# .•••••••••4%.•••„.••• •• •••••••
**if** .••••• AV.* ••••c!±1,ti•••••••:••••"•••• • -
S• •• •• •••• :•41 ••••• • •
•
. ft* 4.
k .......
..........
MENNEMENEMENEEN
...................... `.
......................
........................
A" ..... .......
k/
k/
'1111111
1111111111111111 . _
1111111111111111111111
1111111111111111111111111111
111111111111111111111111111
1111111111111111111111111111
111111111111111111111111111
..... .......
..... ...u...
.
.........................
.........................
.......................
...................
................
=............
MENEM
......
COMMUNITY GARDEN
1111111 1111111 1111111111111111111111111111111111
COMMUNITY ORCHARD
111111111111111111111111111
111111111111111111111111111
1111111111111111111111111
1111111111111111111111
11111111111111111111
1111111111111111111
111111111111111111
111111111111111
111111
k
PROP. TRAIL
f +
/+
...
11111/1111
11111111111111111
11111111111111111111111
1111111111111111111111
111111111111111111111
111111111111111111111
1E1111111111111111111
1111111111111111
11111111
k
/+ \k\k\k\kms
kik X
COMMUNITY GARDENS
AND ORCHARDS PROTOTYPICAL
LANDSCAPE PLAN
k/k
SEASONAL
WILDLIFE PROTECTION FENCING
PER RECLAMATION PLAN
SCALE: 1" = 20'
•
•
•
EXIST. PROPERTY LINE /••
JECT LI MITS)�.•�•• /
/••/••
KEY LEGEND/SCHEDULE:
./.
./.
/
=F
......I
NEMENNI
......I
11111111
11111111
COMMUNITY GARDEN
COMMUNITY ORCHARD
COMMON AREA
STREET ROW LANDSCAPING
(REF: LA02.01)
COMMUNITY GARDENS & ORCHARDS NOTES
(PER PUD LANDSCAPE AND OPEN SPACE STANDARDS):
. COMMUNITY GARDEN AND ORCHARD TRACTS ARE AREAS SPECIFICALLY SET
ASIDE FOR THE USE OF CULTIVATING FRUIT TREES AND VEGETABLE
GARDENS. THE COMMUNITY GARDEN AND ORCHARD TRACTS WILL BE HELD
IN COMMON 8Y THE COMMUNITY AND THE MAINTENANCE WILL BE THE
RESPONSIBILITY OF THE POA WITH ASSISTANCE FROM RESIDENTS, PER
FUTURE REC CONVENANTS, CONTROLS, AND RESTRICTIONS (CC&RS).
THE EDIBLE FRUIT AND VEGETABLE PRODUCTION WILL BE SHARED
AMONGST THE COMMUNITY FOR CONSUMPTION AND EXCESS PRODUCTION
MAY BE SOLD AT LOCAL FARMERS MARKETS.
2. IT IS INTENDED THE GARDEN/ORCHARD TRACTS BECOME A MAJOR IDENTITY
ELEMENT FOR THE COMMUNITY AND DISTINGUISHING AMENITY AROUND
WHICH FESTIVALS, CELEBRATIONS, TRADITIONS, CAN BE ORGANIZED AND
REVOLVE.
3. THE QUANTITY, SIZE, TREE TYPES, ACCESS AND USE RESTRICTIONS FOR
THE GARDEN/ORCHARD TRACTS WILL BE ESTABLISHED BY THE CC&RS.
4. APPROPRIATE FENCING SHALL BE CONSTRUCTED FOR THE PURPOSE OF
PROTECTION FROM WILDLIFE.
OWNER/DEVELOPER:
RiTerPitge
COLMADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TUTTL6 SORP27666 32R7766S
727 Bloke Avenue
Glenwood Springs. Colorado 61601
(970) 928-9708 (Fax 947-9007)
jehl7les-us.aom
LANDSCAPE ARCHITECT:
4-0
ZEHREN
KEY MAP:
PLAN
AREA
0682
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
DATE
ISSUE
DESIGNED BY:
DESCRIPTION
PMC/MR
DRAWN BY MR
CHECKED BY: FMC/WS0
SHEET TITLE:
COMMUNITY GARDENS AND
ORCHARDS
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA03.04
2
3
4
6 7
8
App. E-9
TASK 02 PRELIM PLAT\ENG NEER NG & DESIGN \ CAD \PLAN SHEETS \LA SHEETS \LA04.01.DWG
H
E
2
4
5
6
10
I
SAND COUR
(60'x120')
MULTI-PURPOSE LAWN
(180'x300)
D
•
PARK Sc ACTIVE RECREATION
PROTOTYPICAL LANDSCAPE PLAN
SCALE 1" = 5D
KEY LEGEND/SCHEDULE:
RECREATION PROGRAM ELEMENT
(MULTI—PURPOSE FIELD, HARD COURT, SOFT COURT.
PLAYGROUND, PICNIC SHELTER
RECREATION AREA LANDSCAPING
(SEE ADJACENT NOTES)
SAFETY BUFFER
(LOW GROW TURF)
PARK / RECREATION AREA NOTES
MULTI—PURPOSE LAWN AREAS: THESE ARE LARGE AREAS
SUITABLE FOR THE PLAYING OF INFORMAL ORGANIZED SPORTS
SUCH AS SOCCER AND FOOTBALL, AND OTHER GAMES SUCH
AS BALL AND FRISBEE TOSSING, KITE FLYING, AND OTHER
TRADITIONAL PARK ACTIVITIES. SLOPE GRADIENTS SHALL BE
APPROPRIATE FOR ANY AREAS INTENDED AS MULTI—PURPOSE
SPORT FIELDS (AVERAGE GRADES NOT TO EXCEED 2.5 TO
35). THESE AREAS WILL BE SURFACED WITH A CUSTOMIZED
BLEND OF FESCUE TURF THAT IS LESS WATER INTENSIVE
THAN REGULAR TURF AND APPROPRIATE FOR LIGHT TO
MODERATE FOOT TRAFFIC AND RECREATIONAL PLAY. THE
RECOMMENDED BLEND WILL BE DETERMINED AT THE TIME OF
FINAL DESIGN. TREES, SHRUBS AND GRASSES MAY BE
STRATEGICALLY LOCATED AT THE EDGES OF THE
MULTI—PURPOSE LAWN AREAS TO PROVIDE SHADE AND
CREATE BUFFERS WITH RESIDENTIAL AREAS.
• MULTI—USE HARD SURFACE COURT: (1) 60X120 MULTI—USE
HARD SURFACE COURT FOR BASKETBALL AND OTHER HARD
COURT ACTIVITIES WILL BE DEVELOPED IN EACH OF THE
NORTH AND SOUTH ENDS OF THE COMMUNITY.
• MULTI—USE SOFT SURFACE COURT: (1) 605120 MULTI—USE
SOFT SURFACE COURT FOR A SAND FIELD FOR VOLLEYBALL
BADMINTON, BEACH SOCCER AND OTHER SIMILAR SOFT
SURFACE SPORTS WILL BE DEVELOPED IN EACH OF TH0
NORTH AND SOUTH ENDS OF THE COMMUNITY.
• PLAYGROUNDS / TOT LOTS: ONE PLAYGROUND AND TOT—LOT
IS PLANNED FOR EACH SIDE OF THE COMMUNITY, ONE ON
THE NORTH SIDE, AND ONE ON THE SOUTH SIDE. THE
PLAYGROUNDS AND TOT LOTS WILL BE NO SMALLER THAN %
ACRE IN SIZE AND LOCATED CENTRALLY WITHIN % MILE FROM
THE RESIDENTIAL AREAS THAT IT SERVES. EACH PLAYGROUND
AND TOT LOT WILL BE DESIGNED TO ENGAGE AT LEAST (2)
DIFFERENT AGE GROUPS (3 TO 5 YEARS OLD, AND 6 TO 9
YEARS OLD) AND THERE WILL BE APPARATUSES AND PLAY
OBJECTS TO SERVE BOTH GROUPS.
• PICNIC / PARK AREA: ONE PICNIC / PARK AREA IS PLANNED
FOR EACH SIDE OF THE COMMUNITY, ONE ON THE NORTH
SIDE, AND ONE ON THE SOUTH SIDE. THESE AREAS WILL BE
NO SMALLER THAN % ACRE IN SIZE AND LOCATED CENTRALLY
WITHIN '/4 MILE FROM THE RESIDENTIAL AREAS THAT THEY
SERVE. EACH OF THESE AREAS WILL HAVE A SHELTER THAT
PROVIDES A MINIMUM OF 20' X 20' OF COVERED SPACE, BBQ
GRILLS, TRASH RECEPTACLES, AND PICNIC TABLES. THE AREAS
AROUND THE PICNIC / PARK AREA WILL BE LANDSCAPED TO
ACCENTUATE THE USER EXPERIENCE, CELEBRATE THE IDENTITY
OF THE COMMUNITY AND GIVE NEIGHBORS SPECIAL PLACES
TO GATHER. SIDE WALK AND SOFT TRAIL EXTENSIONS WILL
CONNECT THESE AREAS TO THE COMMUNITY CIRCULATION
SYSTEM.
SIDEWALKS AND SECONDARY 'SOFT TRAIL CONNECTIONS:
SIDEWALKS AND 'SOFT TRAIL' CONNECTIONS WILL BE PROVIDED
TO THE PARKS AND AS CONNECTIONS BETWEEN AREAS WITHIN
EACH PARK.
OWNER/DEVELOPER:
RJTert1Ig€
COLMADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
93
TOTTLE SORVETJNC SAR7rICES
727 Bloke Avenue
Glenwood Springs. Colorado 61601
(970) 928-9708 (Fax 947-9007)
jer,017.-us.aom
LANDSCAPE ARCHITECT:
ZEHREN
KEY MAP:
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
ISSUE
DATE
DESCRIPTION
DESIGNED BY:
PMC/MR
DRAWN BY.
CHECKED BY:
MR
FMC/WSO
SHEET TITLE:
PARK & ACTIVE
RECREATION
PROTOTYPICAL
LANDSCAPE PLAN
SHEET NUMBER:
LA04.01
2
4
7
8
App. E-10
DESCRIPTION
OWNER/DEVELOPER:
Rirerttge
COLORADO
Carbondale Investments, LLC
7999 HWY 82 Phone No:
Carbondale, CO 81623 970.456.5325
CIVIL ENGINEER/PLANNER:
8140 Partners, LLC
PO Box 0426
Eagle, CO 81631-0426
Phone No: 866.934.8140
www.8140partners.com
SURVEYOR:
TUTTLE SURVETJNC S6R!r/CWS
727 Bloke Avenue
Glenwood Springs. Colorado 61601
(970) 928-9708 (Fax 947-9007)
jehl7les-us.aom
LANDSCAPE ARCHITECT:
ZEHREN
H
KEY MAP:
TASK 02 PRELIM PLAT\ENG NEER NG & DESIGN \ CAD \PLAN SHEETS \LA SHEETS \LA05.01_APPLICATION.DWG
D
2
3
4
5
6
7
8
10
—PROP. TRAIL
PROP. WATER
QUALITY POND
m,.,= ,u,.
HERONRY SCREEN AREA '8'
LANDSCAPE PLAN
SCALE 1" = 50'
—EXIST. PROPERTY LINE
(PROJECT LIMITS)
KEY LEGEND/SCHEDULE:
HERONRY SCREEN AREA 'A'
LANDSCAPE PLAN
SCALE: 1"
o
<,,i7A
0
EVERGREEN TREE
6' HEIGHT MIN. SIZE
(1 TREE EVERY 30' ALONG CREST OF
SCREENING BERM)
SHRUB
5 GALLON MIN. SIZE
(GROUPINGS OF 3 APPROXIMATELY EVERY
10' BELOW TREES)
HERONRY SCREEN SPECIFIC PLANTINGS.
(REFER TO RECLAMATION PLAN SECTION 9.1 FIGURE 2.
PLANTING TYPICAL OF HERONRY SCREENING AREAS.)
POTENTIAL EVERGREEN TREE SPECIES.
Ponderosa Pine — Pinus poinderosa
Rocky Mountain Juniper — Sabina scopulorum
POTENTIAL SHRUB SPECIES:
Wood's Rose — Rosa woodsii
Three Leaf Sumac — Rhus aromatic° ssp trilobata
Hawthorn — Crataegus erythropoda
SEEDING / SITE RECEAMATION_
ALL UNDEVELOPED OPEN SPACE IS TO BE RECLAIMED
PER THE PROCEDURES AND METHODS DESCRIBED IN
THE RECLAMATION PLAN SUBMITTED AS PART OF THIS
APPLICATION. REFER TO THE PLAN FOR SPECIFIC
SEED MIXES TO BE APPLIED TO ALL AREAS, INCLUDING
HERONRY SCREENING AREAS. HERONRY SCREEN
PLANTINGS SHALL BE INSTALLED PRIOR TO SEEDING.
PLANTING NOTES.
1. SOIL PREPARATION, AMENDMENTS, WILD
LIFE FENCING, AND WATERING SHALL BE
APPLIED PER THE SPECIFIC
RECOMMENDATIONS IN THE RECLAMATION
PLAN.
2. ALL TOPSOIL TO BE FROM STOCKPILES
ON—SITE.
3. COBBLE AND BOULDERS TO BE
RECYCLED FROM SITE
4. PLANT MATERIALS TO BE SOURCED
FROM ON—SITE NURSERY AND REGIONAL
WESTERN SLOPED BASED NURSERIES TO
THE EXTENT POSSIBLE.
REZONING (PUD) AND
SUBDIVISION (PRELIMINARY PLAN) SUBMITTAL
DATE
ISSUE
DESIGNED BY:
EP/ZP
DRAWN BY. PMC
CHECKED BY: PMC/WSO
SHEET TITLE:
HERONRY SCREEN
AREAS 'A' & 'B'
PROTOTYPICAL
LANDSCAPE PLANS
SHEET NUMBER:
LA05.01
2
6
7
8
9
App. E-11
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX F: DRIVEWAY CURB CUT TYPICAL AND
SPECIFICATIONS
All driveway curb cuts within the REC PUD shall be constructed in accordance with the
standards and specifications contained in this appendix.
App. F-1
02 PRELIM PLAT \ENGINEERING & DESIGN\CAD\EXHIBITS\MISC REPORT FIGURES \PUD-CURBDETAILS.DWG
1-21
ww=
m 0
g Q
0 0
0 '0 0 H
E011_0_
Owner/Developer:
RiVerEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82
Carbondale, CO 81623
Phone No:
970.456.5325
CURB RADIUS
VARIES
2'-6"
TO CROWN OF STREET OR
20', WHICHEVER IS LESS
20'— 0"
PLAN VIEW
W
SAW CUT OR
COLD JOINT
(TYP)
20'— 0"
HBP
ABC
NOTES
SECTION A—A
CONCRETE
1. W — WIDTH SALL BE 6' FOR LOCAL, 8' FOR COLLECTORS, AND 10'
FOR ARTERIAL ROADS.
2. T — SQUARED—OFF RETURN TO BE POURED MONOLITHIC 8" PCC OR
9" FOR COLLECTORS MINIMUM WITH 6x6 — 4.4 W.W.F. OR #4 0 18
E.W.
2.0= 3" MINIMUM ASPHALT DEPTH (2 LIFTS).
3. DESIGN TO SPECIFY ELEVATIONS AT PI AND PCR
Title:
TYPICAL CROSS PAN LAYOUT DETAIL
Prepared by:
8140 Partners, LLC
Date:
01/14/2011
Exhibit:
App. F-2
02 PRELIM PLAT \ENGINEERING & DESIGN\CAD\EXHIBITS\MISC REPORT FIGURES \PUD-CURBDETAILS.DWG
E-3
�\r
o i
,r -'r?
CID
CO
0
g Q
0 H
0000
0 0 0 a
Owner/Developer:
RiVerEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82
Carbondale, CO 81623
Phone No:
970.456.5325
4' 6" (TYP)
7" TYP
1
EXPANSION JOINT MATERIAL)
REQUIRED. IF CONCRETE DRIVE
IS USE BEHIND CURB CUT.
CROSS SECTION
CURB CUT WIDTH
FRONT VIEW
Title:
DRIVEWAY CUT DETAIL
Prepared by:
8140 Partners, LLC
Date:
01/14/2011
Exhibit:
App. F-3
02 PRELIM PLAT \ENGINEERING & DESIGN\CAD\EXHIBITS\MISC REPORT FIGURES \PUD-CURBDETAILS.DWG
4" THICK
SIDEWALK
PROPERTY OR
EASEMENT LINE DRIVEWAY
EDGE
VEWAY
CONSTRUCTIO, �� J4" THICK EXPANSION
b.
OR TOOL JOINT JOINT FULL WIDTH OF
DRI
400.
4010
AS N
6
TOOLS JOINT SPACING
ALLEY/DRIVEWAY WIDTH A B
10' 6' 5'
20' 10' 5'
24' B' 4'
Owner/Developer:
RhierEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82
Carbondale, CO 81623
Phone No:
970.456.5325
PRIVATE DRIVEWAY
1-1/2"
NOTES
1. PROVIDE CENTERLINE CONSTRUCTION OR
TOOL JOINT WHEN DRIVEWAY WIDTH (EDGE
TO EDGE) IS 14' OR GREATER.
2. ALL TOOL JOINTS SHALL BE A MINIMUM
OF 142" DEEP.
3. FLARED PORTION OF DRIVEWAY SHALL
BE POURED MONOLITHIC WITH MAIN
RECTANGULAR PORTION OF DRIVEWAY.
CURB AND GUTTER SHALL
NOT BE POURED MONOLITHIC
WITH DRIVEWAY
Title:
DRIVEWAY DETAIL WITH DETACHED SIDEWALK
Prepared by:
8140 Partners, LLC
Date:
01/14/2011
Exhibit:
App. F-4
02 PRELIM PLAT \ENGINEERING & DESIGN\CAD\EXHIBITS\MISC REPORT FIGURES \PUD-CURBDETAILS.DWG
o i
1-21
ww=
m
g Q
0 H
0 0 0 0
0 0 0 0
MATCH FINISHED -Th
GRADE -2" I3 2'�
SLOPE
APRON �J-i
FINISH 2% MIN
GRADE \
`30' BEVEL
2% MIN --
520-C-2500
CONCRETE
LEYEL LL
PER PLAN
NOTE: MAINTAIN
FLOW TO
UNDERGROUND
PIPES
SECTION
re
U
B
m
et
PROVIDE POSITIVE 7
DRAINAGE TO CONCRETE 0
INLET APRON (TYP.)
w
z
3 1/2" MIN
(TYP)
12"
3"
4" THICK CONCRETE NLET APRON W/
6" DEEP 4" WIDE CUTOFF WALL
AROUND PERIMETER. APRON & CUTOFF
WALL REINFORCED W/ 1 1/2"x1 1/2"
17 GAGE STUCCO NETTING
2" MIN
(NP)
L O 0
(Typ, 2" MIN (TYP)
SECTION B—B
Owner/Developer:
RiVerEdge
COLORADO
Carbondale Investments, LLC
7999 HWY 82
Carbondale, CO 81623
Phone No:
970.456.5325
PLAN
1 1/2"
(4) 4" SCH-80 PVC
PIPES (CONTINUOUS
LENGTHS)
W PIPE TO BE
FINISHED FLUSH
W/ CURB FACE
TYPE G CURB
Sc GUTTER
520-C-2500
CONCRETE
SECTION C—C
Title:
SIDEWALK UNDERDRAIN
WITH CURB OUTLET DETAIL
Prepared by:
8140 Partners, LLC
Date:
01/14/2011
Exhibit:
App. F-5
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
APPENDIX G: RECLAMATION AND REVEGETATION
STAN DARDS
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
RECLAMATION AND REVEGETATION
OF EXPOSED OR DISTURBED SOILS
I. RECLAMATION AND REVEGETATION REQUIRED
In accordance with Section IX.D of the PUD Guide, any disturbed soils or soils exposed
during construction, except those proposed to be covered by improvements or
landscaping required by Section VII of this PUD Guide or the Design Guidelines, shall be
successfully reclaimed and revegetated in accordance with the standards contained in
this Appendix G with a mix of native, adaptive and drought tolerant grasses and ground
covers. The density of the reestablished vegetation must be adequate to prevent soil
erosion and invasion of weeds after one growing season. Erosion and sedimentation
control measures shall be maintained until the revegetation is adequate and
improvements or landscaping required by Section VII of this PUD Guide or the Design
Guidelines are in place and are in combination adequate to prevent soil erosion. In
addition in accordance with Section X of the PUD Guide, all construction and
construction sites shall conform to the requirements of the Colorado Water Quality
Control Act and CWA.
II. RECLAMATION AND VEGETATION STANDARDS AND METHODS
The following methods and standards shall be followed in reclaiming and revegetating
exposed or disturbed soils where landscaping required by Section VII of this PUD Guide
or the Design Guidelines is not specifically identified. These standards and methods
should also be applied to areas of exposed or disturbed soils where landscaping
required by Section VII of this PUD Guide and the Design Guidelines may be delayed for
an extended period as a means of limiting erosion, protecting water quality, and
reducing the maintenance requirements associated with other temporary BMPs at a
construction site.
A. SOIL PREPARATION
Successful revegetation does not emulate strict agricultural or engineering standards.
Soil surfaces are best left as rough and irregular as practical, something often difficult
for a skilled heavy equipment operator to embrace. Smoothly compacted soils are often
encountered in revegetation projects and are problematic. Topsoils should be
redistributed to a depth of 8-12 inches which will provide enough depth to ensure roots
can penetrate to the depth necessary for proper establishment. In areas to be
permanently naturalized, various topsoil depths are best where small pits are created
(12" x 12" to 6" x 12" in depth) as microsites for gravity driven collection of moisture
and seed at irregular intervals. The placement of rocks and/or other natural debris is
desirable for again creating these diverse microsites. However, soils surfaces that are
too uneven or rocky can pose challenges if drill seeding.
For sites requiring reseeding fertilizers can be beneficial. However, the use of inorganic
fertilizers in native revegetation projects has repeatedly been shown to increase weed
G-2
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
presence and hence slow establishment of native species. Therefore, unless soils are
extremely depleted, no inorganic fertilizer should be used in seeded areas. If fertilization
is deemed necessary after soil test results, only slow-release organic fertilizers shall be
used. Biosol, Biosol Mix, Osmocote, or Granular Humate, well composted manure or an
approved equal may be applied as necessary to address any deficiencies in the topsoils.
B. SEEDING
Proper seeding includes extensive planning, site specific seed mixes and rates, seeding
techniques, quality assurance and seed ordering, proper seed storage, seeding at
optimum times, remedial seeding, mulching and possibly seed collection.
Listed in Table 1 provides the recommended seed mix for the native or naturalized
upland areas without shrubs. The seed numbers listed are for broadcast seeding as
opposed to drill seeding. However, drill seeding with a rangeland drill (Truax Range Drill
or equivalent) capable of accommodating several different seed sizes and planting at
several different depths is the preferred method. If drill seeding is available, seed rates
can be reduced by 25% as seed placement is more precise and germination is more
reliable. The table is built with a rate of 200 seeds per square foot for grasses and forbs.
Table 1. Seed Mix for Permanently Naturalized Areas without Shrubs
Species
Percent Mix by Weight
Grasses
Bouteloua gracilis
2.1%
Elymus elymoides, Sitanion hystrix
1.1%
Elymus trachycaulus, Agropyron trachycaulum
5.3%
Festuca idahoensis
3.6%
Hesperostipa comata, Stipa comata
6.6%
Hesperostipa viridula, Stipa viridula
14.9%
Koeleria macranthra
0.2%
Oryzopsis hymenoides, Achnatherum hymenoides
5.7%
Pascopyrum smithii
42.9%
Pleuraphis jamesii, Hilaria jamesii
1.7%
Poa secunda
0.5%
Sporobolus cryptandrus
0.7%
Forbs
Eriogonum umbellatum
2.0%
Heliomeris multiflora, Viguiera multiflora
0.3%
Machaeranthera bigelovii
0.5%
Oxytropis sericea
1.6%
Penstemon strictus
2.0%
Sphaeralcea coccinea
0.4%
Total Application Rate
.72 lbs/1000 sq ft
G-3
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
Table 2 provides the recommended seed mix for the native or naturalized upland areas
with shrubs. The table is built with a rate of 125 seeds per square foot for grasses and
forbs with an additional 75 seeds per square feet planned for shrubs.
Table 2. Seed Mix for Permanently Naturalized Areas with Shrubs
Species
Scientific name
Percent Mix by Weight
Percent of Mix (by weight)
Grasses
Bouteloua gracilis
1.9%
Elymus elymoides, Sitanion hystrix
Oryzopsis hymenoides
0.9%
Elymus trachycaulus, Agropyron trachycaulum
Snake River Wheatgrass
4.6%
Festuca idahoensis
25
3.2%
Hesperostipa comata, Stipa comata
5.8%
Hesperostipa viridula, Stipa viridula
.86 lbs/1000 sq ft
13.0%
Koeleria macranthra
0.1%
Oryzopsis hymenoides, Achnatherum hymenoides
5.0%
Pascopyrum smithii
37.6%
Pleuraphis jamesii, Hilaria jamesii
1.5%
Poa secunda
0.4%
Sporobolus cryptandrus
0.6%
Forbs
Eriogonum umbellatum
1.7%
Heliomeris multiflora, Viguiera multiflora
0.3%
Machaeranthera bigelovii
0.5%
Oxytropis sericea
1.4%
Penstemon strictus
1.8%
Sphaeralcea coccinea
0.3%
Shrubs/Subshrubs
Artemisia frigida
0.1%
Krascheninnikovia Janata, Ceratoides Janata
19.3%
Total Application Rate
.72 lbs/1000 sq ft
Table 3 provides the recommended mix for temporary revegetation efforts in areas that
will be disturbed in the future.
Table 3. Seed Mix for Temporary Revegetation.
Common Name
Scientific name
Variety
Percent of Mix (by weight)
Sandberg's bluegrass
Poa secunda
24
Indian ricegrass
Oryzopsis hymenoides
Rimrock
29
Snake River Wheatgrass
Elymus wawawaiensis
Secar
25
Quickguard
Triticum aestivum X Secale
cereale
22
Total Application Rate
.86 lbs/1000 sq ft
G-4
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
C. SEED ORDERING
The seed mix shall be requested as PLS (Pure Live Seed) only. Additionally, the seed
vendor shall be required to provide crop and weed seed contaminants, location of origin
(if available), viability and purity test dates and date of packaging. The vendor shall also
be asked to group and mix species by seed size according to the seed size
accommodations of the various seed boxes on the seed drill, if applicable. Mixing the
entire mix together is not suitable when using a range drill and it is imperative to make
this very clear when ordering from the seed vendor.
D. SEEDING TECHNIQUES
Two seeding options are available. These are broadcast seeding and drilling. These are
described below, as well as the situations where each would be most appropriate.
The seeding contractor chosen must be experienced with the type and scale of work
required in order to assure the highest success rate possible..
1. DRILL SEEDING
Drilling is not always practical or possible, but when it is, the results are far
superior to broadcast seeding. A seed drill (Truax Range Drill or equal) can be
used on slopes that are gentler than 2:1 and drill tube spacing should be 6-7
inches apart. The area must be big enough for the drill to successfully turn
around and maneuver. Drill seeding also requires an experienced operator. Seed
sizes must be carefully matched to boxes on the drill that are set appropriately
not only for dispersal but for drilling depths. In general, smaller seeds are spread
on top and barely drilled, while the larger a seed, typically the greater the
required planting depth.
2. BROADCAST SEEDING
Broadcast seeding can require almost twice the amount of seed as drill seeding.
This is due to inevitable loss from desiccation, wind, and herbivory. The seed is
mechanically spread by use of a hydraulic mulch slurry blower, rotary spreader
or a seeder box with a gear feed mechanism. In the REC seed mix, the seed sizes
are markedly different and it would be advisable to add rice hulls to the mix to
allow more uniform dispersal. Immediately following a broadcast seeding
operation, seed shall be lightly raked, loosened with a chain harrow, dragged or
cultipacked to provide approximately 1/4 inch of soil cover over most of the seed.
E. TIMING OF SEEDING
Late fall is the optimum seeding time as many native seeds need a cold stratification
period (i.e., exposure to cold conditions for an extended period) in order for them to
break dormancy. Some species do not require this stratification. A late fall seeding shall
be required for this effort so seeds that do not need stratification would not be
encouraged to germinate as they will not survive the first hard frost. Seeding is best
before the first snows begin to fall, but well after the first frost and before the ground is
frozen. BMPS shall be maintained throughout the winter and until cover is adequate to
G-5
PUD Development Guide
River Edge Colorado, Garfield County, Colorado
F. SEED STORAGE
There should be no need for seed storage as only the amount necessary for the project
should be ordered. However, if seed is left over, a storage area must be very cool, dark
and dry. The longer seed is stored, the more the corresponding reduction in viability is
realized. The ideal moisture content of a seed storage area is approximately 8%
humidity.
G. SITE STABILIZATION
Revegetation of gently sloping areas should not require mulch or erosion control
blankets, but some steeper areas may require enhanced reclamation and erosion
control measures. Until the construction site is certified as "stabilized", erosion control
devices and BMPs shall be employed (e.g., silt fence, wattles, etc.). Given the availability
and use of irrigation water to speed revegetation, the use of mulch would not likely be
necessary except on more difficult revegetation sites on the property.
Steeper slopes should be left fairly rough as opposed to a very smooth surface. The soil
roughening will help with minimizing erosion potential and will benefit the native
species used in site reclamation. On 5 to 15% slopes a certified weed -free straw mulch
and tackifyer shall be employed to assist with soil stabilization and soil moisture
retention to help with site revegetation. On slopes steeper than 15% erosion control
blankets using straw and cotton netting shall be used. The use of erosion control
blankets with plastic netting shall be avoided due to the potential for wildlife catching
on the netting and being entangled or pulling up the blankets.
On the slopes, containerized juniper, Gambel's oak, and other shrubs shall also be
planted to add visual diversity and to speed the reclamation process.
H. WEEDS
Weeds, both state listed noxious weeds and ruderal, annual weedy species are the
largest challenge to native revegetation efforts. Clear, definitive actions must be taken
on a species by species basis and enacted quickly as soon as the weed problems arise.
Herbicides and even mowing could be necessary at early stages of any revegetation
efforts, especially the first two years. Timing of herbicides is critical so as to limit
potential injury to desirable plants. Careful spot spraying may be necessary (as opposed
to broadcast spraying) as forbs and shrubs will have been planted with the native
grasses at the same time. Although some senescence and injury will occur to some of
the native seeding during herbicide treatments, the planting of the full suite of grasses,
forbs, and shrubs fills many more ecological niches and thereby provides for the best
competition for potential weedy invaders. All weed control efforts shall conform to any
POA weed management plan and requirements.
G-6