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HomeMy WebLinkAbout9.00 BOCC Staff Report 12.12.2011Board of County Commissioners - Public Hearing Exhibits River Edge Colorado (REC) Zone District Amendment / Preliminary Plan December 12, 2011, continued from December 5, 2011 and November 21, 2011 1 A Mail receipts and proof of posting B Proof of publication C Garfield County Unified Land Use Resolution of 2008, as amended D Garfield County Comprehensive Plan 2030 E Three Binder set of application materials F Staff report G Intentionally left blank H Staff Presentation I Road & Bridge dated May 18, 2011 J Public Works (SGM on behalf of County) dated May 24, 2011 K Garfield County Housing Authority dated May 31, 2011 L Sheriff Department dated June 15, 2011 M County Vegetation dated June 10, 2011 N Environmental Health dated June 17, 2011 Co Division of Water Resources dated June 22, 2011 P Colorado Geologic Survey dated June 3, 2011 Q Colorado Department of Transportation dated April 27, 2011 R Colorado Division of Wildlife dated June 14, 2011 S Carbondale & Rural Fire Protection District dated June 12, 2011 T Roaring Fork Transportation Authority dated June 15, 2011 U Mountain Cross Engineering (on behalf of GarCo) dated June 10, 2011 V City of Glenwood Springs dated June 9, 2011 W US Fish and Wildlife Service dated May 25, 2011 X United Stated Army Corps of Engineers dated May 5, 2011 Y Email dated 6/23/11 from planner to applicant re: DWR - Z AA Letter dated 6/19/11 from Wayne Foreman, Brownstein Hyatt Farber Schreck RE -1 School District dated June 30, 2011 BB Colorado Department of Transportation dated June 28, 2011 CC City of Glenwood Springs Fire Department dated July 7, 2011 DD Division of Water Resources dated July 1, 2011 EE Town of Carbondale Planning & Zoning Commission dated June 30, 2011 FE 'Town of Carbondale Mayor dated July 5, 2011 GG City of Glenwood Springs Fire Department dated July 7, 2011 HH Applicant submittal of supplemental information dated September, 2011 _ 11 Aspen Glen Board of Directors dated September 6, 2011 JJ Division of Water Resources dated September 8, 2011 KK Roaring Fork Conservancy dated September 8, 2011 LL Mark VonderHaar comments dated September 12, 2011 MM Water Decree Case 07CW164 NN Water Decree Case 08C W 198 1 Board of County Commissioners — Public Hearing Exhibits River Edge Colorado (REC) Zone District Amendment / Preliminary Plan December 12, 2011, continued from December 5, 2011 and November 21, 2011 T 00 Supplemental information dated November 7, 2011 including revised Development Agreement, Affordable Housing Agreement, PUD Guide, PUD Plan and Preliminary Plan PP Supplemental Staff Report QQ Letter dated November 28, 2011 from Peter Pierson RR SS TT uu vv - - - - ww xx Jnr zz 2 Board of County Commissioners -- Public Hearing Exhibits River Edge Colorado (REC) Zone District Amendment / Preliminary Plan November 21, 2011 1 A Mail receipts and proof of posting B Proof of publication C Garfield County Unified Land Use Resolution of 2008, as amended D Garfield County Comprehensive Plan 2030 E Three Binder set of application materials - F Staff report G Intentionally left blank H Staff' Presentation 1 Road & Bridge dated May 18, 2011 J Public Works (SGM on behalf of County) dated May 24, 2011 K Garfield County Housing Authority dated May 31, 2011 L Sheriff Department dated June 15, 2011 M County Vegetation dated June 10, 2011 N Environmental Health dated June 17, 2011 0 Division of Water Resources dated June 22, 2011 P Colorado Geologic Survey dated June 3, 2011 Q Colorado Department of Transportation dated April 27, 2011 R Colorado Division of Wildlife dated June 14.2011 S Carbondale & Rural Fire Protection District dated June 12, 2011 T Roaring Fork Transportation Authority dated June 15, 2011 U Mountain Cross Engineering (on behalf of GarCo) dated June 10, 2011 V City of Glenwood Springs dated June 9, 2011 W US Fish and Wildlife Service dated May 25, 2011 X United Stated Army Corps of Engineers dated May 5. 2011 Y Email dated 6/23/11 from planner to applicant re: DWR Z Letter dated 6/19/11 from Wayne Foreman, Brownstein Hyatt Farber Schreck AA RE -1 School District dated June 30, 2011 BB Colorado Department of Transportation dated June 28, 2011 CC City of Glenwood Springs Fire Department dated July 7, 2011 DD Division of Water Resources dated July 1, 2011 EE Town of Carbondale Planning & Zoning Commission dated June 30; 2011 FF Town of Carbondale Mayor dated July 5, 2011 GG City of Glenwood Springs Fire Department dated July 7, 2011 HH Applicant submittal of supplemental information dated September, 2011 11 Aspen Glen Board of Directors dated September 6, 2011 JJ Division of Water Resources dated September 8, 2011 KK Roaring Fork Conservancy dated September 8, 2011 LL Mark VonderHaar comments dated September 12, 2011 MM Water Decree Case 07CW164 NN Water Decree Case 08C W 198 1 Board of County Commissioners — Public Hearing Exhibits River Edge Colorado (REC) Zone District Amendment / Preliminary Plan November 21, 2011 00 Supplemental information dated November 7, 2411 including revised Development Agreement, Affordable Housing Agreement, PUD Guide, PUD Plan and Preliminary Plan PP Supplemental Staff Report 44 RR Letter dated November 28, 2011 from Peter Pierson SS TT uu vv WIN xx YY 2 BOCC November 21, 2011 River Edge Colorado KE PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Zone District Amendment / PUD and Subdivision Preliminary Plan OWNER/APPLICANT: Carbondale investments, LLC REPRESENTATIVE; Rockwood Shepard LOCATION: Mid -way between Carbondale and Glenwood Springs on the west side of SH 82 at Cattle Creek PROPERTY SIZE: WATER/SEWER: ACCESS: EXISTING ZONING: SURROUNDING ZONING: COMPREHENSIVE PLAN: ±100 -acres Roaring Fork Water & Sanitation District State Highway 82 Residential Suburban (RS) CL, CG, PUD, Rural Future Land Use Map - Residential High Density 1 BOCC November 21, 2011 River Edge Colorado KE I. GENERAL SITE INFORMATION A. Property Location The property is generally located in the western 'A of Sections 7 and 18 of Township 7 South, Range 88 West and in the eastern half of Sections 1 and 12 of Township 7 South, Range 89 West. More practically, the property is located 2.5 miles south of Glenwood Springs east and adjacent to State Highway 82 (SH 82) with a primary access point located opposite Cattle Creek Road (CR 113) as it intersects with SH 82 in the lower Roaring Fork Valley. Glenwood Springs Carbondale Properties to the north include two commercial parks (Eastbank & Evergreen) and a high- density mobile home park (H Lazy F). Properties to the west include a medium -density (Teller Springs) and high-density (Iron Bridge) residential development. Properties to the south include an active gravel extraction operation (LaFarge) and medium -density residential development (Aspen Glen). Properties to the east include a variety of commercial businesses (Van Rand Park), and a high-density mobile home park (Mountain Meadows Court). B. General Property Description The property contains approximately 160 -acres of former 281.62 acres site that was recently subdivided into several >35 -acre parcels. The subject site is located on the floor of the Roaring Fork Valley and is configured in a linear north - south orientation with the Rio Grande Trail forming its east border and the Roaring Fork River forming its western border. Physically the property can be characterized by several benches that step down in an east to 2 BOCC November 21, 2011 River Edge Colorado KE west direction towards the Roaring Fork River. A perpetual conservation easement held by the Roaring Fork Conservancy is located adjacent to the subject site of this application. C. Property History Beyond what has been protected in the adjacent easement, the entire property has been virtually denuded of any viable vegetation and stripped of much of its topsoil as a result of former development attempts by a previous owner which has left the property in poor condition. The ground cover is primarily characterized by cobles and gravel with three or four large piles of unanchored topsoil. Some rough grading work is also evident where the previous owner had begun to rough in a golf course. The Sanders Ranch Planned Unit Development (PUD) was approved by the Board of County Commissioners (BOCC) in 2001 with a site specific development plan that included a golf course, 62 single-family dwelling units and 168 multi -family dwelling units for a total average density of 1.22 acres / du or conversely, 0.81 du / acre. Subsequently, the owner of the property at the time (Sopris Development Group) sold the property to Linksvest / Bair Chase, LLC who submitted a Preliminary Plan Application in 2003 based on the PUD which was approved by the BOCC in 2004 and extended in 2005. In February, 2008 the Board of County Commissioners revoked approval for the uncompleted portion of the PUD and rezoned that portion to Residential Suburban (known as RGSD under the Zoning Resolution of 1978, as amended) leaving the area encompassed by the conservation easement held by the Roaring Fork Conservancy zoned as Open Space / Conservation District in the Sanders Ranch PUD as shown right. The net result was that the Preliminary Plan Application became invalid due to expiration; certain obligations / timeframes contained within the Phasing Plan in the PUD also became invalid thus rendering the entire PUD Plan invalid. Open Space Conservation District in Sanders Ranch PUD 3 BOCC November 21, 2011 River Edge Colorado KE In October 2008 the site was owned by River Bend, LLC when Related Westpac, LLC submitted an application for a Zone District Amendment for Planned Unit Development (PUD). This PUD proposed 1,006 dwelling units, 30,000 square feet of commercial, a school site, open space and recreation as shown on the development plan below. attle Creek Colorado, 2008 This application was subsequently withdrawn by the Applicant prior to any action taken on the request. II. RIVER EDGE COLORADO (REC) PROJECT DESCRIPTION The current owner of the site, Carbondale Investments, LLC, (CI) proposes to rezone a portion of the original site discussed above, from Residential Suburban to PUD to allow for development of 366 dwelling units (including 55 affordable units), 30,000 square feet of public, quasi - public and commercial floor area, open space and recreation. The owner has also included a Preliminary Plan Application to allow for subdivision of the site. la SWIM 4 BOCC November 21, 2011 River Edge Colorado KE The application materials contain the following project description: Ci contemplates developing the property into a walkable clustered -form of residential development with 366 residential units of various sizes and types, including 55 affordable homes, passive and recreational open space, and a neighborhood center (collectively, the "Project"). The neighborhood center will serve as a central gathering place for residents, and will offer opportunities for .several neighborhood amenities, such as, meeting rooms, offices, a fitness room, a community kitchen, restrooms, other indoor and outdoor recreational facilities, and limited community service uses. Community service uses may include not-for-profit or for profit uses that may be operated for the benefit of residents of the community only within designated spaces of the neighborhood center. Community service uses shall be operated by a tenant or concessionaire of the property owners' association (the "POA') to be established for the Project and may include, without limitation, a day care facility, a sandwich/coffee shop, and/or a health club. Park areas, which will be provided internal to the Project (and away from the RFC Conservation Easement), will offer opportunities for informal recreational opportunities, such as, tot lots, dog parks, playfields, and a trail system. In addition, in keeping with the Property's agricultural heritage and rural character, Cl anticipates that areas designated on the River Edge Colorado Planned Unit Development ("PUD") for "Garden/Orchard" use may be used, at the residents' election, as communal vegetable gardens and/or orchards. Subject to any rules and regulations of the POA, it is anticipated that these Garden/Orchard tracts will consist of individual plots, multiple caretaker areas, sitting areas, small-scale children's play areas, other ancillary horticultural related uses, and for community festivals and celebrations. The amenities to be provided within the neighborhood center, garden and orchard tracts, and park areas ultimately will be decided by the residents of the Project. It is also anticipated that certain agricultural uses will continue to be allowed within portions of the Property not under development, as specified in the River Edge Colorado PUD Guide provided in Tab 3, Item b. of the PUD/Preliminary Pian Application. The Applicant proposes that the development proceed in 11 phases with reclamation of the entire 160 -acres being completed in Phase 0. The development is anticipated to be built -out in 2019 based upon an average annual absorption rate of 58 units per year (this information has changed through the review process to 2031). The Applicant is requesting a vesting period for the development for a period of 20 years. PHASING The PUD Plan and charts, along with language in the PUD Guide and engineer construction pian (CP01.01), constitute the phasing plan for the development. In general the staging and timing of the proposed development is described as: The Project is proposed in several stages or filings. There are 6 filings and 5 subfilings. The Project will be constructed over a period of 5-I0 years. The development stage of the Project is preceded by a pre -development reclamation phase described in the Reclamation Plan (Appendix U of the Impact Analysis, Binder 2 of the PUD/Preliminary Plan Application). The development staging and construction is detailed on Drawing No. CP01.01 of the PUD (Rezoning) and Subdivision (Preliminary Plan) Drawing Package submitted as part of the PUD/Preliminary Plan Application. 5 BOCC November 21, 2011 River Edge Colorado KE Phase 0 - This first phase is to reclaim the site in preparation for development activities. Included in the 68 page Reclamation Plan, itemized as Appendix U in Binder 2 is the following intent: This Plan proposes and details a pre -development reclamation action ("Phase 0'), including grading, necessary to repair the damage to the Project Site resulting from actions taken by Bair Chase in association with the Sanders Ranch PUD which partially regraded the Project Site (as hereinafter defined) for residential and golf course development and stripped and stockpiled the topsoil. The description of the reclamation is basically a `grading program' but also includes: • Relocation of the Rio Grande Trail at the entry to the site. The Applicant states that this relocation will be done in coordination with RFTA and will result in a grade - separated trail that will reduce or eliminate potential conflicts between trail users and access to the site. • Relocation of the Glenwood Ditch to facilitate property development. • Site grading includes movement of 1.2 million cubic yards of material which will re - grade the site for proper drainage and resolve existing and potential geotechnical hazards. In addition this will also repair and stabilize eroding steep terrace escarpments, and repair active and stabilize stream bank erosion. • Construction of drainage facilities and water quality detention ponds. • Final revegetation and planting of vegetative screens along the Rio Grande Trail and the conservation easement. Phase 1 — 59 lots (39 "Town" lots and 20 "Attached" Tots); off-site infrastructure such as access from Highway 82, a private at -grade crossing over the grade separated-RFTA trail, connection to water and wastewater treatment facilities if service is provided by RFWSD. On-site improvements include the round -about and streets to serve the lots, bridge over Cattle Creek, water and sewer lines, parking and mailboxes at the Community Center 6 BOCC November 21, 2011 River Edge Colorado KE Phase 1B - 26 lots (13 Garden Homes and 13 Affordable Homes). These first two phases are anticipated to be constructed between 2012 and 2014. Phase 2 - 31 lots (12 Village Lots, 19 Attached) Phase 2A - 56 lots (28 Garden Homes and 28 Affordable Homes). Phase 3 - 36 Lots (35 Town Lots and 1 Village Lot) Phase 4 - 52 Lots (44 Town Lots and 8 Village Lots) Phase 4A - 19 Garden Home Lots Phase 5 - 27 Town Lots Phase 5A - 28 Lots (14 Garden Home Lots and 14 Affordable Homes) Phase 6 - 61 Lots (9 Estate Lots, 17 Town Lots and 35 Village Lots) 111. REFERRAL AGENCIES The PUD and Subdivision Preliminary Plan applications were referred to the following agencies and County Departments for their review and comment. Comments that were received are briefly noted below and more substantively included in the body of the memorandum. a. Garfield County Road & Bridge: EXHIBIT 1 Questions regarding water tank and traffic generation. b. Garfield County Public Works: EXHIBIT J SGM reviewed the proposal on behalf of Public Works as SGM is involved in an intersection study which includes the Cattle Creek (CR 113)/ Old Dump Road (CR 110) intersection with SH 82. Issues identified include the alignment of the proposed access to the development, deviations from CDOT standards for shoulders, and potential alternatives for traffic control related to a development of 300+ units. SGM recommends that the Applicant coordinate with the County and CDOT on these issues. c. Garfield County Housing Authority: EXHIBIT K The Housing Authority reviewed the proposed affordable housing component of the development including a rental component that is not addressed in the County's guidelines, percentage of AMI that exceeds the maximum County guidelines, proposes flexibility given the long build -out schedule, and questions regarding timing on provision of units. Additional comments are expected regarding the proposed deed restriction language when those documents are submitted and finalized. d. Garfield County Sheriff Department: EXHIBIT L The Emergency Operations Sergeant has concerns regarding the Emergency Vehicle Access (EVA) points and impact on the ingress -egress onto SH 82. e. Garfield County Vegetation Manager: EXHIBIT M Steve Anthony recommends stronger language in the covenants regarding responsibility of noxious weed management of the site. Mr. Anthony would like a provision removed that requires noxious weed treatment once 5% of the site is covered with noxious weeds, this is contrary to requirements that eradication must occur upon detection of List A and List B species. The revegetation plan is acceptable however a quantification of surface area to be disturbed is typically requested - however in this case the $2,500 per acre security may apply to the entire site (Staff calculates that this could result in a requirement for revegetation security in the amount of $400,000 prior to issuance of a grading permit for Phase 0). 7 BOCC November 21, 2011 River Edge Colorado KE f. Garfield County Environmental Health: EXHIBIT N Jim Rada identified concerns regarding the water supply and wastewater treatment plan in which the application is not definitive in terms of who will provide service to the development. The ability of a Property Owner Association to operate and maintain such a system will likely be expensive and burdensome to the owners. Other concerns relate to social issues such as sustainable, walkable communities, growing fresh food, access to fresh food and other amenities that will require driving to Carbondale or Glenwood Springs. g. Colorado State Division of Water Resources: EXHIBIT 0 "Due to the lack of a water court approved augmentation plan that meets the number of EQRs proposed by this application, the State Engineer finds pursuant to CRS 30-28- 136(1)(h)(I), that the proposed water supply will cause material injury to decreed water rights and is inadequate." Staff is expecting receipt of additional comments from the DWR based on additional information provided by the Applicant. h. Colorado Geologic Survey: EXHIBIT P CGS states that the Applicant has generally done a good job of avoiding the most severe geologic hazards (sinkholes and subsidence, expansive and collapsible soils, slope instability adjacent to the river, uncontrolled fill, and debris flow and flooding hazards). Critical recommendations should be required to protect public safety, including the necessity of further investigations and site-specific mitigation action. CGS recommends additional mitigation measures as outlined in their response. i. Colorado Department of Transportation: EXHIBIT Q and BB Dan Roussin responded that CDOT had no comment on the zone change application (Exhibit Q) and that the development would need an access permit. Mr. Roussin also states that the traffic study indicates installation of a traffic signal in 2018. Further comment includes consideration of re -alignment of the CR 113 intersection in conjunction with this proposed access. J. Colorado Division of Wildlife: EXHIBIT R Significant impact should not result if the recommendations outlined in CDOW comments form 2008 and 2009 are followed. These include concern with stormwater runoff into Cattle Creek and the Roaring Fork River, burying utilities, fencing restrictions, protection of riparian areas, 100' setback from the bluff along the river, and issues related to the Heron Rookery. k. RE -1 School District: EXHIBIT AA The development land dedication requirement is 7.3 acres however this amount is not adequate to address site requirements for an elementary school and required accessory facilities. "The District's only option at this point is to accept fees in -lieu of land dedication..." I. Carbondale Fire Protection District: EXHIBIT S Developments with more than 200 units have to have two separate and approved fire access roads, details of which have not been submitted to the District for approval. The proposed system appears capable of providing adequate fire flow and fire hydrants appear adequate as well. The District raises the issue of fire sprinkler requirements. Lastly, the development will be required to pay fire district impact fees of $730.00 per lotiunit ($267,180). m. Roaring Fork Transportation Authority (RFTA): EXHIBIT T RFTA expressed concern with growth outside of the Urban Growth Boundaries of the Town 8 of Carbondale and City of Glenwood Springs, particularly as it time. The crossing of the Rio Grande Trail (ROW) is permissible by at -grade access to the site. This easement poses issues, conflicts with trail users. BOCC November 21, 2011 River Edge Colorado KE affects transit cost and travel current easement that allows particularly related to safety n. Mountain Cross Enoineerino: EXHIBIT U Water - Two options for water and sanitation service result in evidence of a legal supply pending outcome of court decrees, however the physical supply of water is still pending negotiations. Regardless, the Applicant must demonstrate via well pump test, water quality test and community water system approvals from CDPHE related to private provision of water and sanitation; or if provided by RFWSD there must be evidence of adequate capacity of the District systems. Proposed EQR values are not consistent with ULUR requirements of 350 gallons per day. Proposed private system did not include specifications for on- and off-site improvements that will be necessary including, but not limited to, pump stations, pipelines, sewer plants, water tanks, etc. Engineer -design of the anticipated pumping system was not provided. Geotoov — Additional geotechnical testing could result in changes to the proposed layout and density. The Applicant's geotechnical engineer recommends foundation sub -drains be provided however the flatness of the site results in a recommendation that the Applicant consider a provide wide method for suitable gravity outlet for these drains (the Applicant is requesting waiver from provision of foundation sub -drain). Detention - A waiver is requested from providing storm -water detention for peak flow attenuation. This should be of no concern provided that water -quality detention is still provided. Access — One public access for the project residents results in concern. An access permit will need to be obtained. Home occupations are permitted but the traffic report did not appear to include these calculations. See Exhibit U for full list of engineering issues. o. City of Glenwood Springs: EXHIBIT V • Creation of an unincorporated community; • Sprawl; • Though the number of units is smaller so is the site, future development could be equal to or exceed previous applications; • A rezoning does not appear to be justified as there is no "demonstrated community need"; • The absorption rate in the fiscal impact analysis seems unlikely (58 units per year for the remainder of the decade); • Increased burden on services such as sheriff, fire, CDOT, school district and results in a "negative impact on county finances"; • The application alludes to a signalized intersection although is somewhat unclear, impact to the RFTA corridor; • Provision of water and wastewater treatment is unclear; • Questions regarding the site size. P. U.S. Fish & Wildlife: EXHIBIT W The wildlife assessment describes the presence of Ute Ladies' -tresses orchid which is a species listed as threatened under the Endangered Species Act. If water is to be provided 9 BOCC November 21, 2011 River Edge Colorado KE by the District versus private, potential impacts could result. A 404 permit application will require consultation with the Fish and Wildlife Service. q. U.S. Army Corps of Engineers: EXHIBIT X Wetland boundary confirmation and jurisdictional determination is confirmed, however it is not clear if impact to jurisdictional waters will be entirely avoided. Alternatives must be evaluation if there are not practicable alternatives mitigation plans should be developed. r. Town of Carbondale — Planning and Zoning: EXHIBIT EE This property was recommended to not be included within the Unincorporated Communities area which is a justification used by the Applicant for the rezoning, The PC considered this application at their June 16"1 meeting noting that the proposed pricepoint is consistent with nearby developments both in and outside (within municipal boundaries) of the County. Approval of this development would not equate to economic development and represents unnecessary suburban sprawl. Other issues identified include traffic impacts to SH 82, proposed development on a portion of the original property, additional river buffering should be considered, the site plan does not reflect clustering, water and wastewater issues, additional details necessary on the signalized intersection, coordination with RFTA, and impacts to wildlife. s. Town of Carbondale — Board of Trustees: EXHIBIT FF Stacey Patch Bernot, Mayor, responded to the referral with several concerns including community need, justification questioned on beneficial impact to SH 82, review should occur on the whole site not just a portion divided from the original parcel, and impacts to wildlife. t. Roaring Fork Conservancy— EXHIBIT KK Rick Lofaro, Executive Director, states that RFC has concerns regarding the impacts of the proposed development on the easement and values associated with that easement. Impacts related to the original 280 -acre parcel should be should be considered. No comments were received from the following agencies: u. Water Conservancy Board v. Colorado Department of Public Health & Environment w. Colorado State Forest Service x. Soil Conservation District y. Roaring Fork Water & Sanitation District z. Glenwood Ditch Company IV. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN PROJECT SITE One component of the Comprehensive Plan is the Future Land Use Map which designates density ranges and uses that may be considered_ appropriate for an area. t-a� 10 BOCC November 21, 2011 River Edge Colorado KE This site has been subdivided from the original 288 -acres as indicated on the map left into a property shown above that consists of 160 -acres of the original parcel. The Roaring Fork Conservancy Conservation Easement is not included in this application and will remain a separate parcel zoned Sanders Ranch PUD, Open Space. The Introduction to the Ran discusses the following general issues which should be considered in the analysis of this proposal: Vacant Lots - Garfield County has approved a number of subdivisions that are undeveloped or only partially developed. Approximately 2,400 vacant subdivided lots exist throughout the county. Cost of Growth - Like most counties, Garfield County government (departments, services, tax structure) is set up to serve rural needs. The county is not currently set up to be in the "urban" business — to provide urban services to residential and commercial areas. And yet, there have been, and could be more, significant subdivisions in the unincorporated county. Even while being served by homeowners' associations (HOA's), property owners' associations (POA's), and special districts, rural subdivisions still place significant additional burdens on county services and finances (maintenance of roads designed for rural traffic, public safety at higher levels, social services, etc.). In addition, residents of rural subdivisions often bring increased expectations of service, which eventually translates into increased costs to all. Uncoordinated Growth - All of the municipalities in Garfield County have established and planned for areas of growth (Urban Growth Areas). Together, these Urban Growth Areas could absorb 2.5 times the projected county growth for the next 20 years. Yet, these areas legally remain in the county jurisdiction until they are annexed. The current process and lack of effective intergovernmental cooperation leads to development patterns in the Urban Growth Areas that can eventually thwart community growth plans and lead to inefficient services. Private Property Rights - Garfield County recognizes that owners have an inherent right to develop property as long as the development is in the best interests of the health, safety and welfare of the county and does not adversely affect adjacent property rights. The development of land should be consistent with the general land use goals and policies of Garfield County. Chapter 2. Future Land Use includes the following direction: Future Land Use Map The Future Land Use Map designates the site as Residential High Density which provides a 'range' of appropriate densities and a method of determining what range is appropriate for a particular site: Determining the density range, High Density range is 11 BOCC November 21, 2011 River Edge Colorado KE from 3 du per acre (480 units on the REC parcel) to 1 du per < 2 acres (80 units on the REC parcel), the range for a particular site will be determined by the Planning Commission based on "degree of public benefit" and consideration of such factors as affordable housing, amount of parks/trails/open space, energy conservation, fiscal impacts, preservation of views, providing for schools and other public needs. Growth of New Major Residential Subdivisions There are several major subdivisions (15 units or more) in Garfield County that provide their own internal services (road maintenance, water, sewer) through special districts or HOA. However, these subdivisions are typically far from commercial centers and require travel for even convenience needs which increases traffic and requires higher maintenance of county roads. The Plan recognizes new major subdivisions may occur, but encourages them to be more self-sufficient (having, or being near, convenience services). In order to be more self- sufficient, new major subdivisions will require: i. Safe, reliable access and transit opportunities ii. Construction or upgrade existing offsite connecting county roads and intersections by the developer iii. Review of the fiscal costs vs. fiscal benefits to the public iv. Internal roads to be maintained by a special district or HOA v. Central water and sewer is provided through a special district (quasi -public, not private) vi. Public amenities, such as trails, open areas, parks, etc., that meet the needs of residents are included. Staff Comment: The proposed development has mixed compliance with these requirements. i. REC proposes the ability to have a `coffee shop' type of activity, or other convenience type use, located in the Neighborhood Center tract. Otherwise the nearest located convenience services would be at CMC Road and SH 82. ii. This development will rely on transportation via the state highway in order to access convenience services such as grocery stores and other necessities as well as employment centers. Transit opportunities will be limited based upon referral comments from RFTA which state "the nearest RFTA boarding locations Spring Creek Road and Aspen Glen." Staff assumes that Spring Creek Road is CR 114, aka CMC Road where there is an existing bus stop. iii. The Applicant is working with Public Works and COOT regarding the alignment/improvements at the north side of the intersection of CR 113/CR110 and SH 82. iv. A Fiscal impact Analysis, prepared by Economic & Planning Systems, Inc. (EPS), was provided in the submittal documentation; see Appendix N in Binder 2. The analysis was premised upon this development capturing 25% of the projected growth in the mid -valley, resulting in an absorption rate of 58 units annually with anticipated build -out of the project in 2019. Peak annual construction employment is anticipated at 141 jobs. Based upon a review of the revenues generated by the development, including property tax, sales tax, building permit fees, and the expenditures necessitated by the development, the resulting net fiscal impact to the county will be -26,000 annually. This negative will be offset by the construction related sales tax and building permit fees. The latter is anticipated to generate $1,200,000 in building permit fees over the life of developing the property, however 12 BOCC November 21, 2011 River Edge Colorado KE the analysis does not appear to consider the cost to the County for employees such as plans examiners or building inspectors. The Analysis states that the cumulative net fiscal impact, including the one-time revenues discussed above, at $566,000. "Holding all revenues and expenditure constant, the cumulative net fiscal impact will cover the annual shortfalls for another 21 years, or through the year 2042." (Page 1, EPS) The projected foreclosure rate in Garfield County for 2011 is anticipated to be 700 units, up from 650 units in 2010. This will likely have an impact on the projected absorption rate that is anticipated to commence in 2012. Andy Knudtsen, Economic & Planning Systems, provided a supplemental analysis based upon staff comments on the Fiscal Impact Analysis in Attachment E, EXHIBIT ?. Mr. Knudtsen reiterates that the `development will generate annual on-going revenues of $440,000 and one-time revenues of $1.3 million'. Based upon population projections the absorption rate of 58 units per year is supported as it equates to approximately 5 percent capture of County growth based upon the Colorado Water Conservation Board Growth Forecasts. The timing and duration of economic cycles is significant however tong -term forecasts anticipate positive and negative cycles within a given projections. "Thus, an extended development process and variability in market timing would have a minimal impact on the River Edge fiscal performance." v. Internal roads are proposed to be private and maintained by the Property Owners Association. Entry to the development may be gated however no detail was provided on how this would function. vi. The Applicant had originally requested the option to provide water and wastewater to the development by private systems or by the Roaring Fork Water and Sanitation District. The Comp Plan recommends provision of these services through a Special District, not a private system. It appears that a pre -inclusion agreement with the District is imminent therefore this issue may have been resolved. vii. The Applicant proposes to provide significant open space including both active and passive areas. However the Applicant is not proposing to provide (construct) any recreational amenities and instead has stated an allowance that the POA will have the ability to construct those facilities that are determined necessary by the residents of the development. The proposal is not in general conformance with Sections i., iii, v. (mixed), and potentially vi if agreement is not reached with the District. Growth in Unincorporated Communities New (or expanded existing) unincorporated communities should meet the following guidelines: i. Not located in UGA of existing municipalities; ii. Served with urban services by a special district; iii. Contract for police from county sheriff is established; iv. Connecting county roads are upgraded at developer's expense; v. Fiscal costs to the public will be considered; vi. Internal commercial is primarily for area residents; vii. Transit opportunities are provided; viii. Recreation and other public amenities are provided; ix. School sites may be required. 13 BOCC November 21, 2011 River Edge Colorado KE Staff Comment: Further discussion should occur regarding compliance with Sections v. as fiscal impacts have been considered but long-term costs to the County will result; vii. no on-site transit facilities will be provided, and possibly ix. RE -1 has stated that provision of a school site is preferred, resulting in mixed compliance with this element. Chapter 3 -Plan Elements This chapter analyzes plan elements that include: 1. Urban Growth Areas and Intergovernmental Coordination - The nearest property boundary of REC is located 2.46 miles from the Glenwood Springs Urban Growth Area and 2.61 miles from the Carbondale Urban Growth Area, locating this property halfway between two existing population centers. The FLUM designation of Residential High (less than 2 acres per dwelling unit) is somewhat contradictory to this element but more understandable if the density range of Residential High is considered (range is from 1 unit per 2 acres to 3 units per acre). The designation of Rural Employment Center is related to the land uses on the southeast side of Highway 82. 2. Housing - The Applicant proposes to provide 55 affordable units compliant with ULUR requirements. However there are several components of the affordable housing plan that were not contemplated in the Affordable Housing requirements, including the request to rent those units not sold, timing of construction of the units, etc. Some of these requests may be appropriate however they do not meet the letter of the code requirements. This should be considered during the review, however the Applicant has stated that they will amend their housing plan to comply with the ULUR if necessary. 3. Transportation — The Applicant has stated that this development will provide an opportunity for upper valley employees to live in the Roaring Fork Valley rather than commuting from the Colorado River Valley. In theory this may decrease traffic on 1-70 and Highway 82 through the City of Glenwood Springs. However the location of the development will require that residents continue to commute as the site is located between two community centers, transit access will be limited and few employment opportunities exist within the development. The improvements required to Highway 82 at the entrance to the site are significant and will impact the Cattle Creek intersection at SH 82. The Director of Public Works, CDOT, and the Applicant will continue to meet to address this issue. 4. Economics, Employment and Tourism — Though the development and construction will create employment opportunities they will be temporary and will not be primary jobs. Employment for the on-site recreation/daycare/coffee shop facilities may generate several on-going service industry positions. Overall POA maintenance of the development may also create several positions, though a specific number of positions has not been provided. 5. Recreation, Open Space and Trails — The development does provide internal trails and areas for recreation including the potential for tot lots and other active uses. The Applicant has stated that funding for these improvements will be either included within the County Improvements Agreement or somehow bonded or provided to the POA. Staff recommends a condition of approval that will require the recreation improvements be included in the Improvements Agreement which will require the provision of collateral to assure construction of the facilities. 6. Agriculture — The application states that the development would like to retain agricultural uses on the site however the current Suburban zoning does not permit Agricultural Uses. 14 BOCC November 21, 2011 River Edge Colorado KE Compliance with the underlying zone district is a requirement of a PUD, however the provision of `garden and orchard' sites may function as an accessory use to the residential community. The addition of uses not found in the underlying zone district may occur within a PUD if supported by the Comprehensive Plan. 7. Water and Sewer Services — This issue is somewhat convoluted as the original application suggested that the site may provide their own water and sanitation through a private system or that the development would obtain service from Roaring Fork Water and Sanitation District (RFWSD). It appears that significant headway has been made between the Applicant and RFWSD as Staff has been notified that a pre -inclusion agreement is forthcoming. This leaves one remaining question as the Applicant has stated that some portions of the development may be provided private water and wastewater systems. The Applicant should provide clarification regarding this issue. 8. Natural Resources — Preservation, protection and enhancement of natural resources is proposed, particularly when the first phase of the development reclaims the site. Protection of the riparian corridor and conservation easement are specifically discussed in the development plan. Other components of this element include air and water quality protections including stormwater management and flooding, wildlife habitat, native vegetation and light pollution. 9. Mineral Extraction -- There are likely significant gravel reserves on the property. The Applicant has determined that this resource will be utilized in the construction of the development of the project to the extent that gravel reserves will be stockpiled, crushed on- site and concrete batch plant will operate to produce construction materials. The proposed PUD zoning document lists Mineral Extraction as a use that is not permitted within the development as `mining' will not be necessary. The material will simply be gathered during the reclamation process proposed as Phase 0. A proposed use that is permitted related to development of the project is material processing. Staff is concerned with this allowance as it relates to mitigation of potential impacts and proposed exportation of material. The PUD Guide does include both definition and standards for this use however further clarification of this activity should be provided by the Applicant. 10. Renewable Energy -- Energy and/or water conservation and renewable energy were not included as components of this development. V. REVIEW STANDARDS & CRITERIA PUD and Zone District Amendment SECTION 4-201 REZONING. Rezoning may be initiated by the Board of County Commissioners, the Planning Commission, the Director, or an applicant for land use change. The rezoning request may be processed concurrently with the land use change application and review process. B. Rezoning Criteria. Unless otherwise provided in these Regulations, an application the following criteria. 1. No Spot Zoning. The proposed rezoning would result in development pattern and would not constitute spot zoning. for rezoning must meet a logical and orderly 15 BOCC November 21, 2011 River Edge Colorado KE Staff Comments: There are numerous adjacent zone districts including PUD, therefore the proposed rezoning would not constitute spot zoning. The proposed rezoning may result in a logical and orderly development pattern for Garfield County. 2. Change in Area. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area. Staff Comments: It has been argued through the review process that the change in the area that has occurred (due to the economy resulting in high vacancy rates and high foreclosures) results in a determination that it is not in the public interest to encourage a new use or density in the area at this time. The Applicant states that the rezoning is not being requested to establish new uses or significantly greater densities than what are currently permitted on the property but instead REC is requesting the rezoning to PUD "in order to provide for a clustered form of residential development, which form, consistent with the Comprehensive Plan, will enable CI to provide a mix of housing types at various prices, provide efficient infrastructure, maximize the preservation of open space and views, conserve wildlife habitat, and retain the character of the surrounding area." (Page 5 of the Rezoning and Subdivision Justification Report) 2. Demonstrated Community Need. The proposed rezoning addresses a demonstrated community need with respect to facilities, services or housing. Staff Comments: Comments received have stated that there is no demonstrated need for the development, while the Applicant has stated that "The Project will increase the housing supply while promoting diversity and neighborhood vitality." Specifically, if the proposed PUD district is approved, the Project will address this critical housing need and improve the quality of life of County residents by providing, in the Roaring Fork Valley, 366 residential homes made up of a mix of housing types and at a range of prices, including 55 deed -restricted for sale affordable homes." The Applicant does not demonstrate how the quality of life of county residents will be improved, nor is documentation provided regarding this critical housing need. 4. Compliance with Comprehensive Plan and Intergovernmental Agreements. The proposed rezoning is in compliance with the Comprehensive Plan and any applicable intergovernmental agreement affecting land use or development or an amendment to the Comprehensive Plan approved prior to filing a rezoning request. Staff Comments: The Applicant has stated that "the Project will alleviate the County's housing needs and traffic congestion", "the Project will preserve the area's rural character", "the Project will provide recreational opportunities for residents substantially in excess of what is required for the density and type of development", "the Property will balance the County's need for economic development and environmental protection", and "the Project provides dependable, cost-effective and environmentally sound sewer and water services". The proposed development is in mixed compliance with the Comprehensive Plan. The high-density residential designation on the site is a range - from three dwelling units per acre to less than 2 acres per dwelling unit results in a range of 80 to 480 units. Critical components of determining appropriate density on the site have been reviewed by the 16 BOCC November 21, 2011 River Edge Colorado KE Planning Commission and, based upon elements in the Plan, the Commission has determined that the proposed density is appropriate. 5. Original Zone Designation incorrect. The proposed rezoning addresses errors in the original zone district map. Staff Comments: The Board of County Commissioners specifically rescinded the previous PUD zoning on the site (except for the conservation easement) and rezoned the parcel as Residential Suburban. This designation was not incorrect and was not in error. 6. Adequate Water Supply. Such an application to rezone a property from one district to another district shall be required to demonstrate the maximum water demand required to serve the most intensive use in the resulting zone district pursuant to Article 7-104 of this Resolution. Staff Comments: The Planning Commission continued the public hearing until such time as an adequate water supply could be demonstrated based upon the maximum demand of the project. The Applicant has provided recent documentation regarding the court decrees necessary to establish an adequate water supply to serve the proposal. SECTION 6-202 PUD APPROVAL STANDARDS. In addition to the standards set forth in Divisions 1, 2 and 3 of Article VII, Standards, the following standards shall apply to PUD applications. A. Compliance with Rezoning Standards. The PUD compiles with the approval criteria in Section 4-201(B), Rezoning Criteria. Staff Comments: The applicant has not adequately demonstrated a community need for the development and the project has mixed compliance with the Comprehensive Plan. B. Relationship to Surrounding Area. The PUD will not have an adverse impact on the surrounding area. The PUD is compatible with the scale, intensify and type of uses located on adjacent property. Staff Comments: Surrounding subdivisions include Aspen Glen to the south with 612 units approved, Ironbridge to the west with a density of 1.39 acres per dwelling unit. Other subdivisions are in the lower density range -- for example Teller Spring is 8.3 acres per dwelling unit. REC density of .44 acres per dwelling unit is significantly higher in density. C. Visual Impacts, The layout and design of the PUD shall preserve views and vistas, construction on ridgelines that are visible from major roadways or residential development shall be prohibited, and the design shall be compatible with the surrounding natural environment. Staff Comments: The site is located within a "visual corridor" however the applicant questions the quality of that view given the significant disturbance on the site. Staff interprets this visual quality to mean the open view to Mount Sopris, not necessarily the view of the site itself. In fact development of the parcel will impact that visual corridor as you travel south on SH 82. Mitigation proposed includes the clustering of units, not 17 BOCC November 21, 2011 River Edge Colorado KE removing mature trees, planting new trees, providing vegetative buffers and open space in the area of the conservation easement and vegetationfberming along the RFTA ROW. D. Street Circulation System. The PUD shall provide an adequate interna! street circulation system designed for the type of traffic generated, safety, separation from living areas, convenience and access. Private internal streets may be permitted, provided that adequate access for police and fire protection is maintained. Bicycle traffic shall be provided for when the site is used for residential purposes. Staff Comments: The Applicant has stated that the development is a suburban form however the street standards and circulation is based upon an urban format with excess capacity. REC states that the pedestrian and street circulation will facilitate community interaction. Bike and pedestrian traffic will have one access point at the main entry to join the Rio Grande Trail. Emergency Vehicle Access (EVA) is proposed in two areas along SH 82. Bill Gavette, Carbondale FPD responded (EXHIBIT CC) that both the proposed location and width of the EVA's is acceptable. E. Pedestrian Circulation. The PUD shall provide pedestrian ways throughout the PUD that allow residents to walk safely and conveniently among areas of the PUD. Staff Comments: The internal bike and pedestrian system was designed to facilitate interaction and create a safe and pleasant environment. Access to the Rio Grande Trail is limited to one access point, adjacent to the main entrance at SH 82. F. Open Space. The PUD shall preserve at least twenty-five (25) percent of the area as open space. Staff Comments: Given the site size of 160 -acres the Applicant is required to preserve 40 - acres as open space. The applicant totals the provided open space as follows: Useable Open Space (<25% slope) = Limited Use Open Space (>25% slope) = Detention Areas (limited use) = TOTAL 32.43 -acres 6.07 -acres 2.00 -acres 40.50 -acres or 25.44% Also included in the development is Community Space which totals 36.27 -acres and includes parks, common areas and the neighborhood center for a total of 22.79%. The ULUR defines Open Space as "Any land or water area, which serves specific uses of: providing park and recreation opportunities, or conserving natural areas and environmental resources, or structuring urban development form, or protecting areas of agricultural, archaeological or historical significance. Open space shall not be considered synonymous with vacant or unused land or yards as part of a platted lot." Based on this definition the Applicant has provided sufficient open space within the development. G. Housing Variety. The PUD shall provide for variety in housing types, price and ownership forms. Staff Comments: A variety of housing types is provided including garden homes, estates homes and executive homes. Particular units may be attached or detached. Pricing will 18 BOCC November 21, 2011 River Edge Colorado KE range from approximately $160,000 to $200,000 for the affordable homes to $1,000,000 for other housing types. Alternate ownership forms include rental of the affordable units, otherwise for -sale deed restricted units or for -sale fair market units are proposed. H. Affordable Housing. The PUD shall comply with affordable housing requirements applicable pursuant to Section 8-102 of Article VIII, Affordable Housing. Staff Comments: Geneva Powell of Garfield County Housing Authority (GCHA) responded (EXHIBIT K) to the REC affordable housing proposal with the following comments: • The Affordable Housing Plan and Agreement (AHPA) requires presales before building affordable housing unit (AHU) — currently the downturn in the economy has made it harder to buy and sell homes, both free market and deed restricted. GCHA does not know if that means the developer would released from the obligation if there were no qualified buyers. Some flexibility is necessary from both the Applicant and the guidelines. • AHPA provides 3 categories of pricing all of which differ from the GCHA standards (related to percentage of average medium income). GCHA stipulates maximum 120% AMI which Applicant proposed to allow buyers earning up to 150% of AMI — this allows a larger pool of potential buyers. • Applicant proposes an option of renting the AHU if not sold within 120 days. This is not addressed in the County's guidelines. • Questions and comments regarding the proposed agreement includes number of units provided in each phase, amendment of the agreement by phase, etc. The Applicant has responded that they should not be obligated to build affordable housing units if there is no buyer and therefore the request for pre -sales, further that they would request allowance to build -out the market rate units and provide a fee in -lieu of constructing the affordable units. Though REC is committed to provide AHUs they request flexibility that does not currently exist within the regulations. There is no ability to grant a waiver of these requirements. 1. Fire Hazards. Fire hazards will not be created or increased; Staff Comments: Carbondale FPD provides service to the development and has met numerous times with REC to discuss the District requirements. It appears that fire hazards will not be created or increased. J. Recreation Amenities. The PUD shall provide recreational opportunities and amenities to residents of the PUD. Staff Comments: Significant open space and recreational amenities are planned for the development. REC states that funding for recreation will be collateralized until such time as the residents of the community determine the types of recreation improvements they desire. REC will also provide a user -fee based community center/daycare/recreation center on-site for the benefit of the residents. 19 BOCC November 21, 2011 River Edge Colorado KE K. Adequacy of Supporting Materials. The Final PUD Plan meets all planning, engineering, and surveying requirements of these Regulations for maps, data, surveys, analyses, studies, reports, plans, designs, documents, and other supporting materials. Staff Comments: Significant amounts of information have been provided in the submittal and in the response documents. REC's desire to allow for flexibility in the development has made the review of the copious amounts of information more difficult and confusing. L. Taxes. All taxes applicable to the land have been paid, as certified by the County Treasurer's Office. Staff Comments. A current and updated certificate of taxes has been paid. M. Adequate Water Supply. An Adequate Water Supply will be demonstrated in compliance with the standards in Section 7-105. Staff Comments: A water supply plan has been provided as well as documentation regarding the legal ability to provide that supply. The Division of Water Resources had provided comment prior to issuance of the Court Decrees, with the comment being that material injury will occur. Staff is anticipating a revised letter prior to the hearing. VI. REVIEW CRITERIA & STANDARDS Subdivision Preliminary Plan Subdivision Preliminary Plan Review and submittal requirements include the following sections of the ULUR. The criteria and standards for review are listed in bold italics below, followed by a Staff Response. A. Section 4-502 (C05. Landscape Plan Landscape plans shall be scaled at 1 inch to 200 feet for properties exceeding 160 acres in size, or 1 inch to 100 feet for properties less than 160 acres in size. Staff Comments: Adequate landscape plans have been provided for the development B. Section 4-502(0) Land Suitability Analysis 1. Public Access to Site. Show historic public access to or through the site. Staff Comments: The site is not adjacent to a public road but has an existing access point through RFTA right-of-way which is adjacent to SH 82. This access location is just north of Cattle Creek and a RFTA crossing of the Rio Grande Trail is covered by an Easement Grant providing at -grade access to the REC site. Public access to the site does not exist nor is it proposed through this application. 2. Access to adjoining Roadways. Identify access to adjoining roads and site distance and intersection constraints. Staff Comments: REC has been working with CDOT and County Public Works regarding access to the state highway as well as intersection constraints at SH 82 and CR 113/ CR 110. This issue has not been resolved and discussions are ongoing. A condition of 20 BOCC November 21, 2011 River Edge Colorado KE approval regarding legal and adequate access, including issuance of a State Highway Access Permit and a Notice to Proceed, is recommended by staff. Further discussion regarding potential improvements to CR 113 intersection needs to occur so that coordination of improvements are assured. Access to the site is proposed to be private as the Applicant states that a public access requires Colorado Public Utilities Commission (PUC) license grant. Past application for special district formation was proposed to create a quasi -governmental entity that would have the ability to apply for PUC crossing approval — those applications failed and therefore the Applicant states that access must remain private. Staff conversations with the PUC included explanation of the proposed project resulting in issuance of a verbal opinion from the PUC that this crossing would be considered "public". This is simply due to the nature of a 366 unit subdivision. The PUC also stated that in this particular case the Property Owners Association may be considered a quasi -governmental entity so that application and review could occur. The grant of public crossing requires demonstration of necessity therefore REC could not apply to the PUC until zoning approval is granted. Staff recommends a condition of approval that a public crossing license from the PUC be submitted prior to any activity occurring on the site and prior to submittal of the first final plat application. The application for public crossing needs to be coordinated with both CDOT and RFTA. 3. Easements. Show al! easements defining, limiting or allowing use types and access. Staff Comments: Existing utility easements are clearly identified on the Preliminary Plan, including the existing location and proposed re -location of the Glenwood Ditch, as well as proposed easements that will be required for development of the parcels. Access to the site is shown; however it is critical to understand that the proposed 160 - acres does not abut a public road but instead gains access to the state highway system through an agreement with RFTA. Colorado PUC approval is required to assure adequate public access to the site. The Roaring Fork Conservancy holds a Conservation Easement on property located west of and central to the development. The Glenwood Ditch traverses this site and current agreements are in place to relocate and pipe the length of ditch through the site. 4. Topography and Slope. Topography and slope determination. Staff Comments: Analysis has been provided regarding the slope and topography of the site. The property is mostly located on nearly level river terraces approximately 50 to 80 feet above the Roaring Fork River. Steep escarpments (60% slope) separate these terraces. The site has been graded through past development proposals so that natural topography has been modified. The site has undergone extensive grading activity related to prior development of a golf course approved on the property. This grading has resulted in several large soil stockpiles. 21 BOCC November 21, 2011 River Edge Colorado KE 5. Natural Features. Significant natural features on-site and off-site. Staff Comments: Waterbodies on the site include Cattle Creek, the Roaring Fork River is located off-site of the project. The site includes steep escarpments at the western edge of the project adjacent to the RFC easement and the Roaring Fork River. Wetlands are located adjacent to these waterbodies but primarily within the RFC easement with the exception of areas at the southern end of the site and adjacent to Cattle Creek. Few natural features exist on-site due to prior grading and agricultural activities on the site. 6. Drainage Features. Existing drainages and impoundments, natural and manmade. Staff Comments: The Applicant has provided information regarding existing drainages on the site including: • The Roaring Fork River which flows south to north just west of the site boundary. • Cattle Creek crosses through the site from east to west dividing the property almost in half. This is a moderate sized perennial stream which joins the Roaring Fork River. • Small alluvial fans are present at the eastern end of the site and the fans developed at the mouth of small drainage basins that flow only during heavy rainfall or snowmelt. 7. Water. Historic irrigation, tallwater issues, water demands, adequate water supply plan pursuant to Section 7-104. Staff Comments: Resource Engineering has provided a Water Supply Plan related to the legal water supply for the development. That plan and recent court decrees assure an adequate legal water supply for the development. The physical water supply was originally proposed to be a private system constructed by REC or service from the Roaring Fork Water and Sanitation District (RFWSD). REC and RFWSD have been working toward a pre -inclusion agreement to assure provision of a physical supply of potable water by RFWSD. Irrigation water for the development is provided for by decreed right of 50 cfs in the Glenwood Ditch and 5.18 cfs in the Staton Ditch. A water court case determined that historic consumptive use is 439 acre feet on 260 irrigated acres of which 150 acres is located within the REC boundary. The Applicant also has 12.23 cfs of additional irrigation rights in the Glenwood Ditch, represented by 367 shares in the Thompson Glen Irrigation Company and in the Staton Ditch (4.69 cfs). The physical source of the irrigation water is from the Roaring Fork River via a diversion into the Staton Ditch. A raw water distribution system is proposed. 8. Floodplain. Flood plain and flood fringe delineations. Staff Comments: A small portion of Cattle Creek floodplain extends into the project area and is generally avoided by development. Encroachments into the floodplain include utilities and bridge structure. The Army Corps of Engineers responded to the referral request (EXHIBIT X) that alternatives should be considered that avoid impact to wetland or other waters of the United States. 22 BOCC November 21, 2011 River Edge Colorado KE S. Soils. Soils determination, percolation constraints, as applicable. Staff Comments: Hepworth-Pawlak Geotechnical, Inc. (HP Geotech) performed an assessment of the soils and geologic conditions of the site, including identification of geologic hazards and soils conditions. The topsoil was stripped from the site and stockpiled in 2005. Conditions include fill areas that consist of coarse-grained terrace alluvium. The site consists of two post -glacial terraces which are located between five (5) feet and thirteen (13) feet above the Roaring Fork River. The alluvium is described as a deposit of silty sand with occasional boulder, pebble and cobble gravel interbedded and often overlain by sandy silt and silty sand. Shallow groundwater is expected in these areas. Most of the REC project is located on Pinedale outwash terraces occurring in several levels that formed at different periods. The 2005 grading removed all of the mid level terraces. Soils profiles indicate that these terrace surfaces have been stable with respect to erosion and deposition for over 5,000 years. Stockpiled soil on the site will have to undergo additional analysis/treatment to determine its viability. Rocky Mountain Ecological Services has noted that nutrient levels and mircrobial populations may result in difficulty reestablishing native vegetation. 10. Hazards. Geologic hazards on-site, and adjacent to site. Staff Comments: HP Geotech has noted the following potential hazards in their assessment: • Evaporite Sinkholes — The Eagle Valley Evaporate formation is located between Carbondale and Glenwood Springs. This formation resulted in regional ground subsidence as a result of dissolution and flowage of evaporite from beneath the region. If still active the likely rate of deformations would occur at a rate of .5 to 1.6 inches per 100 years. • Nine sinkhole areas have been located in and close to REC. Sinkholes in the western Colorado area are typically 10 to 50 -feet in diameter circular depressions. Avoidance of existing sinkholes and appropriate mitigation will address issues associated with these hazards. • Steep Terrace Escarpments — These 60% slope areas vary from 40 to 80 feet high located along the Roaring Fork River and lower Cattle Creek areas. These escarpments are potentially unstable and should be avoided by development. Mitigation methods to stabilize these areas are being considered. • Active Stream Bank Erosion — Erosion along the Roaring Fork and Cattle Creek occurs during high water and contributes to steep terrace escarpment destabilization. Correction of these areas could be beneficial in stabilizing or reducing deformation of the escarpment. • Debris Flow and Floods — HP determined that deposits in these areas do not have a high collapse potential and are moderately compressible indicating that these areas should be avoided or provide adequate mitigation to minimize the hazard. 23 BOCC November 21, 2011 River Edge Colorado KE HP also reviewed earthquake potential and radiation, neither of which were considered as likely hazards on-site. A 4.1 d;4 + j hal crs44, [,.rt ire tl 1'a• elYNw 1144'aman gamWIC 1111•.. 4r 1FO....>, IC C A .M.iAl11lb.nifi • • t'p1 YN111411INF1/,1., Y;A10r44 /ana 1c01 M10.111 F11r11, KM kk7 hryl4alr! n 1010 e 1041100140•1 �La i +lw.wsw. a...10.w,K.111 r;1 In1. kY11>`.J �hl1t1Iy&iyl.► 1 1 _ J tr1'1111F4 YardI, 1 ^4 ..n Nle 1 in 011010 c_00,IF111* «r 1_..1011,1 N ww1 ECD, Ce/an/d, rhOrcl AA/ Gallon ll/p .1 &ill ?EMMA insfr ME WM Ewe 1. iltMa:I,:i N 7/:, up I.1 /1b/•-'1 PAW. / 1►1 F Illi NC Ia., /IY/• ;l-t;J ,.1 r. -14 tIMM'rl 11.111004/Y.1urr41rY4 p laktellAditt „,,/.14µ.4a1..µ}LK•'.e • ee1 U5440141 by 111 1 l 1 1.1/0 I .NIIR Contar 111.4 001 MaeMu 1010 C-BJa'HC ,0•lKea (NI eAc,800 A rai r: .vt�1,in eyoi 11. Natural Habitat. Existing flora and fauna habitat, wetlands, migration routes. Staff Comments: Vegetative cover is minimal given the agricultural history of the site, as well as the extensive grading activities that took place in 2005. This area is virtually devoid of vegetation except for weeds. Vegetation outside of the graded areas including RiverEdge 111111011.10 MIM I04 Yoga Lamm 101 111. ctFlat ►aw*. eN4.p rev —J 24 BOCC November 21, 2011 River Edge Colorado KE sage, oak and other brush on the escarpment and cottonwood, grass and willows on the lower terraces. Wildlife habitat areas include both Upland and Riparian Habitat areas with the site consisting largely of Upland Habitat. This area was noted as having limited wildlife use due to vegetation type and cover. It appears that the most common species are ground squirrels, which in turn attract great -horned owls, red-tailed hawk, red and gray fox and coyote. Bird use is limited as well due to conditions and generally includes mourning doves, meadowlarks and mountain bluebirds. The Riparian Habitat occurs along the Roaring Fork and lower Cattle Creek, largely outside of the REC development area. A Great Blue Heron Rookery has historically occurred in this vicinity however one of the original three rookery trees no longer exists due to high springtime flows and bank scour. Analysis of special importance species was contained in the Wildlife & Vegetation Assessment Report. Mule deer, elk, bald eagle, heron and lewis's woodpecker were considered, as well a Ute ladies -tresses orchid which is on the Federally Threatened list. • Elk — The site is located within Elk Winter Range with Severe Winter Range occurring on the east side of SH 82. Elk do use the project area, mainly for `loafing' as foraging opportunities are marginal. The application states that `reasonably high number of elk persist on the project site' however that winter use of the Rio Grande Trail during winter, and construction of wildlife fencing along SH 82 appears to have `noticeably reduced the number of elk observed wintering on the REC property.' • Mule Deer — The site is located between Mule Deer Winter Range to the west of the Roaring Fork River and Severe Winter Range on the east side of SH 82. Existing use of the site by mule deer is minimal with the conservation easement area seeing more mule deer activity than the project area. • Great Blue Heron — A productive heron rookery is located in the RFC conservation easement and on the west side of river with a total of 25 nests. A pair of Golden Eagles killed a majority of the young in 2010 and could lead to abandonment in the future. This area is considered critical habitat and is adjacent to the REC project. • Bald Eagle -- The closest nest is located in Aspen Glen where nesting has been successful. These birds use the REC site for roosting and hunting. • Lewis's Woodpecker -- This migratory bird arrives in May and departs in early to mid-September utilizing the habitat adjacent to the project area. This bird is considered a 'sensitive species' by the USFS. 12. Resource Areas. Protected or Registered Archaeological, cultural, palentological and historic resource areas. Staff Comments: No recorded sites of archeological or historic importance were found to exist in the project area. C. Section 4-502(E) Impact Analysis 1. Adjacent Property. An address list of real property adjacent to the subject property, and the mailing address for each of the property owners. Staff Comments: Adequate information has been provided. 25 BOCC November 21, 2011 River Edge Colorado KE r� L> AAS II Los la•rh River Edgy aforada A-41 LI .0,r. 1.N►4+r.7 RrverEdge FIGURE 03 Project Stb y t- �rttt,aa.,,,,.a�r. +I� 8[N und+ Y...,w=A;'•�.e r ter• " �ak.firr• or w r..san.r�.iL�i�rrr�.s „M+w�•� t to eon aer %Ma r.tar IID 7 2. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1500' radius. Staff Comments: Adjacent land use includes: • North — uses include commercial, semi -industrial and mobile home park • South — Aspen Glen PUD (residential and recreation) and LaFarge Gravel Pit • East — State Highway, RFTA Rail/Trail, commercial and semi -industrial uses • West — Ironbridge PUD and Teller Springs 3. Site Features. A description of site features such as streams, areas subject to flooding, lakes, high ground water areas, topography, vegetative cover, climatology, and other features that may aid in the evaluation of the proposed development. Staff Comments: Site features include Cattle Creek and associated wetlands, steep slopes and little vegetative cover. Features adjacent to the project area include the Roaring Fork River and associated wetlands, heron rookery, and the Roaring Fork Conservancy Easement. These features have been used to determine a layout for the development of REC which is clustered to minimize impact. Mitigation measures include avoidance to the extent possible of these sensitive environments and open space placement to provide buffers. 26 BOCC November 21, 2011 River Edge Colorado KE 4. Soil Characteristics. A description of soil characteristics of the site which have a significant influence on the proposed use of the land. Staff Comments: The Applicant states that "this analysis has determined that there are no adverse impacts associated with soils and surficial deposits provided common construction and site evaluation techniques are implemented as detailed in the Hazard Mitigation Plan and that reclamation and erosion control... and Erosion and Sediment Control Plan are provided." Page 66 of impact analysis. This section of the application goes on to state that potential impacts and mitigation measures are indentified as a series of standard considerations with respect to construction on soils of this type and further, that these require engineering assessment and design activities including boring, testing, and onsite review during development. HP Geotech noted that shallow foundations place on the upper natural soils should typically be suitable for structure support. Relatively rigid foundations such as heavily reinforces slabs could be used to reduce the risk of differential settlement and building stress, where determined necessary. The application goes on to state that slab -on -grade construction should be feasible for bearing on the natural soils or compacted structural fill, but that there could be some potential for post -construction slab movement at sites with collapsible soils or expansive clays. Removal of the moisture sensitive soils and replacement with compacted structural fill could be provided to reduce the risk of movement. A detailed pavement design is proposed to be provided post -reclamation to determine if fine-grained soils exist that need to be removed. Additional geotechnical analysis will be required to determine if previous fill material placed on the site is suitable for building foundations. This analysis will occur post reclamation therefore a condition of approval that requires the additional analysis be provided at final plat should be sufficient. 5. Geology and Hazard. A description of the geologic characteristics of the area including any potentia! natural or man-made hazards, and a determination of what effect such factors would have on the proposed use of the land Staff Comments: A Hazard Mitigation Plan has been submitted which addresses potential natural and man-made hazards. Existing and proposed conditions include analysis of: • Geologic Hazards — Evaporite Sink Holes, Steep Terrace Escarpments, Active Stream Bank Erosion, and Debris FIow/Floods. • Other Hazards — Floodplain, Wildfire These hazards could cause potential impacts to site grading, infrastructure (including roads and utilities) as well as foundation design. Proposed mitigation includes identification of specific areas of concern that may require further review: 27 NA1 i r . 4...d 41 BOCC November 21, 2011 River Edge Colorado KE • Three zones of varying degree of impact from sink holes have been assigned to the project area. o Zone 1 represents an 80 -foot buffer area around existing or observed sinkholes where the risk of new or reactivating sinkholes is high. This area is generally avoided however a few roads and utilities are planned within this zone. Potential mitigation measures including grouting or structural bridging; o Zone 2 is a risk area that indicates the presence of sinkholes but no evidence of sinkholes have been identified. Additional geotechnical analysis should be completed prior to final plat so that design of buildings and facilities provide appropriate mitigation; o Zone 3 is the remainder of the property which has a low potential for new sinkhole development however HP recommends that assessment and investigation be completed during grading and building site development. • Steep Terrace Escarpments, Active Stream Bank Erosion, Debris Flows and Floods and Earthquakes are avoided or mitigated thus resulting in no adverse impacts. MNp01rAsvcm 1rYn,n.i.L•raa•a. v+v 111 111111 u.e..-s ilea Wee Awn 45, rl .0r10didvnd derv. b1I• .eve I.n s1. I .rwl 4i1e1P;t KrwJ 5,. w Or. .1.1.11rldrer COW . .....wY,a�r.r .-..n.d0Yr.rh, 1'n )71., Myer S11411UI'i110 in O j.Nl ilYnrrs 1.01.140,A2.0 kl.c. Eec.c ctk- do 15,10,10 1 bands hr. • 1.,t pat n�w-.e...e i •aef0.!IM Or me I. laawl lw.l w� i rvrn.,e... hflS..'y. Mdn,.nil r,V.I+P.6'Y •m.. .1.ide 1 ral.lw•u.n•deed. etle W 1.1.11 �© OVA q I 14241040371 I d+-/- Ya,. le ul+ Gatach Rn1. Wp10,41rla F111.14 Rua 01 P.r.4 - 8,0111e1 6. Effect on Existing Water Supply and Adequacy of Supply. Evaluation of the effect of the proposed land use on the capacity of the source of water supply to meet existing and future domestic and agricultural requirements and meeting the adequate water supply requirements of Section 7-104. Staff Comments: This development is subject to Section 7-105 due to the water demand in an amount greater than eight (8) single family equivalents (where an SFE is determined to be 350 gallon of water per day). Additional information has been submitted as of August 30, 2011 indicating that two water court rulings have been 28 BOCC November 21, 2011 River Edge Colorado KE completed thus allowing a determination of adequate legal water supply for the potable water system to meet the demand of 350 gallons per day for the proposed 366 units in the development. The original application discusses the `potential' physical supply as being provided by the Roaring Fork Water and Sanitation District (RFWDS) or by a private water system within the REC development. However, the Applicant has indicated that a pre -inclusion agreement is currently being drafted so that RFWSD would serve this development. Submittal of evidence of an executed pre -inclusion agreement is recommended as a condition of approval. Irrigation water is planned to be provided via a raw water system utilizing water rights from the Glenwood and Staton Ditches. 7. Effect on Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the subject parcel to floodplains, the nature of soils and subsoils and their ability to adequately support waste disposal, the slope of the land, the effect of sewage effluents, and the pollution of surface runoff, stream flow and groundwater. Staff Comments: HP Geotech has provided analysis of the groundwater which is generally deep in the Eagle Valley Evaporite deposits and that 'free water was not encountered in the relatively shallow borings of depths between 39 and 77 feet. Shallow groundwater may be likely in the river terraces outside of the REC development. Surface run-off will be collected and concentrate to surface drainage systems where the flow will be discharged through Tined surface ditches and pipes to lined water quality detention facilities. This system is designed to ensure that water is treated prior to delivery to receiving steams. Chris Hale, reviewing engineer, has stated that this is sufficient and that standard on-site detention to limit flow is not necessary (EXHIBIT U) due to the location of the site. 8. Environmental Effects. Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a. Determination of the long term and short term effect on flora and fauna. b. Determination of the effect on significant archaeological, cultural, palentologlcal, historic resources. c. Determination of the effect on designated environmental resources, including critical wildlife habitat. (1) Impacts on wildlife and domestic animals through creation of hazardous attractions, alteration of existing native vegetation, blockade of migration routes, use patterns or other disruptions. d. Evaluation of any potential radiation hazard that may have been identified by the State or County Health Departments. e. Spill Prevention Control and Counter Measures plan, if applicable. 29 BOCC November 21, 2011 River Edge Colorado KE Staff Comments: a. Effect on flora and fauna — Rocky Mountain Ecological Services prepared a Wildlife and Vegetation Report which analyzed the potential impacts of the development proposal on plants and animals. The Colorado Division of Wildlife has responded to the referral (EXHIBIT R) that there should not be significant impact if recommendations are followed. CDOW recommendations include fencing, adequate setbacks from sensitive areas and protection of the heron rookery. b. No significant archaeological or historic resources have been identified that would be adversely effected. c. Effect on environmental resources, including wildlife and domestic animal control — the development plan has included protective measures related to wildlife including timing restrictions for construction activity and inclusion of domestic animal controls in the CCR's. d. Radiation hazard — There is low potential for radiation hazard at this site. e. Spill Prevention Control and Counter Measures plan is an Environmental Protection Agency (EPA) requirement that is applicable to facilities that meet criteria such as having above ground storage capacity of greater than 1,320 gallons, and that a project will discharge into or upon navigable waters of the United States. It is assumed that a SPCC plan will be required related to infrastructure construction and gravel crushing/processing. 9. Traffic. Assessment of traffic impacts based upon a traffic study prepared in compliance with Section 4-502(4 Staff Comments: A Traffic Assessment has been provided by Fehr & Peers, Transportation Consultants which considers existing conditions on State Highway 82, a limited access Expressway. SH 82 is a four lane, divided highway with speeds generally from 55 to 65 mph. The nearest controlled intersection is located one (1) mile north at CR 114 (CMC Road). The assessment discusses future conditions on the highway and discusses a warrant for a signalized intersection in 2018. It is staff's understanding from the Applicant that a signal, acceleration/deceleration lanes and pedestrian crossing are proposed to occur at the outset of the development so that these improvements are in place for Phase 0, reclamation of the site. Dan Roussin, CDOT, has stated that this development will need a State Highway Access Permit, as well as to coordinate with the County for necessary improvements at the CR 1131 CR 110 and SH 82. A condition of approval is recommended which requires issuance of a Notice to Proceed and State Highway Access Permit prior to activity commencing on the site or with submittal of the first final plat application. 10. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. Staff Comments: Nuisance impacts will likely occur during the reclamation and construction phases of the development. This activity will generate dust, smoke, noise, glare, and potentially vibrations, particularly during reclamation and construction, as well as related to mineral 'material processing' activities. The proposed PUD Guide contains Article IV, Development Standards, which includes Section C. Specific Use, Facility and Activity Standards. This includes noise standards based upon statutory requirements and section standards related to utility facilities. This latter section includes 30 BOCC November 21, 2011 River Edge Colorado KE requirements for noise levels, vibration, smoke, odor and air quality. These standards should be applicable to the whole development, particularly during construction activities. Staff recommends that standards for dust suppression, smoke, odor and vibration be incorporated into the PUD Guide and applicable to all construction -related activities in the development. 11. Reclamation Plan. A reclamation plan consistent with the standards in Section 7- 212. Staff Comments: The Applicant has two sets of requirements related to reclamation activities, pre -development reclamation and post -development reclamation. Pre -Development Reclamation -- The current site condition exists due to past grading activity on the site related to prior development plans that included construction of a golf course. The pre -development reclamation activity is specific to repairing the damage that past grading created, including restorative and pre -development actions: • Relocation and grade separation of the Rio Grande Trail; • Relocation of the Glenwood Ditch; • Re -grading of the site for proper drainage, resolve existing and potential geotechnical hazards, prepare developable areas, restore grade -breaks, replace topsoil, repair and stabilize eroding steep terrace escarpments and repairing active stream bank erosion; • Construction of drainage facilities and water quality detention ponds; • Revegetation of open space area. Post -Development Reclamation -- This requirement is included in the PUD Guide development standards and is consistent with the standards in Section 7-212. D. Section 7-100 GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS 1. Section 7-101 Compliance with Zone District Use Restrictions Staff Comments: PUD zoning allows for variation from standard zone districts however the proposed uses must be consistent with uses in the underlying zone district or compatible/conforming to Comprehensive Plan goals. The underlying Suburban zoning permits uses -by -right which include single family residential, parks and open space. Other proposed uses permitted in the Suburban zone include two-family dwellings by Limited Impact review and eating or drinking establishment by Major Impact review. Uses that are being requested in REC that are not permitted in the Suburban zone include agricultural uses and materials processing (crushing and concrete batch plant). The Planning Commission should consider these uses and determine if they are both appropriate and supported by the Comprehensive Plan. 2. Section 7-102 Compliance with Comprehensive Plan and intergovernmental Agreements Staff Comments: The proposed REC development has mixed compliance with the Comprehensive Plan. The Planning Commission review shall include determination of appropriate density related to the High Density Residential designation on the Future 31 BOCC November 21, 2011 River Edge Colorado KE Land Use Map. That designation includes a range of less than 2 acres per dwelling unit, to up to 3 units per acre based upon provision of urban level services. The requested density of 366 units falls within the recommended range. 3. Section 7-103 Compatibility Staff Comment: This standard requires that the nature, scale and intensity of the proposed use be compatible with adjacent land uses and that the use will not result in adverse impact to adjacent land. Adjacent land uses includes high-density mobile home parks, commercial and semi -industrial uses, a gravel pit, and residential communities. The combination of uses proposed in REC may be more intense than adjacent uses which appear as more single use type project. 4. Section 7-104 Sufficient Legal and Physical Source of Water Staff Comments: This section does not apply to this proposal as water demand exceeds eight (8) single family equivalents (SFE's). See Section 7-105. 5. Section 7-105 Adequate Water Supply Staff Comments: The Applicant has provided a sufficient legal and physical source of water to serve the proposed development of 366 SFE's. See EXHIBIT HH which is an addendum of information which includes recent water court action. Staff has spoken with the Division of Water Resources who will issue a revised referral response regarding the sufficiency of the water supply. That letter should be received prior to the Planning Commission hearing. 6. Section 7-106 Adequate Water Distribution and Wastewater Systems Staff Comments: A pre -inclusion agreement with the Roaring Fork Water and Sanitation District to provide water/wastewater services is imminent. Water and wastewater services from the District should be considered a condition of approval which staff has adequately documented. 7. Section 7-107 Adequate Public Utilities Staff Comments: It appears that adequate public utilities are available to serve the proposed development. 8. Section 7-108 Access and Roadways Staff Comments: The subject site does not abut a public right-of-way however existing agreements are in place for the existing driveway to the site. The Applicant also has agreements with RFTA regarding crossing of the Rio Grande Trail. However the development proposal does not currently have legal or physical access to a public right- of-way. Various permits will be required, and a recommended as conditions of approval. These permits include a State Highway Access Permit as well PUC approval for crossing of the rail right-of-way. This license with the PUC may lead to amendment or execution of new or additional agreements with RFTA. Internal roadway standards are requested to be modified, see issue discussion section 32 BOCC November 21, 2011 River Edge Colorado KE for detailed information, thus requiring waiver from the Board of County Commissioners. The reviewing engineer has stated that the requested waivers may be appropriate (EXHIBIT U). 9. Section 7-109 No Significant Risk from Natural Hazards Staff Comments: Natural hazards exist on the site which includes steep slopes, slope stability issues, soils, sinkholes and other geotechnical issues. The proposed development generally avoids the hazard areas and/or provides adequate mitigation measures. E. Section 7-200 GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS 1. Section 7-201 Protection of Agricultural Lands Staff Comment: Not applicable as agricultural activities have not occurred on this site for several years if not more than a decade. The past rezoning of the site to PUD and Suburban zone districts has rendered agricultural uses not permitted. The Glenwood Ditch traverses this property and there is an agreement exists regarding location and piping of the ditch. On-site irrigation is proposed to use raw -water with rights from both the Glenwood Ditch and the Staton Ditch. 2. Section 7-202 Protection of Wildlife Habitat Areas Staff Comment: Wildlife habitat areas include a heron rookery and use of the site by both mule deer and elk. Incorporation of the recommendations from the Division of Wildlife and project wildlife biologist would be adequate to protect habitat areas. 3. Section 7-203 Protection of Wetlands and Waterbodies Staff Comment: Section 7-203 determines that an `Inner Buffer Zone' requires provision of a thirty-five (35) foot setback from the high water mark on each side of a waterbody. Removal of live vegetation or placement of any material within this zone is prohibited except for irrigation and water diversion facilities, culverts, bridges and other reasonable and necessary structures requiring some disturbance within this setback may be permitted. The Applicant has requested waiver from this section due to impacts that will occur within the setback of Cattle Creek, including construction of a bridge and utilities. The Applicant should provide additional information regarding the specific areas in which activity will occur within the 35' buffer zone. 4. Section 7-204 Protection of Water Quality from Pollutants Staff Comment: Activities that will require storage of material, equipment or fluids should be located to protect waterbodies however specific information has not been provided in the submittal documentation. This standard includes requirement for spill prevention, 33 BOCC November 21, 2011 River Edge Colorado KE maintenance of equipment and machines, location of fuel storage areas and collection and temporary storage areas. A Spill Prevention Control and Countermeasures plan may be required and the stormwater management plan should address this issue. 5. Section 7-205 Erosion and Sedimentation Staff Comments: This section applies to land disturbances of greater than one-half (1/4) acre. The Applicant has submitted an Erosion and Sediment Control Plan that addresses stabilization of slope stability and stream bank erosion. Vegetative cover on the site will provide additional erosion and sedimentation protections. The steep slope areas are avoided by the development. 6. Section 7-206 Drainage Staff Comments: Part of this standard states that "subdrains shall be required for all foundations where possible and shall divert away from building foundations and daylight to proper drainage channels." Reviewing engineer Chris Hales states (EXHIBIT U) in #5 that "The recommendation of the geotechnical engineer is that foundation sub -drains be provided. These drains need to have a suitable outlet for drainage" and further recommends that since the site is flat an onsite drywell for infiltration could be considered or provision of a project -wide method for suitable gravity outlet for foundation drains. Karen Berry, Colorado Geologic Survey responded (EXHIBIT P) that all recommendations outlined in the geotechnical report should be followed, this would include construction of an underdrain system that will impact the performance of building, roads, and utilities in the development. 7. Section 7-207 Stormwater Run -Off Staff Comments: This section applies to new development within 100 feet of a waterbody and to development creating 10,000 square feet or more of impervious surface. The REC development meets these criteria and therefore has proposed plans to create water quality detention areas prior to discharge of stormwater to the Roaring Fork River. There is no plan for standard on-site detention of stormwater except for storage areas that would be required for assuring water quality prior to discharge. This code section also includes requirements for on-site detention designed to detain flow to historic peak discharge rater and provide water quality benefits. REC plans to provide for water quality filtering and the Applicant has requested a waiver from the requirement to detain flows above historic peak discharge rates. Chris Hale (EXHIBIT U) has responded "there are no drainage structures with possible capacity restrictions downstream, this office has no concerns regarding peak -flow detention provided that water -quality detention is still provided." 8. Section 7-208 Air Quality Staff Comments: Air quality shall not be impacted by the land use such that it is reduced below acceptable levels established by the Colorado Air Pollution Control Division. No response was received from CDPHE but staff has concerns related to dust issues, 34 BOCC November 21, 2011 River Edge Colorado KE particularly during construction and reclamation. Other air quality impacts may result from the crushing of aggregate and batch plant operations that are proposed as temporary construction -related activities. 9. Section 7-209 Areas Subject to Wildfire Hazards Staff Comments: This site is located in a low wildfire zone. 10. Section 7-210 Areas Subject to Natural Hazards and Geologic Hazards Staff Comments: Hazards do exist on the site however it appears that the development plan avoids many of the hazard areas and provides mitigation measures where avoidance is not possible. Staff has incorporated these measures as recommended conditions of approval. 11. Section 7-211 Areas with Archeological, Paleontological or Historical Importance Staff Comments: No areas exist on the site within these categories. 12. Section 7-212 Reclamation Staff Comments: The REC development proposal contains a substantial pre - development reclamation plan to repair and restore slope and stream bank issues as well as grading and topsoil issues related to prior grading of the site. This reclamation will also allow for additional geologic investigation as well as to prepare the site for eventual development. F. SECTION 7- 300 SITE PLANNING AND DEVELOPMENT STANDARDS 1. Section 7-301 Compatible Design Staff Comments: Compatible design encompasses issues regarding site organization as well as operational characteristics, lighting, buffering, materials, and building scale. Certainly the density, site organization and buffering can be evaluated for compatibility with adjacent subdivisions such as Ironbridge and Aspen Glen. The clustering of the dwellings into several pods leaves tracts of open space to buffer the site both physically and visually. Much of the development occurs on an interim bench west of the Rio Grande Trail with proposed landscaping providing additional buffers from adjacent developments. Operational characteristics include locating activities such that emissions, noise, hours of operations, etc. do not impact adjacent properties. These nuisance impacts will require specific plans related to fugitive dust, noise, limitation of construction (days and time), etc. Though the PUD contains some discussion regarding these standards to mitigate these impacts they seem to be limited to utility tracts. The Applicant has discussed noise issues however Staff is concerned that there are not specific plans to mitigate other nuisance issues such as dust and other air quality issues. A condition of approval should be considered which would address mitigation measures regarding these nuisance issues. 2. Section 7-302 Building Design 35 BOCC November 21, 2011 River Edge Colorado KE Staff Comments: Not applicable. 3. Section 7-303 Design and Scale of Development Staff Comments: Components of this standard include minimizing site disturbance and efficiency in providing services and access to facilities. 4. Section 7-304 Off-street parking and Loading Standards Staff Comments: The PUD Guide provides sufficient off-street parking as well as on - street parking within the development. 5. Section 7-305 Landscaping and Lighting Standards Staff Comments: Adequate landscape and lighting standards are provided, in the PUD Guide as well as in the CCR's. 6. Section 7-306 Snow Storage Standards Staff Comments: Landscape areas may be utilized as snow storage areas pursuant to the PUD Guide. The use of these areas for snow storage requires that drainage and potential pollutants which must be adequately managed. 7. Section 7-307 Roadway Standards Staff Comments: The Applicant is requesting both modification and waiver of roadway standards contained within this section. Chris Hale's comments (EXHIBIT U) identifies several concerns particularly that alleys need to be designed to a specific vehicle such as an emergency response vehicle or a garbage truck; that proposed curb and gutter sections should be verify that inlet spacing is congruent with the spread of water on proposed narrow travel lanes. Additional comment includes that a single public use entry for the project is a concern even with the provision of two Emergency Vehicle Access points. 8. Section 7-308 Trail and Walkway Standards Staff Comments: The standards utilized in the development plan appear to be adequate. 9. Section 7-309 Utility Standards Staff Comments: The REC development is proposing to install underground utilities that will be further reviewed at final plat for sufficiency of design and provision of adequate utilities. G. SECTION 7- 400 SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS 1. Section 7-401Genera! Subdivision Standards Staff Comments: These standards include preservation of natural features, extensions for future development, maintenance of common facilities, domestic animal control and 36 BOCC November 21, 2011 River Edge Colorado KE fireplace restrictions. The proposal appears to meet these standards including the potential for future extension/connection to the north and the potential for additional connection to SH 82. 2. Section 7-402 Subdivision Lots Staff Comments: All lots within the subdivision appear to be configured in a proper manner with adequate lot sizes and access. Further, the lots may be developable however site specific geotechnical analysis may result in some movement of the particular sites or specific building requirements to minimize impact. 3. Section 7-403 Fire Protection Staff Comments: The site is located within the Carbondale & Rural Fire Protection District and a fire station is located on the north end of the H Lazy F Mobile Home site west of the intersection of CR 154 / SH 82 and CR 114. Bill Gavette has responded to the referral request (EXHIBITS S and HH) with HH being specific to Emergency Vehicle Access (EVA) to the site. These EVA's would allow for two additional access points to the development which have been found to be acceptable in both location and width. Additional response related to fire lanes, water source, fire hydrants and maintenance is that these components are adequate. The District also discusses the requirement of impact fee payment in the amount of $730lunit resulting in a fee of $267,180.00 which will be due at final plat. 4. Section 7-404 Survey Monuments Staff Comments: This requirement will be met. 5. Section 7-405 Standards for Public Sites and Open Space Staff Comments: The Applicant has proposed payment of fee in -lieu of school land dedication, however historic and recent discussion with the RE -1 School District is that they would prefer a school site on this location but "the District's only option at this point is to accept fees in -lieu of land dedication..." The formula for calculation of school dedication is based upon generation of students per dwelling unit. 366 dwelling units are assumed to generate .49 students per single family unit and .38 students per multi -family unit. REG proposes 232 single-family and 134 multi -family resulting in the generation of 165 students. This would therefore require dedication of 7.3 acres of land. The minimum school site size is 15 acres. The adjacent undeveloped property is anticipated to be developed at some point and may in fact be incorporated into this PUD (see declarations which allows for the addition of the land into the development). The piecemeal approach to the overall development of the 280 -acre site may preclude the provision of a school site at this location. The Applicant has stated that the `private' nature of the RFTAIRR crossing would preclude access for use of a school. This question of public versus private crossing has 37 been determined by the Colorado Public Utilities crossing which will require PUC licensing. This may regarding provision of a school site at this location. BOCC November 21, 2011 River Edge Colorado KE Commission (PUC) as a `public' affect the school district comments 6. Section T-406 Standards for Traffic Impact Fees Staff Comments: The site is not located within a Traffic Impact Fee zone. VII. POTENTIAL ISSUES FOR CONSIDERATION 1. Waiver Requests — The following waivers from the provision of minimum standards are requested pursuant to the preamble of Article VII which grants this ability upon demonstration that the standards are either inappropriate or cannot be practically implemented. A. §7-108 Access and Roadways states that all roads shall be designed to the standards in §7-307. Staff Comment: The Applicant is requesting waiver/modification of §7-347, Road Standards, due to use of alleys and reducing some standards due to project specific issues. It appears that the requested waivers are appropriate. B. §7-203 A. Restrictive Inner Buffer — this code section requires provision of a 35' setback `measured horizontally from the typical and ordinary high water on each side of the water body'. Certain structures and activities are permitted while others are specifically prohibited from occurring within this buffer. The Applicant is requesting waiver to allow the following: • Reclamation of the Cattle Creek stream corridor planned in Phase 0; • Construction of a bridge over Cattle Creek — the Bridge Plan indicates that the structure would be located within the setback; • Utility crossings and water diversion facilities — these would affect both the Roaring Fork River and the Cattle Creek corridors. Staff Comment: Staff considers the granting of this waiver as appropriate however requests that the Applicant provide a site plan indicating the encroachments that will occur on the site. Adequate protective measures have been proposed and reclamation of the corridor is necessary. A Nationwide Permit, Section 404, will be likely be required from the Army Corps of Engineers, as well as a County Floodplain Development Permit. C. §7-206 8.2. states that sub -drains shall be required for all foundations where possible and shall divert away from building foundations and daylight to proper drainage channels. The Applicant has stated that given the soils conditions that it likely that basements will not be utilized. They request that the requirement for subdrains be determined by the design engineer rather than placed as a requirement on the whole development, but have agreed to provide sub -drains if basements are constructed. Staff Comments: The Applicant's geotechnical engineer states that sub -drains be provided on this site and the Colorado Geologic Survey concurs with this recommendation. Chris Hale reviewed this waiver request and comments that suitable outlet for drainage is necessary, and that "since the site is very flat, the likely 38 BOCC November 21, 2011 River Edge Colorado KE option at that time would be to drain these foundation drains to an onsite drywell for infiltration. Infiltrating water on top of the site soils, most notably the Evaporite, would increase the likelihood for potential damage due to settling." The Applicant proposed to provide specific soils and geotechnical analysis at final plat when site constraints will be have been further reviewed. There is substantial concern regarding the protection of foundations given the possibility of sinkholes and other geotechnical and soils issues. Staff does riot support the wholesale waiver of this standard but perhaps the additional analysis at final plat may provide additional information for further review at that time. A condition of approval is recommended regarding provision of an underdrain system, therefore waiver of this standard is not appropriate. D. §7-207 Stormwater Drainage Standards — The Applicant proposes to comply with Urban Drain and Flood Control District, Urban Storm Drainage Criteria Manual which are more detailed and appropriate to suburban development. Staff Comments: This request is appropriate. E. §7-207 C.1. Requirement for detention facilities — The Applicant requests that water quality capture volume, not total stormwater volume, be detained prior to discharge from the project. Staff Comments: Chris Hale has responded (EXHIBIT U) that "since there are no drainage structures with possible capacity restrictions downstream, this office has no concerns regarding peak -flow detention provided that water -quality detention is still provided." Based on these comments it appears that this waiver request is appropriate. F. §7-305 A.1. Landscaping must be located outside of adjacent right-of-way Staff Comments: The Director of Building and Planning may approve landscape strips and landscape areas adjacent to internal right-of-way. This granting of this waiver is appropriate. G. §7-305 A.7. Standards for deciduous tree caliper are listed at 2" minimum measured 4" above the ground. The requested standard of 1 '/2" caliper is to enhance survival. Staff Comments: Staff consulted with a landscape architect who agreed that survival of trees at 1%2" caliper is greater and therefore this request for waiver is appropriate. H. §7-307 — Road Standards. The Applicant seeks to modify the following standards "to achieve the desired suburban form and clustered development pattern": a. Add three roadway types not addressed by the ULUR including alleys, garden home access and emergency vehicle access. b. Major Collector — The entry road, from SH 82 to the internal round -about, is requested to be modified to lower the design speed, required minimum 6' shoulders and ditch will not be provided as vertical curbing and 0-4' shoulders should be adequate to control water and access. 39 BOCC November 21, 2011 River Edge Colorado KE c. Minor Collector -- Defined as `Local Road' in REC this road is a neo -traditional design for reads providing direct access to homes. The proposed section is 36' wide with two 10' lanes and two 8' parking lanes/shoulders. The design speed is lower than County standards. Staff Comments: The Applicant states that these road standards are consistent with urban community requirements based upon a `suburban' form. The proposed roadway standards comply with AASHTO (American Association of State Highway and Transportation Officials) standards. Engineering review resulted in response from Chris Hale that the alley design must include a design vehicle minimum of either an emergency response vehicle or a garbage truck and that additional information and verification regarding inlet spacing on narrower street widths. Staff has included this requirement as a recommended condition of approval and therefore waiver of this standard is appropriate. §7-405 C. 1.a. Standards for Public Sites and Open Space — Amount of Land Dedicated — Road Dedications. This section requires that "unless specifically approved as private rights-of-way and so dedicated on the final plat, all roads, streets, alleys or other public traffic ways located within the subdivision and benefiting current or future residents of the subdivision shall be dedicated as public rights-of-way." The Applicant has stated that they were unable to apply for a "public crossing' from the Colorado Public Utilities Commission (PUC) and therefore the roads were required to be private. Staff Comment: Private roads are not uncommon in Garfield County; however they may come in several different forms. Typically a developer would design and construct necessary roadways within a development and then transfer the ownership and maintenance responsibilities to an Owner's Association or Special District. The roads would be for the use and benefit of the public while remaining in private ownership. Examples of private roads for the use of the public include Ironbridge, Springridge Reserve and most other subdivisions approved in the past decade in the County. Few subdivisions have truly private roads which include private ownership as well as private, restricted use; these roads require gating and further restrictions related to security and access questions related to guests, utility providers or other easement beneficiaries and emergency services. Examples of `private use and ownership' roads include Aspen Glen and Elk Springs. REC is proposing to provide truly private roads, along with gating of the entry at SH 82, however the access design has not been provided to demonstrate adequate stacking distance and coordination with the light on SH 82. The Applicant has stated that the request for "private roads" and gating of the community is due to the fact that the roads must remain private due to the inability of the developer to obtain PUC approval for a "public" crossing. This issue continues to evolve as the PUC has stated to Staff that access to serve a 366 unit subdivision would be considered 'public' therefore requiring a license for the crossing from the PUC. Certainly the Applicant can request private roads owned and maintained by the Owner's Association but it would appear that the volume and type of traffic would require a "public crossing" from the PUC. 40 BOCC November 21, 2011 River Edge Colorado KE Staff supports this waiver to the extent that the roads will be for the use of the public but will be owned and maintained by the POA. Staff does not support the gating of this community without the necessary engineering to determine how this security feature will function and coordinate with the traffic signals on SH 82. 2. 2030 COMPREHENSIVE PLAN Analysis of the various components of the Comprehensive Plan results in a determination of mixed compliance. 3. PHASING The Applicant has provided phasing information consisting of several tables included on Sheet 2 of the Final PUD Plan and construction phasing in the engineer plans. These PUD Plan tables include the following components: Table 2A — Lot and Tract Zoning Categories and Zoning District by Zoning Category Table 2B — Lot and Tract Zoning District by Filing Table 3 -- Dedications by Filing Table 4 -- Landscape Areas and Standards Table 5 — Lots by Filing, Affordable Housing, and Construction Schedule TABLE 5 - LOTS BY FILING, AFFORDABLE HOUSING, AND CONSTRUCTION SCHEDULE LOOS BY FILING f AF FORDABLE. LOT SUMMARY 1 CUMULATIVE AFFORDABLE . SCHEDULE OF FILING ESTATE' TOWN VILLAGE ATTACHED GARDEN HOMES AFFORDABLE r'.i PLATTINO: I 0 ]'+- G m 0 0 Otib 2014 10 0 0 C 0 13 13 70 :i6 7014 0 5 12 '9 0 0 12t . 201E1 ?A 0 C. 0 0 20 79 37 195 Y] 113 1A 0 G U C 21 0 :tit% 7016 3 0 15 1 0 0 0 21 2% 2071 4 0 44 8 0 0 0 16 % 2373 dA 0 0 u 0 19 0 f55µ 2023 5 0 27 0 0 0 0 141'95 2026 SA 0 D 0 0 14 14 +80% :•024 L g T' 35 0' 0 0 15.0% 2011 9 157 56 39 95 55 • 1 S 1% 2711 2,031 :NCE:1(7Fr Fa CUT LOT APP0.4i1.1.41E PROPOSED f1.4TioNG SEC2JENCE AND 1-.-C2"FD1J LE SU9.ECI TC) C!ONCE M5E0 CONG,F ONS Table 5 appears to most closely resemble a phasing plan as each filing is listed along with the number and type of lots and schedule of when that the plat is planned. The inclusion of a foot note attached to the schedule of phasing is significant given that it states that "Approximate proposed platting sequence and schedule subject to change based on market conditions". The inclusion of this note may render the phasing plan timing useless although it could still be utilized for sequence of the development. The Phasing Plan should be included in the PUD Guide so that it may be found in one location of the documentation. 41 TABLE 28 • LOT AND TRACT ZONING DISTRICT BY FILING FILING I 1 BLOCK # LOTIIRACT it ZONE; DISE! Cil 1 to I.X Ail 11 -ED FOV1 —1- B5 ' it, ----lioal 1 B4 ra AC 1 1 Ifi PAW IA MbViiiiNkli Aatt -- i.- f w4fEu i w liftiuirY._,. AP MN :5•PACt BOCC November 21, 2011 River Edge Colorado KE Table 2B lists the lots and tracts that will be included in each filing, for example filing 1 appears to include lots 1-20 in the Attached Home zone district and 39 lots in the Town zone district. Tracts in Filing 1 include right-of-way, common area, etc. This is consistent with the information provided in Table 5, just provided in a different format. Other tables track the amount of open space and common area dedication by filing. While Staff finds the information in these tables fIi -fir to be useful, the manner in which the information is The footnotes contained in these tables may provided is cumbersome and confusing. render the phasing useless. It may be more useful to have a single document that describes the sequence of platting, improvements associated with each plat and potential timing of platting and construction. 4. MUNICIPAL COMMENTS A. City of Glenwood Springs – Andrew McGregor, Director of Community Development responded to the request that the GWS City Council considered the project after receiving a presentation from REC representatives. Council had the following comments: i. The City is concerned about the creation of an unincorporated community without commensurate public services and infrastructure. This magnitude of development could be termed "sprawl. Concern regarding the magnitude of the development based upon division of the original site and possibility of development of adjacent parcels. iii. The rezoning does not appear to be justified nor is there a "demonstrated community need"_ Comments also include the current inventory of vacant lots versus the absorption rate of 58 units per year. iv. The subdivision will not promote rural character but will function as infill between Glenwood and Carbondale. v. Increased burden on County services and school personnel and facilities. vi. Impact to elk herd and migratory patterns. vii. Highway 82 impacts including when signalization will occur. viii. Access to site and impact to RFTA ROW and SH 82 ROW. B. Town of Carbondale Planning Commission comments: 42 BOCC November 21, 2011 River Edge Colorado KE i. Suggested an IGA be considered as a mechanism to review future development. ii. Comments on Unincorporated Communities. iii. Questioned community need of the development as price point is consistent with existing approved developments. iv. Absorption rate of homes sold between Aspen and Parachute is currently 50 units per month and questions whether REC absorption rate is realistic. v. Inclusion of adjacent property and potential additional development is a concern as cumulative impacts should be considered. vi. Specific project comments include additional buffering should be considered along the river, the site plan does not reflect unit clustering, community gardens does not meet the intent of retaining agricultural heritage, public access and open space, connection to RFWSD facilities should be reviewed, provide details on the signalized intersection at SH 82, coordination with RFTA, wildlife impacts. C. Town of Carbondale Board of Trustees comments: i. Gap in the Three Mile Area of Influence between Town and City, recommendation of an IGA as a tool for cooperation and understanding. ii. Question community need for the development. iii. Creation of jobs would be temporary. iv. Questions the beneficial effects on SH 82 traffic. v. The entire site development should be reviewed not just a portion of the whole. vi. Impacts to wildlife and lack of clustering. 5. WATER / WASTEWATER The original application request was to allow for the provision of private water and wastewater services or to obtain service from the RFWSD. This issue appears to have been resolved as Staff has been notified that a pre -inclusion agreement in the final stages of drafting between the Applicant and the District. The provision of District water and wastewater services is supported by the Comprehensive Plan. Preliminary Plan review is typically the process in which substantial engineering review occurs, however the connection of the water and wastewater service to the west side of the Roaring Fork River has not been discussed nor have sufficient preliminary plan level construction drawings been provided on where this connection would occur and how that connection will cross the river. District improvements that may be necessitated by the development include the potential for water treatment plant, wastewater treatment plant, connection of the development via SH 82 and Aspen Glen, water storage tank on the east side of SH 82. The District is a quasi -governmental entity and therefore would have to provide information to the Planning Commission via a Location and Extent application. 6. ACCESS A. CDOT State Highway Access Permit — the Applicant shall be required to obtain this permit and a Notice to Proceed prior to any activity occurring on the site. Phase 0 is the reclamation phase and this phase may commence upon application and issuance of a grading permit. The traffic associated with this activity could result in safety issues with accessing the state highway. The timing of installation of signalization and other improvements is unknown. 43 BOCC November 21, 2011 River Edge Colorado KE B. Roaring Fork Transportation Authority — comments from this agency include confirmation that an existing Easement Grant provides for a crossing in the general vicinity of the existing access point. The trip generation of the development will result in 3,567 daily vehicle trips which may result in safety conflicts at the crossing. The Applicant proposes to grade separate the Rio Grande Trail at the proposed entry into the site however RFTA is concerned that the rail banking of this corridor could result in future use of rail which would require substantial upgrades, and potential grade separation of the entry. RFTA would like to enter into an agreement with the Applicant that would assure costs of potential future improvements would not be the responsibility of RFTA. C. Private Roads/Gated Access — The Applicant proposes that the development contain private roads, a common proposal for subdivisions within Garfield County. Typically a development dedicates use of the roads within the subdivision for public use even though the ownership and maintenance responsibilities are the responsibility of the Homeowners Association, or in some cases a special district. The current proposal states that the roads will be owned and maintained by the Property Owner's Association (POA) however the roads will not be dedicated for "public" use. Additionally there has been discussion of gating the entry to the site however no details or plans have been provided regarding access to the site and how gating of the entry will impact SH 82. D. Colorado Public Utilities Commission -- The Applicant has stated that the PUC would consider this crossing of the rail corridor as a "private" crossing and therefore PUC licensing would not be required. Staff conversations with Pam Fishhaber of the PUC resulted in a PUC opinion that a crossing to serve 366 dwelling units would not be considered `private'. The PUC licensing process is recommended as a condition of approval as the PUC requires a demonstration of need for the crossing - the Applicant must obtain zoning entitlements prior to requesting the PUC license. E. Garfield County Public Works -- numerous comments have been received regarding the potential impact of intersection improvements to the east side of SH82 and CR 113/CR 110. The County had undertaken an intersection study which identified this site as a priority for improvement. The design and construction of the intersection, including entry into REC and CR 113/CR 110 SH 82 intersection, should be a coordinated effort. An ongoing discussion regarding these improvements is planned. F. Internal road system — As stated earlier the Applicant has requested waiver from Garfield County minimum road standards. The reviewing engineer concurred that the proposed road standards for the development were sufficient. Other questions that have arisen include the significant excess capacity associated with the roundabout and what additional traffic or uses this road may serve. A single entry subdivision, regardless of the Emergency Vehicle Access points, is a concern that should be carefully considered. The Applicant has stated that potential future connections exist through adjacent properties but provides no details or assurances that these connections will occur in the future. 7. GEOLOGY / HAZARDS A. Sinkholes / Soils f Steep Slopes— The development proposes to avoid these areas to the extent possible, or provide mitigation measures as detailed in the plan. Adequate mitigation measures appear to be in place with the exception of the 44 BOCC November 21, 2011 River Edge Colorado KE Applicant proposal to locate roads and utilities over a known sinkhole area at the south end of the development. B. The proposed reclamation activities included as Phase 0 may provide additional information regarding geotechnical and soils issues than is currently known. Additional studies should be submitted and reviewed as part of final plat application, a condition of approval is recommended regarding this issue. 8. ZONING A. PUD Administration — Exhibit HH contains a revised PUD Guide based upon staff comments on the original document. Though the amendment attempted to simplify the regulatory language it remains a complex and confusing regulatory document that will be difficult to administer. Staff is concerned with the use of footnotes (let alone the number of footnotes) on uses, dimensions, etc. which creates a confusing and cumbersome document. B. The Applicant proposes a suburban development plan utilizing urban road and drainage standards yet seeks to retain the rural and agricultural character of Garfield County. This property is currently zoned Suburban, a zone district that does not permit agricultural uses but allows for tower density 'in order to maintain a rural character'. Compliance with underlying uses in the Suburban zone district is a requirement of PUD zoning, except for the caveat that uses supported by the comprehensive plan may be considered as well. Accessory gardens, fruit trees and similar types of activities are appropriate in conjunction with residential uses or as an accessory use to residences. However agricultural use is not permitted within the Suburban zone which is primarily residential in character. The Planning Commission consideration discussed this issue and thought that gardens and orchards, as well as the development related agricultural uses were appropriate. Staff is concerned about the Applicant's ability to export excess agricultural products and the potential impact to SH 82. C. Temporary construction -related uses are proposed which include `material processing'. This would allow REC to gather the on-site resources (sand and gravel) unearthed during reclamation for use in the construction of the infrastructure of the development. The use of on-site minerals is supported by the Planning Commission, however all potential impacts related to this activity must be adequately mitigated. Fugitive dust and other air quality issues are a concern that must be adequately addressed. Questions remain regarding the Applicant's ability to export materials off-site. 9. AFFORDABLE HOUSING The applicant has submitted an Affordable Housing Plan and Agreement (AHPA) related to affordable housing requirements within the REC plan. Geneva Powell, Garfield County Housing Authority (GCHA) Executive Director, commented on requirements: A. The Applicant requires pre -sales of the units prior to construction and there is no precedent for this in the County's guidelines. This raises questions regarding obligation to provide the unit if there were no qualified buyer. GCHA recommends flexibility that would benefit potential purchasers of these units. 45 BOCC November 21, 2011 River Edge Colorado KE B. Three categories of pricing is included in the AHPA which proposes to allow buyers earning up to 150% AMI instead of the maximum of 120% AMI in the County's guidelines. This will open up the buyer pool to a larger population `while maintaining the integrity of the program by allowing families earning 80% to 150% AMI to purchase homes priced at 70% to 110% AMI.' C. The Applicant proposes the option of renting the affordable units if they are not sold within 120 days. This is not addressed in the County's guidelines. D. Additional questions include potential amendment of the AHPA with each phase given the timeframe for the development, timing of construction of units, ability to gain equity through potential improvements. This issue has become more complicated as the proposed text amendment, to reduce the provision of affordable units from 15% to 10%, proceeds through the review process. The effect of this text amendment on REC would allow for a reduction of eighteen (18) affordable units from the fifty -(55) five currently proposed. This would result in the provision of thirty-seven (37) affordable housing units - the caveat is that the text amendment would not apply to this development since they had submitted under the current code which required 15% affordable units. The Applicant has stated that they want to proceed to Board decision and they would then submit for a PUD Amendment to reduce the number of affordable units in the development. 10. FISCAL IMPACT The Applicant has provided a Fiscal Impact Analysis and Supplemental Update (Attachment E in EXHBIT HH) prepared by Andy Knudtsen of Economic and Planning Systems, Inc. This analysis was prepared to estimate public costs and revenues that would result from the development. Population estimates and forecasts were utilized to determine an absorption rate of 58 units per year, a rate of approximately 5% of County growth. The conclusion of the analysis was that the development of River Edge Colorado would result in a fiscal benefit to the County in the amount of -$26,000 annually. This figure was determined based upon annual ongoing expenditures, including long-term capital improvements, in an annual amount to be incurred by the County at $464,000 in 2021. The report goes on to analyze cumulative net fiscal impact of $566,000 if the total of one-time revenues is considered and a cumulative net fiscal impact of $715,000 if affordable housing units were not provided. VIII. PLANNING COMMISSION SUGGESTED FINDINGS The Planning Commission recommended the following findings which staff has updated to include Board of County Commissioner hearing information: 1. That proper public notice was provided as required for the hearing before the Planning Commission and Board of County Commissioners. 2. That the hearing(s) before the Planning Commission and the Board of County Commissioners were extensive and complete, that all pertinent facts, matters and issues were submitted or could be submitted and that all interested parties were heard at that meeting. 46 BOCC November 21, 2011 River Edge Colorado KE 3. That for the above stated and other reasons, the request for a Planned Unit Development (PUD) and Subdivision Preliminary Plan may be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County upon compliance with conditions of approval adopted by the Board of County Commissioners. 4. That, upon compliance with conditions of approval, the applications are generally compliant with the Garfield County 2030 Comprehensive Plan. 5. That, upon granting of waivers and compliance with conditions of approval, the applications have adequately met the requirements of the Garfield County Unified Land Use Resolution of 2008, as amended. IX. PLANNING COMMISSION RECOMMENDATION The Planning Commission considered these applications at public hearings held on July 13, 2011 and September 14, 2011. The Commission, by a vote of 6 to 1, recommends that the Board of County Commission approve the Zone District Amendment and Final PUD Plan, and the Subdivision Preliminary Plan for the River Edge Colorado Planned Unit Development, subject to the following conditions: 1. That all representations made by the Applicant in the application, and at the public hearing before the Planning Commission and Board of County Commissioners shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 2. The Preliminary Plan approval shall be valid for a period of three years. 3. The maximum density permitted in the River Edge Colorado project shall be 366 dwelling units. 4. The PUD Plan, PUD Guide and Preliminary Plan documents shall be updated based upon the approval granted by the Board of County Commissioners and copies provided to Building & Planning. These documents shall be attached to the resolutions associated with these applications. 5. The Development Agreement shall be finalized based upon Garfield County Attorney Office and Board of County Commissioner comments and shall be recorded in conjunction with the resolution (s) associated with these applications. 6. Grading Activity / Reclamation a. The applicant shall obtain a grading permit prior to initiation of any on-site activity related to Phase 0; b. Sufficient revegetation security shall be provided at grading permit; c. No activity related to reclamation or development of the project shall occur until such time as a State Highway Access Permit {SNAP} and Notice to Proceed has been issued by the Colorado Department of Transportation (CDOT); 47 BOCC November 21, 2011 River Edge Colorado KE 7. Vegetation a_ Prior to issuance of a grading permit or approval of a final plat, whichever shall come first, the Applicant shall provide a management plan for noxious weeds on REC property well as on the Conservation Easement parcel if agreed to by the Roaring Fork Conservancy; b. The Open Space Management Plans shall be amended to remove the 5% requirement prior to treatment of noxious weeds as State statute requires that state listed A and B species must be eradicated when detected with which the County concurs regarding all noxious weeds. c. County Vegetation Management Director shall be consulted regarding the calculation of revegetation security. 8. Geology The Applicant shall comply with the recommendations contained within the Geotechnical Engineering Report submitted for the project, as such recommendations may be amended through further geotechnical investigations, including the items listed below. The geotechnical engineer evaluating the site shall consider the recommendations provided by the Colorado Geological Survey. a. Detailed geotechnical investigations shall be provided as part of the final design submitted for each final plat and prior to the commencement of construction an the site; provided, however, that detailed geotechnical investigations for pre - development reclamation (Phase 0) activities, which activities shall be conducted as part of obtaining the required grading permit. Detailed cost estimates shall be included for mitigation done as part of the public improvements. b. Specific foundation designs for buildings shall be prepared by a professional engineer licensed in the State of Colorado and submitted at building permit. C. Subsidence and sinkholes are considered a potential risk across the site. The Applicant shall provide necessary mitigation where further geotechnical investigations reveal that the soil and bedrock conditions below critical road sections may lead to failure. Mitigation may include providing plans for alternate temporary access. "Critical road sections" are those road sections which if damaged by subsidence would eliminate access to lots within the REC project. d. If an agreement is reached with the Roaring Fork Conservancy to stabilize the base of steep escarpments, a maintenance easement and plan shall be provided to the County. e. An underdrain system shall be provided to protect below -grade construction such as retaining walls, deep crawlspace and basement areas. The drain shall be placed at each level of excavation and at least one foot below the lowest adjacent finish grade. f. Post reclamation (Phase 0) or post overlotlmass grading, as applicable, cut depths for buildings, structures or roadways shall not exceed 15 feet and fills should be limited to 10" in depth and not placed on steep downhill slope areas. Permanent unretained cut and fill slopes shall be graded at 2 horizontal to 1 vertical or flatter and protected against erosion by revegetation or rock riprap. 48 g. BOCC November 21, 2011 River Edge Colorado KE The grading pian shall consider runoff from uphill basins that drain through the project and at individual sites and water shall not be permitted to pond which could impact slope stability and foundations. h. Infiltration shall be limited into the bearing soils next to buildings by required exterior backfill to be well compacted and have a positive slope away from the building for a distance of at least 10 feet. i. Roof downspouts and drains will be discharged a minimum of ten feet beyond the limits of all backfill_ Landscape irrigation shall be limited in accordance with the provision of the irrigation system standards submitted with the PUD Application to ensure water application rated to not generally exceed evapotransporation rates. J. A detailed pavement design shall be provided in conjunction with submittal of each final plat - to determine if fine-grained soils exist that need to be removed. Where fill placement will occur as part of road construction activities in association with nay final prat as part of the subdivision improvements rather than in advance of the final plat application as part of reclamation (Phase 0) or overiot or mass grading activities, a geotechnical report shall be submitted to the County for review prior to paving; such report shall demonstrate that the fill will achieve the pavement design objectives in the pavement design report submitted with the subject final plat. k. The soils type results in a requirement for concrete exposed to on-site soils contain Type 1/11 portland cement (less than 5% tri -calcium aluminate). 9. Wildlife The Applicant shall comply with the recommendations contained within the reports of its consulting wildlife biologist and the Colorado Division of Wildlife, including the following: a. Lighting of open space areas, including indirect lighting and transient lighting from roads and homes, is not recommended. Street lighting shall generally conform to the lighting plan submitted as part of the PUD Application. Lighting of open spaces except that required around building in accordance with safety requirements is not permitted. Tall vegetation should be allowed or supplementally planted 10' off of the roadsides in areas where headlights from vehicles illuminate open space areas. b. Fences along roads should not be permitted exclusive of the elk fence along SH 82, cut and/or fill slopes along roads should be designed to facilitate wildlife movement except where retaining walls are utilized; this includes using native plant materials that mimic local native vegetation species and distribution in general conformance with the landscape plan submitted with the PUD Application.. c. Trails within REC and continuous open space areas shall be closed by the Property Owners Association during sensitive deer and elk winter seasons. Dogs, outside of yards or dog parks, should be on a leash year-round. d. Wildlife friendly fences should be required in the Cattle Creek and Roaring Fork River corridors. 49 BOCC November 29, 2011 River Edge Colorado KE e. Open Space Tracts are used as winter range; therefore, reclamation will need to occur using appropriate native plant species and vegetation profiles in general conformance with the specifications in the Reclamation Plan and landscape plans submitted with the PUD Application. Revegetation should occur as soon as possible. Noxious weeds should be treated bi-annually to minimize spread and impact on winter range. f. Dog and cat restrictions should include limitation of one dog and/or cat per unit (plus young up to 3 months); dogs must be leashed when outside of fenced yards during the winter months; loose or uncontrollable dogs and contractor dogs should be prohibited. g. Development of the REC project shall generally comply with the Erosion Control and Sediment Control Plan submitted for the project, and as more specifically detailed with each final plat, in order to reduce the likelihood of pollutants and sediment form developed areas from reaching Cattle Creek and the Roaring Fork River. Runoff should be filtered before running into the river or caught and used for irrigation purposes. h. A€1 utilities shall be buried. 10. Access and Roadways a. Prior to issuance of a grading permit or submittal of the first Final Plat, whichever shall be submitted first, the Applicant shall submit a Crossing License from the Colorado Public Utilities Commission (PUC), if required by state law. If PUC review and approval of the crossing is not required the Applicant shall provide a letter from the PUC to that effect. b. Prior to issuance of a grading permit or submittal of the first Final Plat, whichever shall be submitted first, the Applicant shall provide documentation from Roaring Fork Transit Authority (RFTA) regarding the acceptance of construction to grade separate the Rio Grande Trail in the vicinity of the project entrance. If construction collateral is not required by RFTA then collateral for this improvement shall be included in a County Improvements Agreement. c. The REC alley design must include a design vehicle minimum of either an emergency response vehicle or a garbage truck 11. Water a. Prior to issuance of a grading permit or submittal of the first Final Plat, whichever shall be submitted first, the Applicant shall provide a copy of the signed District Court, Water Division 5 Decrees in Case No. 07CW164 and Case No. 08CW198. b. Prior to issuance of a grading permit or submittal of the first Final Plat, whichever shall be submitted first, the Applicant shall provide a copy of the executed pre - inclusion agreement related to the provision of water and wastewater service to the River Edge Colorado development_ 12. Final Plat Requirements The Applicant shall comply with the following final plat requirements in addition to those 50 BOCC November 21, 2011 River Edge Colorado KE requirements contained within the Garfield County Unified Land use Resolution of 2008, as amended (ULUR). a. The Applicant shall provide the following information as submittal requirements with the first final plat application: 1. An Improvements Agreement; ii. Demonstration of formation of the Property Owner's Association; iii. Draft deeds for conveyance of improvements, facilities or real property from the Applicant to the POA; iv. Covenants, Conditions and Restrictions (CCR's) applicable to the development. b. Plat notes, in addition to the standard notes, shall include the following: 1. Engineered foundations shall be required for all buildings within the development. These foundation plans shall be stamped by an engineer licensed in the State of Colorado or a letter stamped by a qualified geotechnical engineer stating that no special foundation design is necessary. 13. The Applicant shall submit an appraisal with the first application for Final Plat in the subdivision so that calculation of the amount of the fee -in -lieu payment of school land dedication for the subdivision can be calculated. Payment of the fee -in lieu will be required prior to approval of the first final plat for the subdivision. 14. Prior to approval and recordation of the first final plat The Applicant shall be required to comply with Resolution 2008-05, the required residential impact fee of $730.00 per unit for the Carbondale and Rural Fire Protection District. Payment of this fee shall occur prior to approval of the first final plat for the subdivision. 15. The 'Guesthouse' provision in the PUD Guide shall be removed. 51 From: Michael Prehm To: Betsy Suerth; cc: Kathy A. Eastlev; Subject: River Edge (Rezone PUD / Preliminary Plan) Date: Wednesday, May 18, 2011 4;42:15 PM Betsy, After reviewing the material given, 1 noticed the water system had changed from a year ago. Instead of storage tanks being installed up County Road 110 and a line down the road and across Hwy 82. It shows the water system being tied into the Iron Bridge, Teller Springs, and Aspen Glen loop. if I understand after talking with Kathy Eastley this loop is an alternate. My question! are the plans for the water tanks up County Road 110 still in the works? In the Summary of Request, the application states a maximum of 30,000 square feet of commercial / public -quasi -public. Is this going to generate any additional traffic that is not mentioned? The application also requests Subdivision Preliminary Plan to create 346 lots, and tracts for commercial/public-quasi-public use. Where would these tracts be and what access would be needed? Mike MEMORANDUM SCfiMUESER GORDON 1 NEPER TO: Kathy Eastley, Garfield County Senior Planner CC: Betsy Suerth, Garfield County Public Works Director FROM: Lee Barger, SGM DATE: May 24, 2011 SUB.': Project # 2010-413.007 Preliminary Plan Review of Proposed SH 82 Access at River Edge 1 have reviewed the drawings for highway access to the proposed River Edge development at the intersection of SH 82 and Cattle Creek Road. This review included plan sheets CO1M2 (Overview of Access), CO2.01 (Plan & Profile), C04.01 (Typical Sections), and C06.01 (Site Access Plan). My concerns are detailed below. The first concern is the point of intersection of River Edge Drive with State Highway 82. Since a detailed plan for improvements to the Cattle Creek intersection has not been fully developed by the County, the first priority should be to line River Edge Drive up with the existing intersection where CR 113 (Cattle Creek) intersects SH 82. The current plan shows this intersection offset south slightly (about 12' or one lane width) from the existing centerline of the Cattle Creek access. If the County were to finalize a plan for access improvements to this intersection, coordination between the applicant and the County should occur to be sure the final configuration is a conventional 4 -way intersection with minor street legs aligned directly across from each other. Based on the alignment shown, it appears the applicant has some flexibility in where this approach intersects with SH 82, although the RFTA easement may need to be modified if the design changes drastically (which it shouldn't). CDOT requires 6' shoulders adjacent to turn lanes; where the plans show 4' shoulders. Additionally, the median nose shown on the plans on the westbound SH 82 approach should be pulled back to allow Iarge vehicles turning from Cattle Creek to eastbound SH 82 more room to maneuver. The proposed lengths of acceleration and deceleration lanes shown on the plans are consistent with the standards for design given in CDOT's State Highway Access Code and based on the expected demand generated by River Edge. However, the plan only shows improvements to the intersection for traffic oriented to and from River Edge; no improvements are shown for the Cattle Creek or east side of the intersection (north by 118 W. 6T3' Street, Suite 200 Sehmueser Gordon Meyer, Inc. (970)945-1004 Glenwood Springs, CO 81601 (970)945-5948 FAX 1 CDOT's orientation). These improvements should be coordinated with the County's plan for Cattle Creek improvements. Finally, 1 did not review the River Edge interior streets plan, profiles, and sections, but I did see the proposed roundabout at the intersection of River Edge Drive and TrailsidefRiverside Loop Drives. 1 am curious if other alternatives for traffic control were contemplated at this intersection for a development of 300+ units? 1 am not sure a roundabout (or signal) would be warranted. The traffic study addresses highway access only and does not analyze this intersection or assess the operations of the internal roadway network. Could a four-way stop or mini -roundabout be incorporated here? The money used for a frill -size modern roundabout at this location might be better spent on more vital and warranted improvements at the Cattle Creek intersection. 38 W. 6th Street, Suite 200 Schmueser Cordon Meyer, Inc. (970)945-1004 Glenwood Springs, CO 81601 (970)945-5948 FAX 2 G-ARFIELD COUNTY HOUSING AUTHORITY 1430 RAILROAD AVENUE Unit F RIFLE, CO 81650 (970) 625-3589 Fax 970-625-0859 May 31, 2011 TO: Kathy Eastley Garfield County Planning Dept. FROM: Garfield County Housing Authority (GCHA) REF: River Edge Rezone PUD/Preliminary Plan, Affordable Housing Garfield County Housing Authority (GCHA) has reviewed River Edge PUD and understands that the applicant proposes 55 affordable housing (AH) units to be built over 11 phases or 5 AH units per phase. Homes are clustered into 3 tracks in the PUD. GCHA offers the following comments: On page 4, paragraph 3 of the Affordable Housing Plan and Agreement (AHPA) the applicant requires presales before building AH units. There is no precedent for this in the County's guidelines. Would the applicant be released from his obligation to build the AH units if there were no qualified buyer within the applicants timeframe? GCHA believes that flexibility from both the applicant and the guidelines would be of benefit to potential buyers of these AH units. Currently, the downturn in the economy and the tightening of the lending industry has made it harder to buy and sell homes, both free market and deed restricted. We cannot foresee this trend during the build out of this development over the next 10 to 20 years. On Page 5, paragraph 5 of the AHPA the applicant provides 3 categories of pricing for the AH units. The applicant proposes to allow buyers earning up to 150% of AMI instead of the maximum 120% AMI allowed in the County's guidelines. GCHA views this as opening the buyer pool to a larger population while maintaining the integrity of the program by allowing families earning 80% to 150% AMI to purchase homes priced at 70% AMI to 110% AMI. If the exception to the guidelines is made to accommodate these pricing categories, GCHA request that it apply to all resales within River Edge. On Page 6, paragraph 9 of the AHPA applicant proposes option of renting AH homes if not sold within the 120 days. This is not addressed in County's guidelines. However, this is an interesting proposal as it is the intent of the program that each AH unit be occupied by a qualified family. If allowed, the rents would need to be below market rent to maintain the unit as affordable to families within lower AMIs. Rental guidelines could easily be written and agreed upon, however more questions would need to discussed such as; If the units are rented would the developer offer them for sale again at some point? Would the sale price of a previously rented unit be reduced from that of a new unit? Is the developer the property manager for the rental? Additional comments on the AHPA are: Could the AHPA be amended with each phase, especially with such a long build out schedule? Will the applicant provide at least one single-family home within each phase? Are all 5 AH units required to be built in a phase before the next phase is started? Would applicant consider designing an aspect to the Ali homes that would permit owners to improve their equity by finishing or improving the home (basements, carports, decks etc)? GCHA continues to look over the Declaration of Deed Restriction that was provided by the applicant and may offer some comments before final recordation. Sincerely, Geneva Powell Executive Director Garfield County Housing Authority 1430 Railroad Avenue, Unit F Rifle, CO 81650 (970) 625-3589 Rifle (970) 625-0859 Rifle Fax (970) 945-8082 Glenwood wwwga rfieidhousing corn SHERIFF OF GARFIELD COUNTY LOU VALLARIO Io7 8"r Street GCenwood 5prmgs, CO 816oi Tirane: 970-945-0453 fax: 970-945-6430 June 15, 2011 Kathy Easticy Garfield County Building and Planning 108 8`h Street, Suite 401 Glenwood Springs, CO 81601 RE: River Edge Colorado — Rezone PUD/Preliminary Plan Dear Kathy: JUN 1 5 nil IoG County Road 333-A 3ZCe, CO 8165o Thane: 970-665-0200 Fax: 970.565.0253 I have reviewed the application for the proposed River Edge Colorado subdivision, and have the following comments on this application. Access The concerns of the Carbondale & Rural Fire Protection District, in regards to the Emergency Vehicle Access points, are also concerns of the Sheriffs Office. Additionally, without reviewing comments from CDOT, the Sheriff's Office has concerns on the impact of the ingress/egress onto HWY 82 at the Cattle Creek intersection. Please contact me if you have any questions or if I can be of any assistance. Sce ely, yZa James H. Sears Emergency Operations Sgt. MEMORANDUM To: Kathy Eastley From: Steve Anthony Re: Comments on the River Edge Rezone PUD 6720 Date: .lune 10, 2011 Noxious Weeds • Staff requests that the applicant arrange an on-site meeting between the Roaring Fork Conservancy, River Edge, and Garfield County Vegetation Management to discuss and develop a management plan for noxious weeds located on River Edge's property that has a conservation easement. • Staff concurs with the statement from the applicant's consultant, Rocky Mountain Ecological Services that weed control treatments continue to occur before development begins. • Covenants -We recommend that the applicant put in stronger language regarding noxious weed control that will emphasize that each property owner has the responsibility to manage state and county listed noxious weeds • Open Space Management Plan (OSMP)-There is a statement on page 4 of the OSMP, item 5, that states that "weeds that occupy 5% of the foliar cover shall be treated in accordance with the State Colorado Noxious Act." This implies that a cover of weeds of up to 5% is acceptable. Legally, all State List A species and many List B species must be eradicated when detected. The 5% statement should be deleted or rewritten. That standard of allowing up to a 5% cover is not acceptable. Revegetation • The Revegetation Plan is acceptable. Under normal circumstances, we would request that the applicant provide a quantification of the surface area to be disturbed, and then we would recommend a $2500 per acre revegetation security. In this situation where almost the entire property was scrapped bare about 7 years ago, that approach may not be the rnost sensible. I recommend a meeting between Building & Planning, Vegetation Management, and the applicant to discuss the revegetation security amount. Jim Rada Kathy A. Eastlev: PU©5720/5PP6721 River Edge Colorado Friday, June 17, 2011 4:25:04 PM 0 e the following comments at this time: Neither the Water Supply or Wastewater Treatment plan is definitive in terms of who will provide these services. The option of privately owned and operated water and wastewater treatment plants operated by the Homeowners Association, is not, in my pinion, a sound option for this type of development due to the inherent weaknesses of HOA's to properly manage these systems. I strongly recommend that the applicant be required to nail down rovision of water and wastewater services that result in high-quality, sustainable operations. 2. The applicant is on the right track in terms of developing a walkable, sustainable community that creates space for growing fresh Dods during the summer growing season. This is an extremely important element of urban development that we need to continually to include in community planning in order to begin addressing chronic public health issues like obesity, diabetes and heart disease. ain, the applicant puts responsibility for upkeep of open spaces, ardens, orchards, sidewalks, trails and streets in the hands of the homeowners association. 1 am skeptical that without a more solid plan for financing and managing these community amenities, that they will eventually lose priority and fall into a degraded state and residents will fall back to getting in their cars to go to the store or rely on nearby convenience stores to fulfill their dietary needs. 3;. Access to fresh foods and other amenities will still involve getting ::in one's car for a run to the market in Carbondale or Glenwood. This does nothing to reduce air pollution from vehicles. Nor does it encourage people to walk or ride bicycles to take care of daily needs. 1 believe that land should be made available for commercial purposes specifically to encourage development of a local food store to serve residents of this community and the central valley area. 4. Assuming that the applicant can finance the construction of the infrastructure and all other elements of the project, I see no projected long term budget for operation and maintenance of the POA owned and operated elements of this development. I suspect that these numbers will be substantial, particularly if a POA WTP and WWTP are constructed. Based on the CCRS and the amount of commonly owned elements, managing a development this size could require a rather large budget. Spread amongst 366 owners, this could result in substantial annual assessments. Along with the annual assessments and any special assessments that may be needed as to property ages, this could put a large financial burden on the middle-class families that will likely occupy these homes. nks for the opportunity to review this proposal. Rada. EtOranmental Health Manager , held County Public Health 95W.:14th Street Atli 81650 km? - 970-B25-5100 x8113 171:1,625-831:14 ttl'..4.--.9711-31B-157U ,kplgarfield-county.com fiarfield-county.com */87G DEPARTMENT OF NATURAL RESOURCES DIVISION OF WATER RESOURCES June 22, 2011 Kathy Easily Garfield County Building and Planning 108 8th St Ste 201 Glenwood Springs CO 81601 Re River Edge PUD and Subdivision Preliminary Plan Sections 7 & 12, T7S, R88VV, 6TH PM W. Division 5, W. District 38 Dear Ms. Easily: John W. Hickenlooper Governor Mike King Executive Director Dick Wolfe, P.E. Direcior/Stnte Engineer We have reviewed the above referenced proposal to create a PUD on 160 acres for a residential development to include 366 residential units of various sizes and types and 9 non- residential units, ail to be built on 346 lots, along with recreational open space and a neighborhood center_ In addition, the applicant is proposing to complete the subdivision process for the proposed PUD by subdividing the land into 346 lots. The applicant proposes to provide water to the PUD through the Roaring Fork Water & Sanitation District (the District) pursuant to water rights and an augmentation plan decreed in Case No. 01CW187 and pending court cases 07CW164 and 08CW198. Potable water will be provided either through existing alluvial wells and/or surface water diversions operated by the District, or through a surface water intake located along the Roaring Fork River adjacent to the project site, to be operated by the River Edge Colorado Property Owners Association (POA). Irrigation water will be provided by the POA through the Glenwood and Staton Ditches. Sewage disposal will be through a central system. A conditional fetter of confirmation from the District was provided. The applicant anticipates a requirement of 375 Equivalent Residential Units (EQRs) of potable water for 366 residential units and 9 non-residential units. Per the Water Treatment and Distribution Design Report provided in the submitted materials, it appears this requirement is based on the assumption that each EQR is equivalent to a household demand of 189 gallons per day (gpd) per single family unit. The augmentation plan decreed in the Division 5 Water Court, in case no. 01CW187, limits the final development to 349.55 EQRs and 3 acres of irrigation using an assumption of 300 gpd per EQR. This decreed augmentation plan does not allow for the flexibility to assume a reduced household use water demand per single family unit in order to increase the number of EQRs. To date, no other decrees providing water to the development have been adjudicated, and pursuant to the decree in case no. 01CW187, the applicant is limited to less EQRs than is proposed under this application. The applicant indicated that additional water supply will be available in two pending water court cases; however, pending water court cases do not serve as an adequate claim to a legal water supply. In addition, the proposed alternative supply for potable water diverted through a surface water intake along the Roaring Fork River and operated by the POA has not yet been decreed but is included in the pending water court cases. Until these proposed alternate points of diversion are decreed, the applicant is limited to diverting the water through infrastructure owned and operated by the RFWCD as specified in case no. 01CW187. The applicant will not be able to utilize an alternate Office of the State Engineer 1313 Sherman Street, Suite 818 • Denver, CO 80203 • Phone: 303-866-3581 • Fax: 303 2366 35€39 h ttp://water.state.co.us Kathy Eastly June 22, 2011 River Edge PUD and Preliminary Plan water infrastructure systern until such a time as alternate points of diversion, which allow for the applicant to have direct control of said water, are decreed. The applicant anticipates a raw water demand for approximately 150 acres of irrigation at any one time. Diversions will be made from the Roaring Fork River at the Glenwood Ditch and from Cattle Creek at the Staton Ditch. According to the Water Supply Plan provided with the application, the applicant can divert approximately 12.23 cfs from the Glenwood Ditch and 4.69 cfs from the Staton Ditch. The 12.23 cfs from the Glenwood Ditch and the 4.69 cfs from the Staton Ditch are subject to the change of water right and plan for augmentation decrees entered in case nos. 01CW188 and 431 CW189. Use of these water rights at the proposed subdivision must be operated in accordance with the decrees entered in case nos. 01 CW188 and 01 CW189 and cannot result in an expansion of use. Note that these two cases also provide for operation of the Bair Chase Lakes Nos. 1 — 5. The operation of the lakes must also be in accordance with the terms of these decrees and cannot result in an expansion of use of the Applicant's share of these ditches. Due to the lack of a water court approved augmentation plan that meets the number of EQRs proposed by this application, the State Engineer finds pursuant to CRS 30-28-136(1)(h)(I), that the proposed water supply will cause material injury to decreed water rights and is inadequate. Since a final water supply has yet to be confirmed, we will refrain from commenting on the physical adequacy of the water supply at this time. If you or the applicant has any questions concerning this matter, please contact Karlyn Adams in this office. Sincerely, Megan Sullivan, P.E. Water Resource Engineer MStkaalRiver Edge PUD and Subdiv.docx cc: Alan Martellaro, Division Engineer, Division 5 Bill Blakeslee, Water Commissioner, District 38 COLORADO GEOLOGICAL SURVEY Department of Natural Resources 1313 Sherman Street, Room 715 Denver, CO 80203 Phone: (303) 866-2611 Fax: (303) 866-2461 June 3, 2011 Ms. Kathy Eastley Garfield County Building and Planning 108 8th Street Glenwood Springs, CO 81601 keastley[agarfieldcouny.com Re: River's Edge PITO and Preliminary Plat Application CGS GA -11-0008_1 Dear Ms. Eastley: COLORADO DEPATURALRTMENT OF NA RESOURCES Bill Ritter Governor Harris D. Sherman Executive Director Vincent Matthews Division Director and State Geologist Thank for the submittal of the above referenced proposal. The proposal is to allow a mixed-use development with 366 residential units, open space and commercial. 1 visited the site on May 29th and 31$`. As noted in the application, the site is generally located on terraces above the Roaring Fork River and adjacent to SH 82. Cattle Creek is a large drainage, which enters and bisects the site. An existing house is located near the center of the site. The site has been graded in the past; fill areas and soil stockpiles can be found throughout the site. Other structures, such as irrigation ditches and rail, cross the site. Generally, the site has moderate slopes. Slopes steeper than 30 percent are present along terrace edges adjacent to the Roaring Fork River. A small alluvial fan sits in the northeast comer of the site. Also, as you know, the site contains numerous sinkholes caused by the dissolution of evaporate bedrock. Soil piping, erosion, and slope instability was evident alongthe steep terrace slopes. Erosion of the base of the terrace was evident where the outer bends of the river cut into the base of the terrace. Generally, the applicant has done a good job avoiding the most severe geologic hazards. The main geologic hazards are outlined in geotechnical reports, by HP Geotech, dated August 12, 2008 and November 15, 2010, include the following: • Subsidence and sinkholes caused by dissolution of evaporite deposits • Expansive and collapsible soil • Slope instability along steep slopes adjacent to the river. • Uncontrolled fill • Debris flow and flooding hazards The recommendations in the most recent geotechnical report are similar to those contained in an earlier version. Recommendations critical to protecting public safety include: • Buildings, roads, and underground utilities should not be placed on or near high -hazard sinkholes; identified as Zone 1. To the extent feasible, Zone 2 or moderate hazard areas should be avoided. If development occurs in such areas, all sinkholes, and areas with potential sinkhole hazards should be fully investigated prior to approval of development plans. • Ms. Kathy Easticy Page 2 June 3, 2011 • • If avoidance is not possible, roads can be constructed over stabilized sinkholes but buildings and critical utilities should not. • Buildings should be setback from the steep escarpment. A minimum setback of 2H:1 V should be measured from the edge of the river channel. • Riverbanks at outside channel bends are eroding the base of steep terrace slopes during peak flows. If allowed to continue, slope failure may occur and impact roads and buildings near terrace escarpments. Other recommendations that will impact the performance of buildings, roads, and utilities include: • Mitigation of expansive and/collapsible soil • Construction of an underdrain system • Restrictions regarding cuts and fills and other grading activities; including identification of the extent of uncontrolled fill and removal and recornpaction • Mitigation of debris flow hazards • Mitigation of corrosive soil The application also contains a mitigation plan of how hazards will be mitigated. Some of the key mitigation measures are outlined below: Sinkhole Hazards Roads, homes and utilities generally avoid High Hazard Zone 1 areas. However, road and utility segments cross Hazard Zone 1 areas and homes are proposed in Moderate Hazard Zone 2 areas. In these areas, the applicant proposes: • Further investigations will be performed and a site-specific mitigation action will be developed as part of final design and field construction activities. • At a minimum, road areas will be overexcavated to a minimum depth of 5 feet below design grades, and select fill placed and compacted to 95 percent Standard Proctor or better. • Utility areas will be over -excavated to a minimum depth of 5 feet below the design invert, select fill placed (compaction at 95 percent Standard Proctor) and a sleeved utility installed (i.e. allowing bridging of the identified void). • Compaction grouting or structure bridging may be considered. • The placement of geosynthetics beneath the pavement may also be considered • Whichever mitigation is selected, the primary objective is to lessen the impacts of differential settlement. • If adequate mitigation cannot be achieved, utility areas will be realigned to areas without hazards_ • Additional investigation will be done for lots located in Zone 2 before development. Lots may be relocated or special foundation designs required. Slope Instability Along Steep Terrace Slopes • Planned development within the Project Site does not directly encroach into any existing steep escarpments. However, further erosion of terrace escarpments may cause safety hazards. • The applicant proposes stabilization of eroding areas. Discussions regarding stabilization of areas within the RFC Conservation Easement are occurring. II -approved by the RFC, these areas will be further investigated and a detailed mitigation program developed as part of the Reclamation Plan (Phase 0). • Additional investigation of "piping failures" will be done and stabilization plans will be developed. Irrigation within these areas will be managed to reduce further degradation. Debris Flows • Grading for Highway 82 and the development to the cast of the highway should reduce the extent of future deposition on the fan limiting the risk to proposed structures on the site.. • Ms. Kathy Eastley Page 3 June 3, 2011 • Flaw diversion or deepened foundations, on the Executive Lot should be incorporated into the final designs based on further field investigations. CGS Recommendations • The mitigation measures outlined by the applicant appear to be feasible. However, additional investigation and design will be needed. Other than specific foundation designs for buildings, this should be done prior to approval of the final plan and, in most cases, before construction begins. Detailed cost estimates should be included and mitigation should be done as part of public improvements. • As a result of additional work, final tot, utility, and road layout may change; this includes relocation. • CGS also considers subsidence and sinkholes, related to dissolution of the underlying evaporite bedrock, to be a potential risk across the site. Near -surface underground voids may exist that have not yet breached the surface to become visible sinkholes. One specific concern is that it appears there will only be one access into and out of the site. lfa sinkhole occurs along sections of the primary access road, emergency access to the site may be greatly impaired. The county may wish to discuss this issue with the county emergency manager. It may be prudent to verify sod and bedrock conditions below critical road sections and/or develop plans for providing an alternative emergency access if needed. • Ilan agreement is reached to stabilize the base of steep escarpments, a maintenance easement and plan should be provided. Making sure that the base of the slope remains protected over the course of time against erosion will be important to the safety of sections of road and several lots. • Where roads and utilities cross high and moderate sinkhole hazards, the applicant proposes a wide range of mitigation options. Each option has associated risks and costs. The county may wish to take an active role in determining what options are chosen and what risks are taken by the county and future owners; especially if any maintenance responsibility is assumed. • The site does contain industrial minerals. The mineral resource report states that because the site is zoned residential mineral deposits are not of economic value. However, this may be true but the report does not contain any data to support this conclusion. The applicant is correct in concluding state statutes regarding preservation of commercial mineral deposits do not yet apply to Garfield County. However, I am not sure if the county has adopted plans or policies that would apply. • All other recommendations outlined in geotechnical reports arc valid and should be followed. In summary, it is important to note that even with the avoidance and mitigation measures outlined above and in the geotechnical report, subsidence may occur and building, roads, and utilities may be severely damaged. The following quote from the geotechnical report should be strongly considered during the entitlement process. Even with mitigation it may not be possible to prevent some structural damage to buildings, but it should be feasible to prevent sudden collapse and provide a reasonable level of safety for the building occupants." Please contact me if you have any questions or concerns. 1 can be reached at 303.866.2018 or by email at karen.berry a state.co.us. Sincerely, je..N Karen A. Berry Geological Engineer, PG, AICP, CPESC-SWQ From: To: Subject: Date: Roussin, Daniel Kathy A. Eastiev; River Edge Colorado Rezone Wednesday, April 27, 2011 10:33:04 AM Kathy — I have no comments on the rezone. As you are aware, this project will have a big impact to the highway system. The applicant will need an access permit for SH 82. The challenge will be to tie it other side due to 4 intersection (2 frontage roads, 2 county roads). As you are aware, CDOT, Garfield County and the applicant will need to work together to make the long-term access work. If you have any questions, please let me know. thanks Dan Roussin Region 3 Permit Unit Manager 222 South 6th Street, Room 100 Grand Junction, CO 81501 970-683-6284 Office 970-683-6290 Fax From: Will, Perry To: Kathy A. Eastley: Subject: FW: River Edge Colorado Date: Tuesday, June 14, 2011 4:47:50 PM Attachments: cattlecreek2.doc Cattle Creek.doc From: Groves, John Sent: Tuesday, June 14, 2011 9:34 AM To: Will, Perry; Yamashita, Matt Subject: RE: River Edge Colorado It should not have significant impacts if they follow the recommendations outlined in letters dated 4/15/2008 and 2/19/2009 regarding Cattle Creek Crossing. The main impacts will be to the heronry if our previous recommendations are not followed. There will be displacement of the elk that winter on the property while construction is ongoing, however they are likely to move in thicker once that has ended and it is not critical winter range. I have attached the letters if you want to send to Kathy or I can put together a short letter for your signature. John From: Kathy A. Eastley [mailto:keastley@garfield-county.com Sent: Monday, June 13, 2011 2:54 PM To: Will, Perry Subject: River Edge Colorado Perry, A referral was sent to the CDOW in late April seeking comments on a development proposal for River Edge Colorado (formerly known as Cattle Creek). live not received comments from CDOW and was hoping that you could provide me a timeframe on when we might receive something -- or if there is no comment, and email to that effect. Thanks. Kathy Eastley, AICP Senior Planner Garfield County Building & Planning 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 keastley@garfield-county.com SUCCESS I5 NEVER FOUND. FAILURE I5 NEVER FATAL COURAGE IS THE ONLY THING. - WINSTON CHURCHILL STATE OF COLORADO Bili Ritter, Jr., Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE AN EQUAL OPPORTUNITY EMPLOYER Thomas E. Remington, Director 6060 Broadway Denver, Colorado 80216 Telephone: (303) 297-1192 wildlife.state.co.us April 15, 2008 Fred Jarman Garfield County Building and Planning Dept 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: Cattle Creek Crossing sketch plan submission Dear Fred: For Wildlafe- For People The proposed Cattle Creek Crossing property is not located within any big game critical habitat areas, but adjacent to important elk and deer winter range on the east side of Highway 82. Use by deer and elk on the property generally occurs during the winter and spring months but with some year round deer use on the riparian corridors along the Roaring Fork River and Cattle Creek. A mapped elk highway crossing exists to the south of the property and a wide mule deer crossing runs along most of the eastern boundary of the property. In addition the property is home to a Targe great blue heron rookery, many small mammals, neo -tropical song birds, raptors and amphibians. The existing conservation easements held by the Roaring Fork Conservancy will go far to help protect the riparian and wetland habitats along the Roaring Fork River and Cattle Creek. The proposed enhancement of these riparian areas and enhancement of Cattle Creek for trout habitat are welcomed by the Division. The overall size and density of this proposed development will have a direct and indirect impact on wildlife. Until a final site plan is implemented not all impacts to wildlife can be addressed, but the Division would like to make the following recommendations to help minimize potential impacts: 1. As noted the property in not located within any mapped big game critical habitat areas, however etk usage of the property is considerable. Surrounding golf courses and residential areas provide fertilized grasses drawing the elk to the area which then seek refuge on the undeveloped Cattle Creek property. The displacement of elk out of this refuge area is likely to create additional road kill with elk moving back and forth across Hwy 82. The development has proposed using the existing Cattle Creek culvert under Hwy82 as an elk underpass, but it is unlikely much use will occur due to the proximity of buildings and activity on the east side of the highway and the natural unwillingness of elk to use underpass structures. DEPARTMENT OF NATURAL RESOURCES, Harris D. Sherman, Executive Director WILDLIFE COMMISSION, Toni Burke, Chair • Claire O'Neal, Vice Chair • Robert Bray, Secretary. Eik conflicts are to be expected in the development and plantings of native vegetation are encouraged to help reduce some of those conflicts. Eliminating plantings of any berry, fruit, or nut producing plants or shrubs will help discourage elk, deer, bears and other wildlife from feeding on landscaping. Homeowners need to be aware that the Division of Wildlife is not liable for any damage to landscaping by deer, elk, or bear. 2. The heronries located on the south west portion of the property are likely to be greatly impacted with the current development plan. Nests are located as close as 50 yards to the crest of the hill directly east of the heronry. The building sites proposed for this area are well within the standard DOW recommended buffer of 1640 ft. and will likely cause abandonment of the heronry. Substantial measures are needed to minimize the impacts this development will have on the heronry including: creating a buffer zone around the heronry, extensive berming and vegetative screening, restrictions on construction timing, and limiting of upper level decks on homes facing the heronry. All berming and vegetative screening should be in place at least 1 year prior to any construction occurring near the heronry. More detailed recommendations can be given when a detailed construction plan is submitted_ 3. The riparian areas along the Roaring Fork River and Cattle Creek are extremely important to wildlife. These areas 'on the property currently contain a large great blue heron colony and had previously seen bald eagles nest there. Due to the critical nature of these areas for wildlife it is recommended that any proposed trails/paths be eliminated and public access be limited into these areas_ 4. Stormwater runoff into Cattle Creek and the Roaring Fork River is of concern. Adequate measures need to be implemented to reduce the likelihood of pollutants and sediment from the developed area reaching these waterways. Runoff water should be filtered before running into the river or caught and used for irrigation purposes. 5. All utilities buried. 6. Fencing should be held to a minimum_ Any necessary fencing should be wildlife friendly. For wire fencing, 42" maximum height, 4 wire with a 12" kick space between the top two strands. Rail fencing should be 48" or fess with at least 18" between 2 of the rails. 7. Homeowners are responsible for removing dead wildlife which may die on their property. Thank you for the opportunity to comment. If you have any questions, please feel free to contact DWM John Groves at (970) 947-2933. Sincerely, Perry Will Area Wildlife Manager Cc: DOW — R.Velarde, J.Groves, file STATE OF COLORADO Bill Ritter, Jr., Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE AN EQUAL OPPORTUNITY EMPLOYER Thomas E. Remington, Director 6060 Broadway Denver, Colorado 80216 Telephone: (303) 297-1192 Wildlife. state.co.us February 19, 2009 Kathy Eastley Garfield County Building and Planning Dept 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: Cattle Creek Colorado PUD review Dear Kathy: For Wlldlife- For People The DOW has reviewed the Cattle Creek Colorado PUD amendment and has previously commented on the development proposal in a letter dated April 15, 2008. Comments and recommendations from that letter are still relevant. The Cattle Creek development property is not located within any mapped big game critical habitat areas, but is adjacent to important elk and deer winter range on the east side of Highway 82. Use by deer and elk on the property generally occurs during the winter and spring months with some year round deer use on the riparian corridors along the Roaring Fork River and Cattle Creek. While it is not mapped critical winter range the property has become a preferred wintering area for elk. The upper benches provide loafing/solitude areas, while the riparian corridors provide cover and food. A mapped elk highway crossing exists to the south of the property and a wide mule deer crossing runs along most of the eastern boundary of the property. Car/elk accidents have increased significantly along the stretch of SH 82 from mile marker 6.5-12 in the past several years. In addition the property is home to a large great blue heron colony , many small mammals, neo -tropical song birds, raptors and amphibians. The overall size and density of this project is going to have direct and indirect impacts to wildlife. Until a final site plan is implemented not all impacts to wildlife can be addressed. The Division is concerned about several issues related to the current development proposal and makes the following recommendations: 1. The proposed trails into the riparian areas along Cattle Creek and the Roaring Fork River should be eliminated. Any recreational trails proposed should remain on the bench above the river and out of the conservation easement areas held by the Roaring Fork Conservancy. The proposed trails are listed for fisherman access but in reality these will become recreational hiking trails and dog walking areas which will rapidly diminish the values for wildlife that the easements are designed to protect. DEPARTMENT OF NATURAL RESOURCES, Harris D. Sherman, Executive Director WILDLIFE COMMISSION, Robert Bray, Chair • Brad Coors, Vice Chair • Tin Glenn, Secretary 2. The Division is discouraged with the fact that the current great blue heron nesting locations have not been identified in the current building plan nor have any steps been taken to minimize impacts in the building plan. The mitigation proposals outlined in the CCR's are inadequate and rely on future abandonment of the colony. The current locations are several hundred yards upstream of the old nest sites identified in the building plan and have been active for over 5 years. The heronries located on the south west portion of the property are likely to be greatly impacted with the current development plan. Nests are located as close as 27 yards to the crest of the hill directly east of the heronry. The building sites proposed for this area are well within the standard DOW recommended buffer of 1640 ft. and will likely cause abandonment of the heronry. Substantial measures are needed to minimize the impacts this development will have on the heronry including: creating a 200 meter buffer zone around the heronry with extensive berming and vegetative screening, restrictions on construction timing, and limiting of upper level decks on homes facing the heronry. All berming and vegetative screening should be in place at least 1 year prior to any construction occurring within 400 meters of the heronry. More detailed recommendations can be given when a detailed construction plan is submitted_ 3. 100' building envelope set backs need to established from the crest of the bluff overlooking the riparian corridors on the Roaring Fork River and Cattle Creek. 4. Maximum building height should be 25' especially for building locations overlooking the Roaring Fork River and Cattle Creek. 5. The DOW would like to sit down with the developer to further discuss their proposal for funding off-site mitigation and habitat enhancement. Thank you for the opportunity to comment. If you have any questions, please feel free to contact DWM John Groves at (970) 947-2933. Sincerely, Perry Will Area Wildlife Manager Cc: DOW — R.Velarde, J.Groves, file FIRE • EMS • RESCUE June 12, 2011 Kathy Eastley Garfield County Building & Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: River Edge Colorado — Rezone PUD 1 Preliminary Plan Dear Kathy: 1 have reviewed the application for the proposed River Edge Colorado Subdivision. The application was reviewed for compliance with the International Fire Code (IFC), 2009 edition, adopted by the County. I would offer the following comments. Access The proposed street layout and access throughout the subdivision is adequate for emergency apparatus. Two Emergency Vehicle Access (EVA) points are discussed on page 9 of the Project Engineering Design Report but the EVAs axe not indicated on the drawings. IFC Section D106.2 "Multiple Family Residential Developments" requires developments with more than 200 residential dwelling units to have two separate and approved fire access roads. Details of the two EVAs must be submitted for approval. Water Supplies for Fire Protection The Roaring Fork Water & Sanitation District has agreed to service the development. The proposed system is designed to provide for 1,500 gpm residential fire flows and 2,000 gpm non- residential fire flows. The proposed water system appears to be capable of providing the design fire flows throughout the development. The proposed location and spacing of the fire hydrants is adequate as well. The International Residential Code (IRC) adopted by the County will require automatic fire sprinklers in all residences, effective January 1, 2013. Installation requirements will be in accordance with NFPA 13D or Section P2904 of the IRC. Residential sprinkler systems typically require 26-60 gallons per minute (GPM) flows however TRC Section P2904 would allow flows as low as 13 GPM in certain cases. Required flows are primarily dependent upon roof and ceiling design. Connections of service lines to the water mains should be designed to allow for the required flows. Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569 River Edge Colorado, Page 2 of 2 Imuaet Fees The development is subject to development impact fees adopted by the District. The developer will be required to enter into an agreement with the District for the payment of development impact fees. Execution of the agreement and payment of the fees are due prior to the recording of the final plat. Fees are based upon the impact fees adopted by the District at the time the agreement is executed. The current fee for residential development is $730.46 per lot/unit. Please contact me if you have any questions or if 1 can be of any assistance. Sincerely Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569 From: David Johnson To: Kathy A. EastteY;, cc Tamra Allen. Fred Jarman; Jason White; Subject: RE: River Edge Date: Wednesday, June 15, 2011 5:24:05 PM RFTA has the following concerns about this proposed development: Location Outside the UGB In preparation for RFTA's Strategic Planning Board Retreat on June gth, I created a table highlighting the common themes of the surrounding Comprehensive Plans. One of the most prevalent themes is concentrating development within the town center or within the UGB. Carbondale is currently updating its 2000 Comp' Plan, and this will undoubtedly be a priority as well. The proposed development is located outside the urban growth boundaries of Glenwood Springs and Carbondale, which appears to conflict with this priority. Basalt Carbondale Glenwood Springs RFTA is also concerned about growth outside the town boundaries. Currently, RFTA's local route serves over 50 stops in each direction_ One way travel time from Glenwood Springs to Aspen is about 100 minutes, which makes it unattractive for current and potential passengers and increases operational cost. RFTA is addressing this issue by implementing BRT, which will serve nine key locations along the SH82 corridor, and by conducting a feasibility study, now underway, of local transit systems in Carbondale and in the Basalt/EI Jebel area. One of the goals of the feasibility study is to create transit systems in each area to provide local mobility within the town centers and to "feed" passengers to the BRT stops, where they can enjoy fast, frequent regional transit service. RFTA's Board is comprised of elected officials in cities and counties throughout the region, including Glenwood and Carbondale. Based on the overriding philosophy of maintaining growth and services within town boundaries, and the issue of the cost and travel time impacts of adding additional service, it is unlikely that the Board will endorse adding service to River Edge development, even if the applicant is willing to pay for the capital and operating costs of adding boarding locations at SH82 and CR1 t3. The transit assessment conducted by Fehr and Peers does not estimate potential transit ridership. Consequently, the need for additional rolling stock and the size of shelters and other amenities are unknown. The nearest RFTA boarding locations are at Spring Creek Road and Aspen Glen. Neither location appears to be within walking distance. Rio Grande Trail ROW Crossing As stated in the Land Suitability Analysis, the RFTA right-of-way crossing required by the entry road at CR 113 and SH 82 is covered by an Easement Grant providing at -grade access to the Project Site. The easement for access to the Project Site at this location was granted by RFRHA. Although the at -grade crossing is covered by an easement, it poses a number of issues. First, according to the traffic study, trip generation from the residential, commercial and other uses is estimated at 276 a.m. peak hour, 347 p.m. peak hour, and 3,567 daily vehicle trips. This may pose safety conflicts between vehicles, bicycles and pedestrians at the crossing. In addition, the principal intention for purchasing the ROW and rail banking was to preserve it for future passenger rail. Should a rail system be established, the at -grade crossing would need to be improved, possibly to a grade separated crossing, to address operational and safety issues. RFTA does not wish to bear these costs and wishes to seek an agreement from the applicant that the crossing be upgraded per PUC guidelines Part 723-7 (Rules Regulating Railroad, Rail Fixed Guideways, Transportation by Rail, and rail Crossings) should rail service be established. David Johnson, AICP Director of Planning Roaring Fork Transportation Authority 1340 Main Street Carbondale, Colorado 81623 970.384.4979 office 970,384.4870 fax 970.376.4492 mobile djohnson@rfia.com From: Kathy A. Eastley[mailto:keastley@garfield-county.com] Sent: Tuesday, June 14, 2011 12:11 PM To: David Johnson Cc: Tamra Allen; Fred Jarman; Jason White Subject: RE: River Edge David, When could we expect these comments? Kathy Eastley, AICD Senior Planner Garfield County Building (Si Planning 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 keastIeyt garfieId-county.com SUCCESS 1S NEVER FOUND. FAILURE 15 NEVER FATAL. COURAGE 15 THE ONLY THING. - WINSTON CHURCHILL From: David Johnson (mailto:djohnson@rtta.comj Sent: Wednesday, June 08, 20119:04 AM To: Kathy A. Eastley Cc: Tamra Allen; Fred Jarman; Jason White Subject: River Edge apologize: I have not yet sent comments on River Edge_ Can I send today? David Johnson, AICP Director of Planning Roaring Fork Transportation Authority 1340 Main Street Carbondale, Colorado 81623 970.384.4979 office 970.384.4870 fax 970376.4492 mobile djohnson@rfta.com CONFIDEN1'IALI'1'Y NOTE: The information contained in this transmission may be privileged and June 10, 2011 Ms. Kathy Eastley Garfield County Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 JUN 13 NU MOUNT/ IN CROSS ENGINEERING, INC. CIVIL AND ENVIRONMENTAL CONSULTING AND DESIGN RE: Preliminary Plan & PUD Rezone Application for River Edge: SPPA6721/ Dear Kathy: This office has performed a review of the documents provided for the River Edge Subdivision Preliminary Plan and PUD Rezone Application. The submittal was found to be thorough and well organized. The review generated the following questions, concerns, and comments: Project Binders: 1. The Applicant proposes two options for providing water to the subdivision: either connection to the Roaring Fork Water and Sanitation District (RFWSD) or providing their own community system. The application materials seems to provide enough evidence that there is a legal supply of water (pending outcome of Water Court) regardless of the option pursued. However the physical supply is still pending negotiations. There are requirements that the Applicant would need to meet with either option: well pump test, water quality test, community water system approvals with CDPHE, among others if the applicant were to provide their own system; and evidence of adequate capacity of the systems of RFWSD if connecting to them. 2. Depending on if the Applicant provides their own sewer and water connections, the Applicant will need to adjust their potable water analysis to use EQR values congruent with the ULUR of Garfield County namely 350 gpd for interior household use. Typically outside irrigation is above and additional to the 350 gpd but since a separate irrigation water system is proposed, only minimal increases would be expected, if any. 3. The Applicant proposes to do some additional geotechnical testing to determine any modification necessary to the Hazard Plan. The Applicant should address the impacts that the testing could have on the proposed lot layout and the overall site density based on the results. 4. The proposed bridge crossing of Cattle Creek may require a floodplain permit and/or LOMR from FEMA depending on its impact to the floodplain. The Applicant will need to address this issue. 5. The recommendation of the geotechnical engineer is that foundation sub -drains be provided. These drains need to have a suitable outlet for drainage. The' Applicant proposes that these should be determined at the time of individual lot construction. Since the site is.very flat, the likely option at that time would be to drain these foundation drains to an onsite drywell for infiltration. Infiltrating water on top of the site soils, most notably the Evaporite, would increase the likelihood for potential damage due to settling. The Applicant should consider a project wide method for suitable gravity outlet for foundation drains. 6. The Applicant is requesting a waiver from providing storm -water detention for peak flow attenuation. Ultimately this waiver will need to be given by the BoCC but since there are no drainage structures with possible capacity restrictions downstream, this office has no concerns regarding peak -flow detention provided that water -quality detention is still provided. 826 1/2 Grand Avenue • Glenwood Springs, CO 81601 PH: 970.945.5544 ■ FAX: 970.945.5558 • www.mountaincross-eng.com River Edge Page 2 cif 4 7. Similarly, the Applicant is requesting a waiver for some of the road standards as described in the application materials. Ultimately this waiver will need to be given by the BoCC but this office has no concerns regarding this provided the following are addressed: o The Applicant proposes that the alleys not be required to design to a specific design vehicle. The design vehicle should at a minimum include the larger of either an emergency response vehicle or garbage truck. ❑ The proposed curb and gutter section uses a small pan width of 12" rather than a more typical pan width of 24" on requested narrower street widths. The Applicant should verify that inlet spacing is congruent with the spread of water on the proposed narrow travel lanes. 8. The project proposes essentially one access for the project residents although there are two other locations for emergency vehicles to the site. There are some concerns with only one public access for a project of this size. 9. The Applicant has begun discussions with CDOT but has not obtained an access permit at this time. This access permit will need to be obtained. 10. This access to Highway 82 is proposed to be a signalized intersection. Design discussions are underway but the design has not yet been determined and will require coordination with Garfield County for reconstruction and redesign of the frontage roads and Cattle Creek on the east side. II. It is understood that offsite improvements for water and sewer services do not need to be included in the application and will be reviewed for Location and Extent if the Applicant connects to RFWSD. The Applicant should coordinate with Garfield County staff if the Applicant determines to provide their own sewer and water services; a separate or amended application may be necessary. The Application materials do not provide any information on the design of the offsite improvements such as pump stations, pipelines, sewer plants, water tanks, etc. 12. The Applicant proposes a raw water irrigation system for residences that would be pressurized by a pumping system provided by the Applicant. The materials provide preliminary performance specifications of the pumping system but not an engineering design of the anticipated system. 13. The CC&Rs should include any regulations necessary for the irrigation systems of the individual Lots, such as sprinkling systems, controllers, and connection to the irrigation system. 14. The CC&Rs and the Landscape Plan should -include the 10' irrigation restriction in landscaping around buildings per the recommendations of HP Geotech. 15. The sewer design proposes a wastewater treatment plant and force main ejecting into a manhole near lots on Rookery Street and Riverside Loop Drive. The Applicant should discuss how any associated odors are to be mitigated. 16. The Applicant proposes to discharge treated effluent from the proposed wastewater treatment into constructed wetlands. It appears that the wetlands intended are within the Common Area tracts. The Applicant should evaluate wetland discharge and determine if the wetlands created in common areas between Lots is the most advantageous or appropriate location when compared to the adjacent Roaring Fork. 17. The project disturbance may require that an individual permit with the Corps -of Engineers be obtained instead of a nationwide permit. The Applicant will need to determine the appropriate course of action. 18. It appears that home occupations would be allowed but the traffic report does not appear to include these in the calculation of trip generation. The Applicant should address any impacts. MOUNTAIN CROSS ENGINEERING. INC, Civil and Environmental Consulting and Design 826 y: Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www. mountaincross-eng.com River Edge Page 3 of 4 Project Plan Sheets: 1. Additional parking should be provided for the ball fields and playgrounds in the active recreation areas. 2. The playgrounds should be located closer to the adjacent street and proposed parking areas than the ball fields. 3. The traffic calming island of the round -about eliminates the turning movement into Moraine Court from Riverside Loop Drive. The Applicant should evaluate this. 4. At present the sidewalks and internal project trails show no connection to the Rio Grande Trail. Sidewalks on River Edge Drive terminate on top of the underpass but do not continue to either the proposed project signalized intersection or connect to the Rio Grande Trail. Given the potential complications of tying into the underpass and the pedestrian crossing necessary at Highway 82, the Applicant should determine how to connect these to provide pedestrian access in the most safe and efficient manner. 5. The proposed plans show some road grades of 0.5%. This is very flat and often proves to be very difficult to maintain constant curb and gutter flow -line grades. The Applicant should consider varying or steeper grades. 6. The round -abouts on the north and south ends of the projects should have radii on the curb and gutter returns with the intersections of the project streets. 7. An engineered pavement design should be provided based on project specific soils. 8. The project site grading along the north property line shows incomplete contours, trespass on the adjacent property to the north, and creates drainage problem areas. - The Applicant Should revise the grading plan and obtain any necessary agreements anchor temporary easements. 9. The proposed drainage channel has slopes at grades as flat as 0.5%. The channel also proposes materials of rip -rap, grass, or concrete. All of these materials are not suitable for the flat slopes that are proposed. The Applicant should determine channel materials based on. slopes, flow velocities, and maintenance. 10_ The drainage plan shows inlets daylighting between lots and bowing along the side yards before getting to the common areas. These tend to be problematic as the buildings are constructed, graded and the landscaping is placed. They are also difficult to maintain positive flows in natural or grass swales especially at the very flat slopes that are proposed. The Applicant should investigate alternatives. 11. The Applicant should design the release structures and routing for discharges from the water quality ponds. 12. The Applicant should verify the location of inlets at intersections for drainage of low spots or provide valley pans for crossings. 13. Chert Court does not show a connection to the culvert beneath it for drainage. 14. The Applicant should investigate alternative layouts or routings within the narrow corridor between Cattle Creek and Mica Court. At present the Glenwood Ditch, Cattle Creek, a retaining wall, storm drain culvert, pedestrian trail, sewer line, and water line all compete for space. 15. Storm inlets should be designed to connect to storm manholes instead of connecting with a tee directly into the storm main line piping. 16. The contours for Mica, Moraine, Ore, and Heron Courts show a jog at the front of the lots that creates a low spot and should be corrected. MOUNTAIN CROSS ENGINEERING. INC. Civil and Environmental Consulting and Design 826 4 Grand Avenuc, Clcnwood Springs, CO 81501 P: 974.945.5544 F' 970.945.5558 www,mauntaincross•eng.com River Edge Page 4 of 4 17. The relocation of the glenwood ditch is shown within a constant graded slope that will make access and maintenance difficult. The slope grading should be adjusted to provide a bench and/or access road along the top of the ditch. 18. The plans show that the curb and gutter convey runoff water across the bridge. This is not typically done. The Applicant should verify this with the structural engineer. 19. Grading and drainage from the Rio Grande Trail to the intersection with Highway 82 has not been designed. 20. An access easement is provided into the proposed Estate Lot but no design is provided to verify that the access can be constructed within the easement provided. The Applicant should verify the access grading. 21. The Applicant should perform an energy grade line analysis on Storm Manhole N-7 to verify that the water would not bubble up during high flows. 22. The 48" storm drain line is at a 0.3% slope. This is very difficult to construct and maintain. The Applicant should investigate alternatives. 23. There are multiple adjacent sewer lines that drain the same direction. The Applicant should combine runs of sewer line as practical and/or verify the layout with RFWSD. 24. Rookery Street force main discharges into a manhole on Riverside Loop Drive. Discharges into these manholes are subject to corrosive gases and odors. The Applicant should determine any special considerations that may be necessary for this manhole. 25. The multiple adjacent manholes in Heron Court should be verified with RFWSD and/or alternative arrangements investigated. 26. The plans and specifications will need to be approved for construction by RFWSD if that option is pursued. 27. Utility connection should be designed and stubbed out for the future connection of the Estate lot to irrigation, sewer, and water utilities. 28. The utilities are shown as being constructed beneath the bridge abutments. This should be changed to either hang the main lines beneath the deck or cross cattle creek out to the side for ease of maintenance and eventual replacement - 29. The offsite water line connection is shown as being constructed in the existing box culvert. The Applicant should design this to mitigate freezing or determine an alternative, 30. The sewer and water lines proposed within Ore Court are at nearly the same elevation and will make service'connections very difficult. The Applicant should offset these elevations. Feel free to call if you have any questions or comments. Sincerely, MountairfCross Enginee Chris Hale, PE MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Design 826 % Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-cng.com From: To: Subject: Date: Chris Hale Kathy A. Eastley; RE: River Edge Colorado Thursday, June 16, 2011 9:44:46 AM Kathy: Good Questions) On the detention, I am not aware of any Iaw that requires detention but I can do some research and see what I find. I did make a comment about the subdrains on item #5 on the first page, but I left out the part concerning the waiver. So based on comment #5, I would not support this waiver. Thanks. Let me know. Sincerely, Mountain Cross Engineering, Inc. Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 From: Kathy A. Eastley[mailto:keastley@garfie!d-county.com] Sent: Tuesday, June 14, 2011 4:03 PM To: Chris Hale Cc: Carey Gagnon Subject: River Edge Colorado Chris, I have some specific questions for you on this project; 1. 1 thought that state statute required stormwater detention — that post - development peak flow could not exceed pre -development peak discharge. The project does not proposed to detain stormwater so how can they meet this statute? The BOCC cannot waive state Iaw. 2. They are requesting waiver of the subdrains for all foundations required by 7-206 B.2. Your letter states that the geotechnical engineer recommends that these sub -drains be provided -- would you support this waiver? If you could respond to these questions I would appreciate it! Kathy Eastley, AICP From: To: Subject: Date: Attachments: Andrew McGregor Kathy A. Eastley; River Edge PUD/Subdivision Thursday, June 09, 2011 3:41:45 PM MEMORANDUI.docx Kathy, Attached are comments on the application. Thanks for your patience. Andrew MEMORANDUM June 9, 2011 TO: Kathy Easttey, Garfield County Planning and Building FROM: Andrew McGregor, Community Development Department, City of GWS RE: Rivers Edge PUD At their meeting an June 2, 2011, the Glenwood Springs City Council heard a brief presentation on the River's Edge PUD from Sam Otero, PE representing the owner, described the project. At the conclusion of the presentation, the Council discussed the application. The following are comments from the City Council in regards to the application. • Consistent with our comments voiced during the County's Comprehensive Plan update process last year, the City is very concerned about the creation of an unincorporated community without commensurate public services and infrastructure. This magnitude of development in this location could be termed "sprawl'. • While we recognize that this application contemplates a smaller number of dwelling units, it is also a smaller parcel. If and when adjacent parcels are proposed for development, with the County's current land use designation, the magnitude of the development could equal or exceed previous applications. • Based on the criteria for rezoning contained in the County's land use resolution, a rezoning does not appear justified. There is no requisite "change in circumstances". It could be argued that the only zoning warranted would be to a lesser intensity use. Likewise, there is no "demonstrated community need". There is already a vast inventory of vacant Tots and homes available in the Roaring Fork Valley. The absorption rate in the fiscal impact analysis suggests an absorption rate of 58 units per year for the remainder of this decade. This rate seems unlikely considering market conditions. Adding additional platted properties to the valley's inventory will only dilute the values of those already in existence. And finally, the proposed PUD/subdivision will not promote rural character; rather it will be the final defining act of infill between Glenwood and Carbondale. • The proposed development will place an increased burden on sheriff's dept., fire district, CDOT and RE -1 personnel and facilities. As the fiscal impact report states, the project will have a "negative impact on county finances". • Concerns over the impact to the resident elk herd and their migratory patterns. • According to the traffic report, the project will generate approximately 3500 ADT onto Highway 82. The application alludes to a signalized intersection although it is somewhat unclear. The impact of a signal in this location will increase travel times along the Hwy. 82 corridor. And while delivering potential sales tax dollars, a portion of these vehicles will travel to and through Glenwood further exacerbating our congestion and travel times at peak hours. • It is unclear how the applicants will provide water and wastewater treatment. Two options for each utility are outlined in the application. • It is unclear from the application materials how the main roadway will connect from the west side of the RFTA ROW to the SH 82 ROW. What type of crossing is contemplated at this entrance location? This should be addressed in advance of any decision on the application. As a co-owner of RFTA, we are concerned about any adverse impacts to the corridor. • According to County Assessor's records the subject property consists of 283 +/- acres. However, the application consists of only 160+1- acres. Is it acceptable to rezone only a portion of a parcel? The City has concerns about the future rezoning of the 123 acres unaccounted for in this PUD application. in closing, the City would encourage the County to follow the direction outlined in its recently adopted Comp Plan update and develop a cooperative IGA for review of areas within the spheres of influence around all municipalities in the county. The existing IGA is inadequate for generating the much needed dialogue between jurisdictions for potentially significant land use changes. From: Ellen Mayo@fws.gov To: Kathy A. Eastley; Subject: River Edge Colorado Date: Wednesday, May 25, 2011 4:23:04 PM Kathy, We appreciate your request for comments on the River Edge Colorado project I want to direct your attention to the wildlife assessment in 132 Appendix K section 2.2 Riparian Habitats on page 9. The final paragraph describes the presence along the river's edge of the Ute ladies' -tresses orchid, a species listed as threatened under the Endangered Species Act. As it says in the report: "If water and wastewater services are provided RFWSD then County review of potential impacts to orchids would occur as part of location and extent review (M. Sawyer 8140 Partners 12/6/2010). Further, a section 404 permit application (under the Clean Water Act) to the U.S. Army Corps of Engineers will require section 7 consultation with the U.S. Fish and Wildlife Service. I am available if you have questions. Ellen Mayo Botanist/Plant Ecologist USFWS Ecological Services 764 Horizon Dr., Bldg. B Grand Junction, Colorado 81506 (970) 243-2778 ext. 14 There is far more to life than getting things done. Jon Ka bat -Zinn From: Morse, 11 V. Travis SPK To: Kathy A. Eastley; Subject: River Edge Colorado SPK -2010-01312 (UNCLASSIFIED) Date: Thursday, May 05, 2011 8:59:24 AM Classification: UNCLASSIFIED Caveats: NONE Dear Ms. Eastley: I am responding to your April 25, 2011 request for comments on the River Edge Colorado project, located west of Highway 82 along Cattle Creek and the Roaring Fork River. The Corps of Engineers' jurisdiction within the study area is under the authority of Section 404 of the Clean Water Act for the discharge of dredged or fill material into waters of the United States. Waters of the United States include, but are not limited to, rivers, streams, lakes, ponds, wetlands, and seeps. Project features that result in the discharge of dredged or fill material into waters of the United States will require Department of the Army authorization prior to starting work. On October 13, 2010, I performed a wetland boundary confirmation and jurisdictional determination to ascertain the extent of waters on the project site. I confirmed that the wetland delineation prepared by PENDO solutions, Inc. on behalf of the applicant is accurate and that approximately 6.52 acres of jurisdictional waters occur within the property. It is not clear from the information provided in your request for comment if impacts to jurisdictional waters will be entirely avoided. The range of alternatives considered for this project should include alternatives that avoid impacts to wetlands or other waters of the United States. Every effort should be made to avoid project features which require the discharge of dredged or fill material into waters of the United States. In the event it can be clearly demonstrated there are no practicable alternatives to filling waters of the United States, mitigation plans should be developed to compensate for the unavoidable losses resulting from project implementation. Please refer to identification number SPK -2010-01312 in any correspondence concerning this project. Sincerely, Travis Morse, Biologist Regulatory Project Manager U.S. Army Corps of Engineers Colorado West Regulatory Branch 400 Rood Avenue, Room 142 Grand Junction, Colorado 81501 0: (970) 243-1199, ext. 17 C: (970) 216-1184 F: (970) 241-2358 w.travis.morse@usace.army.mil web: http://www.spk.usace.army.mil/regulatory.html Let us know how we're doing. http://per2.nwp.usace.army.milisurvev.html Information on the Regulatory Program. http: //www. s pk. usace.army, m it/orga nizatio n s/resp k-co/reg ulatory/i ndex. htm l Classification: UNCLASSIFIED Caveats: NONE From: To: cc: Subject: Date: Attachments: Kathy A. Eastley Rockwood Shepard: Carey Gagnon; Fred Jarman; Division of Water Resources comments Thursday, June 23, 2011 9:03:00 AM Water Resources - river edc e.odf Rocky — Attached are comments from the Division of Water Resources— the Pack of approved court decrees results in a comment that "...the proposed water supply will cause material injury to decreed water rights and is inadequate". The ULUR. Section 7-105, states that "An adequate water supply plan shall be required for any preliminary or final approval of an application for rezoning, planned unit development, limited impact or major impact review, development or site plan, or similar application for new construction. This section shall apply to all development permits which require a water demand in an amount of more than 8 (eight) single-family equivalents where 1(one) single-family equivalent equals 350 gallons of water per day." Two issues arise as a result of this section: 1. The pending court decrees are not sufficient demonstration of adequate water to serve the proposed development; 2. The submittal documents are inconsistent with regard to gallon that comprise an EQR — the ULUR requires 350 gallons — the water supply plan submitted uses 350 gallons, other areas of the application utilize 300 gallons or 189 gallons. As you are aware this is an issue that must be resolved to the extent possible prior to Planning Commission and staff would recommend that the PC not move forward with a recommendation until sufficient water is demonstrated. Kathy Eastley, AICP Senior Planner Garfield County Building & Planning 108 8th Street, #401 Glenwood Springs, CO 81601 Phone: 970-945-1377 ext. 1580 Fax: 970-384-3470 keastley@garfield-county.com SUCCESS IS NEVER FOUND. FAILURE IS NEVER FATAL. COURAGE IS THE ONLY THING. - WINSTON CHURCHILL Brownstein 1 Hyatt Farber 1 Schreck June 29, 2011 Wayne F. Forman Attorney at Law 303.223.1120 tel 303.223.0920 lax wformanebWs.com VIA EMAIL (KEASTLEY@GARFIELD-COUNTY.COM) Kathy Eastley, AICP Senior Planner Garfield County Building and Planning 108 8th Street, #401 Glenwood Springs, CO 81601 RE: River Edge PUD and Subdivision Preliminary Plan: Response to your June 23, 2011 email referencing June 22, 2011 Referral Letter from Megan Sullivan on behalf of the Division of Water Resources (the "DWR Letter) Dear Kathy: On behalf of Carbondale Investments, LLC, I am writing to request that you reconsider your June 23, 2011 email to Rocky Shepard In which you take the position that the Planning Commission should withhold action on the River Edge Project, in tight of the DWR Letter finding that, due solely to the lack of a water court approved augmentation plan, the proposed water supply for the River Edge Project is inadequate. Let me first address the DWR Letter and then your response. Contrary to the requirements of C.RS. § 30 28-136(1 Xh)(t), the DWR Letter does not address the adequacy of the components of the water supply assembled by Carbondale for the River Edge Project, including whether there is a physical supply available for the Project and whether the water rights held by Carbondale to offset out -of -priority depletions associated with withdrawals of that physical supply are adequate to protect other water rights. For reasons that are not obvious, the DWR Letter completely overlooks these essential issues. In stark contrast, Michael Erion, P.E. of Resource Engineering, Inc., explains in the January 17, 2011 Water Supply Report that there is an adequate physical water supply from the sources identified by Carbondale to supply the Project; and Carbondale owns significant senior water rights in the Glenwood Ditch and Staton Ditch, together with a contract for 62.6 acre feet of augmentafion water through the Basalt Water Conservancy District ("BWCD") Contract, that provide more than adequate augmentation rights to offset afi out -of -priority depletions associated with providing a potable water supply to the River Edge Project In fact, nothing in the DWR Letter addresses, criiiclaes or undermines Mr. Erion's conclusion that Carbondale presently holds adequate water rights and resources to supply the Project It is clear from the DWR Letter that the sole basis for the negative finding regarding Carbondale's proposed water supply is that Carbondale does not yet have decrees in hand for its pending water court cases, Case Nos. 07CW164 and 08CW198. As such, the DWR review does not represent an assessment of the water supply plan but simply the status of the adjudication of the water rights. But there is nothing in the County's Land Use Code that requires an applicant to have an of its water court decrees in advance of Planning Commission action. indeed, such a requirement would be illogical. It could require a landowner to expend tens of millions of dollars securing water rights and years In water court to fully adjudicate water rights, for a development that may not ever be approved. That 410 Seventeenth Street, Suite 2200 1 Denver, CO $0202-4432 ; 303.223.1100 tel Brovmacin Hyatt FaberSducck, us 1 bhfacom f 303.223.11 i t fax Kathy Eastley, AICP June 29, 2011 Paget interpretation of the ULUR is unsupportable and, in fact, contradicts the plain language of the code. Because the DWR failed to assess the water supply plan and instead focused solely on the fact that the adjudication is incomplete, its comments do nothing to inforrn the County's review of the pending zoning and subdivision applications. You quote ULUR § 7-105, which provides that an "adequate water supply plan shall be required before any preliminary or final approval of an application for rezoning, [PUD], ....° (emphasis added). Carbondale has submitted such a plan, in the form of Mr. Erion's letter, and therefore, Carbondale has met this requirement Accordingly, there is no basis to delay the Planning Commission's action on the Carbondale application based on the DWR Letter. Furthermore, ULUR § 7--105.A contradicts the need for Carbondale to have its decrees finalized as a condition of proceeding before the Planning Commission: "Nothing in this section shall be construed to require that the applicant own or have acquired the proposed water supply or constructed the related infrastructure at the time of the application (Resolution 2€110 -29)." We are fully aware that before approval of any final plats for the Project, Carbondale will have to have its water rights fully decreed. Bear in mind that Carbondale does hold a decreed water court augmentation pian, Case No. 01CW187, for 349.55 EQRs based on a water supply of 300 gpd/EQR. Pending is an application by Carbondale, Roaring Fork Water and Sanitation District and BWCD for a minor amendment to that decree to increase the supply to 350 gpd/EQR. We anticipate that we will have that case and its companion case pending In Case No. 07CW184 decreed within the next two to four weeks, mooting this issue entirely. But Cwbondale strongly objects to your suggestion that the Planning Commission cannot take action on the River Edge Project without Carbondale having fully decreed water rights in hand. Thank you for considering this information and we look forward to discussing this with you further. Sin =y, gyne , Forman WFF:jc cc Rockwood Shepard Mark Sawyer Sam Otero Lori Baker, Esq. Carey Gagnon, Esq. 13738011555924.2 From: Shannon L. Pelland To: Kathy A. Eastleyj_ Subject: River Edge Date: Thursday, June 30, 2011 1:00:20 PM Attachments: River Edge.gdf Hi Kathy - I have attached a letter regarding the River Edge development. Please let me know if you have any questions or concerns. It seems that the dedication of a school site would be problematic due to the uncertainty about whether access approvals for a public crossing could ever be obtained. That's unfortunate for the District and the developer. Thanks for your patience. Shannon Roaring Fork School District 1405 Grand Avenue tsienwood Springs, CO 81601 Phone: 970.3$4.6000 Fax: 970.384.6005 Kathy Eastley Garfield County Building & Planning Department 108 8th Street Suite 401 Glenwood Springs, CO 81601 Dear Ms Eastley: Judy Haptonstaik - Superintendent Brad Ray - Asst. Superintendent of Curriculum, Instruction and Assessment Shannon Pelland - Asst. Superintendent of Business Services Thank you for the providing the School District the opportunity to comment on the River Edge Land Use Plan. Representatives of River Edge have been in contact with the District during their planning process. Under the District's land dedication formula, the calculation indicates that River Edge would be required to dedicate about 7.3 acres for a school site. This amount is not adequate to address the site requirements of an elementary school including building envelope, ball fields and parking, and would have required either an additional contribution of acreage by the developer, or the purchase of additional acreage by the District. The developer's initial intent was to provide all or part of a school site. That would have required the formation of a metro district since a private developer cannot apply for a public crossing of the RFTA right-of-way. Because River Edge was unable to obtain approval to form a metro district, they could not submit an application for a public crossing, nor could the School District since it is not the owner of the property_ While it is possible that a site could be dedicated for a school, there are no guarantees that the District would be successful in gaining public access across the right -of way. Therefore, we believe the District's only option at this point is to accept fees in -lieu -of land dedication to be calculated in accordance with the County Regulations. Please don't hesitate to contact me if you have questions. Shannon Pelland Asst. Superintendent, Business Services From: Roussin, Daniel To: Kathy A. Eastley; cc: Babler, Alisa; Subject: RE: River Edge Colorado Date: Tuesday, June 28, 2011 4:54:22 PM Kathy — Thank you for the opportunity to review River Edge Colorado development on SH 82 near Cattle Creek (CR113). This development will need an access permit. At this time, CDOT hasn't done a complete reviewed the traffic study dated December 2010. The study indicates a signal in 2018 and conceptually, this would meet the Code if the access is a public road. COOT recognizes the access to this development is closely related to the operation of the east side of CR 113. Both accesses will need to be coordinated to function as one intersection. Due to the close proximity of the frontage roads and county roads (113 &110), it will take some effort to re -align the intersections. Garfield County has made CR 113 the highest priority in the Garfield County Transportation Intersection Needs Assessment (TINA). These access issues need to be figured out prior to final development approval. If you have any questions, please let me know. thanks Dan Roussin Region 3 Traffic From: Kathy A. Eastley [mailto:keastley@garfield-county.com] Sent: Thursday, .lune 23, 2011 9:45 AM To: Roussin, Daniel Subject: River Edge Colorado Dan, Attached are the comments received from 5GM — they reviewed the proposal because of the potential impact to the intersection study which they had undertaken on behalf of the County. 1,11 look forward to getting comments from you next Tuesday! Thanks. Kathy Eastley, AICP Senior Planner FIRE • EMS • RESCUE August 4, 2011 Kathy Eastley Garfield County Building & Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: River Edge Colorado -- Emergency Vehicle Access Dear Kathy: 1 have reviewed the drawings for the two proposed emergency vehicle access (EVA) roads for the proposed River Edge Subdivision. The south EVA would connect at the intersection of Alpine Bluff Street and High Creek Road. The north EVA would connect between Lot 1 and Lot 9 on Trailside Drive. Both EVAs would connect the subdivision to Highway 82. Table 1; "Street Design Criteria" of the Project Engineering Design Report indicates that the EVAs would have a width of 20 feet. Both the proposed location and width are acceptable. Any gates installed to control access should be in accordance with Section D103.5 "Fire apparatus road access gates" of the International Fire Code, 2009 edition. Please contact me if you have any questions or if 1 can be of any assistance. Sincerely 6:0 .01 -IF Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569 DEPARTMENT OF NATURAL RESOURCES DIVISION OF WATER RESOURCES July 1, 2011 Kathy Eastly Garfield County Building and Planning 108 8th St Ste 201 Glenwood Springs CO 81601 Re- River Edge PUD and Subdivision Preliminary Plan Sections 7 & 12, T75, R88W, 6TH PM W. Division 5, W. District 38 Dear Ms. Eastly: Irhn W. Hickenkxaper Governor Mike King Executive Director Dick Wolle. P.E. Director/State Engineer We have reviewed additional information regarding the above referenced proposal to create a PUD on 160 acres fora residential development to include 366 residential units of various sizes and types and 9 nor -residential units, all to be built on 346 lots, along with recreational open space and a neighborhood center, In addition, the applicant Is proposing to complete the subdivision process for the proposed PUD by subdividing the land into 346 lots. The applicant proposes to provide water to the PUD through the Roaring Fork Water & Sanitation District (the District) pursuant to water rights and an augmentation plan decreed in Case No. 01CVV187 and pending court cases 07CW164 and 08CW198. Potable water will be provided either through existing alluvial wells andfor surface water diversions operated by the District, or through a surface water intake located along the Roaring Fork River adjacent to the project site, to be operated by the River Edge Colorado Property Owners Association (POA). Irrigation water will be provided by the POA through the Glenwood and Staton Ditches. Sewage disposal will be through a central system. A conditional letter of confirmation from the District was provided. The applicant anticipates a requirement of 375 Equivalent Residential Units (EQRs) of potable water for 366 residential units and 9 non-residential units. Per the Water Treatment and Distribution Design Report provided in the submitted materials, it appears this requirement is based on the assumption that each EQR is equivalent to a household demand of 189 gallons per day (gpd) per single family unit. The augmentation plan decreed in the Division 5 Water Court, in case no. 01CW187, limits the final development to 349.55 EQRs and 3 acres of irrigation using an assumption of 300 gpd per EQR. This decreed augmentation plan does not allow for the flexibility to assume a reduced household use water demand per single family unit in order to increase the number of EQRs. To date, no other decrees providing water to the development have been adjudicated and pursuant to the decree in case no. 01CW187, the applicant is limited to less EQRs than is proposed under this application. The applicant indicated that an additional water supply will be available as soon as two pending water court cases are decreed in case nos. 07CW164 and 08CW198. The applicant indicated that they expect decrees will be entered soon in these two cases; unfortunately, at this time, these pending water court cases do not serve as an adequate claim to a legal water supply. In addition, the proposed alternative physical supply for potable water diverted through a surface water intake along the Roaring Fork River and operated by the POA has not yet been decreed, but is included in the pending water court cases. Until these proposed alternate points of diversion are decreed, the applicant is Limited to diverting the water through infrastructure owned and operated by Office of the State Engineer 1313 Sherman Street, Suite 818 ■ Denver, CO 80203 • Phone: 303-866-3581 • Fax: 303-866-3589 http://water.state.co.us Kathy Eastly July 1. 2011 River Edge PUD and Preliminary Plan the RFVVC❑ as specified in case no. 01CW187. The applicant will not be able to utilize an alternate water infrastructure system until such a time as alternate points of diversion, which allow for the applicant to have direct control of said water, are decreed. The applicant anticipates a raw water demand for approximately 150 acres of irrigation at any • one time. Diversions will be made from the Roaring Fork River at the Glenwood Ditch and from Cattle Creek at the Staton Ditch. According to the Water Supply Plan provided with the'application, the applicant can divert approximately 12.23 cfs from the Glenwood Ditch and 4.69 cfs from the Staton Ditch, The 12.23 cfs from the Glenwood Ditch and the 4.69 cfs from the Staton Ditch are subject to the change of water right and plan for augmentation decrees entered in case nos. 41 CW988 and 01CW189. The use of these water rights at the proposed subdivision must be operated in accordance with said decrees and cannot result in an expansion of use. Note that these two cases also provide for operation of the Bair Chase Lakes Nos. 1 — 5. The operation of the lakes must also be in accordance with the terms of these decrees and cannot result in an expansion of use of the Applicant's share of these ditches. In summary, there are several aspects of this water supply plan that are not yet in place. First, the source of the physical supply has yet to be confirmed. The applicant indicated that domestic water requirements for the project will either be supplied by the District or through infrastructure operated by the POA. As of the date of this letter, the applicants have neither obtained a final contract with the District acknowledging the District as the confirmed water supply source, nor have in place a water supply infrastructure plan that meets all county water use design requirements and can be supplied through a decreed alternate point of diversion. Second, while the water supply plan currently proposed in the draft decrees submitted to the water court to date indicates that there is the potential for a sufficient water supply for the subdivision as proposed in this referral, this water supply is the subject of pending decrees. The applicant indicated that they are actively pursuing resolution in the cases, however, as of the date of this letter, a final decree has not been entered for either case no. 07CW164 or 05CW198. Without a final decree for cases no. 07CW164 or 08CW198, the proposed water supply plan for the number of EQRs in this project cannot be provided under a water court approved augmentation plan. Therefore, the State Engineer cannot find, pursuant to CRS 30-28-136(1)(h)(I), that the proposed water supply will not cause material injury to decreed water rights and is adequate. If you or the applicant has any questions concerning this matter, please contact Karlyn Adams in this office. Sincerely, Megan Sullivan, P.E. Water Resource Engineer MS/kaa/River Edge PUD and Subdiv ii.docx cc: Alan Martellaro, Division Engineer, Division 5 Bill Blakeslee, Water Commissioner, District 38 June 30, 2011 TOWN OF CARBONDALE 511 COLORADO AVENUE CARBONDALE, CO 81623 Garfield County Planning and Zoning Commissioners Garfield County Board of Commissioners 108 8th Street, Suite 441 Glenwood Springs, CO 81 601 JUL 052011 Re: River Edge Dear Commissioners: Thank you for referring the River Edge project to the Town of Carbondale for the Town's review and comments. The Planning Commission discussed the application at its June 16, 2011 meeting. First, the Planning Commission discussed the fact that the Commission had submitted a letter to the County during the County Comprehensive Plan review expressing concern about the future development of the Cattle Creek area. The Planning Commission had pointed out that there is a gap between the Three Mile Areas of Influence between Glenwood Springs and Carbondale, and that future development in this area would likely affect both communities. The Carbondale Planning Commission suggested some type of mechanism, perhaps an Intergovernmental Agreement between Glenwood Springs, Carbondale and Garfield County, in order to jointly plan for this area of the Roaring Fork Valley. Unfortunately, the County did not adopt this suggestion. In the letter, the Planning Commission had also noted that the definition of an "Unincorporated Community" was an existing, Targe, self-contained subdivision. The Land Use Map showed the "Unincorporated Communities" boundary as an area larger than the existing developed area and it encompassed the Cattle Creek property. The Planning Commission suggested that the boundary of the "Unincorporated Community" be revised to reflect the definition as the existing developed area and that the vacant area in Cattle Creek not be included within the boundary. This recommendation was developed from concerns that the designation would result in a new town in unincorporated Garfield County. Again, this suggestion was not adopted. If fact, the River Edge application justifies the rezoning based on the fact that the property falls within an "Unincorporated Community" on the County's Iand use map. At its June 16, 2011 meeting, the Planning Commission questioned the community need for the development and noted that the proposed price point of the development is consistent with Phone: (970) 963-2733 Fax: (970) 963-9140 several existing nearby developments such as Midland Point and Ironbridge. This is in addition to developments already approved within the area municipalities. The Planning Commission noted that the absorption rate of homes sold between Aspen and Parachute is currently about 50 units per month. If this development is approved and based on the developers expectation to build and sell 50 units per year, this single development would account for 8% of the demand for housing between Aspen and Parachute. The Planning Commission questioned if this figure was reasonable and noted that any lot sales in the proposed development would likely come at the expense of lot sales in existing subdivisions. In fact, there is concern that it would negatively affect existing jobs generated by existing developments. The Planning Commission is emphatic in its belief that an approval of the proposed development would not equate to economic development as it does not guarantee new homes starts and only represents unnecessary suburban sprawl. The Planning Commission questioned the justification in the application that the development would have beneficial effects on traffic on Highway 82. Again, there is still plenty of inventory of approved residential developments which could be built within the municipalities which would, in reality, reduce traffic on Highway 82 due to the available services within the municipalities. We understand the original Cattle Creek property has been subdivided into 3 parcels. If the other lots were developed, it could result in approximately 500 to 600 units, The impact of the potential development needs to be considered in a cumulative manner rather than taking a piecemeal approach. It would be difficult to endorse anything for this parcel unless there is a master plan for this area. As far as specifics of the development, the Planning Commission would like to offer the following comments: 1. The houses have been pushed as close to the boundary along the river as possible. Some additional buffering should be considered. 2. The application represents that there is clustering of residential units; however, the site plan docs not reflect clustering. 3. The provision of community gardens does not meet the intent of retaining our agricultural heritage 4. The request for the waiver of the provision of public open space should be discouraged. 11 should also be noted there is no public access to any planned open space areas along the Roaring Fork River. 5. The application does not indicate how the connection to a water/wastewater facility would be accomplished. This should be clear prior to review of the application. Phone: (970) 963-2733 Fax: (970) 963-9140 6. The application references a signalized intersection along Highway 82 but details on that intersection are unclear. This should be determined prior to review of the application. 7. The request to defer the provision of affordable housing units should be discouraged. 8. It appears there needs to be some higher level of coordination with RFI'A, 9. There is concern about the impacts on the wildlife, especially the resident elk herd. The lack of clustering exacerbates that concern. We encourage you to implement the suggestions outlined in the letters from the Division of Wildlife dated February 19, 2009 and April 15, 2008. Thank you for the opportunity to submit comments. Please let me know if you have any questions. Sincerely, Jeff I is ' son Co -Chair Planning an Zoning Commission Phone: (970) 963-2733 Fax: (970) 963-9140 July 5, 2011 Towr1 OF CARBoNDALE 511 COLORADO AvErwE CARBONDALE, CO 81623 Garfield County Planning and Zoning Commissioners Garfield County Board of Commissioners 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: River Edge Dear Commissioners: Thank you for referring the River Edge project to the Town of Carbondale for the Town's review and comments. The Board of Trustee's discussed the application at its June 21, 2011 meeting. The Planning Commission discussed the application and has submitted a letter for your consideration. The Board of Trustee's would like to comment an the application and reinforce some of the points the Planning Commission submitted in its comments. As there is a gap between the Three Mile Areas of Influence between Glenwood Springs and Carbondale, and development in this area would likely affect both communities, the Carbondale Planning Commission suggested an Intergovernmental Agreement between Glenwood Springs, Carbondale and Garfield County, in order to jointly plan for this area of the Roaring Fork Valley. An IGA can be a very useful tool to provide a level of cooperation and understanding in applications that will affect Glenwood Springs, Carbondale and Garfield County. Unfortunately this has not taken place. The Board strongly encourages and recommends that an IGA be developed to allow for more collaboration among and between Glenwood Springs, Carbondale and Garfield County as to how the Cattle Creek area may be developed in the future. Since it is unlikely that the IGA can be agreed upon quickly, the Board asks that the County make time during the River Edge land use process to allow an opportunity for cooperation between Glenwood Springs, Carbondale and the County. The Board and Commission question the community need for the development. The proposed price point of the development is consistent with several existing nearby county developments such as Midland Point and Ironbridge. This is in addition to developments already approved within the area municipalities. With the absorption rate at 50 units per month valley -wide, and the proposed development to take up 8% of the demand, the loss of sales in existing Phone: (970) 963-2733 Fax: (970) 963-9140 developments should be considered. Construction of more homes may provide for an influx of jobs for a very limited amount of time. Once the homes are built, there is no guarantee that they will be sold in a timeframe that is beneficial, thereby negating the benefit of the temporary jobs created during construction. The Board and Commission also question the justification in the application that the development would have beneficial effects on traffic on Highway 82. Again, there is adequate inventory of approved residential developments which could be built within the municipalities which would, in reality, reduce traffic on Highway 82 due to the available services within the municipalities. A development plan for the entire site will need to be reviewed, not just this one parcel as each of the three parcels will affect the surrounding areas. There is also concern about the impacts on the wildlife, especially the resident elk herd. The lack of clustering exacerbates that concern. We encourage you to implement the suggestions outlined in the letters from the Division of Wildlife dated February 19, 2009 and April 15, 2008. This would include a winter closure of proposed trails and prohibiting the use of easements and buffers in the community for recreation and trails. In the not too distant past, this area was identified as "one of the most environmentally sensitive pieces of property in Garfield County." This points out the compelling need we have for an open space fund in Garfield County. Preservation through either open space dedication and/or acquisition would greatly enhance the preservation of wildlife habitat and maintain the rural and uniquely scenic character of this property, preserving it in perpetuity for future generations. Thank you for the opportunity to submit comments. Sincerely, TOWN OF CARBONDALE Stacey Patch Bemot Mayor Phone: (970) 963-2733 Fax: (970) 963-9140 July 7, 2011 To: Kathy Easterly, Garfield County Planner From: Ron Biggers Deputy Fire Marshal, Glenwood Springs Fire Department Re: Comments on River Edge Colorado, applicant Carbondale Investment LLC, location 113 CR, Cattle Creek and Colorado State Highway 82 The applicants did discuss this planned unit development with the Carbondale and Rural Fire Protection District staff (CRFPD). It appears their comments address the main emergency responds needs required for this review. In reviewing the information given to me by the applicant I have a few additional comments to add to those made to the applicant by the CRFPD staff. They are the following: • 1 believe the codes referenced for the proposed buildings on this site will be the 2009 International Codes and amendments to them. Garfield County adopted the 2009 Building codes in 2010 and International Fire Code in the spring of 2011. The application mentions the 2003 International Fire Code as a reference. ■ Garfield County in 2010 adopted the 2009 International Residential Code. The adoption included section P2409 Dwelling Units Fire Sprinkler systems. This requirement is currently scheduled to go into effect on January 1, 2013. This section requires all one and two family homes to have fire sprinkler systems installed in them after January 1, 2013. This will require the water services to each unit to be sized properly to meet the water flow requirements far the fire sprinkler systems. ■ The road sizes vary and some will need to be posted with no parking signage so emergency vehicles access is not hindered by parked vehicles on them. Who will enforce the no -parking regulations, private security or the Garfield County Sherriff? ■ Other: What type or types of development may -be considered for the remainder of the property? Are fire flow water demands for future development being considered in the water demands for this PUD? Is emergency access to future development sites an the property being included in the plans for this PUD? If this PUD gets approval to move forward more comments will be forth coming as it goes through future planning and construction reviews. EXHIBIT HH —Applicant submittal of supplemental information dated September, 2011, This Exhibit is part of the 4 binder application that was submitted. Homeowners Association at Aspen Glen, Inc. September 6, 2011 Kathy Easticy, AICP Senior Planner Garfield County Building & Planning 108 8th Street, #401 Glenwood Springs, CO 81601 Dear Kathy, The Aspen Glen Board of Directors (BOD) would like to submit this letter in reference to the River Edge development proposed just north of Aspen Glen. In preparation for this letter the BOD reviewed the submitted application and the referral Ietters submitted by the Town of Carbondale and the City of Glenwood Springs. The Aspen Glen BOD agrees with many of the concerns identified in all three letters. In particular the BOD supports the concept of an IGA or alternative process that encourages cooperation and dialogue between Glenwood Springs, the County and the Town of Carbondale. If appropriate, Aspen Glen would like to participate in that kind of dialogue given the infrastructure in place to support Aspen Glen such as the Roaring Fork Water & Sanitation District. In addition, the BOD is equally concerned that the current land use application and development analysis pertains to just about half of the total property (160 acres vs. 283 acres +/-). Although Aspen Glen is only half built out the entire property was planned and platted at once thus providing neighbors and the County a thorough review of the proposed development and complete picture of impacts and benefits. Thank you for the opportunity to provide referral comments for River Edge. Please do not hesitate to contact me or Leslie Lamont, our Design Review Administrator, with any questions or comments. Sin Art etnm, ' ident Aspen Glen Board of Directors 0080 Bald Eagle Way Carbondale, CO 81623 Tei: (970) 963-3362 ' Fax: (970) 953-4550 Lance Luckett, Community Services Director Email: lanc opris.net DEPARTMENT OF NATURAL. RESOURCES DIVISION OF WATER RESOURCES September 8, 2019 Kathy Eastly Garfield County Building and Planning 108 8th St Ste 201 Glenwood Springs CO 81601 Re: River Edge PUD and Subdivision Preliminary Pian Sections 7 & 12, 175, R88W, 6TH PM Division 5, W. District 38 Dear Ms. Eastly: John W. Hickenichiper Governor Mike King Executive -Director Dick Wolfe, P.E. Director/State Engineer We have reviewed additional information regarding the above referenced proposal to create a PUD on 160 acres for a residential development to include 366 residential units of various sizes and types and 9 non-residential units, all to be built on 346 lots, along with recreational open space and a neighborhood center. In addition, the applicant is proposing to complete the subdivision process for the proposed PUD by subdividing the land into 346 lots. The applicant proposes to provide water to the PUD through the Roaring Fork Water & Sanitation District (the District) pursuant to water rights and an augmentation plan decreed in Case No. 01CW187 and pending court cases 070/164 and 08CW198. Potable water will be provided either through existing alluvial wells and/or surface water diversions operated by the District, or through a surface water intake located along the Roaring Fork River adjacent to the project site, to be operated by the River Edge Colorado Property Owners Association (POA). Irrigation water will be provided by the POA through the Glenwood and Stators Ditches. Sewage disposal will be through a central system. A conditional letter of confirmation from the District was provided. The applicant anticipates a requirement of 375 Equivalent Residential Units (EQRs) of potable water for 366 residential units and 9 non-residential units. The augmentation plan decreed in the Division 5 Water Court in case no. 01CW187 and proposed for amendment in pending court case no. O8CW195, limits the final development to 349.55 EQRs and 3 acres of irrigation using an assumption of 350 gpd per EQR. An additional court case, case no. 07CW164, is currently pending in the Division 5 Water Court that would allow for an additional 850.45 I=RQs using a 350 gpd per EQR assumption. The applicant anticipates a raw water demand for approximately 150 acres of irrigation at any one time. Diversions will be made from the Roaring Fork River at the Glenwood Ditch and from Cattle Creek at the Staton Ditch. According to the Water Supply Plan provided with the application, the applicant can divert approximately 12.23 cls from the Glenwood Ditch and 4.69 cfs from the Staton Ditch. The 12,23 cfs from the Glenwood Ditch and the 4.69 cfs from the Staton Ditch are subject to the change of water right and plan for augmentation decrees entered in case nos. 01 CW188 and 01 CW189. The use of these water rights at the proposed subdivision must be operated iri accordance with said decrees and cannot result in an expansion of use. Note that these two cases also provide for operation of the Hair Chase Lakes Nos. 1 — 5. The operation of the lakes must also be in accordance with the terms of these decrees and cannot result in an expansion of use of the Applicant's share of these ditches. Office of the State Engineer 1313 Sherman Street Suite 818 • Denver, CO 80203 • Phone: 303-866-3581 • Fax: 303-866-3589 http://water.state.co.us Kathy Eastly September 8, 2011 River Edge PIJD and Preliminary Plan As of the date of this letter, a final decree has not been entered for either case no. 07CW164 or 08CW198. The Division 5 Water Court Referee has issued a ruling in both cases and so long as no party opposes the rulings, both cases are anticipated to receive a final decree after a 20 day objection period has passed. In addition, the applicant is in the process of completing a preclusion agreement with the District that would provide adequate physical water supply to the proposed development through the utilization of the District's infrastructure. The State Engineer offers the opinion, pursuant to CRS 30-28-136(1)(h)(I), that the proposed water supply will not cause material injury to decreed water rights so long as a final decree is entered in cases 07CW164 and 08CW198 that is no different from the Water Court Referee's rulings issued on August 22, 2011, In addition, so long as the applicant completes the preclusion agreement with the District that allows for the utilization of the District's Infrastructure, this office finds that the proposed water supply will be physically adequate. If you or the applicant has any questions concerning this matter, please contact Kariyn Adams in this office. Sincerely, Megan Sullivan, P.E. Water Resource Engineer MS/kaafRiver Edge PUD and Subdiv iv.docx cc: Alan Martellaro, Division Engineer, Division 5 Eddie Rubin, Supervising Water Commissioner, Districts 37, 38, 39 and 45 RO CONSERVANCY Eringirt.g PrIlr Tngrt'ri• tv Pram:: Our Riven BOARD OF t? lttE.0 t'ORL5 Diane Schwener Presidcni Stephen F.11sperman VicePresident Ram scy TCropf Secretar}• Cad Orrick Treasurer Carter Brooksher Andrew Light _Din Light Rick Lufaru Fxen [ireDirector Louis Meyer Rick Nciley Rivers Caur &Lk/son Jennifer Sauer T.arryYaw 1'ROGR. \M SERIF Rick Lufaru FxecutiveDfraior Claire Britt Office Manager Sharon Clarke Latid & Water Conservt don .Specialist Sarah johnsun Fducrtion Coordinator Tim O'Keefe Education Director Chad Rudow Water Quality Coordinator Sarah Woods Director of Phila nthropy September 8, 2011 Kathy Eastley Garfield County Building and Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: River Edge Colorado Dear Kathy: As .you know from our prior communications, we have grave concerns about the impacts of the proposed development on the Conservation Easement and the Conservation Values. We will address those concerns in more detail once we have had an opportunity to fully review the River Edge PUD Application. While the Conservancy has no intention of obstructing or delaying the submission of River Edge's application, we cannot at this point in time confirm that the plans and activities described in the PUD Application are consistent with the purpose of the Conservation Easement. While we understand that the PUD Application does not request subdivision approval and thus lacks detail regarding many aspects of the proposal, there are conditions set out in the Grant of Conservation Easement with which River Edge has not yet complied. From our limited review of the application, it does not appear that River Edge has provided us with the plans and specifications for screening, planting, vegetation activities and construction processes as required by Section 5.3 of the Grant of Conservation Easement. If in fact this information is contained within the PUD Application, I would appreciate it if you could point out where it is located as the application is voluminous. One matter of particular concern to the Conservancy is the :' fact that e application does not appear to provide specific proposals '-_for haw he Conservation Values of the Easement will be protected from ,the Ona ' ive development proposed. This is an issue that we have raised repeatedly.,;wi i the applicant. Given the scope of the proposed development, we feel it s; incum ent upon River Edge to propose specific measures to protect the tonvers' tion Values, the heron nesting areas and the overall integrity of the Easem t. Ad tion ii , we are concerned that this application is for some of the `lad; ;adjoT r Easement. if the other adjacent land is developed, there could 'be e T P.O. Box 3349 Basalt, Colorado 81621 1 970.927.1290 1 www.roariugfork.org effects to the easement that we cannot address without seeing the plan for the entire property. Two sizable out parcels greater than 35 acres were carved out and are not part of this application. We have been told by a River Edge representative that these out parcels will most likely consist of a school, commercial development and high density multi -family land uses. These parcels will most likely be sold to third parties. We will then be faced with working with multiple parties. We believe that River Edge should have been required to provide a PUD plan or Master Plan for the entire 280 Acres. This will only complicate our involvement and review. At the time Roaring Fork Conservancy accepted the conservation easement granted by Sanders Ranch in 2000, the proposed number of units was less than 300 for the entire property. As several applications have been submitted for the same property, the number of units has increased significantly, without addressing issues and concerns we have for protecting the conservation values of the easement. We have not seen detailed drainage and on site wastewater treatment plans, nor have we seen any plans to limit and control human traffic into the conservation easement. We request a detailed explanation of how River Edge proposes to protect the Conservation Values given the proposed increase in density and number of residents or have them point out to us where this information is included in the application, it would be helpful in our review of their proposal. Very truly yours, Rick Lofaro, Executive Director ROARING FORK CONSERVANCY From: barkingmoon@soons.net To: Kathy A. Eastley; Subject: River's Edge Date: Monday, September 12, 2011 7:55:38 PM To whom it may concern: The River's Edge development affects thousands of commuters a day who travel Highway 82. Under no circumstances should a development be approved with any type of traffic signal on highway 82 at Cattle Creek. I have traveled this section of road for 20 years starting when there were no traffic lights from Walmart to Carbondale. Now there are 3 unsynched signals that change on a whim causing seasoned drivers to react radically. This is not merely an inconvenience or just a waste of increasingly expensive gasoline. The road known as "killer 82" seems only more dangerous as the number of signals increases on a raceway filled with aggressive drivers bent on beating the other to the next stoplight, only to be thwarted by slower trucks hogging the left lane. I reside just a few hundred yards from Cattle Creek Road so l have a vested interest in this project. Please, no matter how Targe the development proposal is, insist that improvements to the highway must include access ramps and a bridge but absolutely NO TRAFFIC SIGNAL AT CATTLE CREEK ROAD. Future proposals will come and go for this vast acreage and building the access plan to which l am referring is forward thinking — especially since there is so much space (privately held) on the river side (SE) of the highway at Cattle Creek. Yes we are in a recession, but CDOTlWashington may help fund a minor portion of this. However, one other way might work. If all traffic to the development is routed to the existing CMC traffic signal (aka "Thunder River Market" or county road 114) and the intersection of 82 and 114 were improved for the increased traffic, this may alleviate funding issues and improve traffic flow. If this plan were to pass, an emergency only access port would need to be installed at Cattle Creek and 82 and acceleration lanes in both directions, but no new stoplight. I would also suggest enough space be left at the intersection by the developer for future access ramps. Please do not let the South of Glenwood become another El Jebel, and insist, "No more stop lights!" Mark VonderHaar Granted The moving party is hereby ORDERED to provide a copy of this Order to any pro se parties who ha%e entered an appearance in this action within 10 days from the date of this order. James B. Boyd District Court Judge Date of Order attached DISTRICT COURT, WATER DIVISION 5, COLORADO Garfield County Courthouse 109 8` Street, Suite 104 Glenwood Springs, CO 81 601 Telephone: (970) 945-5075 A COURT USE ONLY A CONCERNING THE APPLICATION FOR WATER RIGHTS OF CARBONDALE INVESTMENTS, LLC AND THE ROARING FORK WATER AND SANITATION DISTRICT IN GARFIELD, PITKIN, SUMMIT AND EAGLE COUNTIES Case No.: 07CW164 FINDINGS AND RULING OF THE REFEREE AND JUDGMENT AND DECREE OF THE WATER COURT THIS MATTER has come before the Water Referee on an Application for Water Rights, Approval of Plan for Augmentation and for Appropriative Right of Exchange (the "Application"). originally filed by River Bend Colorado, LLC ("River Bend"), for whom Carbondale Investments, LLC ("Carbondale") has been substituted as Applicant. On November 20, 2008, the Court entered an order adding The Roaring Fork Water and Sanitation District ("District") as an Applicant in this case. Upon inclusion of subject property into the District, the District would provide water and wastewater services to the Development. The Referee, having reviewed the Application and the other pleadings in this case, and having made such investigations as are necessary to determine whether or not the statements in the Application are true, having consulted with the Division Engineer, and having become fully advised with respect to the subject matter of the Application in accordance with C.R.S. § 37-92- 302(4), C.R.S., does hereby make the following Findings and Ruling of the Referee in this matter. 1. INTRODUCTION The water rights that are the subject of the Application are intended to serve the development of 280 acres of land located in Garfield County, Colorado (the "Development"). A map and legal description of such property is attached hereto as Exhibits A and B, respectively. Ruling and Decree of Carbondale Investments. LI.0 and Roaring Fork Water and Sanitation District Case No. 07CW164 Page 2 The Court entered a decree in Case No. OJCW 187, Water Division No. 5, for a Change of Water Right and for Approval of Plan for Augmentation for water service through the District water system to the Development, for up to 349.55 EQRs as defined by the policies of the District. The decree in Case No. O I CW 187 contemplates that the final Development may include a variety of configurations of residential and commercial EQRs, but subject to the overall limitation of 349.55 EQRs as defined by the policies of the District. The decree in Case No. 01 C W I 87 has been amended by the decree in 08CW198 so as to be consistent with the decree in this case. The purpose of this decree is to supplement the decree in Case No. 01 C W 187 to provide potable water service for an additional 850.45 EQRs, for a cumulative total under this decree and the decree in Case No. 0I CW 187 not to exceed 1200.00 EQRs as defined in the policies of the District and Carbondale. The District and Carbondale are currently negotiating a pre -inclusion agreement under which the District would provide potable water for the Development, or a portion thereof. The maximum number of EQRs that could be developed within the Development is 1200, as defined in the policies of the District, including the irrigation of up to seven acres within the Development under the decrees in this case and Case No. 01 C W 187. Until such an agreement is executed, Carbondale shall be entitled to exercise the rights under this decree and the decrees entered in Case Nos. 01 C W 187 and 08CW 198 only from the proposed structures for the REC Roaring Fork Diversion and the REC Well Field and shall have no rights to utilize the other existing or proposed structures decreed herein to supply water to the Development, namely, the Coryell Ranch Roaring Fork Diversion River Edge Enlargement, the Aspen Glen Well Nos. 1-7, Coryell Ranch Well Nos. 1-14, the Roberson Ditch, or the Posey Pump and Pipeline. The Basalt Water Conservancy District provides augmentation water pursuant to the decrees in this case and Case No. 0 l C W 187 through an allotment contract originally entered into with Sanders Ranch Holdings. I.LC, and which was assigned to River Bend. Carbondale has obtained from the BWCD an assignment of an amended water allotment contract that will provide sufficient augmentation water for this decree, and the decrees in Case Nos. 01CW188, 0 I C W I89 and 07CW 1 b4, as described below. This amended allotment contract is referred to herein as the "Allotment Contract." Carbondale may convey to the District the water rights included in the decrees in this case and Case No. 01CW 187, and may assign to the District the portion of the Allotment Contract necessary for augmentation under the decrees in this case and Case No. 01CW187. Upon such conveyance and assignment, the District shall be responsible for compliance with the terms and conditions of the decrees in this case and Case No. 0 I CW 187. II. FINDINGS 1 Name. address and telephone number of Applicants Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W164 Page 3 A. Carbondale Investments, LLC 2801 Turtle Creek Blvd., Apt. 6E Dallas, TX 75219 and cfo Rockwood Shepard Carbondale investments LLC 243 Crescent Lane Glenwood Springs. CO 8160I (970)-456-5325 B. Roaring Fork Water and Sanitation District P.O. Box 1002 Glenwood Springs, CO 81602 2. llistory of Case: The Application in this case was properly verified and filed with the Water Clerk, Water Division No. 5 on September 27, 2007. The initial application was amended by the First Amended Application by Order of the Court dated November 29, 2007. On September 19, 2008, the Division Engineer submitted a written Summary of Consultation in accordance with C.R.S. §37-92-302(4). The Application was further amended by the Second Amended Application by Order of the Court dated November 20, 2008. The Application was further amended by the 1 bird Amended Application by Order of the Court dated January 6, 2009. On August 26, 2009, the Division Engineer submitted a written Summary of Consultation in accordance with C.R.S. §37-92-302(4) with respect to the Third Amended Application, which the Referee has considered. On June 3, 2010, the Court ordered that Carbondale be substituted as the Applicant in this case and that the case caption he amended accordingly. 3. Subject Matter Jurisdiction: Timely and adequate notice of the Application was given in the manner required by law. See C.R.S. §37-92-302. Neither the land nor the water rights involved in the Application are located in a designated groundwater basin. The Court has jurisdiction over the subject matter of this proceeding and over all persons who have standing to appear as parties, whether they have appeared or not, all notices required by law having been given and the Court having jurisdiction over the subject matter of the Application. See C.R.S. §§37-92-243 and 37-92-302. 4. Opposition: Timely statements of opposition were filed in this case by the 'Twin Lakes Reservoir and Canal Company, Thompson Glen Ditch Company, Thomas H. Bailey, and the United States Bureau of Reclamation. No other person or entity has sought to intervene and the time for filing statements of opposition has expired. The Court has approved stipulations between the Applicants and each ofthese opposers and this decree is at least as restrictive on the Applicants as the ruling to which these opposers have consented, Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C: W 164 Page 4 A. Conditional Water Right 5. Name of structure: Corycll Ranch Roaring Fork Diversion River Edge Enlargement (renamed from River Bend Enlargement in Application). 6. Location of Point of Diversion, The Coryell Ranch Roaring Fork Diversion River Edge Enlargement will be diverted at the point of diversion of the Coryell Ranch Roaring Fork Diversion, located on the West bank of the Roaring Fork River in the NE 1 /4 NEI /4, Section 29, Township 7 South, Range 88 West, 6th P.M.. at a point whence the NE corner of said Section 29 bears North 53°18' East, a distance of ],357.4 feet. The point of diversion can also be described as being 846 feet from the North Section line and 1,068 feet from the East Section line of said Section 29. 7. Locations of Alternate Points of Diversion. The Application seeks approval to divert up to 1,25 c.f.s. at the following alternate points of diversion owned and operated by the District, as alternate points of diversion to the Coryell Ranch Roaring Fork Diversion River Edge Enlargement: Aspen Glen Well Nos. 1 through 7 ("Aspen Glen Wells"), Coryell Ranch Well Nos, 1 through 14 ("Coryell Ranch Wells"), the Robertson Ditch and the Posy Pump and Pipeline. Diversions hereunder may be in addition to all or part of the 0,5 c.fs. allotment of the Basalt Conduit water right under the decree in Case No. 0 I CW 187. The maximum total rate of diversion through the alternate points of diversion under the Coryell Ranch Roaring Fork Diversion River Edge Enlargement water right and through the REC Welt Field and REC Roaring Fork Diversion described below in Paragraphs 11.11 and 1LC, respectively, under this decree shall be 1.25 c.f.s. The total diversions under this decree and the decrees in Case Nos. O I CW 187 and 08C W 198 shall be 1.75 c.f.s. The water right applied for herein right may be diverted at any one or any combination of said alternate points of diversion; provided, however, that until such time as the Development is included into the District pursuant to an agreement between Carbondale and the District, Carbondale shall be entitled to exercise these rights only at the REC Roaring Fork Diversion and REC Well Field as alternate points of diversion, and in that ease, the District shall not exercise the Coryell Ranch Roaring Fork Diversion River Edge Enlargement or its alternative points under this decree. The locations of the Aspen Glen Wells, Coryell Ranch Wells, Coryell Ranch Roaring Fork Diversion, Robertson Ditch and Posy Pump and Pipeline are shown on Exhibit C. A. The Aspen Glen Wells are located in T.7S., R.88 W., 6'1' P.M., in Garfield County, Colorado, and are described as follows: Aspen Glen Well No. 1 located in the SE1/4 SW1/4, Sec. 20, 660 feet from the South section line and 1 555 feet from the West section line of said Sec. 20. Aspen Glen Well No. 2 located in the N W 114 N E 114, Sec. 29, 768 feet from the North section line and 2200 feet from the East section line of said Sec. 29. { Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CWI64 Page 5 Aspen Glen Well No. 3 located in the NW I/4 NE 114. Sec. 29, 508 feet from the North section line and 1794 feet from the East section line of said Sec. 29. Aspen Glen Well No. 4 located in the N W1/4 NE 1/4, Sec. 29, 788 feet from the North section line and 2462 feet from the East section line of said Sec. 29. Aspen Glen Well No. 5 located in the NW I/4 NEI /4, Sec. 29, 703 feet from the North section line and 2038 feet from the East section line of said Sec. 2Q Aspen Glen Well No. 6 located in the NW 114 NE1/4, Sec. 29, 393 feet from the North section line and 2270 feet from the East section line of said Sec. 29. Aspen Glen Well No. 7 located in the NE1/4 NWI14. Sec. 29, 447 feet from the North section line and 2627 feet from the West section line of said Sec. 29. H. 'l'he Correll Ranch Wells are located as described in Table 1 below. Table 1— Location ofCoryell Ranch Wells 1-14 in T. 7 S., R. 88 W. of the 5a' P.M. Well No. Quarter Quarter Location in Section 29 Distance from North line of Section 29 Distance from East Line of Section 29 I NE NE 1268.54 1021.95 2 SW NE 1849 2064.12 3 SE NE 2086.54 86.95 4 SE NE 1808.54 301.95 5 SE NE 1508.54 486.95 6 NE NE 1218.54 666.95 7 NE NE 928.54 966.95 8 NW NE 774 1284.12 9 SW NE 1469 1294.12 10 SW NE 1609 1604.12 11 SW NE 1739 1839.12 12 NW NE 879 1619.12 13 SE NE 1733.54 831.95 14 SE NE 1873.54 971.95 C. The Robertson Ditch has a point of diversion located on the Westerly bank of the Roaring Fork River at a point whence the SE corner of S. 12, T. 7 S.. R. 89 W., Sixth P.M. Bears N. 27°56' W. 2,788,14 feet. This structure can also be described as a point within the NW. `/. of the SE. `'A, S. 18, T. 7 S., R. 88 W., 6'h P.M. 1,509 Ft. from the South line and 1 123 H. from the West line of said Section 18, with its source from the Roaring Fork River. D. The Posy Pump and Pipeline has a point of diversion located in Government Lot 17 of Section 1, Township 7 South, Range 89 West of the 6th P.M. at a point whence the Northwest Corner of said Section 1 hears North 57°02'42" West a distance of 3799.13 feet_ This Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CW I64 Page 6 structure can also be described as a point within NW. 'A of the SE. ''A, S. 1, T. 7 5. , R. 89 W. of the 6iE' P.M. 231)0 Ft. from the South line and 2290 Ft. from the East line of said Section t, with its source from the Roaring Fork River. 8. Source: The source of water for the Coryell Ranch Roaring Fork Diversion River Edge Enlargement is the Roaring Fork River. The source of water for the Aspen Glen and Coryell Ranch Wells is groundwater tributary to the Roaring Fork River. The source of water for the Robertson Ditch and the Posy Pump and Pipeline is the Roaring Fork River. 9. A. Date of initiation of appropriation: September 27, 2007 B. How appropriation was initiated: By the formation of an intent to make the appropriation described herein and overt acts constituting a substantial step towards the appropriation, including engineering and design of the proposed development and notice at the developed alternate points of diversion described herein,. C. Date water applied to beneficial use: N/A 10. Amount: 1.25 c.f.s., conditional 11. Proposed use: Domestic and municipal purposes, including but not limited to, fire protection uses and park and landscape irrigation on up to four acres of land within the Development. 12. Name and address of owners of land on which structures arc located: The District has contractual or easement rights to the Coryell Ranch Roaring Fork Diversion River Edge Enlargement and all the alternate points of diversion. 13. Conditional Underground Water Right 13. Name of structure: REC Well Field (renamed from RBC Well Field in Application). 14. Locations of Alternate Points of Diversion: The REC Well Field consists of that portion of the Development, excluding a Conservation Easement area granted to the Roaring Fork Conservancy, located in the W. '/2 of S. 7, T. 7 S., R. 88 W. of the Sixth P.M., the E. V2 of S. 12, T. 7 S., R. 89 W. of the Sixth P.M., and the SE. 'A of S. I, T. 7 S., R. 89 W. of the Sixth P.M. The Applicant may develop up to ten wells within the REC Well Field and each of these wells is claimed as an alternate point of diversion. 15. Source: Groundwater tributary to the Roaring Fork River 16. A. Date of initiation of appropriation: December 31, 2008 Ruling and Decree of Carbondale investments, 1.1.0 and Roaring Fork Water and Sanitation District Case No. 07CW I64 Page 7 13. How appropriation was initiated: By the formation of an intent to make the appropriation described herein and overt acts constituting a substantial step towards the appropriation, including engineering and design of the proposed development and notice at the developed alternate points of diversion described herein. C. Date water applied to beneficial use: N/A 17. Amount: 1.25 c.f.s., conditional 18. Proposed use: Domestic and municipal purposes, including but not limited to, fire protection uses and park and landscape irrigation on up to four acres of land within the Development. 19. Name and address of owners of land on which structures are located: Carbondale. C. Conditional Water Right 20. Name of structure: REC Roaring Fork Diversion (renamed from RBC Roaring Fork Diversion in Application), 21. Location of Point of Diversion: The REC Roaring Fork Diversion is located on the East bank of the Roaring Fork River in the NW's of the N W'V4, S. 18, T. 7 S., R. 88 W., Sixth P.M., 1,205 Ft. from the North and 434 Ft. from the West lines of said S. 18. 22. Source: Roaring Fork River 23. A. Date of initiation of appropriation: December 31, 2008 13_ How appropriation was initiated: By the formation of an intent to make the appropriation described herein and overt acts constituting a substantial step towards the appropriation, including engineering and design of the proposed development and notice at the developed alternate points of diversion described herein. C. Date water applied to beneficial use: N/A 24. Amount claimed: 1.25 c.fs., conditional 25. Proposed use: Domestic and municipal purposes, including but not limited to, fire protection uses and park and landscape irrigation on up to four acres of land within the Development. 26. Name and address of owners of land on which structures are located: The REC Roaring Fork Diversion is located within the Development. Ruling and Decree of Carbondale investments, LLC and Rearing Fork Water and Sanitation District Case No. 4]7CW l64 Page 8 11 Plan for Augmentation With respect to the claim for approval of a plan for augmentation set forth in the Application. the Referee makes the following findings based on the evidence and documents presented in this case: 27. Names of structures to be augmented: Coryell Ranch Roaring Fork Diversion River Edge Enlargement and its alternate points of diversion decreed herein, the REC Well Field, and the REC Roaring Fork Diversion as applied for herein. This pian for augmentation shall apply only to those out -of -priority depletions associated with diversions from these structures under these augmented water rights for service to the Development pursuant to this decree. 28. Water rights used for augmentation: Pursuant to the Allotment Contract, Carbondale is entitled to use up to 74.9 acre feet per year, total, of augmentation water from any of the three sources described below (Ruedi Reservoir, green Mountain Reservoir and the Troy and Edith Ditches). An estimated amount of 25.17 acre feet of the 74.9 acre feet of Allotment Contract water will be dedicated to augmentation of out -of -priority depletions pursuant to this decree from the Coryell Ranch Roaring Fork Diversion River Edge Enlargement and its alternate points of diversion decreed herein, the REC Well Field, and the REC Roaring Fork Diversion. Another portion of the 74.9 acre feet of water available under the Allotment Contract will be dedicated to augmentation of out -of -priority depletions pursuant to the decree in Case No. 01 C W 187. as the same is amended by the decree in Case No. O8CW 198, from the Aspen Glen and Caryell Ranch Wells, Coryell Ranch Roaring Fork Diversion, REC Well Field and REC Roaring Fork Diversion. A final portion of the 74.9 acre feet of water available under the Allotment Contract will be dedicated to augmentation of evaporation losses from Bair Chase Lakes Nos. 1-5 pursuant to two separate decrees in Case Nos. O1CW188 and 01CW189. The total quantity of water allocated under all of these decrees is 71.42 acre-feet, leaving a surplus of 3.48 acre-feet available under the Allotment Contract to be used for additional transit losses or other augmentation purposes under these decrees. The quantity of augmentation water allocated under each of these decrees is summarized in Table 2, below. Table 2 — Quantity of Augmentation Water Allocated Under the Allotment Contract Decree Quantity of Water Allocated (AF) Case No. 07CW 164 25.17 Case Nu.01 C W 187. as amended by Case No.08C W 198 12.95 CaseNo.01CW188 6.5 CaseNo.01CW189 26.8 TOTAL A. Ruedi Reservoir: Ruling and Decree of Carbondale Investments, I.LC. and Roaring Fork Water and Sanitation District Case: No. 07C W 164 Page 9 71.42 (1) Previous decrees: Ruedi Reservoir is a component of the Frying Pan - Arkansas Project and was originally decreed for the storage of up to 140,697.3 acre feet of water in Civil Action No. 4613, Garfield County District Court, on June 20, 1958, with a date of appropriation of July 29, 1957. Subsequently, in Case No. W-789-76, the decreed storage capacity for this Reservoir was reduced to 102,369 acre feet. By decree of the water court in Case No. 81CW34, Ruedi Reservoir was decreed a refill right in the amount of 101,280 acre feet, conditional. In Water Court case No. 95CW95, 44,509 acre feet was made absolute. (2) Legal description: Ruedi Reservoir is an on -channel reservoir located in Sections 7, 8, 9, 11, and 14 through 18, Township 8 South, Range 84 West, of the 6th P.M. in Pitkin and Eagle Counties. (3) Source: Frying Pan River, tributary of Colorado River (4) Decreed amount: 102,369 acre feet (originally decreed for 140,697.3 acre feet; reduced to 102,369 acre feet in Case No. W-789-76; decreed for refill right of 101,280 acre feet, conditional, 44,509 acre feet subsequently made absolute) (5) (6) (7) Adjudication date: June 20, 1958 Appropriation date: July 29, 1957 Decreed uses: Generation of electric energy, domestic, municipal, industrial, irrigation and stock watering (8) Remarks: Augmentation water may he released from Ruedi Reservoir into the Frying Pan River, tributary to the Roaring Fork River, tributary to the Colorado River, to augment out -of -priority depletions caused by diversions under the structures to be augmented hereunder. ti. Green Mountain Reservoir: (1) Previous decrees: Water storage rights for Careen Mountain Reservoir were originally decreed in Case Nos. 2782, 5016, and 5017, United States District Court, District of Colorado, October 12, 1955. (2) Legal description: Green Mountain Reservoir is an on -channel reservoir and is located approximately 16 miles Southeast of the Town of Krernrnling in Summit County, Colorado, and more particularly in all or parts of Sections II, 12, 13. 14, 15, and 24 of Township Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CW164 Page 10 2 South, Range 80 West, and of Sections I7, 18, 19, 20, 21, 28, 29, and 34, Township 2 South, Range 79 West of the 6th P.M. (3) Source: Blue River, tributary of Colorado River (4) Decreed amount: 154,645 acre feet (5) Adjudication date: October 12, 1955 (6) Apprcpriationdate: August 1, 1935 (7) Decreed uses: In accordance with paragraph 5(a). (b), and (c) of the section entitled "Manner of Operation of Project Facilities and Auxiliary Facilities" in Senate Document No. 80. C. Troy Ditch and Edith Ditch Water Rights are described in "Fable 3 below: Table 3 — Description of Troy Ditch and Edith Ditch Water Rights Structure Priority Court Adj. Date App. Dole Dr..:reed Use ` AM0l1NT SfI.D, TRANSFERRED OR AMOU N1 Case Amount (4) RESER VII) RENIAININii No. (c t.s.) (10) - (5) (6) (7) (8) (9) C.F.S. AF Troy Ditch(1)379 3082 08125/1936 05/01/1916 5.10 1 0.000 0.000 0.095 0.064 0035 4906 NIA Troy Ditch 427 3082 08/2511936 05/01/1928 10.80 1 ¢1000 0.004 0.200 0.134 0073 /13393 NIA 1' En1y Troy Ditch 669 4613 06120/1958 06111/1942 6 20 1 13 000 0.000 0.115 0.077 0.042 5.966 N/A 2' F.a1g /dish 353 3082 08.25/1936 05/91/1904 272 1 , 0110 0.132 0050 0.000 0018 2.410 N/A Ditch Edith Ditch 673 4613 06/20/1958 07/01/1946 3.23 1 0.000 0.000 9.060 0.000 0.022 3.148 Nill 1° Enlg Troy ) Ditch 1. Water D. System aka (2) 2 &I 15.50[3) M, C, 0. 110 0.132 0.520 0.275 9.190 14273 412.89 Lower r Hendgate 1) (2) (3) (4) (5) (6) (7) Origina ly diverted from Miller Creek. All others prig nally diverted from F rying Pan River. Alternate point for all priorities of Troy and Edith Ditches. Combined amount 1intitcd to 15.5 c.f.s. and 453 AE of consumptive use, 300 AF of which can be stored. 1= Irrigation, D = Domestic, M = Municipal, C = Industrial and P Piscatorial. Transferred to Edith Ditch Well in Case No. SOCW 1 with 1.0 AF. Transferred to three springs on Cap K Ranch in Case Na. 82 CW 189 (1.29 A1' assumed to be included). Deeded to George Yates with 15.4 AF in 1983 0.2 c.f.s. and 10.60 c.fs. were included in Case No. 82CW357 for Rued South Shores augmentation plan. (81 (9) (10) Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W 164 Page 11 Deeded to Joan Wheeler in 1987 for diversion at the Troy Ditch l"' and ri Enlargement (16.9 AF assumed io be included). Reserved for augmentation of Cap K Ponds with 5.52 AF, Case No. 91CW220. A total of 40.11 AF of the original 453.00 AF has been sold or transferred. The total amount remaining to the l3asah District under all the said Troy and Edith Ditch water rights is 412.89 acre feet. Decreed Legal Descriptions: Troy Ditch Headgate No. 1 is located on the West bank of Miller Creek at a point whence the North Quarter Corner of Section 14, Township 8 South, Range 84 West, bears North 38 degrees 29 minutes West, approximately. 632 feet. Troy Ditch (Headgate No. 2) First Enlargement and Extension is at a point on the South bank of the Frying Pan River, whence the Northwest Corner of Section 13, Township 8 South, Range 84 West, of the 6th P.M., bears North 87 degrees 17 minutes West a distance of approximately 1 172 feet. Troy Ditch Second Enlargement as decreed is located at a paint whence the Southwest Corner of Section 7 Township 8 South Range 83 West of the 6th P.M. bears South 83 degrees 13 minutes West 2,549.15 feet. The existing point of diversion of the Troy Ditch, First and Second Enlargements as determined by a subsequent survey is located on the South bank of the Frying Pan River at a point whence the Southwest Corner of Section 12, Township 8 South, Range 84 West of the 6th P.M. bears South 89 degrees 00 minutes 21 seconds West 7,798.32 feet. The point of diversion of the Lower Headgate of the Troy Ditch and Water System from which the water is pumped into the ditch is located on the South bank of the Frying Pan River at a point whence the Northwest Corner of Section 13, Township 8 South, Range 84 West of the 6`h P.M. bears North 86 degrees 39 minutes 32 seconds West 1,527.38 feet. Edith Ditch is located on the north bank of the Frying Pan River at a point approximatelz 900 feet east of the northwest corner of Section 13, Township 8 South, Range 84 West of the 61 P.M. Edith Ditch First Enlargement as decreed, is located on the Northerly bank of the Frying Pan River at a point whence the Southeast Corner of Section 12, Township 8 South, Range 84 West of the 6` P.M. bears South 83 degrees 58 minutes East 4280.9 feet. In Case No. W-2281, Division 5, the Court decreed that 453 acre feet of annual consumptive -use credits were available to these ditches, and that 300 acre feet could be stored in an unnamed reservoir. The Basalt District owns 412.89 acre feet of the 453 acre feet, and makes the water rights available to contract allotees for use pursuant to an approved substitute supply plan or decree of the Court. Augmentation water from the 'Troy and Edith Ditches may be delivered to the Roaring Fork River by bypassing water at the headgates to those ditches on the Frying Pan River. 29. Statement of Plan for Augmentation: A. In addition to the 349.55 EQRs decreed in the decree in Case No. O I CW 187, the Development will consist of maximum of 850.45 residential or commercial EQRs, based on the following EQR and depletion assumptions: Gallons per day per residential EQR 350 Gallons per day per commercial EQR 350 Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W 1 G4 Page 12 Irrigated area, potable (sq. ft.) 174,240 (4 ac.) 13. Either Carbondale or the District will provide domestic and municipal water service to the Development. Diversions from the structures to be augmented hereunder, shall not exceed 1.25 c.f.s. for use within the Development. All out -of -priority depletions associated with such diversions will be augmented by releases of up to 25.17 acre feet of the 74.9 acre feet of Allotment Contract water from the sources of augmentation supply available under the Allotment Contract. This augmentation plan will be administered under the direction of the Division Engineer in the course of administering the Basalt Water Conservancy District's water supply program. C. The domestic and municipal water requirements for the Development and the estimated augmentation requirements are described in Table 4 below. The estimated amount of augmentation water required amounts to 25.17 acre feet per year, based on the projections described in Table 3, including a 5% transit toss for water released from Ruedi and Green Mountain Reservoirs. In the event that transit losses are increased in the future. Applicants, their successors, or assigns, shall allocate additional augmentation water to compensate for such increase, and shall modify any accounting form pertaining to this plan accordingly. So long as any additional augmentation water is from the same sources as the augmentation water available under the Allotment Contract (Green Mountain Reservoir, Ruedi Reservoir, or the Troy and Edith Ditches), no amendment or supplementation of this decree shall be required to effect such change. Table 4 - Demand, Consumptive Use and Augmentation Requirements Month Demand Consumptive Use 1 2 3 4 5 6 7 In- House Irrigation Total In- House Irrigation Total Augmentation Requirement January 28.32 0.00 28.32 3.42 0.00 1.42 1.49 February 25.58 0.00 25.58 1.28 0.00 1.28 1.34 March 2832 0.00 . 28.32 1.42 0.00 1.42 1.49 April 27.41 0.11 27.52 1.37 0,09 1.46 1.53 May 28,32 1.75 30.07 1.42 1.40 2.82 2.96 June 27.41 2.32 29.72 1.37 1.85 3.22 3.39 _ July 28.32 2.16 30.48 1.42 1.73 3.14 3.30 August 28.32 1.36 29.68 1.42 1.09 2.50 2.63 September 27.41 1.16 28.57 1.37 0.93 2.30 2.42 October 28.32 0.26 28.58 1.42 0.21 1.62 1.70 November 27.41 0.00 27.41 1.37 0.00 1.37 1.44 December 28.32 0,00 28.32 1.42 0.00 1.42 1.49 TOTALS 333.44 9.13 342.57 , 16.67 7,30 23.97 25.17 Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W 164 Page 13 (1) 1n -house water demand in acre-feet based on $50.45 EQRs at 350 gallons per day per EQR (2) Irrigation demand in acre-feet for 174,240 sq. ft. of irrigated area based an 80% application efficiency, Col _ efficiency. (3) Col I +Col (4) In-house consumptive use based on 5% consumptive use through at a central wastewater treatment plant (5) Irrigation consumptive use 1.83 acre-feet per acre based on a modified Blaney ['riddle analysis (6) Col : Col (7) Augmentation requirement includes 5% allowance for transit loss D. The current sources of supply available to the District are the Aspen Glen Well Nos. 2, 3 and 4 and the Coryell Ranch Well Nos. 11 and 13. Glover analyses on the Aspen Glen and Coryell Ranch Wells show that stream impacts from pumping such wells occur in the same month as the well pumping. Prior to diverting from the other ground water structures or ground water rights to be augmented under this decree, as described in Paragraphs 5 through 26 and Paragraph 27, the District or Carbondale shall re-evaluate lagged pumping impacts for such water rights and structures, and submit a Glover analysis of lagged depletions from each structure, together with accounting that includes any modification necessitated by changes in the timing of depletions, to the Division Engineer. After reviewing the Clover analysis and accounting, the Division Engineer may administratively approve such ground water diversions to the extent out -of -priority depletions are fully augmented in time, quantity, and location. E. It is anticipated that wastewater treatment for the Development will be provided at the District's Water Treatment Plant ("Treatment Plant"), located upstream from the Development on the west side of the Roaring Fork River. Treated effluent will be discharged to the Roaring Fork River at the 'Treatment Plant outfall. The location of the outfall is depicted on Exhibit C. Applicants will take credit for such return Flows in their accounting and will only be required to augment out -of -priority depletions associated with diversions for municipal and domestic in-house uses. If Carbondale is required to develop its own wastewater treatment plant, the outfall for that plant will be located at one of two alternate locations. one on Cattle Creek and the other on the Roaring Fork River, depicted on Exhibit C ("Carbondale Plant"). F. Municipal use within the Development shall include irrigation of up to four acres of parks and landscaped areas under this decree. The decree in Case No. 0 I C W 187 provides for irrigation of up to three acres, for a total of up to seven acres under the two decrees. Return flows from irrigation shall accrue to the Roaring Fork River. Applicants will take credit for such return flows in their accounting and will be required to augment only out -of -priority depletions associated with diversions for irrigation. Estimated irrigation requirements and associated augmentation requirements are set forth in Table 4, above. F.xcept for the seven acres of parks and landscaping irrigation, water for outdoor and irrigation uses (including irrigation of lawns and gardens) within the Development will be supplied from the Roaring Fork River and Cattle Creek through the Glenwood and Staten Ditches. G. This plan for augmentation and change of water rights will be administered based on an accounting plan to be developed in conjunction with the State Engineer's Office. Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CW 164 Page 14 The accounting plan shall account for all diversions and depletions under this decree and the decree in Case No. 01CW187 and, at a minimum, will account for the elements described in Exhibit D. E. Appropriative Right of Exchange 30. Appropriative Right of Exchange. The Application incorporates an appropriative right of exchange of Applicant's contract for the use of water stored in Green Mountain Reservoir for use in the Roaring Fork River to augment out -of -priority depletions caused by diversions under the River Edge Enlargement water right through the alternate points of diversion. Green Mountain Reservoir is located on the Blue River, tributary to the Colorado River, at the point described in paragraph 28.B., above. Augmentation water may be released from Green Mountain Reservoir and delivered to the confluence of the Colorado and Roaring Fork Rivers. The reach of the exchange is between the confluence of the Colorado and the Roaring Fork Rivers, and any of the points of diversion described in paragraph 7, above, including the REC Well Field and REC Roaring Fork Diversion, up to the Coryell Ranch Well No. 3 which is the farthest upstream alternate point of diversion. The rate of the exchange is the rate of diversion under the River Edge Enlargement water right, up to L25 c.f.s., minus return flows to the particular reach. The appropriation date of the exchange shall be administered as September 27, 2007. 31. Legal Description of Exchange Reach and Rate of Exchange. The exchange decreed herein is segmented into two reaches, a diversion amount reach and a depletion amount reach, as follows: A.(I) If the District provides water and wastewater service to the Development, the upstream. diversion amount reach is located from the furthest upstream point of diversion for the Aspen Glen and Coryell Ranch Wells in the SE '/< of the NE '/a of Section 29, Township 7 South, Range 88 West of the 6th P.M., 2,086.54 feet from the North Section line and 86.95 feet from the East Section line, downstream to the location of the outfall of the District's wastewater treatment plant located on the left (west) bank of the Roaring Fork River in the SEA of the SE/., T7S, R89W, Sth P.M., 337 feet from the South Section line and 237 feet from the East Section line. The rate of the exchange in this reach is 1.25 c.f.s. A.(2) If Carbondale provides water and wastewater service to the Development, the upstream, diversion amount reach is located from the RFC Roaring Fork Diversion described above to the discharge from the Carbondale Plant to the Roaring Fork River, which will occur at one of the following two locations: the confluence of Cattle Creek and the Roaring Fork River in the N W 114 of the N W1/4 Section 1, T7S, R88W, 6th P.M., 1,197 feet from the North Section line and 852 feet from the East Section line; ora point in the N W I14 of the N W 1 t4 of Section 18, T7S, R89W, 61h P.M. 1160 feet from the North section line and 420 feet from the West section line. The rate of the exchange in this reach is 1.25 c.f.s. Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CW164 Page 15 B,(1) If the District provides water and wastewater service to the Development, the downstream, depletion amount reach is located from the location of the outfall of the District's wastewater treatment plant located on the left (west) bank of the Roaring Fork River in the SE°/ of the SE%, T7S, R89W, 6th P.M., 337 feet from the South Section line and 237 feet from the East Section line, downstream to the confluence of the Colorado and the Roaring Fork Rivers in the SE ''A of the NW `I,, Section 9, Township 6 South, Range 89 West of the 66 P.M., 2,150 feet from the North Section line and 2,286 feet from the West Section line. The rate of exchange in this reach is 0.80 c.f.s., the rate of diversion under the Coryell Ranch Roaring Fork Diversion River Edge Enlargement water right, up to 1.25 c.f.s., minus the discharge at the outfall of the applicable wastewater treatment plant minus the return flow from up to 4 acres of irrigation. B.(2) If Carbondale provides water and wastewater service to the Development, the downstream, depletion amount reach is located from the downstream -most point of discharge to the Roaring Fork River from the Carbondale Plant, which is at the confluence of Cattle Creek and the Roaring Fork River in the N W I/4 of the N W1/4 Section 1, T7S, R88 W. 6'h P.M., 1,197 feet from the North Section line and 852 feet from the East Section line, downstream to said confluence of the Colorado and Roaring Fork Rivers. The rate of exchange in this reach is 0.80 c.f.s.. the rate of diversion under the REC Roaring Fork Diversion water right, up to 1.25 c.f.s., minus the discharge at the outfall of the Carbondale wastewater treatment plant minus the return flow from up to 4 acres of irrigation. tit. CONCLUSIONS OF LAW 32. The Water Court has exclusive jurisdiction over the subject matter of this proceeding and over all persons or entities affected hereby, whether they have appeared or not. See C.R.S. §§ 37-92-203 and 37-92-302. 33. Timely and adequate notice of the Application was given in the manner provided by statute. See C.R.S. § 37-92-302(2). 34. The Application filed herein is in accordance with the law and should be granted subject to the terms and conditions of this decree, See C.R.S. §§ 37-92-302 and 37-92-305. No injury to other water rights will occur as a result of the exercise of the requested change of water rights or plan for augmentation and exchange in accordance with the terms and conditions of this decree. See C.R.S. § 37-92-305(3). IV. RULING OF THE REFEREE AND DECREE OF THE COURT The foregoing Findings and Conclusions of Law are incorporated in this decree by this reference, and the Application is hereby granted, subject to the terms and conditions set forth in this decree. 35. The request for approval of the Conditional Underground and Surface Water Right for the Coryell Ranch Roaring Fork Diversion River Edge Enlargement described in 1 Ruling and Decree of Carbondale Investments, LLC and Roaring I'ork Water and Sanitation District Case No. 07CW164 Page 16 Stiction 11.A., and the diversion thereof at the alternate points of diversion described therein is hereby approved, subject to the terms and conditions of this decree. 36. The Conditional Underground Water Right for the REC Well Field in Section 11.5. is hereby approved, subject to the terms and conditions of this decree. 37. The Conditional Water Right for the REC Roaring Fork Diversion in Section 11.C. is hereby approved, subject to the terms and conditions of this decree. 38. The Plan for Augmentation described in Section II.D. is hereby approved, subject to the terms and conditions of this decree. 39. The Appropriative Right of Exchange described in Section IL.E. of this decree is hereby approved. subject to the terms and conditions of this decree. The Applicants shall provide adequate notice to the Division Engineer prior to operating the exchange decreed herein. 40. The terms and conditions of this decree are adequate to assure that no material injury to any water rights will result from the exercise of the water rights or the plan for augmentation set forth herein. 41. The maximum total rate of diversion through the alternate points of diversion described in paragraph 7 above. under the Coryell Ranch Roaring Fork Diversion River Edge Enlargement and its alternate points of diversion decreed herein, REC Well Field and REC Roaring Fork Diversion water rights under this decree shall be 1.25 c.f.s. The maximum total diversions under this decree and the decree in Casc No. OICW I87 shall be 1/5 c.f.s. The Coryell Ranch Roaring Fork Diversion River Edge Enlargement water right may be diverted by the District at any one or any combination of the Aspen Glen Wells, the Coryell Ranch Wells. the Coryell Ranch Roaring Fork Diversion. the Robertson Ditch or the Posy Pump and Pipeline. The total diversions from Aspen Clea Welts, the Coryell Ranch Wells, the Coryell Ranch Roaring Fork Diversion, the Robertson Ditch or the Posy Purnp and Pipeline shall be limited to that amount of water available at the point of diversion at the Coryell Ranch Roaring Fork Diversion, 42. The maximum amount of land that may be irrigated under this decree and the decree in Casc No. OICW 187 shall be seven acres. Return flows from irrigation shall accrue to the Roaring Fork River. As part of the accounting required under this decree. the appropriate Applicant shall provide to the Division Engineer a map showing the location and amount of land irrigated by the District's water system. In the event that the amount of augmentation water is insufficient to fully replace all out -of -priority depletions hereunder, the appropriate Applicant shall terminate irrigation under this decree to the extent necessary to allow in-house uses to continue. 43. Within sixty days of completion of construction of the well(s) within the REC Well Field pursuant to a well permit, the appropriate Applicant must notify both the Water Court Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W164 Page 17 and the Division of Water Resources of the precise location of the weil(s). In its application to make the conditional ground water right(s) in the REC Well Field absolute. the Applicant shall identify the specific point(s) of diversion and the terms and conditions necessary to avoid injury to other water rights from well pumping at that location. This may result in changes to the terms and conditions of the decree that are specific to the ultimate location of the well(s). 44. The plan for augmentation approved herein is sufficient to permit the continuation of diversions when curtailment would otherwise be required to meet a valid senior call for water, to the extent that the Applicants shall provide replacement water necessary to meet the lawful requirements of a senior diverter at the time and location and to the extent the senior would be deprived of his or her lawful entitlement by the Applicants' diversion. 45. The plan for augmentation approved herein provides for the augmentation of those out -of -priority depletions associated with diversions under the Coryell Ranch Roaring Fork Diversion River Edge Enlargement and its alternate points of diversion decreed herein. REC Well Field and REC Roaring Fork Diversion water rights. Augmentation shall only be required when said water rights are out -of -priority. 46. The estimated augmentation requirement of 25.17 acre feet annually is appropriate and reasonable. 47. The Green Mountain Reservoir and Ruedi Reservoir water utilized in connection with the subject plan for augmentation shall be stored in its respective reservoir under the priorities awarded to the United States of America for said reservoirs. however, Applicants agree that the subject plan for augmentation shall not be administered under the priority date awarded the United Slates of America for Green Mountain Reservoir or Ruedi Reservoir, hut shall be administered as a decree entered with a Fling date of 2007. 4S. To the extent the implementation of the subject plan for augmentation necessitates the use of Green Mountain and/or Ruedi Reservoir water, the appropriate Applicant shall have a final, fully executed agreement with the Bureau of Reclamation or the Basalt Water Conservancy District for the use of Green Mountain and/or Ruedi Reservoir water, as the ease may be, prior to its implementation of those portions of the augmentation plan which require the use of such water. Applicants acknowledge that their right to utilize Green Mountain or Ruedi Reservoir water as a source of augmentation water for the rights sought herein is dependent upon the terms of any agreement with the Bureau of Reclamation or the Basalt Water Conservancy District and the physical availability of such water for Applicants' benefit. Applicants agree that to the extent the exercise of the rights sought herein depend upon Green Mountain or Ruedi Reservoir as a source of augmentation water, such rights shall not be exercised should Green Mountain or Ruedi Reservoir water no longer be available for Applicants' use. Ruling and (Decree of Carbondale Investments, LI and Roaring Pork Water and Sanitation District Case No. 07C W164 Page 18 Water stored in Green Mountain Reservoir pursuant to the Allotment Contract shall not be used to augment out -of -priority depletions under this decree unless sufficient exchange potential exists on the reach beginning at the confluence of the Colorado River and the Roaring Fork River, upstream to the points of diversion for the Aspen Glen and Coryell Ranch Wells if the District is using these wells to supply the Development or otherwise to the REG Roaring Fork Diversion. 49. The transit losses associated with replacement releases and the exchange in this decree are only for the purposes of establishing that the plan can operate and may be sufficient to prevent injury. Actual transit losses will be determined and assessed at the time releases are made and may be modified pursuant to C.R.S. §§ 37-80-102(7) and 37-83-104 as determined necessary by the Division Engineer. 50. The appropriate Applicant shall install measuring devices, provide accounting, and supply calculations regarding the timing of depletions as required by the Division Engineer for the operation of this plan, and shall file an annual report with the Division Engineer by November 15t'' following each preceding irrigation year (November 1 through October 31) summarizing diversions and replacements made under this plan. The accounting report shall account for all diversions and depletions under this decree and the decree in Case No. 01 CW 187 and, at a minimum, will account for the elements described in Exhibit D. 51. Carbondale shall establish a homeowners association or special district which shall be responsible for ensuring that the terms and conditions not the responsibility of the District under this decree are rnet. 52. The appropriate Applicant must obtain and maintain valid well permits issued pursuant to C.R.S. §37-90-137 and this plan of augmentation prior to the construction and/or operation of the wells pursuant to this plan. The State Engineer shall issue welt permits allowing diversions of the River Edge Enlargement water right at the Aspen Glen and Coryell Ranch Wells at such time as the Applicants or their successors or assigns submit well permit applications to the Office of the State Engineer. See C.R.S. § 37-90-137(2). In issuing such permits, the State Engineer shall be bound by this decree. 53. 'Me timing and amount of any releases of replacement water shall be made at the discretion of the Division Engineer, and may account for revised lagged pumping impacts. The appropriate Applicant will provide monthly accounting to the Division Engineer of the amount and timing of diversions. resulting consumptive use, out -of -priority depletions and the discharge of augmentation water. Such information will be included in an accounting form to be developed by said Applicant, acceptable to the Division Engineer. Said Applicant will designate a representative responsible for filing an annual report with the Division Engineer by November 15 of each year, summarizing diversions and replacements made under the plan for augmentation decreed herein during the previous water year of November 1 through October 31. 54. The State and Division Engineers shall administer the water rights as set forth herein and will not curtail withdrawals under the water rights described herein as long as such Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07CW164 Page 19 withdrawals occur in priority and in accordance with this decree. Pursuant to C.R.S. § 37.92- 305(8), the State Engineer shalt curtail aft out -of -priority diversions, the depletions from which are not replaced so as to prevent injury to vested water rights. Further, if the Allotment Contract is terminated or expires and fails to be renewed, this decree must be amended to include an alternative source of replacement water prior to such termination or expiration, or else all out -of - priority diversions hereunder will be curtailed. 55, Pursuant to C.R.S. § 37-92-304(6), the Court shall retain continuing jurisdiction over the plan for augmentation decreed herein regarding the question of injury to vested water rights or decreed conditional water rights of others, for a period of five years after the Applicants provide written notice to the parties, the Division Engineer, and the Court that the augmentation plan has become operational. The augmentation plan shall he deemed operational hereunder at the time of build -out of the initial phase of the Development (375 EQRs or such lesser amount that is approved by Garfield County for development of the initial phase) and first use of the augmentation supply. Such notice must confirm that the decreed augmenting sources are in place, that the terms and conditions necessary to operate the plan as required by this decree have been met, and that the augmented uses and augmentation have been initiated. Further, the Court shalt retain jurisdiction regarding the question of injury from the withdrawals of ground water from new sources (other than Aspen Glen Wells Nos. 2, 3, and 4 and Coryell Ranch Wells Nos. 11 and 13) for a period of two years ager each new ground water structure is brought on line. 56. An application for a Finding of Reasonable Diligence shall be filed in the same month as the decree herein is entered every six (6) years after the entry of the decree herein so long as Applicants desire to maintain the conditional water right herein awarded, or until a determination has been made that such conditional water right is made absolute by reason of completion of the appropriation. 57. Pursuant to Rule 9 of the Uniform Local Rules for all State Water Court Divisions, upon the sate or transfer of the conditional water rights decreed herein, the transferee shall file with Division No. 5 Water Court, a notice of transfer which shall state: A. The title and case number of this Case No. 07CW 164; B. The description of the conditional water right to be transferred; C. The name of the transferor; D. The name and mailing address of the transferee; E. A copy of the recorded deed of transfer. The owner of said conditional water rights shall also notify the clerk of the Water Court for Water Division No. 5 of any change of mailing address. The clerk shall place any notice of transfer or change of address in the case file of this Case No. 07CW164 and in the case file (if any) in which the court makes any subsequent finding of reasonable diligence. Dated: a ,630) Ron P Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W 154 Page 20 J I Ion, '-ia+►t-Atm yV Water Referee Water Division No. 5 *IatiAduab widav w tAidw Rte, • Ruling and Decree of Carbondale Investments, LLC and Roaring Fork Water and Sanitation District Case No. 07C W I 64 Page 2 THE COURT DOTH FIND THAT NO PROTEST WAS FILED IN THIS MATTER. THE FOREGOING RULING IS CONFIRMED AND APPROVED, AND IS HEREBY MADE THE JUDGMENT AND DECREE OF 11HI5 COURT. Dated: Hon. James B. Boyd Water Judge Water Division No. 5 C:lDocuments and San ingsiPW iI r\Ueskuplesrb ndak I nvestm entRIF1HFsDocs-11411. 4 -v8-Draft de. rte V7CW164 1](x' This duct iiiPiiT niling of die cour' and diould he. r eatrd ac nsrh Court Authorizer Comments: Exhibits A through D to he Ruling of the Referee are incorporated into this Decree. Any request for a further finding of reasonable diligence shall be filed in October 2017. + RIVER BEND COLORADO, LLC PROPERTY BOUNDARY 67' ■ y RESOURCE ENG INE ERI NG, INC 409 Colorado Avenue Glenwood Springs. CO 81601 (970) 8456177 Vo[ee (970)94S-1137 Fac4rnde RIVER BEND COLORADO, LLC EXHIBIT A PROPERTY LOCATION MAP Date: 12/29/2008 File: 880-7.4 Drawn by: RP Approved by; JMC EXHIBIT B LEGAL OESCRIPTIWI PARCEL A: A TRACP OF LAND MUMS IN LOTS 4, It 7, $ AND 9 OF SECTION T. TL1WNSHfP 7 scum, RANGE 88 WEST OF MB 47TI PRINCIPAL MERIDIAN AND IN LOT Si OP SECTION 1, TOWNS 1 SOUTH, RANGE N8 WEST OF71114TH PRINCIPAL M RIDIAN, GARFIELD CITY, COLORADO LYRIC WEST OF THE WESTERLY RIGHT OF WAY LINE FOR COLORADO STATE HIGHWAY NO. 12 AND LYING EAST OF THE EASTERLY RIGHT OF WAY LANE FOR THE SOLITHI RN PACIFIC TRANSPORTATION COMPANY RAILROAD (DENVER AND RIO GRANDE =STERN RAILROAD) ASPEN BRANCH, BEING MORE PARTICULARLY DESCR®M AS FOLLOWS: COMMENCING AT A FOUND GARFIELD COUNTY SURVRYOR BRASS CAP IN PLACE FOR 111E WITNESS COMER TO 1718 SOUTH 114 CORNER OF SAIF SECTION 7, WHENCE A FOUND Gummi) COUNTY SURVEYOR BRASS CAP DI PLACE FOA IRE SOUTHEAST boreal OF SAID SECTION 7 BEARS 5 NI DRGIEM 29•4793 A DISTANCE OF 2971.80 PRET, WITH ALL CONTAINED IMRRD; IEINC RELATIVE =ROM THENCE N 27 DEGREES WWI A DNTANCR OF 1134.15 FIEt TO A POINT ON THE - EASiERLY RIGHT OF WAY LINE FOR THE SOUTHERN PAC1P C TRANSPOiRTA7i0N COMPANY RAILROAD ASPEN BRANCH AND 1118 TRUE POINT OF BEGINNING OF THE. TRACT DESCRIBED 1 is HENCE ALONG SAID EASTERLY =HT OF WAY LINE 11i3 FOLLOWING 8 COURSES: 1) 78.82 FEET ALONG THE ARC OF A CURVE CONCAVE TO THE WEST, RAVING A RADIUS OF 2816,90 FRET AND WHOSE CHORD REARS N Is DEGREES 51148' W A DISTANCE OF 75.52 11131: 2) N 19 DEGREES 38'52" W A DISTANCE GF 3828'.47 FEET TO A POINT ON THE NORTH UNE OF LOT 3101 SECTION 1, TOWNSHIP T SOUTH. RANGE 88 WEST; T'HI10NCE S DI DEGREES 43'30" B ALONG THE NORTH LUN* OP SAID LOT 31 A DISTANCE OF tan FEST TO THE NORTHEAST CORNER OF SAID LOT 31; THENCE 5 40 DEGREE LOW W ALONG 71M EAST UNE OF.SAID LOT 31 A DISTANCE OF 64.05 FEET 10 IIIE NOS COIINI& OF LOT 7 OF SECTION 7. TOWNSHIP 7 SOUTH, RANGE DI WEST; - THENCE S 98 DEGREES 88'45" 3 ALONG THE NORTH MR OF SAID LOT 7 A DISTANCE OF 675.15 P331' TO A?Ow ON T111 WESTERLY RIGIM1 OF WAY FOR COLORADO STATE HIGHWAY NO. 82: TH$NCB ALONG SAID WRSTRRLY RIGI rOP WAY UNE THE FOLLOWING 8 COMM 1) 3 SS DEGREES 14' 00' E A DISTANCE OF 115:80 FEET: 23 250.29 PERT ALONG T113 ARC OP A- CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 1040.08 FEST AND WHOSE CHORD BRAR15 $N DEGREES 1810' 3 A DISTANCE OF 238.10 FEET: 3) S 11 DRUMS ON'OS' EA DISTANCE OF 97.90 FBBT: 1) 346.68 PEST ALONG 1711 ARC OF A CURVE CONCAVE TO 111E WEST HAVING A RADIUS OF 1128.00 PRET AND WHOSE CHORD BEARS S 15 DECRIES WOO" B A DISTANCE OSP 346.00 FEET; 5) S ON DEGREES 38'00' E A DISTANCE 0P SIM FRET: 6) S OB MOMS 01'00" B A DISTANCE 01700.60 FEET: 771 S 00 DRONERS 13'n" EA DISTANCE 01 201.00 Tint RR S 0E DEGREES 53'00" 1 A D67ANCR OP 300.30 FEET: 6} S 06 DEGREES 83'00" 8 A DISTANCE OF 148!.60 FEET; • TNBNCR LRAVENG SAID WESTERLY RIME OP WAY LINK 5.80 DEGREES WOO" W A DLSTANCH OP 73.04 FBBT TO TIM P0017 OF BEGINNING. • :711 r TA ri Oar Order No: GW250592 4 MAL DES WIKIJ1 EXCEPTING FROM THE ABOVE PARCEL; THE PROPERTY DESCRIBED IN DOCUMENT RECORDED AUGUST 2, 1999 1N BOOK 1142 AT PAGE 981 AND IN DOCUMENT RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600. COUNTY OF GARFIELD STATE OF COLORADO PARCEL B: A TRACT OF LAND SITUATE IN LOTS 1, 2. 3, 4, 6, 7 AND 9 OF SECTION 18, LOTS 3.4. 7, 8 AND 9 OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN AND IN LATS 1.9,10, 11, 17, 18 AND 25 OF SECTION L2, LOT 31 OF SECTION 1. TOWNSHIP 7 SOUTH. RANGE 89 WEST OF THE EDITH PRINCIPAL MERIDIAN. GARFIELD COUNTY, COLORADO, LYING WEST' OF THE WESTERLY RIGHT OP WAY UNE FOR T'HE SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD (DENVER AND RIO GRANDE WESTERN RAILROAD) ASPEN BRANCH AND LYING NORTH AND EAST OF THE CENTERLINE OF THE ROARING FORK RIVER, BEING MORE PARTICULARLY DFSCRIBBD AS FOLLOWS: COMMENCING AT A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE WITNESS CORNER TO'T HE SOUTTL 1/4 CORNER OF SAID SECTION 7, WHENCE A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE SOUTHEAST CORNER FOR SAID SECTION 7 BEARS S 89 DEGREE'S 29'47" E A DISTANCED? 2671.90 FEET, wlTi. ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO; THENCE S 89 DEGREES 29'47" 8 ALONG 1148 SOUTH LINE OF SAID SECTION 7 A DISTANCE OF 628.06 FEET TO A POINT ON 174E WESTERLY RIGHT OF WAY LINE FOR THE sourtilm PACIFIC TRANSPORTATION COMPANY RAILROAD (ASPEN BRANCH) AND TRUE POINT OF BEGINNING FOR THE TRACT DESCRIBED HEREIN; 'THENCE ALONG SAID WESTERLY RICIN' OF WAY LINE THE FOLLOWING 4 COURSES: 1) S 09 DEGREES 35'10" 8 A DISTANCE OF 1545.87 FEET; 2) 828.055 FEET ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHEAST. HAVING A RADIUS OF 1482.56 FEET AND WHOSE CHORD BEARS S 21 DEGREES 41'02" E A DISTANCE OF 321.41 FEET; 3)S 33 DEGREES 46'54' 8 A DISTANCE OF 387.28 FEET; 4) 294.32 PEET ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF x815.00 FEET AND WHOSE CHORD BEARS 5 30 DEGREES 47.11" 8 ADISTANCE OF 291.19 FEET TO A POW ON THE CENTERLINE OF SECTION 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST; THENCE N 89 DEGREES 53'16" W A DISTANCE OF 407.83 FEET TO TIE CENTERLINE OF THE ROARING FORK RIVER THENCE ALONG THE CENTERLINE OF SAID ROARING FORK RIVER THE FOLLOWING 15 COURSES: 1) N 47 DEGREES 15114' W A DISTANCE OF 122.26 FEET; 2) N 57 DEGREES 54'58" W A DISTANCE OF 449.02 FEET; 39033 E3 DEGREES 52'39" W A DTSTA,NCE OF 388.20 FEET; 4) N 55 DEGREES 41154" W A DISTANCE OF 196.47 FEET; 6j N 35 DEGREES 45'21' W A DISTANCE OF 225.15 FEET; 6) N 34 DEGREES 0617' W A DISTANCE OF 318.15 FEST: 7) N 13 DEGREES 3T07' W A DISTANCE OF 255.65 FEET; 8) N 44 DEGREES'3913" W A DISTANCE OF 175.65 FEET; 9) N 51 DEGREES 46'41" W A DISTANCE OF 962.78 FEET; IRS 11 Our Order Ns: GWz6o 9E-4 Ir OESCINION 11) NM DEGAS woe W A DISTANCE OF 189.28 PEET; 11) N 17 DEGREES 48'77" W A INSTANCE OF 173.12 12) N 23 DEGREES 13'35" W A INSTANCE OF 153.19 PENT: 13) N 18 DEGREES 31 W A DISTANCE OF 248.31 FST; 140 N 20 DBGREPS IS'1$" W A DISTANCE OP 513A0 PEET; ION 24 DEGREES 10'13' W A DISTANCE OP 142.32 Fur TO A POINT' ON THS WEST LDCs OF LOT 111 OF SECTION 12, TOWNSHIP 7 SDLI'1H, RANGE M WEST: THENCE N 00 DEGREES 01'33` W ALONG THE WEST LINE OF SAID LOT 18 A DISTANCE OP 32313 FEET TO THE NORTHWEST CORNER OF SAID IAT IL 1HBNCE N 00 DEGREES 21'30* W ALONG THE WEsr LINE OF LOT 17 OF SAID SECTION 12 A DISTANCE OF 653.42 PEST TO THE NORTHWEST CORNER OP SAID LOT 17: THENCE N 03 DEGREES one R ALONG THE WEST LINE OF LOT 11 OF SAID SECTION 13 A DISTANCE OF 741.06 FEET 70 THE NORTHWEST COINER DP SAID LOT 11; THENCE N 00 DEGREES 24111" W ALONG THE Wffir LD(8 OF LOT 10 01 SAID Swum 12 A - DISTANCE OF HEM FEET TO THF NORTHWEST CORNER 01? SAID TOT I0: THENCE N 88 DEGREES 3518" W ALONG TIM SOUTH UNE OF LOT 1 OF SAID SECTION 12 AND EXISTING FENCE A DISTANCE OF 11.41 TO THS SOUTHWEST CORNER OF WD LOT 1; TJIENCB N Od DEGREES 1508• E ALONG THIS WEST UNE OP SAID LOT 1 AND EXISTING FENCE A DISTANCE OF 418.09 FEET TO 111E NORTHWEST CORNER OF SAID LOT 1; THENCE N 02 DECREES 15111' 8 ALONG THE WEST LING OF LOT 31 OF SECTION 1. TOWNSMP 7 SOUTH, RANGE 88 WEST AND mamma FENCE A DISTANCE OF 75.01 FET; THENCE CONTINIANG ALONG '7118 WEST LENS OF MID LOT 31 AND EXISTING FENCE N 02 DEGREES 90 21' E A MANCE OF 590.77 FEET TO THE NOWWIWEST CO$HER OP SAID LOT 31: T118NICE S 89 DEGREES 43'30 B ALONG THE NORTH UNE OF SAID LQT 31 AND EXISTING FENCE A DISTANCE OF 633415 FEET TO A PONT ON THE 'WESTERLY Y leT OF WAY UNE OF SAID SOUTHERN PACHIC TRANSPORTATION COMPANY RAUROAD (ASPEN BRANCH); TH11NC8 ALONG SAID WESTERLY RIGHT OF WAY UTNE THS POETAOWING 3 COURSES: 1) S 18 DECREES W52 3 A DISTANCE OP 3885.72 FRET: 2) 484.33 PERT ALONG THE ARC 01? A CURVE CONCAVE TO THE WEST, HAVING A RADIUS Olt 2811.00 PEST AND WHOSE CHORD BEARS S 14 DEGRE 37'01' 8 A DISTANCE DF 403.70 'PET; 3) S 09 DEGREES W10. E A DISTANCE OF 582.43 FEET TO THE P01?4 ' OF , BEGINNING. TOGS NMN WITH AU. THAT PROPERTY OF PARCEL 13 (WHICH PARCEL II IS MORE PARTICULARLY SED IN IHAIT CERTAIN DED RECORDED D1 BOOK 511 AT PAGE 103 AS RECEPTION NO. 218111 OF 1118 CARFZEiD COUNTY, COLORADO, S) LYING AND KONG ABOVE AND EASTERLY 01r THE Mumma NS O1 THE CLENWOCTD MCH AS NOW EXISTING AND IN PLACE. PARCEL C: A TRACT OF LAND SYfUA1E IN LOT 4 OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 011.1 PRINCIPAL INDIAN. GARFIRL1]GOUNTY, COLORADO, LYING WEST OF THE W11S1'BRLY muff OF WAY 1.E FOR COLORADO STATS HIGHWAY NO. 82 AND LYING EAST OF 116E EASTERLY win' OF WAY 1.1148 FOR T118 SOUTHERN PACIFIC TRANSPORTATION CON'AN'Y RAILROAD (DENVER AND RIO GRANDE WESTERN RAILROAD) ASPEN BRANCH, BEING MORE Dur Order Na: GW350682.4 PARTICULARLY DESCRIBED AS'OWN S: COMMENCING AT A FOIMID GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE WITNESS CORNER TO THE SOUTL1114 CORNER OF SAID SECTION 7, WHENCE A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE SOUTHEAST COMER OF SAID SECTION 7 BEARS 388 DEGREES 3914T E A DISTANCE OF 8171.1D PERT. WITH ALL CONTAINED HERM BEM RELATIVE THERETO; THENCE N 33 DEGREES 87113` it A DISTANCE OF 1132.41 FEST TOA POINT ON THE EASTERLY EIGHT OF WAY LINE FOE THE SOUTHERN $ACIIIC TRANSPORTATION GO)PANY RAILROAD ASPEN BRANCH AND TRUE POINT OF BEGINNING OF THE TRACT D THONGS LEAVING SAID EASTERLY RIGHT OF WAY LINE N 90 DEGREES 00110' E A DISTANCE OF 49.74 FEET TO A POINT ON THE WESTERLY RICHT OF WAY LINE FOR COLORADO STATE HIGHWAY NO. B2; THENCE 3 06 DEGREES 01'00" B ALONG SAID WESTERLY RIGHT OF WAY UNE A DISTANCE OF 200.70 FEST; T7l>314CE CONTINUING ALONG.SAID WESTERLY EIGHT OP WAY UNE S 04 DEGREES 31'34" Ii A DISTANCE OP 210.70 FIETTO-A POINT INTERSECTING ME EASTERLY RIGHT OF WAY UNE OF SAID SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD ASPEN BRANCH; THENCE N 09 DEGREES' FIV W ALONG SAID EASTERLY RIGHT OF WAY LINE A DISTANCE OF 148.14 MT TO ME DIATOMIC OFA CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 3913.66 PIT; THBNCM ALONG SAID EASTERLY RIGHT OF WAY LINE AND ARC OF SAID CURVE 212.10 FEET. THE CHORD OF WHICH BEARS N 12 DEGREES E1'48" W A DISTANCE OF 212.49 FEEL TO THE POINT OP BEGINNING. COUNTY OP GARFIELD SPATE OF COLORADO PARCEL D; A TRACT OF LAND SITUATED IN SECTION 7. TOWNSHIP 7 SOUTH. RANGE 8S WEST OF THE 6111 PRINCIPAL ILIIIJIAN. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOW: - C011CIENC,RiG AT THESE CORNER OF SECTION 1, T7S, R 89 W OF THE 6TH P.M. (WITH ALL BEARING COMTADIED HEREIN BEING RELATIVE TO A BEARING OF N 00 DEGREES 1o' 09' 13 BEThEEN THESE CORNER AND THE E 111 CORNER OF SAID SECTION 1); THENCE N 00 DMUS 11' 18" E ALONG SAID SECTION LINE 627.10 FEET, TOA POINT ON THE NORTHERLY BOUNDARY LINE OF THAT PROPERTY SURVEY RECORDED AS RECE1R10N N0.305 TN THE GARFIELD COUNTY INDEX FOR INFORMATIONAL. LAND SURVEY PLATS, THE TRUE POINT OF BEGEOBNG; THENCE CONTINUING ALONG SAID SECTION 1174! N 01 DIMES 10' WE 64.03 our TO A POINT IN AN EXISTING PENCE UNE; THENCE LEAVING SAID • SECTION LINE 3 M DEGREES 36' 14.3 ALONG AN EXISTING FENCE LINE 112.62 TART;. THENCE CONTRIVING ALONG AN PXISTWG PENCE UM S M DIGRESS 47' 11" 1118.34 FEET; T1iaNCE CONTINUING ALONG SAID FENCE UNE S 30 DEGREES 31' 43" E 64.28 FET TOA POT14T ON SAn NOtlflf LY BOUNDARY; THENCE LEAVING SAT) EXISTING T+W+iCR LIN! N 10 DEGREES 00' 6D" W ALONG SAID NORTHERLY SOUNDARY 443.63 romp THE POINT OF BEGINNING. COUNTY OF GARFIETA2TATE OF COLORADO [1- • RDC ROARING rug •:r ��'• _ '• ' • fix'• % spa a r.,r .__ i '{. N. -Tv:-..•-•-..;__:1.- .-_--,_ _:::..\\_‘,,,,___NN.\:„....:....:, , ) "LC 941 y ,ter , _ S 1... �,i \�t; lye+' ....:".....:A. 1. g....•.. ,a:����� mss`✓r� 7.7:;�,FORK DIVERSION14-4 _" z'�-J L�� i�-ate - ---4 = ~�~i R��V �' ti r- -i RIVER BEND COLORADO, LLC PROPERTY BOUNDARY • ej' •j .- - • f ^ r. �y.^ ti t., .- ,I M1t r. y `.r �• -'��r .44 . ROBERTSON DITCH HEADGATE ' `'"`r ` ° r ,;, ROARING FORK WATER AND SANITATION DISTRICT WWTP OUTFALL f-Ji=� it •-3 ra ROARING FORK DIVERSION MENGINEERING.INC 909 Colorado Avenue Glemwoodsprings. LO 3t601 1970) 945.8777 Volta (970) 945-1137 Fax:mile RESOURCE RIVER BEND COLORADO, LLC EXHIBIT C WATER RIGHTS LOCATION MAP Date: 12/02/2009 File: 660-7.4 Drawn by: RKM Approved by: ,]MIC ENTER Water Yeah 2010 RIVER BEND, COLORADO, LLC Sample Water use Accounting Form Combined Case Nos. OICW18T (08CWI9B) and 07CW164 ENTER Number of developed EQRs 348.55 Month_ .1 1 2 1 3 1 ± 1 5 l § i 1$ 1 I ib I 13 I I2 1_./2,.-1.1_1_--/J Diversions Ccnsutnasttve Use Net Sheim Depletion AinprientetIon Ground Water Surface Water Total Legged Blossom Diversion In -Route Luau and Garden Total Return Flow River gall Release Glen Wells Maya Ranch YVeNs RBC Well Reid RBC Roaring In -horse Return Flow ��d Irrigalton Retk+n Flow TM) Return Flow e of Days Net the Cameo Stream Call le on DepletionDuring the During BINGO CarRract Augmentation Release Diversions Diversions Diversions 'JiggedFork Stream Diversions Diversion Nov Dec A Jan i Feb Mar Apr _ W, Jus Jul Aug 1 J Sep .. Oct Total General Notes 1) This sample accounting sheet is illustrative only. It is intended to show the general accounting methodology and to demonstrate that accounting can be developed to correctly track and administer the plans for augmentation. 2) Wrater usage for the fest 349.55 EQRs will be allocated to O1CW1 b7 has modified by 03CW19Bj. ?hereafter usage will be donned to 07CW164. 1272/2009 Column Expleaations 1) - 3): Monthly volume (AF) diverted from ground wafer sources attributed to the River Bend, Colorado. LLC development. 4): Lagged well diversions based on lagged dopietion factors determined by the Glover methodology. Aspen Glen and Coryel Ranch well diversions an not logged based on Govan analyses ahoM g all stream impacts °CCuring in the same month as Oversions. 5) Monthly volume (AF) diverted from surface water sowves, 6) F columns 1, 2.4.5 7) In-house consumptive use for the number of developed EQRs based On decreed demand and consumptive use values. 8) Lawn and garden cansurrlptIve use based on decree values. Ir lgated acreage pro -rated !methcn number of developed EQRs: le developed EQRs 1,200 total EQRs) X 7 acres. i9) I columns 7, 8. 10) WWTP return flow based an decree values ot 5% CU and 350 gpdIEQR demand 11) Legged lawn and garden return Mow based on desired values of demand - consumptive use lagged by Glover analysis factors. f 2) X columns 10, 11. 13) Column 6 - column 12. 14) The monthly augmentation requirement is based on the number of days per month the water rights aro out of priority to the Cameo calL 15) Column 15 X (column 16 +# days in the month) X 105%. RESOURCE Exhibit D Granted The moving party is herebyORDERED to provide a copy of this Order to any pro se parties who have entered an appearance in this action within 10 days from the date of this order. James B. Boyd District Court Judge Date of Order attached DISTRICT COURT, WATER DIVISION 5, COLORADO Garfield County Courthouse 109 8`h Street, Suite 104 Glenwood Springs, CO 81 601 Telephone: (970) 945-5075 A COURT USE ONLY • CONCERNING THE APPLICATION FOR WATER RIGHTS OE CARBONDALE INVESTMENTS, LLC, THE ROARING FORK WATER AND SANITATION DISTRICT AND BASALT WATER CONSERVANCY DISTRICT IN GARFIELD, PITKIN, SUMMIT AND EAGLE COUNTIES Case No.: 08CW198 FINDINGS AND RULING OF THE REFEREE AND JUDGMENT AND DECREE OF THE WATER COURT THIS MATTER has come before the Water Referee on an Application for Change of Water Right and to Amend Plan for Augmentation (the "Application"), originally filed by River Bend Colorado, LLC ("River Bend"), for whom Carbondale Investments, LLC ("Carbondale") has been substituted, the Roaring Fork Water and Sanitation District ("District") and the Basalt Water Conservancy District ("BWCD") as the Applicants in this case. The Referee, having reviewed the Application and the other pleadings in this case, and having made such investigations as are necessary to determine whether or not the statements in the Application are true, having consulted with the Division Engineer, and having become fully advised with respect to the subject matter of the Application in accordance with C.R.S. § 37-92- 302(4), C.R.S.. does hereby make the following Findings and Ruling of the Referee in this matter. L INTRODUCTION The water rights that are the subject of the Application are intended to serve the development of 280 acres of land located in Garfield County, Colorado (the "Development"). A map and legal description of such property is attached hereto as Exhibits A and B, respectively. Ruling and Decree of Carbondale Investments, LLC, et al_ Case No. 08CW198 Page 2 Carbondale and the District are currently negotiating the terms of a pre -inclusion agreement under which the District would provide potable water for the Development, or a portion thereof. The maximum number of EQRs that could be developed on the Development is 1200, as defined in the policies of the District. including the irrigation of up to seven acres within the Development as established under the decrees in Case Nos. O 1 C W l87 and 07CW164. BWCD provides augmentation water pursuant to the decrees in Case No. 0I C W 187 and 07CW164 through an Allotment Contract originally entered into with Sanders Ranch 1{oldings, LLC, which was assigned to River Bend. Carbondale has obtained from the BWCD the assignment of an amended water allotment contract that will provide sufficient augmentation water for this decree, and the decrees in Case Nos_ 01 C W 188. O 1 CW 189 and 07CW164. This amended allotment contract is referred to herein as the "Allotment Contract." In Case No. O I CW 187, Water Division No. 5, River Bend obtained a decree for Change of Water Right and for Approval of Plan for Augmentation including Exchange. The decree in Case No. OICW 187 approves a water supply to provide potable water service through the District for up to 349.55 EQRs as defined in the then -existing policies of the District. Carbondale now owns the rights decreed to River Bend in that case. In Case No. 07CW I 64, Carbondale and District obtained a decree for Water Rights, for Approval of Pian for Augmentation and for Appropriative Right of Exchange. The decree in Case No. 07CW164 approves a water supply to provide potable water service either through the District or through Carbondale for an additional 850.45 EQRs as defined in the current policies of the District. Case Nos. d 1 CW 187 and 07CW164 combine to provide water service fora total of 1,200 EQRs to the Development by Carbondale, the District and BWCD. Upon inclusion of the Development into the District, the Applicant will convey the water rights included in this Application, the decrees in Case Nos. O 1 C W 1$7 and 07CW164 and will assign the appropriate portion of the Allotment Contract to the District pursuant to the above -referenced pre -inclusion agreement. If no pre -inclusion agreement is executed, Carbondale shall retain its interest in these water rights and shall supply water to the Development at the structures decreed within the Development (REC Roaring Fork Diversion and REC Well Field). The purpose of this decree is to change the water rights decreed in Case No. OI C W 1 S7 to add additional alternate points of diversion for the Basalt Conduit water right, to include the additional alternate points as augmented structures, and to increase the augmentation water supply to be consistent with current District policy. In this way, the decrees in Case Nos. 01 C W 187 and 07CW164 will be consistent. ti. FINDINGS 1. Name, address and telephone number of Applicants Ruling and Decree of Carbondale Investments, LLC, et al. Case No. 08CW198 Page 3 A. Carbondale Investments, LLC 2801 Turtle Creek Blvd., Apt. 6E Dallas, TX 752I9 and c/o Rockwood Shepard Carbondale Investments LI.0 243 Crescent Lane Glenwtxid Springs, CO 81601 970-456-5325 B. Roaring Fork Water and Sanitation District P.O. Box 1002 GIenwood Springs, CO 81602 970-945-2144 C. Basalt Water Conservancy District P.O. Box 974 Glenwood Springs. CO 8I602 970-945-6777 2. History of Case: The Application in this case was properly verified and filed with the Water Clerk, Water Division No. 5 on December 31, 2008. On October 20, 2009, the Division Engineer submitted a written Summary of Consultation in accordance with C.R.S. §37- 92-302(4) with respect to the Application. which the Referee has considered. On May 26, 2010, the Court ordered Carbondale substituted for River Bend as the Applicant in this case and the caption amended accordingly. 3_ Subject Matter Jurisdiction: Timely and adequate notice of the Application was given in the manner required by law. See C.R.S. §37-92-302. Neither the land nor the water rights involved in the Application are located in a designated groundwater basin. The Court has jurisdiction over the subject matter of this proceeding and over all persons who have standing to appear as parties, whether they have appeared or not, all notices required by law having been given and the Court having jurisdiction over the subject matter of the Application. See C.R.S. §§37-92-203 and 37-92-302. 4. Opposition; No statements of opposition were filed in this case and the time for filing statements of opposition has expired. A. Additional Alternate Points of Diversion for Basalt Conduit 5. Decreed name of structures for which change is sought: Basalt Conduit Ruling and Decree of Carbondale investments, LLC, et al. Case No. 08CW198 Page 4 A. From previous decrees (1) Date entered: June 20, 1958, as modified by Supplemental Decree dated August 3, 1959. (2) Case No.: Civil Action No. 4613. (3) Court: Garfield County District Court. B. Decreed point of diversion: The headgate and point of diversion is located on the left bank of the Frying Pan River at the head of the outlet tube for the Ruedi Reservoir whence the SW Corner of Section 7, 1. 8 S., R. 84 W. of the 6th P.M. bears N. 79° 00` W at a distance of 2,017.1 feet, in Pitkin County. C. Source; Frying Pan River, tributary to the Roaring Fork River, tributary to the Colorado River. D. Appropriation date: July 29, 1957. E. Amount: 450 c.f.s. F. Use: Generation of electric energy, domestic and municipal, stockwatering. piscatorial and industrial uses. G. Historic Use: NIA 6. Proposed Change: A. The decree in Case No. 0 I C W 187 changed 0.5 c. f s, of the Basalt Conduit water right described ahove to the Aspen Glen Wells 1-7, the Coryell Ranch Welts 1-14 and the Coryell Ranch Roaring Fork Diversion, as alternate points of diversion. Applicants propose to add the following as additional alternate points of diversion for the Applicants' interest in the Basalt Conduit water right as described in the decree in Case No. 01 C W 187. All references in the decree in Case No. 01 C W 187 to alternate points of diversion shall also include the following: (1) Coryell Ranch Roaring Fork Diversion River Edge Enlargement, decreed in Case No. 07CW164, with a point of diversion on the West bank of the Roaring Fork River in the NEI/4 N E 1 /4, Section 29, Township 7 South, Range 88 West, oh P.M„ at a point whence the NE corner of said Section 29 bears North 53°18' East, a distance of 1,357.4 feet. The point of diversion can also he described as being 846 feet from the North Section line and 1,068 feet from the East Section line of said Section 29. (2) REC Well Field, decreed in Case No. 07CW164, and which consists of that portion of the Carbondale property, excluding the Conservation Easement area granted to the Roaring Fork Conservancy, located in the W. V2 of S. 7.1. 7 S., R. 88 W. of the Ruling and Decree of Carbondale Investments. LLC, et al_ Case No. 08C W 198 Page 5 Sixth P.M., the E. '/z of S. 12, T. 7 S., R. 89 W. of the Sixth P.M., and the SE. �/4 of S. 1, T. 7 S.. R. 89 W. of the Sixth P.M. The legal description of the Carbondale property is attached as Exhibit H. The Applicant may develop up to ten wells within the REC Well Field, as shown on Exhibit C, and each of these wells is claimed as an alternate point of diversion with its source being groundwater tributary to the Roaring Fork River. (3) REC Roaring Fork Diversion, decreed in Case No. 07CW164, with a point of diversion on the East bank of the Roaring Fork River in S.18, T,7S., R.88W., 6th P.M., 1,206 feet from the North section line and 434 feet from the West section line of said Section 18, as shown on Exhibit C, and with its source from the Roaring Fork River. (4) Robertson Ditch, decreed in Case No. OOCWOI9, with a point of diversion located on the Westerly bank of the Roaring Fork River at a point whence the SE corner of S. 12, T. 7 S., R. 89 W., Sixth P.M. Rears N. 27°56' W. 2,788.14 feet. This structure can also be described as a point within the NW. %4 of the SE. '!, S. 18, T. 7 S., R. 88 W.. 6'h P.M. 1,509 Ft. from the South line and 1123 Ft. from the West line of said Section 18, as shown on Exhibit C, with its source from the Roaring Fork River. (5) Posy Pump and Pipeline, decreed in Case No. OOCW019, with a point of diversion located in Government Lot 17 of Section 1. Township 7 South, Range 89 West of the 6a` P.M, at a point whence the Northwest Corner of said Section 1 bears North 57"02'42" West a distance of 3799.13 feet. This structure can also be described as a point within NW. 1/4 of the SE. F]4, S. 1, T. 7 S. , R. 89 W. of the 6`h P.M. 2300 Ft_ from the South line and 2290 Ft. from the Fast Zinc of said Section 1, as shown on Exhibit C, with its source from the Roaring Fork River. R. Name and address of owners of land on which structures are located: The District has contractual or easement rights to the Coryell Ranch Roaring Fork Diversion River Edge Enlargement. the Robertson Ditch and Posy Pump and Pipeline. The REC Well Field and REC Roaring Fork Diversion are located on land owned by Carbondale. B. Changes to Plan for Augmentation 7. Amendments to Plan far Augmentation: Applicants request to amend the Plan for Augmentation decreed in Case No. 01 CW 187 to include additional structures to be augmented pursuant to that decree and to increase the assumed water use and related augmentation requirements. A. Names of structures to be augmented: Applicants propose to amend paragraph 8 of the decree in Case No. 0ICW 187 to include the Coryell Ranch Roaring Fork Diversion River Edge Enlargement, REC Well Field, REC Roaring Fork Diversion, Robertson Ditch. and Posy Pump and Pipeline, described above, as structures to be augmented. 13. Water rights used for augmentation: Applicants propose to amend paragraph 9 of the decree in Case No. O I CW I87 to include an additional 1.03 acre feet of Ruling and Decree of Carbondale Investments, LLC, et al. Case No. 08CW198 Page 6 Carbondale's interest in its Allotment Contract with the Basalt Water Conservancy District, which provides augmentation water from Ruedi Reservoir, Green Mountain Reservoir, and/or the Troy Ditch and Edith Ditch Water Rights as those rights are described in that decree. C. Statement of Plan for Augmentation: (1) Applicants propose to amend paragraph 9.D(1) of the decree in Case No. 01 CW 187 to reflect the current EQR calculation policies of the District. 'this change reflects an increase in assumed water use, which is more conservative and therefore more protective ofother water rights. (2) Applicants propose to amend paragraph 9.D(4) of the decree in Case No. 01 CW 187 to reflect the increase in the amount of estimated augmentation water requirements based upon the increase in the assumed water use. (3) Applicants propose to amend Exhibit E to the decree in Case Ido. O 1 CW 187, and to amend paragraph 18 of the decree in Case No. 01 C W 187 to reflect an estimated augmentation requirement of 12.95 a.f: III, CONCLUSIONS OF LAW 8. The Water Court has exclusive jurisdiction over the subject matter of this proceeding and over all persons or entities affected hereby, whether they have appeared or not. C.R.S. §§ 37-92-203 and. 37-92-302. 9. 'l'imely and adequate notice of the Application was given in the manner provided by statute. See C.R.S. § 37-92-302(2). 10. The Application filed herein is in accordance with the taw and should be granted subject to the terms and conditions of this decree. les C.R.S. §§ 37-92-302 and 37-92-305_ No injury to other water rights will occur as a result of the exercise of the requested change of water rights or plan for augmentation and exchange in accordance with the terms and conditions of this decree. See C.R.S. § 37-92-305(3). Ruling and 1)ecree of Carbondale Investments. LLC, et al. Case No. 08C W 198 Page 7 IV. RULING OF THE REFEREE AND DECREE OF THE COURT The foregoing Findings and Conclusions of Law are incorporated in this decree by this reference, and the Application is hereby granted, subject to the terms and conditions set forth in this decree. 1 1 . The change of water right and amendment of the decree in Case No. O I CW I 87 as decreed herein will not affect in any material way the operation of said water right and plan for augmentation, and therefore will not injuriously affect the owner of or persons entitled to use water under a vested water right or a decreed conditional water right. 12. The requested change in point of diversion for the Basalt Conduit water right, as described in Section II.A., is approved. The decree in Case No. O I CW 187 is hereby amended to add the Coryell Ranch Roaring Fork Diversion River Edge Enlargement, REC Well Field, REC Roaring Fork Diversion, Robertson Ditch and Posy Pump and Pipeline, as described in Section II.A., as additional alternate points of diversion for the Basalt Conduit. Ali references in the decree in Case No. 0ICW I87 to alternate points of diversion shall also include the Coryell Ranch Roaring Fork Diversion River Edge Enlargement, REC Well Field, REC Roaring Fork Diversion, Robertson Ditch and Posy Pump and Pipeline as described in Section 11.A. if the District supplies water to the Development, it shall have the right to use all of the foregoing alternate points of diversion. if Carbondale supplies its own water, it k entitled to use only the REC Well Field and REC Roaring Fork Diversion as alternate points of diversion, and the District structures shall not constitute alternate points for those REC structures. 13. The requested amendment to the Plan for Augmentation decreed in Case No. O 1 C W 187, as described in Section II.B., is approved. The Plan for Augmentation decreed in Case No. 01CW187 is hereby amended in the following respects. A. Paragraph 8 of the decree in Case No. 01CW 187 is hereby amended to include the Coryell Ranch Roaring Fork Diversion River Edge Enlargement, REC Well Field, REC Roaring Fork Diversion, Robertson Ditch. and Posy Pump and Pipeline, described above, as structures to be augmented. If Carbondale supplies its own water, it is entitled to use only the REC Well Field and REC Roaring Fork Diversion as alternate points of diversion, and the District structures shall not constitute alternate points for those REC structures. S. Paragraph 9 of the decree in Case No. 01 CW 187 is hereby amended to read as follows: Pursuant to the Allotment Contract, Carbondale is entitled to use up to 74.9 acre feet, total, of augmentation water from any of the three sources described below (Ruedi Reservoir, Green Mountain Reservoir and the Troy and Edith Ditches). An estimated amount of 12.95 acre-feet of the 74.9 acre-foot Allotment Contract water will be Ruling and Decree of Carbondale Investments, LLC, et al. Case No. 08CW198 Page 8 dedicated to augmentation of out of priority depletions pursuant to this decree from the Aspen Glen, Coryell Ranch Wells, CoryelI Ranch Roaring Fork Diversion River Edge Enlargement, REC Roaring Fork Diversion, REC Well Field, Robertson Ditch, and Posy Pump and Pipeline. Another portion of the 74.9 acre feet of water available under the Allotment Contract will be dedicated to augmentation of out -of -priority depletions pursuant to the decree in Case No. 07CWI64. A final portion of the 74.9 acre feet of water available under the Allotment Contract will be dedicated to augmentation of evaporation losses from Bair Chase Lakes Nos. 1-5 pursuant to two separate decrees in Case Nos. 01 CW 188 and 01 C W 189. The total quantity of water allocated under all of these decrees is 71.42 acre-feet, leaving a surplus of 3.48 acre-feet available under the Allotment Contract to be used for additional transit losses or other augmentation purposes under these decrees. The quantity of augmentation water allocated under each of these decrees is summarized below. Quantity of Augmentation Water Allocated Under the Allotment Contract Decree Quantity of Water Allocated (AF) Case No. 07CW164 25.17 Case No. 01 CW 187. as amended by Case No. 08CW198 12.95 Case No. 01CW188 6.5 Case No. 01CWI89 26.8 TOTAL 71.42 C. Paragraph 9.D(1) of the decree in Case No. 01C W187 is hereby amended to reflect the following EQR and depletion assumptions: Gallons per day per residential EQR 350 Gallons per day per commercial FQR 350 irrigated area, potable (sq. ft.) I30,680 (3 ac.) % irrigation efficiency 80 % CU for domesticicommcrcial 5 irrigation CU (aflac) 1.83 D. Paragraph 9.D(4) of the decree in Case No. 01 C W 187 is hereby amended to reflect the increase in the amount of estimated augmentation water requirements based upon the increase in the assumed water use, to read as follows: Ruling and Decree of Carbondale Investments, LLC, et al. Case No, 08CW198 Page 9 The domestic and municipal water requirements for the Development and the estimated augmentation requirements are described in the table attached as Exhibit E. The estimated amount of augmentation water required amounts to 12.95 acre feet per year, based on the projections described in Exhibit E, including a 5% transit Toss for water released from Ruedi and Green Mountain Reservoirs. Estimated project monthly depletions and augmentation requirements (including 5% transit loss) arc set forth below. Estimated Monthly Augmentation Requirements 349,55 EQRs Month Augmentation Requirement January 0.61 February 0.55 March 0.61 April 0.66 May 1.72 June 2.05 July 1.97 August 1.47 September 1,33 October 0.77 November 0.59 December 0.61 E. Paragraph 18 of the decree in Case No, fit CW 187 is hereby amended to reflect an estimated augmentation requirement of 12.95 a.f F. Exhibit E to the decree in Case No, O1CW 187 is hereby amended to read as follows: EXHIBIT E CARBONDALE INVESTMENTS, LLC WATER REQUIREMENTS (For 349.55 EQRs and 3 Acres of Landscape irrigation) (Ail Values in Acre -Feet) Month Demand Consumptive Use 1 2 3 4 5 6 7 In- House ]rrigativrt Total In House Irrigation Total Augmentation Requirement January 11.64 0.00 11.64 0.58 0.00 038 0.61 a February 10.51 0.00 10.51 0.53 0.00 0.53 035 March 11.64 0.00 11.64 0.58 0.00 0.58 0.61 April 11.26 0.09 1 L35 0.56 0.07 0.63 0.66 May 11.64 1.31 12.95 0.58 1.05 1.63 1.72 June 1116 1.74 13.00 0.56 1.39 1.95 2.05 Ruling and Decree of Carbondale Investments, LLC, et al. Case No. 08C W198 Page 10 July 11.64 1.62 13.26 0.58 130 1.88 1.97 August 11.64 1.02 12.66 0.58 0.82 1.40 1.47 September 11.26 0.87 12.14 0.56 0.70 1.26 1.33 October 11.64 0.1911.83 y 0.58 0.15 0.74 0.77 November 1 1.26 0.00 11.26 d 0.56 0.00 0.56 0.59 December 11.64 0.00 11.64 0.58 0.00 0.58 0,61 TOTALS t37.05 6.85 143.90 , 6.85 5.48 12.33 12.95 (1) 1n -house water demand in acre-feet based on 349.55 FQRs at 350 gallons per day per EQR (2) Irrigation demand in acre-feet for 130,680 sq. fiof irrigated area based on 80% application efficiency. Col 5 - efficiency. (3) Col 1 + Col 2 (4) 1n•house consumptive use based on 5% consumptive use through at a central wastewater treatment plant (5) Irrigation consumptive use 1.83 acre-feet per acre based on a modified Blaney Criddle analysis (6) Col 4+Col 5 (7) Augmentation requirement includes 5% allowance for transit loss 14. Except as specifically changed and amended herein, the decree in Case No. 0ICW187 shall remain in full force and effect. The terms and conditions of this decree and the decree in Case No, 01 CW 187 are adequate to assure that no material injury to any water rights will result from the exercise of the water rights or the plan for augmentation set forth herein. All of the terms and conditions relating to the use of the Applicants' interest in the 0.5 c.f.s. of the Basalt Conduit water right set forth in the decree in Case No_ 01CW 187 shall apply to the use of such water right at the new alternate points of diversion set forth above. 15. The Applicants shall give adequate notice to the Division Engineer prior to operating the exchange decreed in Case No. 0 I C W 187. 16. The plan for augmentation approved herein is sufficient to permit the continuation of diversions when curtailment would otherwise be required to meet a valid senior call for water, to the extent that the Applicants shall provide replacement water necessary to meet the !awful requirements of a senior diverter at the time and location and to the extent the senior would be deprived of his or her lawful entitlement by the Applicants' diversion. Ruling and Decree ofCarbondale Investments, LLC, et al. Case No. 08C W I98 Page 11 17. Before the plan for augmentation in Case No. 01CW187 becomes operational, the well subject to Permit No. 23054-A shall be plugged and abandoned. 18. Pursuant to C.R.S. § 37-92-304(6), the Court shall retain continuing jurisdiction over the change of water rights and plan for augmentation decreed herein regarding the question of injury to vested water rights or decreed conditional water rights of others, for a period of five years after the Applicants provide written notice to the Division Engineer and the Court that the augmentation plan has become operational. The augmentation plan shall be deemed operational hereunder at the time of build -out of the initial phase of the Development (375 EQRs or such lesser amount that is approved by Garfield County for development of the initial phase) and first use of the augmentation supply. Such notice must confirm that the decreed augmenting sources are in place, that the terms and conditions necessary to operate the plan as required by this decree have been met, and that the augmented uses and augmentation have been initiated. Dated: Hon VAeati Water Referee* Water Division No. 5 ' MU gaffeAV THE COLD RT DOTH FIN D Tl IAT NO PROTEST WAS FILED I. TI I IS M TTER. THE FOREGOING RULING 15 CONFIRMED AND APPROVED, AND IS HEREBY MADE THE JUDCiMEN'I AND DECREE OF THIS COURT. Dated: Hon. James B. Boyd Water Judge Water Division No. 5 This document constitutes tt riding of the court and should be heated 3s such. Court Authorizer Comments: Exhibits A through D to the ruling of the referee are incorporated into this decree. CARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY '11 RESOURCE mom ENGINEERING,INC 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 945-C777 Voice (970)945-1137 Facsimile CARBONDALE INVESTMENTS LLC EXHIBIT A PROPERTY LOCATION MAP Date: 09/08/2010 File: 660-7.4 Drawn by: RP/RKM Approved by: NUE LEDESCIIPTION PARCEL. k A TRACT OF LAND SITUATE IN LOTS 4, O.7.8 AND 9 OF SECTION 7. TOWNSHIP 7 SOLTflI, RANGE 85•WEST OF 775E IITH PRINCIPAL MERIDIAN AND DI LOT 31 OF SECTION 1. TOWNSHIP 7 SOUTH, RANGE 19 WAST OF THE 8111 PRINCIPAL MERIDIAN. GARF'ISLD COUNTY, COLORADO LYING WEST OF THE WESTERLY RIGHT OF WAY LTE FOR COLORADO STAT HIGHWAY 140.92 AND LYING EAST OF THE EASTERLY RICHT OF WAY LOTE FOR THE SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD (DOWER AND RIO GRANDE WESTERN RAILROAD) ASPEN BRANCH. BEDC MORE PARTICULARLY DESCRIBED As FOLLOWS: COMMENCING AT A FUUND GARF ELD COUNTY SURVEYOR BRASS CAP IN PIACE FOR THE W17WES3 cOWPR TO THR SOUTH I14 CORNER OF SAID SECTION 7. WHENCE A POUND GARP1$LD cowrie ( SURVEYOR BRASS CAP 111 PLACB FOR 7318 SOUTHEAST CORNER OF SAID SECTION 7 BEARS 589 DEGREES 3947' B A DISTANCE OF 2171.40 FEET. WITH ALL BEARINGS CONTAINED BRION BEING RELATIVE TH IVETO: THENCE N 27 DEGREES 391.4" 2 A DISTANCE OF 1134.13 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY UNB FOR THE SOIH1IERN PAC11FC TRANSPORTATION COMPANY RAILROAD ASPEN BRANCH AND THE TRUE POINT OF BEGINNING 07111E TRACT DESCRIBED HEREIN; 11I1124CE ALONG SAID EASTERLY RIGHT OF WAY LONE TIM FOUOWING 2 COURSES; 1) 70.82 FEET ALONO THE ARC OF A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 2915.00 FART AND WHOSE CIRORD BEARS H 19 DEGREES 8148" W A DISTANCE OF 79.8E T: 2j N 10 DEGREES 88'52" W A DISTANCE OF 38$47 FEET TO A POINT ON In NORTH LINE OF LOT 310F SECTION 1, TOWNSHIP T SOUTH. RANGE M WEST; 1113210E 389 DEGREES 4316" 8 ALONG THE NORTH MI OF SAID LOT 31 A 1]ISTANC.R OF 100.90 FEST TO THE NORTHEAST CORNER OF SAID 1»! 31; THENCE 500 DEGREES29'09' W ALONG 1?8 BAST UNE OF SAID 1.0? 31 A DISTANCE OF 64.951M TO THE NOR'11IIWFST CORNER OF LOT 7 OF SECTION 7. Towpoop 7 mum, RANGE U WAST; THENCE 390 DEGREES 09'9O' E ALONG 1718 NORTH LINE OP SAID LOT 7 A DISTANCE OF 673.15 DEET TO A POINT ON THE WESTERLY 810117 OF WAY FOR COLORADO STATE HIGHWAY NO. It THENCE ALONG SAm WESTERLY RIGHT OF WAY UNE ME FOLLOWING 9 COURSES: 1) 3 35 DEGREES 14'09' E A DISTANCE OF 120,89 FEET; 2) 230.29 ZEITT ALONG 5112 ARC OF A' CURVE CONCAVE TO 731E WEST. HAVING A RADIUS OF 1950.69 FEET AND WHOSE CHORD BARS S ES DEGREES 18119' II A DISTANCE OF 230.10 PAESI; 3) 511 DEGREES 48'00" E A DISTANCE OP 97.90 PERT: 4) $45.52 P22? ALONG THE ARC OF A CURVE CONCAVE TO 775E WEST. HAVING A RADIUS OF 1I30.Oe PEET AND WHOSE CHORD REARS 5 13 DECREES 59'00' B A DISTANCE OF 349.00 FEEL; 5) 508 DEGREES 52'00' E A DISTANCE Of 311.08 FEET; S OE DEGREES 01'09" E A DISTANCE OF 700.90 FEET: 7) S 00 DEGR®1:3r EA DISTANCE OF m1.90 FEET; 5) S OE DEGREES 53'00' E A DISTANCE OF 290.30 FEET; 9) 3 09 DEGREES 0110" S A DISTANCE OF 1467.00 FEET; • THENCE LEAVING SAID WESTERLY RIGNt OF WAY UNE S 89 DEGREES 0010' W A DISTANCE OF 73.54 FEN TO '1138 PCOM OF BEGINNING. Sf 1.U111 I f i11wsr►r Oar Order Na: GW250592-4 EXCEPTING FROM THE ABOVE PARCEL THE PROPERTY DESCEND) IN DOCUMENT RECORDED AUGUST 2.1999 IN BOOK 1142 AT PAGE 891 AND W DOCUMENT RECORDED JANUARY 24, 2E011N BOOK 1228 AT PAGE 400. COUNTY OP GARFIELD STATE OF COLORADO FARCE. B: • A TRACT OF LAND SITUATED( LOTS 1.2.3, 4, 8.7 AND 9 OF SECTION 18. LOTS 3.4. 7.8 AND 9 OF =Flom 7, TOWNSHIP T SOUTH. RANGE 18 WEST OF THE SIxLH PRINCIPAL, MERIDIAN AND IN LATS 1.9.10.11.17,18 AND 2$ OF SECTION 1t, LOR 91 OF SECTION 1. TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE $DCIR PRINCIPAL MBRIDLAN, GARFIELD COUNTY, COLORADO. LYING WEST OP THE WESTERLY RIGHT OF WAY LINE FOR THE SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD (DENVER AND Rio GRANDE WESTERN RAILROAD) ASPEN BRANCH AND LYING NORTH AND EAST' OF 11111 CEN TERL.1NE OF THE ROARING FORK RIVER, BIDNG MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND CABFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE WITNESS CORNER TO THE $09X21/4 CORNER OF SAID SECTION 7. WHENCE A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE SOTTI'1i1EAST CORNER FOR SAID SECTION 7 BEARS S 89 DEGREES 2917' 8 A DISTANCE OF 2671.90 FEET. WITH, ALL BEARINGS CANTRWBD nom BRING RELATIVE THERETO: THENCE 589 DECREPS 291T IS ALONG THE SOUTH/ LINE OF SAID SECTION 7 A DISTANCE OF 828.08 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE FOR THE S0.I HIEN PACIFIC TRANSPORTATION COMPANY RAILROAD (ASPEN BRANCH) AND TRUE POINT OF BEGINNING FOR THE TRACT DESCRIBED HERM . THENCE ALONG SAID WESTERLY RJCWL OF WAY LINE THE FOLLOWING 4 COURSES: 1) S O9 DEGREES 35110' E A DISTANCE OF 1543,37 FEET; 2) 628.03 FEET ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 1482.50 FEST AND WHOSE CHORD BEARS 9 21 DEGREES 41102' 6 A DISTANCE OF 021.41 FEET: WS 33 DECREPS 46'54' B A DISTANCE OF 911/28 FEET; 4) 281.32 FEL! ALONG THE ARC OF A CURVE CONCAVR TO THE SOUTHWEST. HAVING A RADIUS OF 2815.00 FEET AND WHOSE CHORD BEARS S 30 DEGREES 47'11" E ADISTANCE OF 291.19 FEET TO A POINT ON THIN CENTERLINE OF SECTION 18, TOWNSHIP 7 SOUTH, . RANGE 88 WEST; THENCE N 89 DEGREES 63'IB' W A DISTANCE OF 407.83 FEET TOMB CENTERLEIE OF THE ROARING FORK RIM - THENCE ALONG THE CENTERLINE OP SAID ROARING FORK RIVER THE FOLLOWING 15 COURSE& 1)N47DEGREES 15'14' 2) H 57 DEGREES 54'58' g N 63 DEGREIS 5219" 4) N 53 DEGREES 4114' 10 N 85 DEGREES 45'81' 6) N 34 DEGREES (8'17' 7) N 13 DEGREES 37'07" 8) H 44 DEGREES -3S13" 9Z N 51 DEGREES 48'12" W A DISTANCE OF 122.26 PEET: W A DISTANCE OF 449.02 FEET; W A DISTANCE OF 388.20 FEEL W A DISTANCE OF 199.47 FEST; W A DISTANCE OF 225.151 EET W A DISTANCE OF 318.15 FEET W A DSTANCE OF 235.65 FEET: W A DISTANCE OF 175.65 FEET: W A DISTANCE OF 682.78 PERT: Our Ordas Ns; GW250592-4 LEGAL, aaL I0) N 33 DEGREE 48154' W A DISTANCE OF 163.28 FEST; II) N 17 DEGREES 89'37' iib A DISTANCE OF 173,22 PEET; 13) N 3.3 DIMES +76'33" W A DISTANCE Or ]53.19 FEET: 13) N 19 DECORS 31'50" W A DISrANC $ OF 246.38 FEEx; 14) N 29 DEGREES 13'1$" W A DISTANCE OF 815.00 FEET; 15) N 24 DEGREES IOW W A DANCE OP 342.58 FEET TO A PODiT ON THE WEST UNE OP 1.,tri' 19 OF SECTION 11, TOWNSHIP 7 SOUTH, RANO 89 WEST; THENCE N 00 DEMER$ 04'33' W ALONG THE WEST LINE 02c SAID LOT 18 A DISTANCE OF 323.93 FRET 71? THE NORTHWEST CORNER OF SAID LOT 18; THENCE N 01 DEGREES WW W ALONG THE WEST LINE OF 1.07 17 OF SAID SECTION 12 A DISTANCE OF 563,42 FEET TO THE NORTHWEST CORNER OF SAID LOT 17: THENCE N 03 DEGREES 89'5i" E ALONG THE WEST LINE OF LOT 11 OF SAID SECTION 12 A DISTANCE OF 741.05 FLET TO THE NORTHWEST CORNER OF SAID LOT 11; TIIIINCE N 00 DEGREES 24117' W ALONG THE WEST LINE OF W1' 10 OF SAID SECTION 12 A • DISTANCE OF 1433.10 FEST 70 THE NORTHWEST COINER OF SAID iA r 10: THENCE N #0 DEGREES 86198" W ALONG THE SOUTH LINE OF IAT I t3F SAID SECTION 13 AND Bxl3CiJNG FENCE A DISTANCE OF 18.41 To THE SOUTHWEST CORNER OF SAID LOT 1; THENCE N 02 DEGREES 15,08' S ALONG THE WEST LINE OF SAID LOT 1 AND EXISTING FENCE A DISTANCE OF 462.03 PEET•10 THE NORTHWEST CORNER OF SAID LOT I; THENCE N 02 DEGREES 15'08" E ALONG TIE WEST ]INE OF LOT 810E SECTION I. TOWNSHIP T SOUTH, RANGE 89 WEST AND EXISTING FENCE A DISTANCE OF 75.41 FEET; TIBR4CE CONTINUING ALONG 7118 WEST LINE OF SAID LOT 31 AND EXISTING FENCE N 02 DEGREES (0'E3' 13 A DISTANCE OF 590.77 FEET TO THE NORTHWEST CORNER OF SAID LOT 31; • MINCE 389 DECREES 43'30' I3 ALONG TIM NORIA LINE OF SAID LOT 31 AND EXISTING FENCE A =TANCE OF 813J5 FEET TO A POINT ON THE WESTERLY MITT OF WAY UNE OF SAM SOUTHERN PACIFIC TRANSPORZTATUON COMPANY RAILROAD (ASPEN BRANCH); TWICE ALONG SAID WESTERLY RIGHT OF WAY LINE THE FOLLOWING 3 COURSES: I) 819 DEGREES 3$'68" E A DISTANCE OF 3865.72 MT; 2) 48:.33 FEET ALONG THE ARC OF A CURVE CONCAVE TO T1(3 WEST. HAVING A RADIUS OF 2315.00 FEET AND WHOSE CHORD BEARS S 14 DEGREES 37'01" E A DISTANCE OF FRET; a) S 9S DEGREES 35'10 E A DISTANCE OF Ssz,43 FEET TO THE POiHT OF . BEGINNING. TOGETHER WITH ALL THAT PROPERTY OF PARCEL B (WHICH PARCEL H IS MORE PARTICULARLY DESCRIBED 1N THAT CERTAIN DEED RECORDED IN 0000 $11 AT PAGE 103 AS RECON NO. 285181 OF THE GARFIELD COUNTY. COLORADO. RECORDS) LYING AND BE!NG ABOVE AND EASTERLY OF '1112 CENTERLINE INE 01' 11(E CI -I NWOOD DITCH AS NOW EXISTING AND IN PLACE. • PARCEL C: A TRACT OF LAND SITUATE Di LOT 4 OF SECTION 7. TOWNSHIP7 SWIM, RANGE 86 WEST OF THE 81H PRINCIPAL MERIDIAN, GARFIELD COUNTY, COLORADO, LYING WEST OF THE WESTERLY RIGHT OF WAY LINE FOR. COLORADO STATE HIGHWAY NO.12 AND LYING BAST OF' THE EASTERLY war OF WAY LINE FOR VIE SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD DENVER AND RIO GRANDE WESTERN RAILROAD) ASPEN BRANCH, BEING MORE 141111/1141 Tr=Mir -- Orr Order No; GW25115,24 PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE WITICES CORNER TO 1HE SOVI7f 114 CORNER OF SAID SECTION 7, WKENCB A FOUND GARFIELD COUNTY SURVEYOR BRASS CAP IN PLACE FOR THE SOUTHEAST CORNER OF SAID SECTION 7 BEARS S 00 DEGREES ES' 1r E A DISTANCE OF 2871.90 FEET. WITH ALL . BEARINGS CONTADIED HEREIN BEM RELATIVE MEMO; THENCE N 3S !MAZES 4'1'35' E A DISTANCE OF IISZ.11 FEET TO A POINT ON THE EASTERLY RIGHT 01 WAY Mg FOX THE SOUTHERN PAG9PlC TRANSPORTATION COMPANY RAILROAD ASPEN BRANCH AND TRUE POINT OF BEGINNING OF THE TRACT SED HERM THENCE LEAVING SAID EASTERLY RIGHT OF WAY LINE N 00 DEGREES 09'00' E A DISTANCE OF 49.71 PEST TO A POINT 074 THE WESTIN:LT RIGHT OF WAY UNE FOR COLORADO STATE HIGHWAY NO. fit THENCE S 011 DEGREES 01'OO E ALONG SAID WESTERLY RIGHT OF WAY LINE A DISTANCE OF 202.70 FEEL '!HENCE CONTINUING ALONG.SALO WETTEFLY RIGHT OF WAY UNE S 04 DEGREES 3414' E A DISTANCE OF 21I0,70 FEET WA POINT INIEFSECIING T]#E EASTERLY RIGHT OP WAY UNE OF SAID SOUTHERN PACIFIC TRANSPORTATION COMPANY RAILROAD ASPEN BRANCH: THENCE N 119 DEGREES'35'I(1' W ALONG SAID EASTERLY RIGHT OF WAY LINE A DISTANCE 01 111.14 FEET ID THE BEGINNING OF A CURVE CONCAVE 1O 1HE vast MING A RADIUS OF 2013.00 F10 •; THENCE ALONG SAID EASTERLY RIGH[ OF WAY LINE AND ARC OF SAID CURVE 292.10 FEET. THE mon OF WICK BEAMS N 12 DEGREES 41'40' W A DISTANCE OF 212.42 FILET TO THE PONT OF REGDJNING. COUNTY OF GARFIELD STATE OF COLORADO PARCEL A: A TRACT OF LAND SITUATED IN SECTION 7. TOWNSHIP 7 SCAM. RANGE 18 WEST OF THE B111 PRDICTPAL MI3RDLAN. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1. ITS, R 29 W OF THE I H P.M. [03811 ALL BEARING CONTAINED TOREN BEING RELATIVE TO A BEARING OP N 00 OBOOS:3 10' 00' E BE1WEEN THE SE CORNEM AND THE E UI CORNBR OP SAID SECTION 1): THENCE N 00 DEGREES 10' 40-11 ALONG SAID SECTION LINE 927,10 FEET, To A FONT ON WE NORTHERLY BOUNDARY UTNE OF THAT PROPERTY SURVEY RECORDED AS RECEPTION NO. 303 IN 1HE CANFIELD COUNTY INDEX FOR INFORMATIONAL LAND SURVEY PLATS, THE TRUE POINT OF BEGINNING: THENCE comnriotio ALONG SAID SECTION LINE N 00 DECREES 16' 99' E 64.03 FEST 1O A POINT Di AN EXISTING FENCE LINE; THENCE LEAVING SAID ' SECTION LINE 3 R DEGREES 36' 14' E ALONG AN EXISTING FENCE UNE 292.62 FEET; Timm ICH CONIINMNG ALONG AN EXIST 0G FENCE LINE $ 90 DEGREES 47' 11" E 118.38 FEST; THENCE CONIVIL1iNG ALONG SAID FENCE LRE S 30 DEMO 21' 43'1124.22 FEW TOA PORT ON SAID NOMARLY BOUNDARY; THENCE LEAVING SAID METING FENCE LINE N] 90 NORM 00' 00' W ALONG SAID NORTHERLY BOUNDARY 443.93 PEET 70 THE POINT OF BEGINNING. COUNTY OP GARFIELD,STATE 01 COLORADO n feffirn, WPM Date 2/11/2011 File: 660-7.4 Drawn by: RKM Approved by: MJE� Tl iCi- 5f CARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY �f ` r[[I. 1: I2r .,i'. -- -o ROBERTSON DITCH HEADGATE I, • ROARING FORK WATER AND SANITATION DISTRICT WWTP OUTFALL .p. r3; • CORYELL RANCH ROARING FORK DIVERSION Yr S)I #K3 f F . titiY'1r r j' ; • III' ,il��ii Fr r zN �- rx) a Ist�rrs gb•. I- 3r> r i. SII?�T��y v4 - �_� �-'' ''�f {..• {.1'i F}r�]• Y• r -'T'1 •"4 �'=J tl'�•S'i�,lt -.1 "t,:i, s5 '; r ;} rj Iq•{: ..'f^ *iN1 RESOURCE jS'•Ls 3121 EMRLm] ENGINEERING,INC 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 9454777 Voice (970) S45 -I137 Facsimike CARBONDALE INVESTMENTS LLC CASE NO. 08CW198 EXHIBIT C WATER RIGHTS LOCATION MAP ENTER Water Year 2910 CARRONDALE INVESTMENTS LLC Sample Water Use Accounting Form Combined Case Nos.01CW187 (08CW198) and 07CW164 ENTER Number of developed EQRs 349.55 Month 1 I 2 i_ 3 4 5 1 P. 7 8 9 14 1 11 I 12 13 14 15 Diversions Consumptive Use Net Stream Depletion Augmentation Ground Water Surface Water In -House Leven and Garden Total Return Flow Net Stream Depletion River Call Release Aspen Glen Wells Coryell Ranch Wells REC Well Field REC Roaring Fork Diversion Total L Lagged Stream Diversion In -House Return Flow Lagged Irrigation turn FI Total Return Flow # of Days the Cameo Call Is on Duringthe Month BWCD Contract Augmentation Release Diversions Diversions Diversions Lagged Stream Diversions Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Total General Notes 1) ThiS Sample aCWun5ng Sheet N illustra5ve only. It is intended to show the general accounting methodology and to demonstrate that accounting ting can be developed to correctly track and administer the plans for augmentation. 2) Waler usage for the first 544.55 EORs will be allocated lo CW137 )as modified by O8CW1SB). Thereafter usage will be allocated to D7CW1 B4, 005/2011 Column Eaplanatian5 1). - 3): Monthly volume )AF) divertee Pram ground water sources attributed to the River Edge. Colorado development. 4r Lagged well diversions based on lagged de plelron factors determined by the Glover melhodology. Aspen Glen and Cdryell Ranch well diversions are nod. lagged based an Glover analysis showing all stream impacts accuring in the same month as diversions. Sj monthly volume )AF; diverted tram surface water sources. 6)2columns 1,2.4,5. 7) In-house consumptive use for the number of developed EORs basad on decreed demand and consumptive use values. B) Lawn and garden consumptive use based on decree values. Irrigated acreage pro -rated based on number of developed EQRs- (Ardevelaped ERRS' 1,200 total Ec Rs) a 7 acres. 9) ddumn 7, S. 10) WWfP return flow based an decree values of: 5% CU and 350 gpd!EQR demand. 11) Lagged lawn and garden return flow based on decreed values of demand - consumptive use lagged by Glover analysis factor~. 12) 2 Columns 10.11. 13) Calu inn 6 -column 12. 14) The monthly augmentation requitement is based on the number of days per month the water nghls are ou; of prionly to the Cameo call. 15) Column 15 X (column 16 + S days In the rnon:n) X 105%. RESOURCE Exhibit 0 iv!rE COLORADO Summary of Supplemental Information EXHIBIT 1 for BoCC (Integrating Staff Requested Clarifications to PUD Guide/Map, PP and Updating AH Plan and Agreement) Owner/Applicant: Carbondale Investments, LLC 7999 HWY 82 Carbondale CO 81623 970-456-5325 Consultant: 1143 Capitol Street, Suite 205, x426 Eagle, CO 81631 866-934-8140 November 7, 2011 rf.L-N --- Rivi-ir ___/„, COLORADO I. INTRODUCTION This constitutes the official Carbondale Investments, LLC ("CI") response to staff comments discussed with staff a meeting on October 19, 2011, phone conversations on October 24, 2011, email communications, and comments received on October 27, 2011 on the PUD Guide. This supplement has been prepared in support of an application for PUD Plan Review ("Rezoning") and Subdivision Review ("Preliminary Plan") for the proposed River Edge Colorado ("Project", "REC", or "REC PUD") in accordance with the requirements of the Garfield County Unified Land Use Resolution of 2008 ("ULUR"), as amended. This Response provides support to the documents submitted as part of the REC rezoning and preliminary plan applications. II. RESPONSE TO STAFF COMMENTS 1. AFFORDABLE HOUSING PLAN AND AGREEMENT Comment 1: Affordable Housing Plan and Agreement (AH Plan) needs to be updated to conform to ULUR as represented in the Planning Commission Hearing.. Response: The AH Plan has been updated to fully conform to the ULUR in all respects. This is consistent with the representations made at the Planning Commission hearing and incorporated as part of their recommendation. As we have stated, Carbondale Investments has several years of activity to prepare the land for final plat and may request to amend the AH Plan at a later date if Garfield County modifies the AH regulations. The updated AH Plan has been included with the November 7, 2011 supplement. Response to Staff Clarification Comments River Edge Colorado, Garfield County, Colorado November 7, 2011 2. CLARIFICATION OF CERTAIN PROVISIONS OF THE PUD GUIDE Comment 2: Staff identified several clarifications and corrections that staff believed would make the PUD Guide easier to administer and better work within the framework of the department's staffing and methods. Response: The PUD Guide has been revised based on the comments provided by staff to clarify certain sections of the PUD Guide including Use and Dimensional Tables. The regulatory standards and develop program promoted by the PUD Guide remain fully consistent with the representations made to Planning Commission as well as their recommendation. Wholesale reorganizational changes have not been made to the document so as to remain consistent with the recommendation of approval and issues of concern expressed by the Planning Commission. Further, changes in standards have also not been made, although clarifications have been included, so as to preserve the program recommended by the Planning Commission in its entirety. The revised PUD Guide is included herewith. 3. AMENDED PLAT FOR CREATION OF TWO -UNIT DWELLINGS Comment 3: Staff states that the the ULUR only allows the creation of attached units on separate lots through an amended plat process. Staff requested that lots providing for two -unit dwellings be reprogrammed on the plan and renumbered so as to indicate that the development of two-family dwellings could only occur through the amended plat process. Response: Although applicant disagrees with staff interpretation of the ULUR, applicant has agreed to revise the PUD Plan, Preliminary Plan, and PUD Guide to conform to this request. The plan sheets have been updated to respond to clerical and clarity issues regarding the location of two -units dwellings further limiting to some degree where those may be located within the Garden Home and Attached Home Zoning Districts along with linking those lots to the County's amended plat process. The change renumbers lots and provided A and B annotations to identify two -unit dwelling lots. Tables and notes have been updated based on the changes to PUD Guide and lot numbering. This action appears fully consistent with the Planning Commission recommendation. 2 AFFORDABLE HOUSING PLAN AND AGREEMENT FOR RIVER EDGE COLORADO TIIIS AFFORDABLE HOUSING PLAN AND AGREEMENT FOR RIVER EDGE COLORADO (this "Agreement") is made and entered into this day of , 20 (the "Effective Date"), by and between CARBONDALE INVESTMENTS, LLC, a Texas limited liability company registered to do business in Colorado ("Developer"), the GARFIELD COUNTY HOUSING AUTHORITY ("GCHA"), and the BOARD OF COUNTY COMMISSIONERS OF GARFIEI,D COUNTY COLORADO (the "BOCC") on behalf of GARFIELD COUNTY, COLORADO, a body politic and corporate (the "County"). For purposes of this agreement, a "party" shall mean Developer, GCHA, or the County, as applicable, and the "parties" shall mean, collectively, Developer, GCHA, and the County. RECITALS 1, Developer proposes to construct 366 residential units (the "Project") on that certain parcel of land that it owns in Garfield County, Colorado, having the legal description set forth on Exhibit A attached hereto and incorporated herein by this reference (the "Property"), which Property is subject to that certain River Edge Colorado Planned Unit Development Plan, recorded at Reception No. , in the real property records of Garfield County, Colorado, together with the River Edge Colorado Planned Unit Development Guide, recorded at Reception No. , in the real property records of Garfield County, Colorado, which documents (collectively, the "PUD Plan") were approved by Garfield County Board of County Commissioners Resolution No. . The Property also is subject to that certain River Edge Colorado Preliminary Plan, recorded at Reception No. (the "Preliminary Plan"), in the real property records of Garfield County, Colorado, which Preliminaiy Plan was approved by Garfield County Board of County Commissioners Resolution No. , and that certain Development Agreement for River Edge Colorado Planned Unit Development (the "Development Agreement"), recorded at Reception No. , in the real property records of Garfield County, Colorado, which Development Agreement was approved by Garfield County Board of County Commissioners Resolution No. . The PUD Plan, Preliminary Plan, and Development Agreement may be referred to herein as the "Development Approvals." 2. The Property also is subject to that certain Declaration of Covenants, Conditions and Restrictions for River Edge Colorado, recorded at Reception No. , in the real property records of Garfield County, Colorado (the "CC&Rs"), which CC&Rs establish additional rights and obligations, among other things, of Developer, owners of the Property, and the River Edge Colorado Property Owners' Association, Inc. (the "POA"). 3. Section 8-102 of the Garfield County Unified Land Use Resolution of 2008 (the "LUR") requires that fifteen percent (15%) of the homes to be located within the Project satisfy the affordable housing requirements of Article VIII of the LUR in effect as of the Effective Date (the "Affordable Housing Requirements"). Consistent with this requirement, the Development 1373$1111485305. 3 1 Approvals require Developer to construct and make available for sale fifty-five (55) deed - restricted affordable homes (the "AH Units" or "AH Lots"). 4. The Development Approvals provide that the Property will be developed in eleven (11) phases, wherein each phase will require County approval of a final plat (each a "Final Plat" and, collectively, the "Final Plats"), with the first phase of construction contemplated to commence sometime between 2013 and 2014, and subsequent phases to be constructed over an approximately twenty (20) year period, as shown on the estimated phasing and construction schedule included as Table 5 on the PUD Plan (the "Phasing Plan'). The Phasing Plan contemplates that the Final Plats will be submitted, and construction will commence, in the order set forth on the Phasing Plan; provided, however, that the sequence set forth in the Phasing Plan may be altered if, among other things, the total number of AH Lots that are finally platted at the time of recordation of each Final Plat shall equal or exceed fifteen percent (15%) of the total number of residential lots, including All Lots, that have been finally platted within the Project as of the recordation of such Final Plat. 5. The Development Approvals require that, at the time of each Final Plat approval for each phase of the Project, the parties shall enter into a subdivision improvement agreement ("SIA") that specifies the public and private improvements required to support and serve such phase of the Project, and establishes the terms, security mechanism, and schedule upon which Developer shall be obligated to design, construct, and install the same. 6. By Resolution No. [ ], dated [ ], 2011, and recorded at Reception No. [ ], the BOCC has considered and approved Developer's applications for approval of the River Edge Colorado Final Plat Filing No. 1 and River Edge Colorado Final Plat Filing No, 1B (collectively, the "Phase 1 Final Plat") in accordance with the LUR. The Affordable Housing Requirements require, among other things, that Developer submit concurrently with the Phase 1 Final Plat an affordable housing plan that meets the Affordable Housing Requirements, which plan, upon BOCC approval, shall become the affordable housing agreement between Developer, the County, and the GCHA. In satisfaction of this requirement, this Agreement was submitted by Developer for review by GCHA and the County, and approved by the BOCC as part of the application for approval of the Phase 1 Final Plat. NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the sufficiency of which is hereby acknowledged, the parties agree as follows: 1. Location of AH Units. Developer shall construct or cause to be constructed fifty-five (55) AH Units within the AH Lots that are established as part of the final platting process. The All Lots will be located as part of the final platting process within those certain tracts identified on the Preliminary Plan as Tracts Ad, AK, and BC. The specific locations of such AH Lots to be located within Tract 10 of the Preliminary Plat shall be as set forth on the Phase 1 Final Plat, and the specific locations of such remaining AI -I Lots to be located within Tracts AK and BC of the Preliminary Plan shall be as set forth in the applicable future Final Plats. 1373811\1485305. 3 2 2. Number and Mix of AH Units. The number and mix of All Units have been calculated in accordance with the Affordable Housing Requirements, and shall be provided in accordance with the following: a. Each AH Unit shall be constructed with either two (2) or three (3) bedrooms. b. The AH Units may take one (1) of the two (2) following forms at the sole discretion of Developer: (i} A detached garden home, which shall be a freestanding residential structure with only one (1) dwelling unit located on one (1) AH Lot within the Project. Each detached garden home shall be constructed with a minimum square footage established by the LUR. Al] units shall have an attached garage suitable for accommodating one (1) standard size automobile and one (1) asphalt surfaced parking space located in tandem in front of the garage. Said asphalt surfaced parking space shall be a minimum of 9' x 18' square feet. (ii) An attached garden home, which shall be constructed as an attached residential structure containing only two (2) dwelling units. Each dwelling unit in an attached garden home shall be constructed with a minimum square footage established by the LUR. All units shall have an attached garage suitable for accommodating one (1) standard size automobile and one (1) asphalt surfaced parking space located in tandem in front of the garage. Said asphalt surfaced parking space shall be a minimum of 9' x 18' square feet. Attached garden homes also shall be constructed in accordance with the CC&Rs and the following: (a) Only one (1) dwelling unit shall be allowed within each All Lot; (b) Only one (1) common wall shall be shared by the attached dwelling units; (c) The common wall shall be constructed along a side lot line shared by two (2) adjacent AH Lots; (d) A common or party wall agreement and maintenance easement addressing the unit owners' respective maintenance and repair obligations shall be entered into by the owner of each dwelling unit; (e) Any such attached dwelling units shall be constructed as a pair, and no certificates of occupancy shall be issued until both units are complete; (0 No future enlargement or additions to an attached dwelling unit shall be allowed without the prior written consent of the owner of the other dwelling unit. 13738111i4853135. 3 3 c. Both detached and attached garden home All Units: (i) May include one (1) to two (2) stories; (ii) Shall include a landscaped yard within the boundaries of the AH Lots; provided, however, that the POA shall be responsible for maintaining all grass, gardens, trees, shrubbery, flowers and other landscaping located within the boundaries of the detached and attached garden home lots; and (iii) Shall be constructed using materials and methods of comparable quality as, and with fixtures similar to, surrounding market rate units within the Project. Further, residents of the AH Units shall have the same rights as residents of the market rate units within the Project to access and use common areas and common amenities within the Project. 3. Schedule for Construction and Completion. AH Unit(s) shall be permitted. constructed and completed in accordance with the requirements of the LUR. 4. Security for Construction of AH Units. Security for construction of the AH Unit(s) shall be incorporated into the applicable SIA entered into by the County and Developer concurrently with the BOCC's approval of the applicable Final Plat. 5. Categories of AH units, The average price for all AH Units to be provided within the Project shall conform to the LUR. 6. Deed Restriction. A deed restriction and agreement in the form attached hereto as Exhibit B shall be executed by the parties and recorded in the real property records of Garfield County, Colorado against each AH Unit prior to the release of a building permit for the construction of such AH Unit; provided, however, that at the time of issuance of the certificate of occupancy for an AH Unit, the deed restriction recorded against such AH Unit shall be amended, if necessary, to reflect any changes to the deed restriction that are approved by GCHA. The original executed and recorded deed restrietion(s), including any amendments thereto, shall be returned to GCHA subsequent to recordation of the same. Each deed restriction for an AH Unit shall be effective in perpetuity, subject to any early termination provisions provided for in the deed restriction, or such shorter period of time agreed to in writing by the parties. 7. Initial Sales. The initial sales price for each AH Unit shall be calculated by GCHA in accordance with the assumptions set forth in Section 8-302.B of the Affordable Housing Requirements. Developer shall work, in cooperation with the GCHA, to complete the initial sale of each of the AH Units to an applicant determined by GCHA to be a qualified buyer in accordance with the Affordable Housing Requirements, and selected by GCHA in accordance with the lottery process set forth in the Affordable Housing Requirements. Developer shall conduct the initial sale of each of the AH Units in accordance with the following: a. Developer shall make available Developer's real estate agent to act as a transaction broker for the sale of the AH Units; 13138\111485305. 3 4 b. Developer shall provide GCHA with a marketing packet for the Project at least one -hundred twenty (120) days prior to the estimated completion of each AH Unit. The packet shall include descriptions, spec information, a copy of the CC&Rs, estimated POA dues, and POA organizational documents and any rules and regulations. c. Developer shall hold at least one (1) open house at the All Unit for sale or a model AH Unit prior to the lottery to be conducted by GCHA in accordance with the Affordable Housing Requirements. Notwithstanding anything to the contrary contained in this Agreement, GCHA may, at any time, subject to the rights of any tenant(s), choose to purchase an AH Unit for the initial sales price established for such All Unit. 8. Property Owners' Assessments. Pursuant to the CC&Rs, the ATI Units and the owners thereof shall be exempt from payment of Regular Assessments and Special Assessments, as such terms are defined in the CC&Rs; provided, however, that Individual Purpose Assessments and/or Default Assessments, as such terms are defined in the CC&Rs, may be levied against All Units and the owners thereof. 9. Leasing of AH Units by Developer. In the event an All Unit is completed and GCIIA is unable to qualify and identify a buyer for the initial sale within one hundred twenty (120) days from the issuance of the certificate of occupancy for such AlI Unit, Developer may lease such AH Unit in accordance with the LUR standards for rental of AH Units by owners. 10. Successors and Assigns. The obligations and rights contained herein shall be binding upon and inure to the benefit of the successors and assigns of Developer, the County, and GCHA. 11. Contract Administration and Notice Provisions. The representatives of Developer, the County, and GCIIA, identified below, are authorized as contract administrators and notice recipients. Any notices, demands or other communications required or permitted to be given in writing hereunder shall he delivered personally, delivered by overnight courier service, or sent by certified mail, postage prepaid, return receipt requested, addressed to the parties at the addresses set forth below, or at such other address as either party may hereafter or from time to time designate by written notice to the other party given in accordance herewith. Notice shall be considered given at the time it is personally delivered, the day delivery is attempted but refused, the day following being placed with any reputable overnight courier service for next day delivery, or, if mailed, on the third day after such mailing. TO DEVELOPER: Carbondale Investments, J.T.0 Attn: Rockwood Shepard 7999 Highway 82 13738\111485305. 3 5 Carbondale, CO 81623 Phone: (970) 456-5325 Fax: With a copy to: Brownstein Hyatt Farber Schrock Attn: Carolynne C. White, Esq. 410 Seventeenth Street, Suite 2200 Denver, Colorado 80203 Phone: 301223.1197 Fax: 303.223.0997 TO TIIE COUNTY: Garfield County Board of County Commissioners Attn: Building and Planning Director 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 Phone: 970.945.8212 Fax: 970.384.3470 TO GCHA: Garfield County Ilousing Authority Attn: Phone: Fax: 12. Force Majeure. Any excusable delay in Developer's construction and installation of the AH Units, including, without limitation, acts of God, war, terrorism, inclement weather, labor disputes, building moratoriums or other governmental impositions, abnormal labor or material shortages, or other similar matters or causes reasonably beyond the control of Developer shall extend the time period during which this Agreement requires certain acts to be performed for a period or periods equal to the number of days of such delay. 13. Severability. If any covenant, term, condition, or provision of this Agreement shall, for any reason, be held to be invalid or unenforceable, the invalidity or unenforceability of such covenant, term, condition, or provision shall not affect any other provision contained herein, the intention being that the provisions of this Agreement shall be deemed severable. 14. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, and all of which, when taken together, shall be deemed one and the same instrument. 13738\111485305. 3 6 15. Venue and Jurisdiction. Venue and jurisdiction for any cause arising out of or related to this Agreement shall lie with the District Court of Garfield County, Colorado, and this Agreement shall be construed according to the laws of the State of Colorado. 16. Conflicts in Documents. In case of any conflict between this Agreement and the Affordable Housing Requirements, this Agreement shall control. Except as otherwise provided or modified by this Agreement or an applicable Deed Restriction, the AH Units shall be constructed, maintained, sold, and leased in accordance with any applicable Affordable Housing Requirements. 17. Modifications. This agreement may be amended only with the approval and written consent of all parties hereto. IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date. ATTEST: Clerk to the Board STATE OF ) ) ss COUNTY OF ) BOARD OF COUNTY COMMISSIONERS GARFIELD COUNTY, COLORADO By: Chairman Date: DEVELOPER: CARBONDALE INVESTMENTS. LLC, a Texas limited liability company By: Name: Its: Subscribed and sworn to before me this day of , 2O1 , by , an authorized signatory for 13738‘1!1485305. 3 7 WITNESS my hand and official scal. Notary Public GARFIELD COUNTY HOUSING AUTHORITY By: Authorized Signatory STATE OF } ) ss COUNTY OF Subscribed and sworn to before me this day of , 201_, by , an authorized signatory for Garfield County 1lousing Authority. WITNESS my hand and official seal. 13738\1\1485305. 3 8 Notary Public EXHIBIT A LEGAL DESCRIPTION OF PROPERTY 13738\111485305. 3 13738\111485365. 3 EXHIBIT B FORM OF DEED RESTRICTION 10 '."1,4,11.-ET—PEak-Avw ig 7_, iver COLORADO PUD DEVELOPMENT GUIDE RIVER EDGE COLORADO GARFIELD COUNTY, COLORADO OWNER/APPLICANT: CARBONDALE INVESTMENTS, LLC 7999 HWY 82 CARBONDALE CO 81623 970-456-5325 CONSULTANT: 8140 PARTNERS, LLC PO BOX 0426 EAGLE, CO 81631 NOVEMBER 7, 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 4 A. PURPOSE 4 B. INTENT 4 C. RELATED CONTROLS 4 D. NOTICE TO BUYERS 5 II. ADMINISTRATION 5 A. INTERPRETATION 5 B. RELATIONSHIPS TO OTHER REGULATIONS 5 1. LAND USE AND OTHER COUNTY REGULATIONS 5 2. BUILDING PERMITS 5 C. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS 6 1. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS) 6 2. AMENDMENTS TO THE APPROVED PUD 5 D. ENFORCEMENT 6 E. SEVERABILITY 6 111. ZONING DESIGNATIONS 7 A. ZONING CATEGORIES AND ZONING DESIGNATIONS 7 1. RESIDENTIAL USE ZONING CATEGORY 7 2. COMMUNITY SPACE ZONING CATEGORY 7 3. RIGHT-OF-WAY (TRACTS) ZONING CATEGORY 8 4. UTILITY (TRACTS) ZONING CATEGORY 8 IV. DEVELOPMENT STANDARDS 8 A. ALLOWED USES 8 1. USE OF PLATTED LOTS AND TRACTS 8 2. USE OF UNPLATFED GROUND 9 3. TWO -UNIT DWELLINGS 9 4. ACCESSORY USES 9 5. INTERPRETATION OF PERMITTED USES 9 2 PUD Development Guide River Edge Colorado, Garfield County, Colorado B. DIMENSIONAL AND GENERAL DEVELOPMENT STANDARDS 9 1. DIMENSIONAL STANDARDS 10 2. DEVELOPMENT STANDARDS 10 3. LANDSCAPE STAN DARDS 15 4. STORMWATER 16 C. SPECIFIC USE, FACILITY AND ACTIVITY STANDARDS 16 1. ACCESSORY USES 16 2. ANIMAL RESTRICTION 16 3. DAY CARE AND GROUP HOMES 17 4. ROAD AND TRAIL DESIGN STANDARDS 17 5. SIGNAGE 17 6. FIREPLACES 19 7. NOISE 19 8. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS UNDERGROUND 19 9. UTILITY FACILITIES 19 10. TRASH STORAGE AND PICK-UP 20 11. HOME OCCUPATIONS 20 12. CONSTRUCTION ACTIVITIES AND PLANS, USES AND STANDARDS 20 V. ENVIRONMENTAL HAZARDS AND RESOURCES 23 A. GEOHAZARD AREAS 23 B. SLOPE INSTABILITY AREA 23 C. HERON ACTIVITY AREA . 24 D. FLOODPLAINS 24 E. WETLANDS . 24 VI. DEFINITIONS 24 A. WORD CONVENTIONS 24 B. SPECIFIC DEFINITIONS 25 APPENDICES APPENDIX A: ZONING, USE, DIMENSIONAL STANDARDS TABLES APPENDIX B: ROAD STANDARDS 3 PhD Development Guide River Edge Colorado, Garfield County, Colorado 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 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 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 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" form of 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. 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 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 REC PUD is further governed by the REC PUD Development Agreement approved by the BoCC on 201_ pursuant to Resolution No. 201- and the conditions and considerations contained within said Resolution and all other associated documents 4 PUD Development Guide River Edge Colorado, Garfield County, Colorado made a part of said resolution. The CORS, Design Guidelines, Development Agreement, Resolution No. 201 - and all other documents made a part of said resolution and all subsequently filed Final Plats and resolutions approving said Final Plats are collectively referred to herein as the "Project Documents". D. NOTICE TO BUYERS Buyers of Tots 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 Documents such as the CCRS or Final Plats that are recorded separately, concurrently or subsequently to this PUD Guide. The most current Project Documents should be consulted prior to formalizing development plans for construction within the PUD or instituting a use an any lot or tract. II. ADMINISTRATION 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. B. RELATIONSHIPS TO OTHER REGULATIONS 1. LAND USE AND OTHER COUNTY REGULATIONS 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. This PUD Guide, PUD Plan and the Project Documents are intended to serve as the comprehensive regulatory framework for the REC PUD. The ULUR shall be applicable to any conditions not provided for by the PUD Guide, PUD Plan or the Project Documents as if the property were zoned Residential Suburban (RS). Where a provision of the ULUR conflicts or the application of the ULUR would result in a creating a conflict with any provision of the PUD Guide, PUD Plan or the Project Documents, the later documents shalt control. All other applicable County regulations such as building codes and environmental health regulations shall apply to activities within the REC PUD. The PUD Guide references the CCRS and Design Guidelines for the REC PUD in several places to provide clarity that a subject or regulatory standard has been addressed as part of the REC PUD. Where the CCRS and Design Guidelines for the REC PUDhave been identified as controlling by this PUD Guide, the provisions of the ULUR shall not apply where said provisions would conflict with the CCRS or Design Guidelines. 2. BUILDING PERMITS Building permits shall be obtained from Garfield County in accordance with County requirements for the construction of any buildings or structures within 5 PUD Development Guide River Edge Colorado, Garfield County, Colorado 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, PUD Plan or the Project Documents. 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 permitted for by this PUD Guide an unplatted land including pre -development site grading and reclamation and temporary uses. C. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS 1. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS) The PUD Plan identifies the boundaries of eleven 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. Subdivision plans shall conform to the PUD Guide, PUD Plan or the Project Documents 2. AMENDMENTS TO THE APPROVED PUD It is anticipated that modifications or amendments to this PUD Guide, PUD Plan, and Project Documents may be necessary from time to time as development of the PUD progresses. Amendments to the PUD Guide, PUD Pian or the Project Documents shall be processed in accordance with the ULUR. D. ENFORCEMENT Garfield County shall have responsibility for interpreting and enforcing this PUD Guide. Nothing in this PUD Guide, however, shall be interpreted to require the BoCC to bring an action for enforcement or to withhold permits, nor shall this paragraph or any other provision of this PUD Guide be interpreted to permit the purchaser of a lot to file an action against the BoCC. Although the CCRS and Design Guidelines for the REC PUD are mentioned in several places in this PUD Guide, Garfield County has no responsibility to reinforce the provisions of the CCRS or Design Guidelines. E. 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 5 PUD Development Guide River Edge Colorado, Garfield County, Colorado and associated documents shall be modified as necessary to maintain the original intent of the REC PUD. III. ZONING DESIGNATIONS All lots and tracts have been identified within a certain Zoning Category and Zoning District on the PUD Plan. The lot and tract zoning designation tables [Table 2A and 213 of the PUD Plan (Page 2 of 8) and Table 1 and 2 (Appendix A)J identify the Zoning Category and Zoning District designations of all lots and tracts within the REC PUD. The use and development of all lots and tracts shall be controlled by their designation. 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. A. ZONING CATEGORIES AND ZONING DESIGNATIONS The lots and tracts within the REC PUD are designated into one of four Zoning Categories and one of several Zoning District designations within each Zoning Category. Zoning Categories represent broad use types and include Residential, Community Space, Right -of -Way, and Utility Use Categories. Zoning District designations represent more limited or restricted zoning classifications given to each lot or tract within the PUD. The Zoning District designation of each lot or tract provides more specific regulatory requirements under this PUD Guide. The following Zoning Categories and Zoning Districts are established by this PUD Guide. 1. RESIDENTIAL USE ZONING CATEGORY The Residential Use Zoning Category includes all Zoning District designation that provide for various forms of residential use within the REC PUD. The Residential Zoning Districts established by this PUD Guide include: ■ Attached Home {Lots) Residential Zoning District ■ Estate {Lots) Residential Zoning District ■ Executive (Lots) Residential Zoning District ■ Garden Home {Lots) Residential Zoning District ■ Town (Lots) Residential Zoning District ■ Village (Lots) Residential Zoning District 2. COMMUNITY SPACE ZONING CATEGORY The Community Spaces Zoning Category includes all Zoning District designations that provided for community activities and community outdoor spaces and 7 PUD Development Guide River Edge Colorado, Garfield County, Colorado amenities within the REC PUD. The Comrnunity Space Zoning Districts established by this PUD Guide include: ■ Common Area (Tracts) Zoning District ■ Garden/Orchard (Tracts) Zoning District • Neighborhood Center (Tracts) Zoning District • Open Space (Tracts) Zoning District • Park (Tracts) Zoning District 3. RIGHT-OF-WAY (TRACTS) ZONING CATEGORY The Right -of -Way (Tracts) Zoning Category includes the Zoning District designations that provide for 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. The Right -of - Way (tracts) Zoning District is included within this Zoning Category. 4. UTILITY (TRACTS) ZONING CATEGORY The Utility (Tracts) Zoning Category includes all Zoning District designations created to provide for any required major utility facilities such as water treatment plants and maintenance facilities that might be necessary to serve the REC PUD. The Utility Zoning Districts established by this PUD Guide include: • Irrigation and Maintenance (Tracts) Zoning District • Water and Wastewater (Tracts) Zoning District IV. DEVELOPMENT STANDARDS A. ALLOWED USES 1. USE OF PLATTED LOTS AND TRACTS The Use Table [Table 3 (Appendix A)] establishes the uses permitted by right as principal use. The table further identifies certain accessory uses which are permitted by right and Administrative Review or Limited Impact Review pursuant to the ULUR. Uses that are not specifically identified in the Use Table [Table 3 (Appendix A)] shall be considered to be uses that are not permitted, except that any use that is not specifically identified but is included within or consistent with the definition of any uses permitted by right, and similar to or compatible with other uses permitted by right within a Zoning District, shall also be permitted as a use by right. 5 PUD Development Guide River Edge Colorado, Garfield County, Colorado Only one principal use shall be located on a lot. However, there shall be no limit on the number of principal uses that may occur within any tract within the REC PUD provided said uses and structures conform to the dimensional, development and performance standards in this PUD Guide. 2. USE OF UNPLATTED GROUND Unplatted ground may be used for horticultural, utility, stormwater, access purposes as well as any temporary construction uses approved in association with a final plat pursuant to Section IV.C.12 of this PUD Guide. All uses of unplatted ground shall convert to permitted uses as soon as practicable following platting. Horticultural uses may be permitted to be maintained until the existing crop is harvested for use within the REC PUD or as may eb otherwise approved as part of the construction plans associated with any final plat. 3. TWO -UNIT DWELLINGS Two -unit dwellings are permitted on certain lots within the Attached Home and Garden Home Zoning Districts as identified on the PUD Plan. In all cases, tots utilized for two -unit dwellings shall be split into two lots following construction and prior to occupancy in accordance with the amended plat provisions of the ULUR. A party wall agreement shall also be filed with said amended plat. Two - unit dwellings shall not be permitted to be occupied unless each unit is located on a separate lot created by amended plat and a party wall agreement has been filed for recording. 4. ACCESSORY USES Accessory uses shall be permitted in association with any principal use in accordance with the ULUR. 5. INTERPRETATION OF PERMITTED USES 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. In making such determination, the Director shall consider such characteristics or specific requirements of the use in common with those uses permitted by right. A determination of the Director may be appealed following the procedures established by the ULUR. 8. DIMENSIONAL AND GENERAL DEVELOPMENT STANDARDS The following dimensional and general development standards shall apply to all lands within the REC PUD. 9 PUD Development Guide River Edge Colorado, Garfield County, Colorado 1. DIMENSIONAL STANDARDS a) General Dimensional Standards Table 4 (Appendix A) details the dimensional standards applicable to all zoning districts within the REC PUD. All development within the REC PUD shall conform to the dimensional standards specified herein. Development is further subject to additional building location and dimensional standards as provided for in the CCRS. Conformance with the dimensional standards herein contained does not guarantee conformance with the CCRS. b) Encroachments Front porches shall be permitted to encroach up to eight (8) feet into the front yard or side street yard. Bay windows and other architectural projections shall be permitted to encroach up to three (3) feet into the front yard or side street yard. No encroachment shall be permitted to encroach within or interfere with any drainage or utility easement. c) Garden Home Front and Rear Setbacks The front setback for Garden Homes is measures from the exterior boundary line of the Garden Home Tracts which is generally opposite the lot line (rear lot line) between the lot and Right -of -Way Tract containing the Garden Home Tract access road. 2, DEVELOPMENT STANDARDS All development within the REC PUD shall conform to the development standards specified herein. Development is further subject to additional development standards as provided for in the CCRS. Conformance with the development standards herein contained does not guarantee conformance with the CCRS. a) General Development Standards (1) Lighting 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 permitted (Le., the actual light bulb is visible). See also specific standards by Zoning Category. (2) Fences Wood rail fences that conform to the Design Guidelines are permitted on rear/side lot lines of residential lots to provide delineation of private space. Fences in front yards are prohibited. 10 PUD Development Guide River Edge Colorado, Garfield County, Colorado Wood rail fences may also be permitted by the POA in Community Space Tracts to provide for protection of playgrounds and key or important features or to enhance safety. Fencing shall be placed in a manner that does not interfere with the ability of wildlife to cross roads and move between ©pen Space Tracts. Fencing along roads shall be prohibited unless necessary for safety. Fences shall not exceed 4 feet in height. (3) 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. (4) Foundation Drains Foundation drains shall be required for all deep foundations except foundations which are slab -on -grade. Foundation drains shall be drained to the designated storrnwater channel or storm sewer identified on the final plat. (5) Landscaping and Reclamation Disturbed soils shall be landscaped as soon as practical upon completion of construction. BMPs shall be maintained until such time as landscaping is established and ensures the retention of soils during rainfall events. All landscaping and lot/tract reclamation shall conform to the landscaping and reclamation standards in the CCRS. (6) Clear Vision Triangle No building or structure shall be located within a clear vision triangle. (7) Hazard Mitigation All development shall conform to the Hazard Mitigation Plan filed with the Final Plat and any plat notes. b) Zoning Category/District Specific Development Standards All development shall conform to the following development standards. Where both zoning category and zoning district standards are provided, the zoning district standards shall control. (1) Residential Zoning Category (a) Driveways Driveways within the front yard shall be no wider than 10 feet. No driveway shall be permitted within the front yard on any lot which has access to an alley or internal access 11 PLJD Development Guide River Edge Colorado, Garfield County, Colorado drive (i.e., Garden Home Lots). All Tots shall only be permitted one driveway access to a Right -of -Way Tract. (b) Lighting No fixture shall be placed more than 10 feet above the surface it is intended to light. (c) Parking Areas A minimum of 2 off-street parking spaces shall be provided for each dwelling unit. The minimum dimensions for each off-street parking space are 9 feet by 18 feet. All off-street parking spaces shall be surfaced in asphalt or concrete. (2) Neighborhood Center Zoning District (a) 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 ULUR. Paved surfaces shall be striped to demarcate the parking spaces. Parking areas, loading areas, aisles, and access drives shall be paved with asphalt, concrete, or paving blocks adequate to support the intended traffic loads. Parking and drive surfaces shall be graded, with a minimum grade of 2% for asphalt, 1% for concrete, and 2% for paving blocks, or as otherwise determined by a Colorado Registered Professional Engineer. Two-way drives accessing the parking areas and building shall be a minimum of 20 feet wide. Turning radii of all drives servicing the buildings shall conform to ULUR except that such radii may include providing hard surface tracking aprons and mountable curbs as well as require the use of both travel lanes. Parking area landscaping shall be controlled by the CCRS and Design Guidelines which landscape plans may be reviewed at the discretion of the County at time of building permit. (b) Lighting Light sources shall not exceed 15 feet in height. (3) Utility Zoning Category (a) Parking and Drives One off-street parking space shall be provided for every 2000 square feet of indoor floor area. Minimum dimensions 12 PUD Development Guide River Edge Colorado, Garfield County, Colorado 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 the LJLUR. Paved surfaces shall be striped to demarcate the parking spaces. Parking areas, loading areas, aisles, and access drives shall be paved with asphalt, concrete, paving blocks or "grass" pavers adequate to support the intended traffic Toads and suitable to the uses to which the parking area will be put, and are compatible with the character of the proposed land use. 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. 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 ULUR except that such radii may include providing hard surface tracking aprons and mountable curbs as well as require the use of both travel lanes. Parking area landscaping shall be controlled by the CCRS and Design Guidelines which landscape pians may be reviewed at the discretion of the County at time of building permit. (b) Lighting Light sources shall not exceed 15 feet in height. (4) Open Space Zoning District (a) Buildings Limited Buildings are limited to buildings associated with utility placements including the Glenwood Ditch. Buildings shall be limited in size to 100 square feet each. (h) 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. Roads may be designed where appropriate as soft trails. (c) Parking and Drives Parking shall be prohibited in Open Space Tracts except in association with utility and open space maintenance and construction. 13 PUD ©evetopment Guide River Edge Colorado, Garfield County, Colorado (d) Lighting Exterior lighting shall be prohibited in Open Space Tracts except as necessary to meet Federal and State regulatory standards in association with the placement of any utility facilities 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.. (5) Common Area Zoning District (a) Buildings Limited Buildings are limited to buildings associated with utility placements including the Glenwood Ditch; small open-air recreational structures such as pavilions; and restrooms less than 1000 sq feet each. No utility building shall exceed 100 square feet. (6) (,i,) 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. (c) Parking and Drives On -street parking is generally considered adequate to serve any potential Common Area Tract uses. No designated parking spaces shall be permitted. Parking required for utility facilities shall occur on maintenance roads. (d) Lighting No exterior lighting shall be permitted except bollard trail head lighting or security lighting determined to be necessary by the POA. 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 permitted, 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. Garden/Orchard Zoning District (a) General Development Standards Garden and Orchard Tracts shall meet the same development standards as Common Area Tracts. 14 (7) PUD Development Guide River Edge Colorado, Garfield County, Colorado (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. Right -of -Way Zoning District (a) General Development Standards Streets shall be designed and constructed in accordance with the approved Final Plat and the road standards herein contained (Appendix B). 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, Landscaping shall be controlled by the CCRS and Design Guidelines which landscape plans may be reviewed at the discretion of the County at time of final plat. (b) Lighting Standards Lighting shall meet the requirements of the Lighting Plan approved as part of the final plat. 3. 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. 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 CCRS. Landscaping 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 IV.B.4 of this PUD Guide. 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, 15 PUD Development Guide River Edge Colorado, Garfield County, Colorado laj 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 Triangle 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. No shrubs greater than 30 inches high shall be planted within a clear vision triangle. 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. 4. STORMWATER All construction and construction sites shall conform to the requirements of the Colorado Water Quality Control Act and Clean Water Act. 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 CLIPS Permit is required for any proposed construction or on any construction site, appropriate 13MPs 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. C. SPECIFIC USE, FACILITY AND ACTIVITY STANDARDS 1. ACCESSORY USES Accessory uses are permitted in association with all principal uses. Accessory uses shall not be sited prior to the principal use and shall be clearly secondary to the principal use in scale. 2. ANIMAL RESTRICTION Animals are permitted on residential lots subject to Garfield County regulations, with the exception that the keeping of horses, other livestock, or poultry which is prohibited. 16 PUD Development Guide River Edge Colorado, Gartie€d County, Colorado 3. DAY CARE AND GROUP HOMES Day care and group homes shall conform to the requirements of and be subject to review under the ULUR as provided for by Section II.B.1 of this PUD Guide. 4. ROAD AND TRAIL DESIGN STANDARDS a) Roads Roads shall be designed and constructed in accordance with the standards in Appendix B. Pavement design shall be in accordance with the recommendations of a geotechnical engineer at time of final plat. 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. This system shall be 100% ADA compliant and provide access to all the major amenities of the community. A soft trail system interconnects with the sidewalk system and forms an approximate 1.5 mile secondary pedestrian network connecting the various residential areas to each other and to the open space and recreation areas shall be designed and constructed in association with each final plat. 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%. 5. SIGNAGE All signage shall conform to the requirements of the ULUR as provided for by Section I1.B.1 of this PUD Guide except that the following signage shall be additionally permitted. aj Community Identification, Wayfinding and Educational Signs Community identification, wayfinding and educational signs shall be permitted 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. 17 PUD Development Guide River Edge Colorado, Garfield County, Colorado Wayfinding and educational signs placed by the POA shall be exempt from obtaining a sign permit from Garfield County. (1) Community Identification Sign -Tract AY Tract AY shall be permitted 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/tract lines. The placement and design of the sign and any associated plantings shall meet COOT criteria for the clear vision triangle. 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 ane 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; 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 permitted on each street frontage of any Community Space Tract. No community identification sign except that permitted an Tract AY and Tract AA shall exceed 30 square feet in area and 5 feet in height. The ground -mounted community identification signs located on Tract AA may be enlarged to 50 square feet to include tenant information. Ground -mounted community identification 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 tract identification sign shall be permitted at each entry to any Garden Home Tract. No garden home tract 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. The ground -mounted garden home tract identification sign, if utilized, shall include the range of addresses included within the Garden Home Tract. 18 PUD development Guide River Edge Colorado, Garfield County, Colorado (4) Wayfinding and Educational Signs Unlighted wayfinding and educational signs may be located on any Community Space Tract. Signs shall be no taller than 8 feet and have a sign area of no more than 10 square feet. 6. FIREPLACES Open hearth, solid -fuel fireplaces shall be prohibited. Natural gas and any solid - fuel burning stove (defined by C.R.S. 25-7-401 et. seq.) shall be permitted. 7. NOISE Noise shall not exceed applicable State noise standards. Additional applicable noise standards shall be applicable to all utility facilities and temporary construction and development activities. 8. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS UNDERGROUND All utilities except control panels and boxes shall be located underground. 9. UTILITY FACILITIES a) 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. b) 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. c) 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. 19 PUD Development Guide River Edge Colorado, Garfield County, Colorado d) 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 or beyond any lot line of the lot containing such activities. e) Humidity, Heat, Cold, and Glare 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 or beyond any lot line of the lot containing such activities. 10. TRASH STORAGE AND PICK-UP All trash placed outdoors shall be in bear -proof trash containers. 11. HOME OCCUPATIONS Home occupations shall conform to the requirements of and be subject to review under the ULUR as provided for by Section I1.B.1 of this FUD Guide. 12. CONSTRUCTION ACTIVITIES AND PLANS, USES AND STANDARDS Construction activities shall conform to the following standards and requirements. a) Construction Activities and Plans (1) Phase 0 Site Reclamation The property within the boundaries of the REC PUD was heavily damaged by previous grading activities. In advance or concurrent with the platting cif any portion of the REC PUD, reclamation activities are permitted to occur within the entirety of the REC PUD boundaries. Prior to undertaking reclamation activities, detailed plans for reclamation shall be submitted to the the Garfield County Planning and Building Department which plans shall include the locations of proposed activities and actions including equipment storage and contractors offices and other facilities, grading, BMPs, drainage, storage areas for materials, and locations of materials processing along with standards for the proposed activities including standards for dust control, noise, and hours of operation consistent with this PUD Guide and the ULUR. The Phase 0 Site Reclamation shall be administratively approved or disapproved by the Director within 30 days of submittal and a grading permit and any necessary building permits issued subject to approval of the Subdivision Improvements Agreement and security guaranteeing the completion of the work by the BoCC. The approved construction plans shall include detailed plans concerning restoration activities 20 PUD Development Guide River Edge Colorado, Garfield County, Colorado and BMPs and appropriate restoration and BMP security provisions for areas where stockpiles will be maintained. (2) Construction Activities in Association with a Final Plat At the time of submission of final plat, detailed construction plans shall be submitted and approved concurrent with the final plat. The construction plans shall address all aspects of final plat infrastructure, facilities and housing construction. Construction activities may be permitted both within the boundaries of the final plat and on unplatted lands within the REC PUD. The construction plans shall detail the staging areas, fabrication areas, construction and fabrication operations, equipment storage, location of construction facilities such as construction office and equipment and materials storage, construction BMPs, materials processing, drainage, dust control, and noise along with standards of operation and performance of all such activities so as to minimize impacts to surrounding properties to the maximum extent practicable in accordance with this PUD Guide and the ULUR. Activities located outside the platted areas shall be appropriately secured to ensure their removal and/or restoration upon completion of construction in association with the final plat or such other time as may be agreed to by the BoCC in approving the final plat. The plans approved concurrent with final plat shall constitute the approved construction plans. All approved construction pians shall include detailed plans concerning restoration activities and appropriate restoration security provisions. h) Construction Uses (1) Accessory Uses In association with approved construction activities, accessory construction uses include temporary restrooms, port -a -lets, break or changing rooms, construction offices, model homes, mobile food service wagons, and other buildings and facilities of a temporary nature necessary to support construction activities shall be permitted on both platted and unplatted ground within the REC PUD in accordance with the approved construction plans. (2) Materials Processing Materials processing including crushing and concrete batch plants shall be permitted in association with construction in accordance with the approved construction plans. Dust control, screening, hours of operation and noise abatement measures shall be appropriately integrated into any approved construction plans. (3) Construction Signs Temporary construction signs denoting the architect, engineer or contractor for a project under construction are permitted provided 21 PUD Development Guide River Edge Colorado, Garfield County, Colorado 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. (4) Contractor's Equipment and Materials Storage Yard Contractor's equipment and materials storage yards shall be permitted in association with construction in accordance with the approved construction plans. (5) Infrastructure and Building Fabrication Infrastructure and building fabrication areas may be proposed within the REC PUD at time of final plat as part of the construction plans on either platted or unplatted ground which may include buildings. Appropriate standards for ensuring minimization of impacts along with clearing and site restoration including appropriate security to cover such activities shall be included within the construction plans. c) Standards (1) Drainage and BMPs Construction site drainage shall conform to all Federal, State and local standards, regulations and laws. A Storm Water Management Permit and required BMPs shall be maintained at all times through restoration and revegetation. (2) Fuel Storage Areas Containment measures shall be provided for all fuel storage areas to prevent release into any waterbody. Inventory management or leak detection systems may be required. These measures shall be addressed in the construction plans as part of the Phase 0 Site Reclamation or final plat. (3) Noise and Hours of Operation Noise during construction shall meet Garfield County and State standards and laws. Outdoor construction activities shall not occur prior to 7:00 am or later than 7:00 pm. Reasonable additional noise and timing conditions may be placed by the BoCC in approving any final plat or Director in approving Phase 0 construction activities consistent with noise and hours of operation standards in the ULUR. (4) Machine Maintenance Maintenance of vehicles or mobile machinery is prohibited within 100 feet of any waterbody. Emergency maintenance may be conducted until the vehicle or machinery can be moved. These measures shall be addressed in the construction plans as part of the Phase 0 Site Reclamation or final plat. 22 PUD Development Guide River Edge Colorado, Garfield County, Colorado (5) Spill Prevention Measures shall be implemented to prevent spilled fuels, lubricants or other hazardous materials from entering a waterbody during construction or operation of equipment and/or facility. If a spill occurs it should be cleaned up immediately and disposed of properly. These measures shall be addressed in the construction plans as part of the Phase 0 Site Reclamation or final plat. (6) Waste Storage Areas used for the collection and temporary storage of solid or liquid waste shall be designed to prevent discharge of these materials in runoff from the site. Collection sites shall be located away from the storm drainage system. Other best management practices such as covering the waste storage area, fencing the site, and constructing a perimeter dike to exclude runoff may also be required. These measures shall be addressed in the construction plans as part of the Phase 0 Site Reclamation or final plat. V. ENVIRONMENTAL HAZARDS AND RESOURCES The REC PUD includes some environmental hazards and resources of importance to the development of the REC PUD. These hazards and resources include: geotechnical hazards (Geohazard Buffer Area), slope instability areas, heron protection area, heron activity areas, conservation easement access control area, and floodplains. The areas are shown on the PUD Plan and any final plat on which standards or controls may be applicable. These hazards and resources should be considered at time of final plat and when undertaking the development of any lot or tract within the REC PUD. A. GEOHAZARD AREAS The Geohazard Buffer Zone is an 80 foot buffer area around geologic hazards identified at the time of approval of the PUD Plan. These areas as well as areas identified during Phase 0 Site Reclamation, within each final plat shall be investigated prior to platting and any "geohazard areas" identified at that time shall be shown on the final plat. Each final plat shall include a plat note requiring that no structures shall be located within designated "geohazard areas" unless investigations are completed and appropriate mitigation measures are proposed by a qualified engineer and such mitigation is implemented as part of construction. Detailed mitigation plans of utilities and road crossings of "geahazard areas" identified on the PUD Plan or on any final plat shall be provided at time of final plat and implemented at time of construction. Additionally, foundation drains are required in association with Section IV.B.2.a.(4) of this PUD Guide. At time of final plat, lots on which deep foundations will be permitted and the location of the foundation drain discharge shall be identified. B. SLOPE INSTABILITY AREA Slope instability areas are proposed for mitigation during Phase 0 Site Reclamation. No structures shall be placed in areas identified as being subject to slope instability on any 23 PUD Development Guide River Edge Colorado, Garfield County, Colorado final plat. 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. C. HERON ACTIVITY AREA At the time of final plat, the "Heron Activity Area" will be established on the face of the final plat by plat note identifying which lots are subject to construction timing restrictions. The "Heron Activity Area" shall be established by a site visit to active heron nesting trees by an accredited wildlife biologist during the spring months prior to filing of any final plat. Empty or unused nests or roost trees shall not be considered active heron nesting trees. Any lots on the final plat located within 200 meters of an active heron nesting trees as designated on the final plat shall be subject to a construction season restriction which shall provide for no external construction activities for new building erection between March 1 through August 1. After the initial construction of subdivision infrastructure required under any subdivision improvement agreement and initial home construction within the boundaries of a final plat, the construction restriction shall no longer be applicable. The PUD Plan identifies the boundaries of the "Heron Activity Area" that would exist as of the date of the filing of the PUD Plan for purposes of illustration and shall have no regulatory effect. The restrictions associated with the 'Heron Activity Area" are only enforceable by the POA (or its assigns). Garfield County shall have no responsibility to enforce but shall have the right to enforce the restrictions placed upon the final plat. D. 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. E. WETLANDS Wetlands shown on the PUD Plan were mapped in 2010 and represent the jurisdictional wetlands present on or immediately adjacent to the REC PUD at that time as defined by State and Federal laws. All activities within wetlands shall conform to Garfield County regulations and State and Federal law except as provided by specific modifications approved by the BoCC as part of the PUD and Preliminary Plat approval. VI. DEFINITIONS A. WORD CONVENTIONS The following guidelines and conventions shall be used in interpreting this PUD Guide: 24 PUD Development Guide River Edge Colorado, Garfield County, Colorado • 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) "Gr" 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. ■ 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. B. SPECIFIC DEFINITIONS The following are the definitions for the terms contained in this PUD Guide. Words defined herein shall have the specific meaning assigned, unless the context clearly indicates another meaning. Words used in this PUD Guide shall have the definitions contained in the ULUR unless they are specifically defined herein or their dictionary meaning if defined neither herein or in the ULUR.If it is determined that any definition 25 PUD Development Guide River Edge Colorado, Garfield County, Colorado contained in the ULUR 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. 1. ACCESSORY USE A use located on the same lot or tract as the principal building, structure or use to which it is related and that is supportive, secondary, and subordinate to and customarily found with the principal use of the land. 2. 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 activities. Neighborhood Center Tracts may also include community or recreation centers, pools, and accessory uses such as Community Service Uses. Such accessory 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. 3. ADMINISTRATION FACILITIES Metropolitan district or property owners' association offices including contractors providing administrative, clerical or public contact services that deal directly with the citizen and governmental functions, together with the incidental storage and maintenance of necessary vehicles. 4. AFFORDABLE HOUSING AGREEMENT (AHA) An agreement between the applicant and Garfield County based upon the Affordable Housing Plan as required by Article Vlll of the ULUR for the REC PUD. S. 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. 6. ARCHITECTURAL CONTROL BOARD ("ACB") The Architectural Control Board of the REC PUD established by the CCRS. 7. 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 porch, roof 26 PLJD Development Guide River Edge Colorado, Garfield County, Colorado overhang, mansard, unenclosed exterior balcony, marquee, canopy, awning, pilaster and fascia, but not including a sign 8. ATTACHED HOME (LOT) ZONING DISTRICT A zoning district 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 attached homes 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 attached homes be designed to mimic the look of a large single -unit dwelling. Attached Home Lots generally should be located internally to the development and front streets or Community Spaces. Attached home lots provide for somewhat limited architectural variation but substantial lot layout variation due to the variety of attached and detached arrangements that may be constructed. Attached Home Lots are alley loaded. Only one home is permitted per lot. 9. BERM Berm means a strip of mounded topsoil which provides a visual screen. 10. 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. 11. BOARD OF COUNTY COMMISSIONERS ("BOCCI) The Board of County Commissioners of Garfield County whose authority and procedures are described in the C.R.S. and ULUR. 12. BUILDING Any structure built for the support, shelter or enclosure of persons, animals or property of any kind. Portions of buildings connected by fully enclosed attachments that are useable by the buildings' occupants shall be treated as one building 27 PUD Developrnent Guide River Edge Colorado, Garfield County, Colorado 13. 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. 14. 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. 15. BUILDING ENVELOPE The portion of a lot or tract depicted and designated as a "Building Envelope" on the PUD Plan and whose boundaries are legally defined on the Final Plat. The specific purpose of all proposed building envelops is identified within this PUD Guide. All buildings must be located entirely within the Building Envelope, provided however that driveways, entry/address monuments, parking lots, utilities, grading, irrigation and drainage systems, retaining walls, water features, sports courts, playgrounds, landscaping and such other similar facilities may be located outside the Building Envelope unless otherwise specifically restricted within this Guide. 16. 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, 17. 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. 18. CLEAR VISION TRIANGLE The area created by drawing an imaginary line between points 20 feet back from where the curb lines of the intersection quadrant meet. 28 PUD Development Guide River Edge Colorado, Garfield County, Colorado 19. COMMON AREA (TRACT) ZONING DISTRICT A zoning district intended for a variety of community uses. These tracts are generally located within residential areas of the development to be [eft open to break up residential areas with landscaping and allow for pedestrian circulation connections to occur between the community spaces. Community gardens and orchards or other community -oriented uses desired by the residents within the REC and not involving the construction of buildings can be permitted 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. 20. 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 accessory horticultural related uses, and may be used for community festivals and celebrations. 21. 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. 22. COMMUNITY MEETING FACILITY OR RECREATION HALL A facility for public gatherings and holding events such as weddings, wedding receptions, community meetings and meetings and events sponsored by individuals, groups, or organizations having an ownership interest in the REC PUD. 23. 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. 29 PUD Development Guide River Edge Colorado, Garfield County, Colorado 24. 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 POA or their assigns. 25. COMMUNITY SERVICE USES Not -for profit or for-profit uses that may, subject to the PUD Plan and the CCRS, 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. 26. COMMUNITY SERVICE TENANT A tenant or concessionaire of any Community Service Space operating a Community Service Use. 27. COMMUNITY SPACE ZONING CATEGORY Those areas identified as Open Space, Common Area, Garden/Orchard, and Neighborhood Center Zoning Districts by the PUD Guide and PUD Pian and created as Tracts by a Final Plat. Community Spaces are provided as a means of establishing areas for community activities and providing community outdoor spaces and amenities. 28. 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 804200 in the real property records of Garfield County, Colorado, as the same has been or may be supplemented or amended from time to time. 29. 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). 30. CONSTRUCTION SIGN Construction sign means a temporary sign announcing development, construction or other improvement of a property by a building contractor or 30 PUD Development Guide River Edge Colorado, Garfield County, Colorado other person furnishing services, materials or labor to the premises, but does not include a "real estate sign." 31. CONSTRUCTION SITE Any location where construction or construction related activity is occurring. 32. 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. 33. CONSTRUCTION USES AND ACTIVITIES Construction -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. 34. 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 and approved as part of the construction plans at time of final plat. 35. COVENANTS, CONDITIONS AND RESTRICTIONS ('CCRS") Covenants, Conditions and Restrictions for River Edge Colorado (the "CCRS") recorded in the official records of Garfield County, as they may be amended from time to time by the POA. 36. 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. 37. 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. 38. DESIGN GUIDELINES River Edge Colorado Design Guidelines as defined in the CCRS. The Design Guidelines establish architectural and building material standards, landscape 31 PUD Development Guide River Edge Colorado, Garfield County, Colorado 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 not be administered by Garfield County. 39. DEVELOPER Developer means any person who seeks a permit or approval for the construction of a development from Garfield County. 40. 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. 41. DEVELOPMENT AGREEMENT The agreement entered into with the BoCC detailing any commitments made between a developer and Garfield County for the REC PUD. 42. 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. 43. DWELLING UNIT One or more rooms designed to function as a single living facility and containing only one kitchen plus living, sanitary and sleeping facilities. 44. DWELLING, SINGLE -UNIT A dwelling unit located on a lot with no physical or structural connection to any other dwelling unit. 45. DWELLING, TWO -UNIT A dwelling unit within a structure containing two dwelling units, 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 unit is located on its own lot, and which may include interest in common areas, land and facilities appurtenant to the dwelling units. A Two -Unit Dwelling does not share common floor/ceilings with another dwelling unit. 32 PUD Development Guide River Edge Colorado, Garfield County, Colorado 46. EXECUTIVE (LOT) ZONING DISTRICT A zoning district intended to provide semi -private residential lots for the development of large custom single -unit dwellings. These lots provide areas for custom homes and allow for the architectural variation. Executive lots may or may not front a street or alley (Le., Bight -of -Way Tract) and may be accessed via long private driveways located within designated access and utility easements. 47. ESTATE (LOT) ZONING DISTRICT A zoning district intended to provide large street -oriented residential lots for the development of Targe single -unit dwellings. 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 substantial architectural variation, and provide generous private outdoor spaces. Estate Lots are front loaded. 48. FILING OR SUBDIVISION FILING A final plat within the REC PUD. 49. FINAL PLAT A map with supporting statements of certain described land prepared in accordance with the ULUR and approved by the BoCC and recorded in the Garfield County Clerk and Recorder's office. (C.R.S. 30-28-101(5)) 50. FLOOR AREA The total square footage of all levels of a building except a basement, as measured at the inside face of the interior wails. Excluded from the definition of floor area are 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. 51. FRONT LOT LINE The boundary of a lot located along a street (Le., 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 rnost distant from the Rear Lot Line, 52. 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 except a front porch, bay window, or architectural projections. 33 PUD Development Guide River Edge Colorado, Garfield County, Colorado 53. FRONT YARD The area between the Front Lot Line and Front Setback Line. 54. GARDEN HOME TRACT A tract of land generally designated for development of Garden Horne Lots. Portions of the Garden Home Tract may be designated, zoned and platted as Right -of -Way Tracts or Common Area Tracts. The tract designation is used only as a means of providing cross-references and general standards for Garden Home lot platting and development and does not serve as a formal designation. 55. GARDEN HOME (LOT) ZONING DISTRICT A zoning district intended to provide locations for smaller two -unit dwellings or single -unit dwellings with almost no private outdoor space for those people who desire to limited yard maintenance and who 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. Horses should be generally laid out near the exterior edges of the Garden Horne 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 Jot 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 Horne Tract facing the alley or court providing access to the Garden Home Lot. No Garden Home Lot is permitted direct access to a street through the exterior Garden Home Tract boundary line. 56. GARDEN/ORCHARD (TRACTS) ZONING DISTRICT A zoning district 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 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 permitted in Garden/Orchard Tracts, Soft trails and identifying, educational, and direction/wayfinding signage are also permitted, 34 PUD Development Guide River Edge Colorado, Garfield County, Colorado 57. 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. 58. HOME OCCUPATION Any business or service of limited scope, conducted entirely within the dwelling and which is clearly incidental and secondary to the principal use and which does not alter the exterior of the property or affect the residential character of the neighborhood. 59. HORTICULTURAL USES Horticultural uses include the planting, cultivating, harvesting, and storage of hay and horticultural stock or ornamental plants for use within the REC PUD for landscaping or revegetation and erosion control activities on platted and unplatted land. Horticultural activities on platted ground shall cease as soon as the crop in place at time of platting is harvested. Horticultural uses do not include community gardens or orchards which are permitted 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 permitted as an accessory use on all residential lots. 60. 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 if said conversion would conform to this PUD Guide. 61. IRRIGATION AND MAINTENANCE (TRACTS) ZONING DISTRICT A zoning district 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 development. All Irrigation and Maintenance Tracts are to be owned, operated and maintained by the PGA or other its assigns. These areas are 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 permitted within Irrigation and Maintenance Tracts. Soft trails and identifying, educational, and directionjwayfinding signage are also permitted. 35 PUD Development Guide River Edge Colorado, Garfield County, Colorado 62. 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. 63. LANDSCAPING Materials, including, without limitation, grass, ground cover, shrubs, vines, hedges or trees and nonliving natural materials commonly used in landscaped development. 64. LOT A parcel that has been subdivided pursuant to a legal subdivision approval process and is precisely identified by reference to a filing, block and lot. 65. LOT LINE The property lines defining the exterior boundaries of a lot or tract. 66. 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. 67. 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. 68. NEIGHBORHOOD CENTER (TRACTS) ZONING DISTRICT A zoning district intended to provide meeting, gathering, recreational, and service facilities for residents of REC. Multiple Civic and Community Uses may occur on these tracts to meet the needs of REC residents as permitted by this PUD Guide and as may be approved by the POA. These services may include community service uses with incidental merchandise sales or community activities such as community garage sales. Drainage facilities and buried utilities and associated appurtenances are permitted in Neighborhood Center Tracts. Soft trails and identifying, educational, and direction/wayfinding signage are also permitted. 36 PUD Development Guide River Edge Colorado, Garfield County, Colorado 69. NOXIOUS WEE❑ An alien plant or part of an alien plant that has been designated by Colorado state regulations as being a state Noxious Weed 70. OPEN SPACE TRACT ZONING DISTRICT A zoning district intended to provide an area of the community that is naturalized 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 are 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. 71. 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. 72. PARK (TRACTS) ZONING DISTRICT A zoning district intended to provide for active recreation activities including organized sports and play activities. Playgrounds, tot -lots, hard courts, and multi -use fields for organized recreation, games, and play are permitted in Park Tracts. Buildings are generally limited to picnic shelters, and small pavilions and amphitheaters. Drainage facilities and buried utilities and associated appurtenances are permitted in Park Tracts. Soft trails and identifying, educational, and direction/wayfinding signage are also permitted. 73. 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. 37 PUD Development Guide River Edge Colorado, Garfield County, Colorado 74. PERMITTED USE A use which is permitted to occur on a lot or tract, or on unplatted land as a use by right without requiring Administrative, Limited Impact or Major Impact Review under the ULUR by Garfield County. 75. PHASE 0 SITE RECLAMATION Reclamation of the entire REC PUD in advance of platting. Phase 0 Site Reclamation includes grading and certain facility placement in order to restore the site with soils and vegetation, complete a majority of the required materials processing, undertake strategic geotechnical investigations, restore habitat, place utilities and structures such as Glenwood Ditch and grade separated crossing of RFTA trail, and prepare the site for future development. 76. 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. 77. PRINCIPAL USE The activity(les) on the lot or parcel which constitute the primary purpose or function for which the land and any principal structure is intended, designed, or ordinarily used. 78. PROJECT DOCUMENTS The CCRS, Design Guidelines, Development Agreement, Resolution No. 2011 - and all other documents made a part of said resolution along with all subsequently approved Final Plats. 79. RIGHT-OF-WAY (TRACTS) ZONING DISTRICT A zoning district for tracts intended to provide legal vehicular and pedestrian Ingress and egress to all lots and tracts within the REC PUD 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 are intended to be owned, operated and maintained by the POA or its assigns. These tracts are provided for the benefit of the owners within the REC PUD for ingress and egress to all lots and tracts within the REC PUD. 38 PUD Development Guide River Edge Colorado, Garfield County, Colorado 80. 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 on the PUD Plan, and including the PUD Guide, PUD Plan, and Project Documents. 81. RIVER EDGE COLORADO PROPERTY OWNERS' ASSOCIATION, INC. ("AOA") 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. 82. 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). 83. 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 permitted pursuant to this PUD Guide. 84. RESIDENTIAL ZONING CATEGORY The Residential Zoning category is the Zoning Category within which all residential zoning districts are classified. All residentially zoned lots and tracts within the Residential Zoning Category may be utilized for residential use and are subject to similar standards governing development. The intent of these Tots and tracts within this category is to provide for the development of single family detached and two -unit dwellings. 85. 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. 86. 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. 87. SIDE YARD 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 3R PUD Development Guide River Edge Colorado, Garfield County, Colorado which no building, structure, or portion thereof shall be permitted, erected, constructed, or placed unless specifically permitted pursuant to this PUD Guide. 88. SIDE YARD The area between the Side Lot Line and Side Setback Line. 89. SIDE STREET LOT LINE The boundary of a lot located along a 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. A lot having two street frontages has both a front lot line and side street lot line. 90. 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 permitted pursuant to this PUD Guide. 91. SIDE STREET YARD The area between Side Street Lot Line and Side Street Setback Line. 92. STORMWATER FACILITIES Detention and conveyance facilities required for the treatment of water to enhance water quality to acceptable levels before discharge to lakes, rivers, streams or groundwater; or to provide storage volume to enable reduction of stormwater runoff flow rates. 93. 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 facilites of public utilities 94. SUBDIVISION IMPROVEMENTS AGREEMENT An agreement approved by the SoCC in association with Phase 0 and each final plat detailing and securing the obligations of all parties. 95, 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. 40 PLED Development Guide River Edge Colorado, Garfield County, Colorado 96. TOWN (LOT) ZONING DISTRICT A zoning district intended to provide reasonably sized lots for larger tract or semi -custom homes with greater private outdoor space than in the Village Lot Residential Zoning District. 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 are street or alley loaded. 97. 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. 98. ULUR The Garfield County Unified Land Use Resolution of 2008, as it may be amended. 99. 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 accessory structures and facilities to support such below ground facilities. 100. 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. 101. UTILITY ZONING CATEGORY This zoning category in includes those zoning districts established to provide for any required major utility and maintenance facilities such as a water treatment plant or POA maintenance facility that might be necessary to serve the REC PUD. The category includes Irrigation and maintenance Zoning District and Water and Wastewater Zoning District. 102. 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. 41 PUD Development Guide River Edge Colorado, Garfield County, Colorado 103. VILLAGE (LOT) ZONING DISTRICT A zoning district 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. 104. WATER AND WASTEWATER (TRACTS) ZONING DISTRICT A zoning district within the Utility Zone Category intended to provide areas for facilities necessary to treat and distribute potable water including the construction of water treatment plants and transmission facilities, or collection and treatment facilities for 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 and 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 to be owned, operated and maintained by the POA or its assigns. These areas are 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 permitted in Water and Wastewater Tracts. Soft trails and identifying, educational, and direction/wayfinding signage are also permitted provided they do not conflict with the primary use at the discretion of the owner. 105. WATER IMPOUNDMENTS Detention, equalization, and pressurization facilities required to treat and store water prior to distribution to raw water or potable water customers 106. ZONING CATEGORY A classification used to group Zoning District designations into a broader class of uses under which the specific Zoning District designation falls. 107. ZONING DISTRICT A specifically delineated area within which regulations exist to govern use, placement, spacing, and size of lots, parcels and buildings. 42 PUD Development Guide River Edge Colorado, Garfield County, Colorado APPENDIX A: ZONING, USE, DIMENSIONAL STANDARDS TABLES Table 1 and 2 provide the Zoning Category and Zoning District designations for ali proposed lots and tracts approved as part 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 2 is sorted by Filing, Block, Lot/Tract. Table 3 identifies the principal and accessory uses permitted in each Zoning District within the REC PUD. Table 4 identifies the dimensional standards applicable to each Zoning District. A-1 PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 1. Zoning Districts Table by Zoning Category and District Ionln: Cate•o Fi1in•# Bieck# LotlTract# Residential Use 0 c c 0 Attached Hanle (39 Lets/Units) 83 1.10 2 87 13-16 2 Estate (8 LatslUrsits) 6 88 819 5.10 1-8 Executive (1 Lot/Unit) 8 B22 Town (187 Lets/Units) B4 B5 1-9 1-5 1 2 B6 B8 1-25 1-5 3 89 3 810 1, 3-10 8 4 B11 1.18 4 813 4 814 1-5 815 5 B1 1-12 1-18 B2 1.9 6 820 1-13 Vkllage (56 Lets/Units) 6 821 2 1-4 B7 1-12 3 B9 2 4 812 6 816 6 817 1-8 1.13 6 818 1-11 Garden Horne (95 Lets/Units) 1A 18 2A 625 B26 B24 -7 1.15 4A B23 1-10 5A 827 1-8 A-2 PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 1. Zoning District Table by Zoning Category and District (Continued) Zoning Category Filing# Black# Lot!Trect # Community Uses Zoning Districts Open Space (11 Tracts) 1 AH, AP, AU 2 3 4 8111, BH2 BB 5 6 BN, BO AN AQ, CE CanunoiArea (20 Tracts) 2 3 4 5 6 AC, AE, AV, AY BD, BE, BF, GG BT, 8U, BV BK, 8L, 84, BR, BS Gerdenf0rchard (3 Tracts) 2 5 AL, AZ AT,CD A8 BA AM Neighborhood Center (1 Tract) 1 AA Park 1 3 Al SI BJ 6 Right -o f -Way Uses Zoning Districts Utility Uses Right -of -Way (14 Tracts) 1 2 3 4 5 AX RC, RF R8 RD RA, RH RG 6 1A 18 2A RE AD1 AJ1 801 4A 5A B1l1, 8M2 AK1 Irrigation and Maintenance (1 Tract) 1 AG Right -of -Way (14 Tracts) -- 1 6 RC, RF A-3 AR PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 2.2oning District Table by Filing, Block and Lot" Filing # Block Il LotiTrad tk Zoning Dietrich 83 1.10 ATTACHED HOME B4 1-9 135 1-5 B6 1-25 TOWN Tracts AA NEIGHBORHOOD CENTER AB GARDEN/ORCHARD AC, AE COMMON AREA AG IRRIGATION AND MAINTENANCE AH OPEN SPACE AI PARK AO WATER AND WASTEWATER UTILITY AP, All OPEN SPACE AV, AY COMMON AREA RC, RF RIGHT-OF-WAY Filing 1 Totals Residential Lets/Units 59 Tracts 14 1A 825 GARDEN HOME Tracts AO1 R€GHT-OF-WAY Filing M Totals Residential Lets/Units 21 Tracts 1 18 826 1-7 GARDEN HOME Tracts AJ1 RIGHT-OF-WAY Filing 1B Totals Residential Lots1Units 13 Tracts 1 2 87 1-12 VILLAGE S7 13-18 ATTACHED HOME B8 1-5 TOWN 88 6-10 ATTACHED HOME Tracts BA GARDEN/ORCHARD BD, BE, BF, BG COMMON AREA BH2 OPEN SPACE R8 RIGHT-OF-WAY FA rig 2 Totals Residential Lots/Units 38 Tracts 7 2A 824 1-15 GARDEN HOME Tracts 801 RIGHT-OF-WAY Flung 2A Totals Residential Lolslilnits Tracts 28 1 A-4 PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 2. Zoning District Table by Filing, Block and Lot (Continued) Filing # Block# LoliTractil Zoning Districl1 3 89 1 TOWN 89 2 VILLAGE 89 3-18 TOWN 810 1-18 Tracts 8B, 8H1 OPEN SPACE 81 PARK OT, BU, BV COMMON AREA RD RIGHT-OF-WAY Filing 3 Totals Residential LatsAlnils 38 Tracts 7 4 811 1-16 TOWN 812 1-8 VILLAGE 813 1-11 TOWN 814 1-5 815 1-12 Tracts ei PARK PK, BL COMMON AREA BN, 80 OPEN SPACE 80, BR, 8S COMMON AREA RA, RH RIGHT-OF-WAY Fii rig 4 Totals Residential LotslVnits 52 Tracts 10 4A 823 1-10 GARDEN HOME Tracts 8M1, BM2 RIGHT-OF-WAY Filing 4A Totals Residential Lots/Units 19 Tracts 2 5 81 1-18 TOWN B2 1-$ -Pact AL COMMON AREA AM GARDENIORCHARD AN OPEN SPACE AZ COMMON AREA RG RIGHT -01 -WAY filing 3 Totals Residential Lcts/lnits 27 Tracts 5 A-5 PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 2. Zoning District Table by Filing, Block and Lot (Continued) Filing # 5A Block # B27 LotiTract# 1-8 Zoning Oistrict1 GARDEN HOME 5A Tracts AKI RIGHT•OF-WAY Filing 5A Totals ResidentialLots/Units 14 Tracts 1 6 B18 1-11 VILLAGE 817 1-13 818 1-11 B19 1-8 ESTATE 820 1-13 TOWN B21 1-4 822 1 EXECUTIVE Tracts AQ OPEN SPACE AR WATER AND WASTEWATER UTILITY AT COMMON AREA AX PARK CO COMMON AREA GE OPEN SPACE RE RIGHT-OF-WAY Filing 5 Totals Restdentla! Lots/Units 51 T,acls 7 A-6 ND USESn K N 2 m C fG 1 m m 07. • 2 m ZONING S 0- c Z R m P. c DESIGNATION 0 4 3 O =a 3 F m a * � m' 3 d D o 'Xi 8 S � E C W 3 - EL Q- 0. •c m n Accessory Buildings, Structures, or Uses P P P P P P P P P P P P P Administration Facilities N N N N N P N N N N P P N Bus Stops, Benches, and Shelters N N N N N P N P P P N N P Community GardenfOrchard N N N N N N N P N P N N N Community Identification Signage N H N N N P P P P P P P N Community Meeting Faulty or Recreation Hall N N N N N P N N N N N N N Community Service Facities N N N N N P N N N P P P N Day Care Center N N N N N P N N N N N N N Cay Care Home L L L N N N N N N N N N N Group Home L L L N N N N N N N N N N -come Occupation A j A A A A N N N N N N N N Horticultural Uses N N N N N N N N N N N N N One Unit Duelling P P P P P N N N N N N N N Recreation and Services, Active N N N N N P N P P P P P P Recreation, Passive N N N N N P P P P P P P P Safety Services Facilities N N N N N P N N N N N N N Stormwater Facilities P P P P P P P P P P P P P Two Unit Dwelling N N N P P N N N N N N N N Utility Distribution and Collection Systems P P P P P P P P P P P P P Utility Facilities N N N N N N N P N P P P N ,Ataterlmpoundments N N N N N 1N P P P P P P N Land Use Symbols: P - Permitted as a Principal Use; N - Not Permitted; A -Administrative Review (ULUR), L -Limited Impact Review (ULUR) atgvl asf •e. a/q°i az C 0 m R 0 n 0 0 0 0 G1 a � ro n 0 m C 7 a i.1 C o_ a o m PUD Development Guide River Edge Colorado, Garfield County, Colorado Table 4. Dimensional Standards Maximum Minimum Minimum Building Maximum Front Rear Side Side Street Maximum Lot Size Lot Width Coverage Floor Area Setback Setback Setback Setback Buliding Zoning Category and District ift2} (itj re) (ft' ft (ft) (ft) {ftj Height (ft) Residential Use Attached Home A500 50 50 3200 (5000) 25 7 U 10 35 Estate 8000 50 50 6000 25 10 5 15 35 Executive 42560 100 30 12000 15 15 15 15 35 25 Garden Horne 2100 20 50 3500 (5000) 10 18 5 5 Town 5500 5000 50 50 50 1 50 3600 15 10 (7)' 5 10 35....-._ Village 3200 10 10 (7}' 5 5 25 Community Uses Common Area NA NA NA 10 NA 10 10 10 10 10 10 10o 15 Gardenlachard _ NA 10 NA 10 10 15 35 Neighborhood Center NA NA Bu'I�ng Envelope 10000 10'= 10a 10 a Open Space NA NA NA NA NA NA NA 10 10 10 10 10 Park NA 10 10 10 10 25 RIght•of•Way Uses Right -of -Way NA € NA I NA NA 1 NA NA NA NA NA NA NA Utility Uses 5 25 irrigation and Maintenance Building Envelope See PUD Plan.3 See PUD Plan' 5 5 5 5 5 Water and Wastewater Utility NA NA 8ui'd ng Envelope 5 5 25 Notes: Rear setback shall be reduced to 7 feet when lot is alley loaded. 2 (XX XX) indicates total square footage of both dwelling units when dwellings are attached. Limited to 20000 square feet total an all Irrigation and Maintenance and Water and Wastewater Utrity Tracts combined. A-8 PUD Development Guide River Edge Colorado, GarFie€d County, Colorado APPENDIX B: ROAD STANDARDS Alf roads, alleys and courts within the REC PUD shall be constructed in accordance with the standards and specifications contained in this appendix. 8-1 ILE .IAIAL: Y;\CARBCNQALE INVESI/.LI.TS\06.00 DESIGN TASKS 1,06.02 - TASK G2 PRLLIII PLAT\EV:INELRING & DE5I CAD\L0HIBT5IM15C REPORT I IGURLS\PUD-STRELTIYPS[2.)WG �L01 DATE/T NE: 8/5/2011 12116 PLI .LOT7 E0 BY- EKG. SNYDER PLOT STYLE, B 1400110 IASTANDA4].CTB 0 0••• 0 m cn 6) z m r m m K Fr O n ROAD DESIGN TABLE CR[TER IA ENTRY ROAD LOCAL ALLEY COL] RT CARDEN HOME ACCESS EMERGENCY VEHICLE ACCESS (EVA) DESIGN CAPACI^' (ADT) B4OCD 5, OD <50C <520 N/A DESIGN SP'[D (pAPllj 25 POSTED SPEED (AI.PH) 25 PAV17V^N.T WIGTII (L 1) (;.AN1_S) 24 (2). 25 N/A N/A 25 11/A 50 (5)` 24 (2)' N/A 20 (2)' N/A 20 1115 HOR122N"AI RA71US (=T) 165 00 50 50 4-5101\ VEHICLE WB -:O WR -4 D BUS -40 BUS -40 14/A BUS 40 CURB RETURN RAD ([T)) 3]' AAA%- GRADE ,;%) 0 77' N/A A A N/A N/A 8 8 50050 SIUP[ ;%) 2 Sl7RrACF AS PI -ALT 2 2 AS DI LA1.T AS"HAI N/A ASP HAI T N/A ASPHALT TWO 12' TRAVEL LANES PLUS RAISED M[DIAh [VAT77IN5 WIDTH) ANC 1.10 ON -STREET PARKING. 1HO T2' TRAVEL 1AN[S ANC ON S -REF- ='ARI<!JG ON 13011-1 SIDES OF TH[ STREET. TWO 10' TRAVEL LANES AND 2' SF0000ERS. 71W3 10' TRAVEL LANES. FILE NAME: ':\CARBON]ALE MET -WOOS 1.08.0D 1ISIGN TASKS\,06.02 - TASK 02 MELD/ PLAT\EAGINEERI l2 A OESfGV\CA]\E%H:B115\1951 l PO T IIGJRLS\R117-STREE7YRSLC.DIG P: DT DATF/TIME: 1/17/2D11 11:11 IM PAT -La 6Y' DANT IOP"A P_OI S:"LL: 8142O.4D_11STAAO1d7DCT3 A ]C oQ711N 0 w a nz r) mN r 0 r -I o0 C) N z v m z z G) r3 m x rr N co W ti N i i 4.0D' sAVLD 12"0:1' VARIES - EHIS-. :1),r1T ROW 7.00' 2.DD' VARIES 17.00' VARIES '.'AR I E S AIM EXISTING SH82 WIDENING TYPICAL SECTION 0CHUSHLD SURFACING 1CP COURSE C1 IIOT MIX ASPHALT -1 D.02 =T./F 1 CO CRUSHED S.IRFAC A1C RASE CDURS, ADDrlOvAt TRFATIJFNT MAY 3F RFOUIRFD DFPFNDIN.^. ON SOIL COhDIYIO}1S DETAIL A SCAR F: N.T.S. fl NOTES: C7 1-0S STRFFT I[ t LSTRATES A TYPICAL AtSPI-IAt T COVCRFTE ROAD SECT ON. l_J SEF TAE:LF D-7 FOR 511-3F S''" OPF REOUIREMFIJ'S. 3" 0I¢A2LS: MINIMUM ALAXIY .110 0.52; IIIIN t t 9% ►� 2% 276 --_ AIM EXISTING SH82 WIDENING TYPICAL SECTION 0CHUSHLD SURFACING 1CP COURSE C1 IIOT MIX ASPHALT -1 D.02 =T./F 1 CO CRUSHED S.IRFAC A1C RASE CDURS, ADDrlOvAt TRFATIJFNT MAY 3F RFOUIRFD DFPFNDIN.^. ON SOIL COhDIYIO}1S DETAIL A SCAR F: N.T.S. fl NOTES: C7 1-0S STRFFT I[ t LSTRATES A TYPICAL AtSPI-IAt T COVCRFTE ROAD SECT ON. l_J SEF TAE:LF D-7 FOR 511-3F S''" OPF REOUIREMFIJ'S. 3" 0I¢A2LS: MINIMUM ALAXIY .110 0.52; FILE NAME: +:"\CARBONDALE�x�IESlhi&NI5\C6A0 DESIGN TASKS\0L-02 - U S% 22 PRL.I1A PLAT\LNGDALR!NG k DLSIGN\2AO\iFFIBITS\1]ISC RETORT "IGURE.S\rL£F-0IRFrTTYPSFC ()WO PLOT DATE/TIME: 1/17/2211 t1::' AM P:OTTFI3 f3Y_ 55VF HHOP"A PLOT 5' LC: B1401:§U_MSTAF:f.ARf1CM -+n 0 n^J a --10a e z)I -u r >a. p m = r 0 at ini Fxi ri,„ 0 Z m m —1 5.00' FASFMENT 5.00' SIEJEWA3 3C 2% 7.50' 5s.O0' - RENY 6.00' 4AIS-:7 Air DIAN LSO' U!H HIXtXIH.bIdTpi1! YAW 10WA I EH �CR5.JS1 ILO S:IR3AC'!NG IoV CDUR ID" M•X i SPHAI • 0.02 FT -/F' GAC' M1k. 12.00' 1..0' FASEN1cNT 7.00' 5.00' '.SIOFWAI K a 7CTARI F —QV:ATER COLLECTOR STREET TYPICAL SECTION i t CKU SILO SVKFA7lNG • r l EiASE (.1U KS ADDITIONAL E=2LAI V11'1- MAY L3L� REOU!.(EO OLFLNJING ON S01L COti2I IONS DETAIL A SCA' E, fl NOTES: .110 •xix•xIR dipsp 7H15 STRFF- is JSTRATFS A TYPFCAI ASFHAI7 CONC.RFTF ROAD SECTION. 2Q SCC TABLE 0-2 FDR SID[ SLOPE RECUIRCI.ENTs. S. 0F0 L7 5 MAX1N1Ult ❑.2x (3.27. r~`CRY JIILFi' TRFA:�F TYP TILE NAME. 1'•>thRDpliC&F F1FSK,N S+SKR06.11: T•L514 02 PRELILI "L SIC1 CAA\E%-KR1'S\i6ISC RESORT HCLIRES\PJD-S-REErYPSEC.DWG �LL1T DATE/TIME: 1/17/2011 '1:11 AL1 PLO f 1 LD BY: EWA HC?3A PL0I 51711' E140CA _MSTAND.ARELE:13 59.50' - ROW 6.D0' 1DADSIOE 01'• C H 4.60' YAL'_D SHDULDER 2.0ti 12.52' RAISED LICDIAN "I' IllnillE Ilp! Illlli 2%Wiriffiff4 ESODE Nei NAM 74 #5010 Et E 41V IN Resta Illli I IEI JI�I�I I IIIc 2 12.00' PAVE) SIt0LI DFR 12.00' 5.00' ROACSICF 1ii`C:-'i 4% ENTRANCE/SH82 INTERSECTION TYPICAL SECTION O CREJSNFD S:SRFACINC, TOP C.^DIJR5' LT~' 11aT N':0 ASPHALT • 11.C�1-:./FT. CRUSHED SURTACINO J l SASE CGI -RSL ADDIPONAI. TR[A1L4["JT WAY BE_ -1 RLOJERLD DL3'END3NG ON SOIL CONLI:IIDNS DETAIL A SCALE. V.T. S. NOTES: 0 THIS STRFFT: 1 USTRATES A TYPICAL ASP ,L1 CDNCIi£TL 3;OW: SEC: ION:. O 511 TABLL 0-2 FOR AIDC SLOPL 1*QUIR.MLN15. 3. CRADrS- Miti:MI1Ad MAX MAU1J 0.57: 8.0% CiSCti SFCTIDNS AND/D7 LOCATION!-; MAY VARY TO WWF.T REDL1RF1•''1T>. •:•:42 FII F NAME: P1,CAR0ON0A:E INVESTMFNTS\OP CC CFSIF.N TASKS\06-07 - TASK 02 PRELIM PLAT\FNCIKFFRING & OFSIGN\CAD\r14 RI"S\AMSC REPORT Fr211RES\RLID-STT`-E-BISEC DWG PI OT CAT -/TIME' 1/1]/20'1 11.11 All P101112 BY; DAVE PORTA P101 STYLE: B14{1CA0_MSTANOARO.CTU a pd Q� Q a 71 0 a A r ' r (n 0 H rn )3 n -im O-1 z m cr 5 00• y SLMLN I 5-0.1' SIEF,A'AI 1< 5 O RAO• 55.00' - ROW I 0-00• 1D 0D R.DO 7.00. EASEMENT 5-00• SIDL'NA_( 2Z r rIIII.IbIIIfnnIIuniul vea DRY W.I. TTY TRLYCH 1Y!'. ALTERNATE LOCA1'T)N WAIN ROAD CAN NCI ACCOLI MDEIATL GAS BURY DEPTH TO BE DLIFRMINFD 3Y GAS 0C»JPAVY 7YP. CAS 2$_ 1.0--0• CURB & GUTTER „P. 0 SAN TARP GAS. _t_ SEWER $,QO' MIN O1 CRUSHED SURFACING TOP COARSE - 0 CRLSI•ED SURFAGNC BASF COURSE ADDITIONAI TRIATLIFM- MAY BF1 RFOUIRED OEPENDINC ON SOIL CONOIT ONS DETAIL A 11114 STORLA SEWER 10.00' MIN. YQIA6LI. --0'NA I L 'C -DC' LAIN. LOCAL STREET TYPICAL SECTION SCALE: N.T.S. NOTES: iiianil unix41114 1:° °':1 �z °_1 u; 01 HCS STRF ET ILLUSTRATES A TYPICAL ASPHALT CONCRETE ROAD SECTION. O2 SEE TABLE D 2 FOR SIDE SLOPE RFQUIREM:NTS. 3. GRADES: MIVINUN MAXIMUU 0.5Z RA'N WA -ER F:_E NAME: P:\0ARRP40ALE AWES:TENTS\06..00 DESf04 TASKS \M.:72 - 'ASK C2 PRELIM PLATE\CIN€ERIHC & DES10N/CAD \LEK%:13015\ANS: REP7Ri FrATRESY:J0-ST?=E'SYPSFC.DiVC PLOT OAT E/TIME: 1/'7,201' 11:11 AIA P1 OTTFO BY: DAVE HOPTA P3 OT STYE F: 0I40CA0 MSTAHDARD.CTFT o 18n8aiJBwnp E -IA1 1 . A S+ —< i o . -0 r 1 a 3 r [n in m'� Inm m 0 z 5.00' LAS.MLNf 21.00' - 1iO'N 5.^0' EASEMLti7 12.CO' ("- 12.00' 'E e W a 5.001 M:7.:. SAKI EARY POTABLE SEWER - 0AIER 1003• MP::. 1 ALLEY STREET TYPICAL SECTION `)C0I.JSHLC S A.. :NG TOP COLRSF - C='0- 11111 ASPI3AI T 1 0.02 1 i f3 T CR:,;51-EE3 FPO[N C • BASE CCOR SF ADDITIONAL. TR1iTIAFN` MAY BF- RFOLIIRF3 ❑FaF4DINC C1tr SOIL CC•a1CITONS DETAIL A SCA- F. 4.73 NOTES: TI- S STT?FFT f[ [ fTRATS A TYPICAL ASI 'HAL CONCR:"E ROAD SECTION. SLE. 3 ALTLL 3-2 I.OR S':DL SLOPE REOJIHLII N[S• .",HAULS: M:NtML AA 0.5.% MAXIMUM R.. 0%. PUD Development Guide River Edge Colorado, Garfield County, Colorado TASK 02 PRELIM PLAT\ENCINEERINC & DESIGN \ CAD \PLAN SHEETS \PU0-01-COVER-DWG 0 144 64 Y 64 U 111 0 8 I E 12 c LEGAL DESCRIPTIONS: PARCEL A, 1[44 OESCRPOPI - PARCEL 4 {57.41H PAR1C7) - SOS MX P40 4 OG11 a LAM 47J41E0 94 156 7451 HALF 7 %LAIN 17. 184490 1 50X41 14117:1 69 4[51. 441 N 44 1E51 IMF OF 3754.1181 1 110 111 M 47:6174 NW Cr 5E0774 16. 10/1090 7 SCOWL POKE 16 K51 OF 06 614 774111PAL 161044. COATI OF CAMEL 51ATE a 40.56405 IENG. 9901E PARIIC,7L460 04 575170 45 10.1095 70MMG Al A PONT 141 14( 5(5111374 15011 a RAT LAE A COLORADO 5711E 1I -34174T 62. 451114E 4 2 lit 91455 Ca,. 10070 W RACE AND CORRECTLY 4644(0 AS 116 50215(451 (911(11 a SAO SEC7971 7, BEIM S 76.4570' { 4 051471 a 715014 RET; 71447... ARNE 510 KAT a 1117 LK 5 09'3599 E A 1151741S a 101 29 Mr; 114177, 5 091513 [ A 001747171 Of 1343 57 1111; 1505(4. 576.05 1E11 40X0 55 1C a 4 ChM47 TO ME LUT HAWK A R4L775 re 1467 50 11[[11. A 7714105 4410.1 a 24114r 640 5)5(75.6116 A 44090 474514C OF 5 21141'02' E A 6151645E a 621,41 FEET: ([3115. S 33'4674 E A p5114144 Of 361.23 4((T; 1(177, 291.32 4(11 104040 DE FAC a 4 7291 TO ME 811311 H747511; 94825 a 2615.60 FEEL A 374114 A744E([ a 53626 640 51677,11(2747. 01060 WEANING 7 5 301711E A 051647 a 394.19 71E1; 1NENC5, 0[PAA101G 540 14041 a MAT LME N 193316 R A 015141137 a 21607 7(11; 504a.74 1073301 74*514637 Cr 6936 7EE1; 561[1. 5 577619 R A 0516110 a 36 35 774E f; 5(147d 5 637212 74 A 05.141137 OF 104O 1(1; 6(11x, N 567319 ■ A 05162137 7 11,15 FEET; 11(1137, 4 2131'31 71 A 0514117 37 626 1E1; 5(3537, N 241474 R A 053937 7 25 22 FEET; 501(0, H 6117013 1 A 01514967 a 5161 FEET: 11(117. 5 6231114 R A 0,51A41:E a 7240 REI, 11(117:1, N 577171 R A 05144a 7 11 311 71[7; 0(1137, N 504679 R A *3T47137 7 2407 774E1; 11(19:1 N. 467112 1 A 051µC7 a 595 FEET; 110137, N 417675 1 A 05541437 a 21,45 11[7: 1114x, N 5330T6 9 A 11619437 a 1905 FEET; 11((7. 4 5675.44 R A 0511(44 a 46.94 1111, 140777. N 461273 R A 051377437 7 36.45 71[1, 17(1437, N 443171 R A 0514737 7 5515 7EE9 561137. 1 661971 R A 8511447 7 23.11 1717; 71(114. 4 41'519 R A 051457 a 7676 7EE7; 7(714.4 362140 4 A 47511114 a 2436 FIEF; 64477. N 75.4701 R A *STANCE a 3001 RIR 5(3,37. H 161479 1 A 7514137 Of 34.61 FEET 54757. 4 331621 R A 445141(7 a 29.374 1E19 50137. N 211611 1 A 051A7471 a 27501516; 74n37. N 331607 4 4 051477 a 22.97 11[1, 54437. H 73.41.35 R A 05167.7 a 16(44 7011; 467437. N 111731 ( A 051741737 a 63.61 5(771 156977(. H 36.3432 i A 05!44.7 a 1559 FEE!; 45744.5. N 512614 R A 85144,37 a 213.40 3705 15(549.4 571171 1 4 6519171 a 1132.47 FEEL 15043(, N 531331 R A ((51AN3 7 MS 36 FRS, 4694,17, 4 551511 4 4 05141[[ 7 121.15 REF: 5(437, N 561111 4 A 0574914E a 116.42 71E1: MOXA, N 491604 4 A 051135.1 7 1)133 Fat 56(37. N 44.3011 4 A 051447 a 152.03 FEEL 56134, 4 521933 5 A 0514437 a 103.11 774[l 140x, 43714191 A 05114.1 7 652.12' 7571; 16122. N 161072 M A 051413E a 1775 FEET: 561437,4 273519 11 A 0511,.7 a 102.20 FEEL 171137, N 351176 Al A 051416E a 31.09 45E1; 91431x, N 413747 M A 0451203E a 152.23 Mt 156Ox. N 437274 5 AENSTANCE a 359.62 55; 1(14x. N 662011 re 1 A 05144CE Of 3166 raft; 116(3.0 45'0035 R A 05741[[ Cr 52.12 FRF: 4X043, 74 443341 4 A 051011EE a 154.16 4101: 5(11x. 1 52.31.16 5 A DISTANCE a 1654 lar; 1404:•1, 1 57771"36 R A 051447-5 P' 64.19 FELL; 14(1137, 11 395312 M A 0511414E a 55.72 71E7, 567137, 1 1739/; 5 4 0371445([ a 7909 1EE1; 14837. 1 3/3737 5 A 837191[[ a 65 32 1171; 774437, 4 200715 0 4 135164a a 33.95 71174 710-47, 43152755 A 001915. a 425741(1; 11(1637, N 75.3654 5 A 001417. a 107.72 FEEL 3161137 N 363416 5 4 056117. if 164 72 7EE5 665(37, 1 11.39141 6 4 051143E 7 107.!91(11• 11417.1 243606 1 4 05174.747 7 16160 FEEL. 46113 N 6531.33 7 A 0514537 a 117E1 REt 54437 0 131413 [ A 051443 Ce 391.54 1555 5043E 4 211571 R A 0514137 a 21.79 45E1; 564(5 N 83111 [4 0514137 a 50.00 rat 19(143 N 511540 E A 05111437or 6156571: 46437 1 5717444 E A 05137437 a 50.43 rat 5(113 , 5 663115E A 8511637 A 33.26 11(74 116612 5 617910 E A. 051644 374 51 51 FEED: R(14x 4 7147110 (A 051µ;E a 26.56 FEET: 140437 N 0736'31 E A 47516437 :3 3193 1711; 14e37. 4 3/6157 R A 0516,37 7 2806 11E11 4443 N 509315E A 051.65437 Cr 2273 7a1; 566471 N 6247313 1 A 0(516610 a 3641 FEET; 44537 5 633436 [ 4 65(1944E OF 5405 FEET; 0143437 5 43431 [ 4 4(5174171 a 20.95 FEET; MEN:1 5 4411477 E A O51A77S Of 21.16 RET; 5784 5 111111 R 4 0519171 OF 2647 F71r; 111342E 5 147641 1 A 0511437 a 30.14 7EE1; 1(1737 5 434217 1 4 0151047 OF 69.77 7EE1; 144[437 S 113531 E 4 0516137 or 51.7111(1; 5414E 5 413441E 4 0951.643E a 40.12 EEE74 PINCE 5 455055 C A 951µ3E 7 10.66 RC1; 5011E 5 6016116 E A 0151640E OF 4531 1U17; 7141X37 5 731671 E 4 0191AN11 7 5790 FELL ((40637 5 53/315 [ 4 8371614E 7 1556 7((74, 599133 5 13.3730 E A 05643E a 57.31 1EE74 140(3[. 5 632611 [ 411516AZ 7 44.95 FEEL 6017T902011(41377441417(1:;0497 5017 44 311699E 4051664E71701 Mt 444(37 N 653636E A 095174174'1 7 2.16 1111; 116437 N 124647 E A 051637 7 1.16 71C1;. 145437 $ 241193 [ A 05164x 7 73.55 1R1; T4013 $ 411211E 4 051741437 Cr 5111 Fat 9(1195 5549421 E A puma a 31317054. 06115, 5 663979 E 4 05117437 a 11.15 1EE1; 9(197 5 575112E A 01741631 A 17 76 71(74 11(11a 5 413761 A 11511637 a 564574(1: 11(17:0 573613 [ 0.5144a 55 50$ 3643E 5 4936'36 I A *5rµ3[ Cr T4 16 FEET 661771 5 619157 E A DAS1A17 7 4341 (((1; 17(1137 5 219903 4 051674(1 Cr 5545 FEET 10 17E 17341 a 4(37160. (54161515 AN AAA Of 15 924 AMA. 436 O? 755 RIVER EDGE COLORADO PUD PLAN PARCEL g Fox 7X74? Nty, /44{(1 5 14.11/4 Pam) 4 15W41 a 74440 511.4716 M 156 (47,E 41111 Cr SECW74 12. 1757944( 1 50,71K Rana 54 4(51, 456 11 744 1451 4141 Cr 574574 7, /07479477 1 50519E 09357 64 1151 a 17( 5111 MOWN. 1$70014. 61.6917M Cr WA -Ea 516E a 137941PA 6E447: 11701E 446400476374 (1540195 45 10.9.015; KCVO*: 04,01-ELD COATI 141171445 2 4/7' 64.4555 10.141 W 171.4CE. 14(1 CORRECTLY 441110 115 5( 50)0¢151 060e(5 OF SAO 5141677 7, /HENCE 5 197315' 7 4 11514470. Cr 511154 011 1O 135 1112E 4(041 OF 5(07474066; 54137, 5 691530' C A 0451444E a 11935.14 01(1 10 A PONT ON We 155545.7 CORE a 116 934116 FC?4 619157 AJIH*111 114.456017149105 40651004 (ASOAN€; 0ENa. 404* 411E 5(511711 LAE a SAO (4514(41 5 197652' E A 05[4114 Cr 264453 4(11; (7(N(i. 491.34 Flit 41640 1474 ANC OF A E71R4I 16 INC 14741, HA0N0 A 543745 a 361646 4((1, 4 (5241521 41401E a 4074342 42(1 5261150935 A 811710 5515160 Or 5143101' E 409314437 a 443.707[1; 55444. S 09'3509' E A 0(51ANC1 a 12075 FEET; 7467411E 65715(49 96 4(51744(1 ONE Of WOO (436061 4 653614' 9 4 251414E Or 50.15 1551; 146114E N 4914110' 44 A 24314140 a 54.72 174E% sera. N 1911'10' 74 A 1951910E OF 86.97 FEET: 1((431 N 161(40' A A WAKE a 54.30 FEET;, 5[955. 4 worry 1 4 61511137 Cr 13391 7EE7; 661145, 4 431724' 11 4 099744[[ a 5343 (3774 !MINCE, N 293531' 1 A p5TINCE a 119.56 RET: 664(7, N 769043' M 4 5151916E Of 3354 17(1: 3574164 5 1541'45' R 6 515(4143E a 37.60 11(1: 1(1441 S 279757' 4 74 05144(7 a 5605 4EE1; 6(NCL S 59'31'3r R 1 056444E a 1546 IEET; 5(441 R 573735' 1 4 0957413E a 1623 FEET; (9(647. N 591103' 9 A (95147437 a 9311 FEET; 14134[[, N 7170'44' R A OST13KE OF 15 73 RET; 1E1E. PE 36E3'10' S 4 051111([ a 4320 RET: 155(0. 6 21'3912' 74740951154(737 14163 Fa I; 1411437. 14 635674' 1 4 051674E a NAY 1EE1; 154437, S 559133' 4 A 4757663E a 57 20 017; Mita. 5 563337' 9 A 095VA= a 39 34 FEET, 5(ACL 5 294533' 9 4 65145x a 4796 FEET; 9(713, S 372743' E 4 0374440E a 2160 1EE1; 15111,417742575 A 8371.6114Ea 6966181; 74(4(7, S IO2114' R 4 09574.65([ a 7095 FEC[; SENT. N 5516'39' 9 A 0561137 a 55.55 FEEL. 541437, 3 547535' R 4 0514437 a 4963 (ICI; 355437,. N 147346 E A 5151414E a 6520 0711: 1NE7437. N 051116 1 A 051.6114E a 71.574 4EE1; 140111. N 9570405' E A 0516437 a 1042 PELF; 175537. N 721640' (. A 0951414474 OF 44.14 71(1: 5511((. N 1634'55' E A 051µC7 Cr 3511 FRE; 5147, Al 065431' E 4 051444E a 1716 7EE1; 5647, N 124606' 1 A 351414 a 3549 71[1; 11447. N 04'4052' E A OSIAN774 7 71 07 FEET; 1145(7, N 01'3751' E A 05Fµ10 Or 54 66 FEET; 14511(5, 5 362614' 4 4 0514401 a 63.66 741(1; 744X4, N 370644' R A 1951a:( a 61.05 FE(1; 71544, N 211739' 4 A 05141141 a 55.52 1EE1; 11541.5 3514'36 4 A 051ANCE a 44.36 1111; 1440X3, N 5311'32' 4 A 051.6667 a 37.73 17(E: 155.1, N 5974'46' R A 5154.61137 a 5415 11€1; 54111104 N 1171115' 1 4 0511/35 a 36,67 11(1; 1(44, N 57354r R A 051µa a 45.70 RET; 11405, N 5136'22' 4 A 0514744E Of 65.1:12 71E]; 164[7.5 141129' 4 A 051491 Of 155,65 REi of 1/a. N 355641' R A 0951.6114E a 41 30 FRT: Nara, N 54'4613' R A 0159114 a' 24101(3t;. KALE, N 241115' M 4 05164[[ a 21999 REL 174437, N 1156'37' 4 A OSIANt,4. Cr 33.57 FRT: 14(9(1. N 415616' 7 A 861.644 a 7119 E011: 54943, N 062901' 4 A 0S4µ((7 17727 FEET 5544, N 709327 R A 11514637 a 9424 F1(1; 14(537. N 11'3353" 5 4 051477, a 6563 71(1; 146437, 5 0131146 S 4051944E a 14145 FEEL NOEL R 065611' 1 4 05144[( Of 36.16 RET: 17405737. N 191714' N A 01314Na a 91 M 1011, DOM Al (11139' 1 A 051µC{ Cr 43455 00(1; 16447:74, N 152349' M A 057.61137Try 14151(1; 9644[, N 1933D6 4 4 851µ[E a 43.27 FEET; 9647, N 21'3094' 4 A ((644401 OF 724311(1: 6(437. N 031630' E A Os14937 a 217,73 IRT: 556(, N 091430" 74 4 5514-N,3E a 313.94 1151 10 46 4(661 a 4010429, 67771111210 AN AREA Of 13003 ACRES, MODE C4 1155 PARCEL C 70(75(5 41141 74740. 0 A 1041 OF 799 51,4100 W 146 54(5414[51 0131146 Of 554404 1. 1(441451417 1 5014, 5o2( 60 4551 a 17( 5519 PF59CP4 611111C141. COWIN a 74694510. 5141( OF 73704637, 5E96 41)47 746411074)471 0E54771E4015 70116715' 8E0969 A/ 4 PONT ON ME 1155745551 Rao a MAY LIN a (CK100 VAX 7104117411 62. 117(74,1 A 7 I)2' 44455 OP, 1U1!& W PLACE AND PROPER( 446(0 A5 944 504411(451 COMER Of 540 5EC1611 1, 5E415 5 7601'43' E 4 4(51444 OF 2731,15 1EE1; 71(74[1, ALONG SA9 5[5(474! 544711 Of 941 LME 7 061510' 11 A 051447 Of 155,14 45441, 752.60 FEET 74311C 190 MG OF A (IAM TO 7470 IEII 4447447 A RAMS OF 7915.00 F(11, A 7:714154 4740.E a 533'17' 4740 5)97(16744 4 (19086 WRING a N 42'2115' S A 05164KE a 261.19 FRF; 54(1KE. DCP471441 540 ROM1 Of RAY (774 S 3710607 E A 051ANC[ a 49.74 act: 5(44(1, 5 069100' [ A 65165(1 a 707.16 7711; DUEL 5 0114'56' E 4 441.6113E Of 350.70 MEI TO 155 FONT Or MANX, C041µ740 111 6(. a 0I34 11[1[5, MOR OR 1E55. LEGAL DESCRIPTIONS PARCEL MAP SCALE: N . S. VICINITY MAP TABLE 1 LAND USE SUMMARY TABLE TR167RI4 - (5151114'4775 4(l-':401,5' 44 1114114 TOTAL *PEA GF D784 51'47141.74 (21.147474,744249745717711 167141 OPEN {PACE 744*47,47 409140 14116. 47411567464'4.641 u'kfs sl^4;4gK 16,4441 .w.34G 14+.6{6455 Oi21 W+4CE (+246 &QPEF 64746 DEI1k1 �7 AF(AS474R®6574(1 14044 Rum ceEN9747E 35714 03Y(YIDPeil A 40 TY 76374; 1151554'473475349741E611.6543(' 4704'C (41MV1ATM 1.2'4..64447 111+9 7:54746 4174179r�04437 sob AC DE1nd4164X7PtfATER 77040 DIAN 4504 21.4 1PCE111(4a0P7 316140 FE`4, [tNr ptrlSNpyy}ym ER/OE 22444 TOTAL MCA Cr 5841#.151 2310+4 14E46N5O40000 CENTER SOIL0R10 A,N0PARHRi0941014RT are 16911c01 4J4.CPF0 F4EA1W*47(.14 toSW SF 1071E 05'(54447464,0 PAR 'T107WEA5 dee}:Ar:%i �f 605E TOTAL A74.195969404 FLOOR IW1:1:1A4;4N 1616if UTPUTY TRACT WILDING AND 59611137546 SU61MART' 15144µ(48F u.'r,,111?It55 36f AD 8.411543 4,25446.47 9:M1 25110( 7 C 7`•5'8445 1(10 641174 142.4^EAR I41.51-11; 29194 WS:44E4O ';7414 t;,a}15F40E 42444,14:4) 240776 F LOY AND TRACTCOUNTE' NRSOE41U4 ODE' 614 lE4*4 *100CDA4ERU41 1 DTA410540 3 au; 6P47E 4.195 11 407740411104. 711.645.6115 4 COMMATEA 7741E755115114, MO 7444811140110 73 Fui+i-a-44511 u9E 1.4 Of F4TREET PAR1O7N49PA6ES IEISAFNtW. TM 4409747:45,24(5741477:5701.7461,164 TLD 0+£44 SPICE 0 4(761311(1 (4044174174( 31MAu0, 'g 4.111137 34AN135U4q S 1411465504 0111141,10/611.011111 7m 100661 E1114L DENSITY 137*111110544 '004 ARE ALFA 4000401(04445{1708026!6E37E6 SP*CE 'WAS 14690474 F45CP068064564647110950(104146 PC405 '91111051 ROP01E0114*RIAF611 W94f 40E'7E00.1 4710C47ED1144Y191E11 0ETEN.TOD 57.0494(1074 TRACT AC .0940591 3650147014010L9376111 (04.979411 PNWa634L10 MMFA6f0 9014150.9040 741(21*. 474E SAA0E5041250,9247EE1 OF 41RU14G434AIN-5401119499.46,(01999992/11.011401 NOwDFA N TOTAL 1349FNEEY PlM64O119RRALL19011 916129921.674E TO SERAXERNAA9 ARO CORA NAV/ 5*1 *0014N*L MOWED AVOW 1M1( I?1OADEO ACNE WOE AQ1309190464E FEET OF1271174RAREA Ok.515EE, 7444744450350413FD. W4RIlgova t0+.9J11446*PACEi9141 411 21119 dp(D. WCLWE95171177116A6104 4"k44.0047ER1119451441551(76114164419 5401474E 2A OM29007 MONAD 2(0140602337474040447404491931167404 WOE 70.0A0*0440 Elul 70114 58414E 0111RCA 01291114140437DCA LOT 41101A4C1991119 911204271951)3*55A410914(454195t4/mAR71 74603110SD 46NECEAYINY TOi6.R4ERAY 617409,494619AN5Pu7090915S 448174(41 PAIN(/q DOETERADY60152411215215 4650441E TO7254E Wass/JD 0707 WAS Ree UPT615700114374659164110 1749744(6746E61441 TE 74091010 TO /0007VM1E4A1E66 PUD APPROVALS AND CERTIFICATIONS 11( 1911 10N TICS 4(;0 PVN, 44(7746647450 Pa9 LACE 610 07NER PROJECT 037145357, 4 1579(0 IN PE Pie 42(4.5 40.84050 NUE? 64154E 11 a 711E Gn61EL0 C0.067 435110 We :155 5SCLUT7I a 11717 6, 63 4465410 (AA. 1!`_ 644(8.651 FW 4,11,11 til Ce 1111 LLNi K 4(15650 1011 ST P( ROAM 461 94'1[1711(#1 41 OF ;517 {l01.[ k4, 4147(1 67, C4.5. A5 4410370) gafati ifE +70156, a 1775 1190' PVN 7055211 10 951.60 Of 6141119 00.3511 C0141550615 1E1437I701 54(4.7 €15077: 5( 774 465 90 560501 a 1(6 6710 a 44615111 7:06411 CFNA155474E5S I611 1(95 RCE PLAN 5 N C[:;R% (aPasui37 VM 56 CAMIILLO LOAM COMPS EN59E RAN Re ALL 1211x4611 R4UR#?15 a 4(4 [ENL 4441 sic (7(5 4(10 11A9 504 5(5 6441 54( 44411E14 015 DE4E7(1(11 IGF a 1977. 115M 212115 41174341. a MS 75A11 94717 CREATE A 145 CO 744451671 44041 7051111 10 ARICA 65 a 557 21, CRS. 1.514747000. 171E FE?4S a 540'551`73 IA21C411 4640111E C(141.E0 M 111[ 9948 Ma (07(6640 14p OE'E40PM041 4GREE4EM ACCRA/EU lir 536(1 01 GWF(LO COMM [0 4 4 55 417419 5' 6451.04.71 CFRTIFICAIE OF DM4kf (SWP 1111 U140E151150, (90374773447 8355745915, LC, 6E110 SCLE 01067451 N ft( 54210 a 4A 1X41 9011 P63PERTY 91(211(0 W 01170.0' CO/TE. CO -04420. IC:A(0 (14N 1411 60.+4066(5 a 116, 4(,U PLAN (0617605 119.16 44415, PORE 091 LISS, 743 R' T7(SE VRE5 7415 IAO OJT 1441 4(53 RAN )AMR 144 1161E OF 19406 (Da COLORADO NO, ! HERE61 45464 5411 AM THE CANER OR 4741436710 51216E5E71A64E OF 116 61174496A4 7 4ANG 053ER514 147(6151 M Tld 74070114' 4537444450 45559 N 411455 47(5(01, 1 1(4774 5741 41 NANO 6.0 SEAL PAS 414T Cr 517(7475, LLC PAR OF [0.01100)ss 1 C(M4T1 or W6E3D 11 0( 40841NB 705(044151415661 7495 7435404(0064712 54040 11 1115 __ DAT Of 611455 6T MAO 640 5(174: YF CO114510111 E11t5. 45711(55: 60710 PAL [ERT(1 AAO 6F SIAI9EY16R 4 1171 9,4171.5, 53 4(4(64 CE?14' Om t 411 4 4(16755554164 16446 51135104 86(275[0 2074 DE UOS Of 415 5741E a (3704400, NAT DAS 17,10 2',J31 14 15.( (041E13 414D (NAME, 474 14441 5.474 PVC MAY 545 465[0 001 0446 4CC31441E 5154511 a 5401 7707(61 747444(0 57 14, OR 011055 47 5319,4141544, µ0 CO R€C411 9+055 IME 40761811 N(7 7115493115 a 411 FEATURES AS 561911 4(70011. W 4*71355 5110417, 1 KAYE 5E1 M1 179(8 Arg SEAL N5 ____ DAY OF 917E5547431E 444747 5)5177411 affICATE OF APPROVAL 115 60410 7 4017111 C06114554017S Of 74133110 COATI. =CRAM HER51, 4PRPQ4[5 1:1,5 F:4. r'; a AO, 20. FOR MAO 5154 111E CLERIC NO 55(49055 CF 1241510 (014e11. SAO 0044774 0060 DOC REMIED e4 60135 a CM61A4O C0uNT4 C0114455104Epi' 5(50161104 414N5641, (547 14( (41411! 111105%3585 019240 E0.611, L3794402 H FIESA 7:1E74.4 10 THE 6510 a 04540 101417 104913'5447[475 _ JERK +UID RFCO#WS'S CERIITGETf 7445 5.20 RAN 445 F7,10 705 REC097 W 66 CR437 a 146 0,1111 00 4(405805 Of 765416 4003511, (17,76'17 Al 13410311 � 051 1'45 -.__ 094 a ___- 2.7_, 474 5 DUET 5471,7 (1 I'51 REE(51435 140 .1154 NQ 14[17551 I4: aa2IY NOT FOR CONSTRUCTION PRELW(44AR7 4N6114EER011144 SUP '01AT OF 7419E GARFIELD COUNTY PUD [6F_t0 ww0s A140 (44410(41143741PREVN144WY 1741215 RE51E71 P2506E11104 RNER 6041E COLOHA110 (5e '4Rfe POW. or 114.i.• mapn and dr (1, and the a donaded' PIAand report,4224111 the 596I41 (51,47 741,40 :4411 111 And 61.64Tyllian 46441 I11y 71171) rsrfew 6704.5 Nash 1574 74* 4741117.1411(4 (1 6410.41 4447144 54.541111,41.1t. 54114(1)11511 6.110.0( as 164+1144. The maps and 9.4‘401.9i, nd (h 6)r1,4 8141* And 164413 8,7468411 449An.44111411/15 044.6 14 014 1x41115 41*193035*4 Arld pperal..1.914*eprewaralptli 6144(4 6* 6,,1.11 Cwnry 4pp0Prlate 4914046, and 441,+11141Fand.r* The mays 444 dra44n(4. And the 9.5IX01e1p13r611d 46854111+, .41,99*d Fp show ptArrIcatet,1u3 guide final design, d appremed, end IrenM 10(411141169414148/ 144 816 4,Iru14 w 1(1581 door 60117415107114111711.1441445556164(4901 appenad 744bre1fe4404150t *9441744 11h1.. 644(11151dNwlryl, And the A1wr.4.19193es and rep914 .ere p1ep1re46Y467' 991E the W7e1wf4fa 'l1istmed p1074s4M4elen41r1re1 L*IIIb14 A here, 54.414 nr CplorAdo P4111741641741 I'pne1, 4e9751twn 1(31631. OWNER/DEVELOPER: ze\-\\ Imo_ Edge COI.ORALX) Cathond91974n416hn ids, LLC 7161 RYWY 02 P)17746 Ns: Crhondals, CO 11623 17(456,1.521 CIVIL ENGINEER/PLANNER: 6149 Padners,LCC PO BO5 0426 Eagle, CO 61631.0426 1,5on9 No: 666,114,1145 w6w.6146P1r1ner1.c om SURVEYOR: Tf?T4!' S151472Y/dC s'F.9IT17S 1;7 61174e 44.140.7 ven 40.61 54r�4r. C-0,0,040 877470 (x2'5) 4.737-7736 (r a 917-72'17) 158`71114-uAe7a LANDSCAPE ARCHITECT: ZEHREN "5 41564.64 451. 1(0 g13717L.Y. EY 114P: S 14/7/11 1547404 2(9(5065 (11505 61CASIO (16111 51741 2 5/3/11 17454154174 760*55E5 (135¢X521 744E(51 71'74 STAR 251041140 (PUO) AND 508014504 (PRELAU1ART PLAN) 5.131119141 ISSUE DATE DESCRIPTION PROJECT NUMBER: 50-001 PROJECT MANAGER; 5. DTERD DRAWN BY: C. S CHECKED BY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN COVER SHEET (1 OF 8) SHEET NUMBER: PUDO1.O1 2 3 4 B 7 6 9 10 _ERIyG & CESIGN/\PLAN SKELTS\?U[-02-NCIE .I]WG E 17 1 4 5 6 10 TABLE 2A- LOT AND TRACT ZONING CATEGORIES AND ZONING DISTRICTS BY ZONING CATEGORY 551406CAFEi30f000AND D)STR)CTS' #1L5155515100Ke LOMA:GIP' A8FA(5074) AXFA(AC) 68RAKL6TAR4AL3210!) TABLE 2B • LOT AN€) TRACT ZONR4G DISTRICT BY EKING RE0I0ENAA1 /CHINO CAIEBCRY A[' •1)14 2.9 'PC' 0' E 2 ,G C� 63 E2 H 611 18.10 * GE 13.410 + 21 114 *122 5312- Sao 01314,E 2-:5,4'035'+A.' 6 7114 Ir 10 511 131 10123 014111,F:71,4106650C' 4 i 871 F544 92.612 VA11*112 3M41+C' 1 8E 2 5; µ 5 10 1.3 1.5 8 125 :61 : g3 0521 ti.x4 CEO 3.10 e NE 51. 10 1'1.4& 311 7210 1 611 1.10 •452 326 147 1% 611 010 81: 9• 22 0644 213 '24 5 111- 6 620 '13 341 133 211 2321 l it !ill +a 055 566 442-412 ICEP,,11-5.4=• 10,11 123 81 O GG) 011 5:01. 31!2 15 553(11 6 352 6 &T1-31 162 5 e17 Er? 1 1 -AS lu 5481 SAUE0 :OPE IOH.G C9 xT 102 16 -' 42, 52 51'9 1.11 LOT 1-11 825 1-E 174 115 923 ss3 Q• 14 41.x4 %42' 12221 1G 213 117 12814 252 GSA 4390 38% 245 Sia 6.115 00870712- %DP TOTAL 2321.12 5/31 33% AVERAGE- 6.34) C041R'. NIT1 SPACE ZON:XG CATEGORY 40,14122 02 224108110115 .H W 03353 341 Doe (43'E 14150 X5992 518 3132' 7a RI Eb 102.110 )45 xK 31256 661&. •31.11* W SANE 5431 CE 51'ai E.. TES 8287051)1 %Of 70671 1,7643!0 10.16 44.077 '' 42151 75% [4013221024413304*" 06'140 2'W j 2 3 2 1 -4- 04; 1.73 155 1'251C 0G• 25.731 005 E,7 6112 019 21 60 ET 12E8 3.525 14331 3.513 312 359 16661 065 115'1 34 010 Ery B' 4 62 04 42 PI G0 1=.06 1753 .,A,, 501 sm. 65:5 W :7243 30F4EVD,C.Wd5 D.W.:GC6"R6:1 SUBTOTAL. NUB TOTAL 31,41 314315 309 45.5 J 4.0:1 !91 75 39914 02.1 21.03 FK 14131143E: 21,765 45 0.03 228 !010:3 195 42873 SUBTOTAL 531.35 2210766 %GF TOTAL la 3044 3% 41020 AVER.48E: 73,465 421W414316 0 E5:5R 2242.,1374,01-1 1 eA SUBTOTAL 2-121 1412100 NARK 271114' 0633433: 5 %OF 7014E 7x 200 419 AVERAGE. 16413 A: CJ 554 0580007? %OT F0041 20151 51314 131.08 130512 745454 5E 253231 501 03[82 545. 4550 17,45: 1464101: 444,414r 190: 031111#-1141240 025CA07GORY KW-GE4u0 Sb:N0 OVA," 15 2* -. 45 44 x R: HF 110 AO I16•i 1;121 3015 3:4 13134 8.322 10115 34621 1Trr h. EP Mn ,419 51 325; 13,1 66076 'NJ':t 02 015 ,03723- PO C?&F 73.% 1 331 17501 545; "1514 471 RCPT 1395 15301 3655 553 ad; 131:1 1353 Oµ4 244,3 335 113:9 161670711 0,110.335 21.563 112548 29313 Ai31TYZON,HGCA10GORE ERTATCX, A.v6413T:,445'10[ 2351'x3 W'OC:T 414210,1E 1015 E145' *R ?NAPO 1614F6 T U1L', 231435 66'014. %OF 10141. 15% ACE AA 0787014E %OF TOM 10352. 1235 134? 11143 cox2 4131 53:91 N 422' 354.0.56 151 2% 14181: 10533 1937,350 154.1E 1 62-155. ; CLOCK' LOT:TRACT E I 2920140 015 MR I CT' W PA as WYE 111A4 3K 0100225 * 0156,011003002-J1 18 ▪ 6024X2 Ar 44 S* 43 `` u3'vI351 4443 '4ur,E '6 b E4EWk 1m,EEN me ms202411 ER 411.20 20,01 4-s1_a;7123 AV. Ai }224434 MIA RC 51 GOOF He 535810812 411 Pf3f13Y+" .21 00111221 1.12 14:01 NE Fla 15T¢I©1r4E 12� ,¢1 11160 %ACTS 00 21754.244*2350 021 of. &. BC 410 "X.11,20: GIN YAC! 51 415 srA µa1' 0443451511 G01151 NONE 005213506, ADZE 1E%% 410(14a'F 55.1 Bl0:654 1101111/413. 11 !8 =4 40.597 2'.4,11 11421 I GIN 4455 PO. .(44110 ACF 6\ 67 )F1h24CE 93 EP .61 ❑411^^-n 1.3.5.3 RA ), .3'.64.x01 1•'I ,^,1J3E4144E 021.51X1 1:1 4 14410 ;3120 6554 43,131x24510 A' :55436 VOA 315 '1* 65.0.40 261 ;1035111200 RIG 6!? 1.11 1.13 :.1481 111 1 1' 4 Ao 11 C 414 :64x141 '14.31 002(0 ROON16,33.11.4034 1351 ::.024.0122.5 5,(514.2 FRES ':P4Y2ACE "112212iC C+IEGGR04e346:NG1151'41115311: 413.1tRF:5 EWE R 01492h 1*P:1!C-314507,40054251rt 0444452 211E14.44 4E1,44,*43E4641E5'4 041:4!5'0,' x':6 E 5:141[E1E]NECi=E"C i4'CR Cr 0444341IDr554,A' EGO 35'-1iNG 1110.07h :316 F{: 32)1 Eh. 053.5. •E1'i:H W 41..20.2131:* 7015}4'11' 541LOC mµ4:4'34 14, *Co C 14 L11332 YCR25a5051J 4(1 ,2'0 roc vvon. 4,431w 22441 11 11403 21015 Pa159118 31603 10.1 15 6F 0'142.033111414)011 u*r PUD NOTES 1. PLD 5541111+105 4115 011ELLGCTW52'4� _ 0 42-CEDw59002y',RQT1R0K1- y.A Sx52-S 6Cffk1f2 e) GON173l:.Y (44445425: 'HS PW PIAN S S;PPE'RIED 65 3104 PJC 105001'11541 Gu05 ECR 10.06 EDGE CODRA70 (PuO COCCI: TIE 0C3-4ARAlg1("'4F 411'04.6Ii, 4042131045 016 SIR49345 E COL 7 Y n RE CR 31'1410 EOG[ OW+ LO Wan) 0E:CNMAN 211 PRS, 742 00.D EN0S 05 4 FIFO f 7 1 A 7= 5*4 M . '1 [ r 71 T5 00 5 E A CODE 610E I8 - LO 55X0 EWQE 2LTdX6 PSiPC001545 1073 .O ..554 D .202405 ENE I091110 /1510124111 *404AP4S a 91 *2 411X:7 1510'5 611x:( 3P 311008 1'=GE E03099400 0110.4112-04 P0322, 5100 20 11545 5, 41 FPR 81434 EDGE [NTS. E 0 5,D 51.50 510000X04 '421 SIDS PJp PLAN, PJp OWE. CCAS, Am PICaEci 00C:lxEl.�s. As CEnNEQ B1' 11D Pup 1:101. CI 212-41 D991F 10 01Hv 011160,1.451135_' TIE P70215,035 4151 115 PI31 KEN NE AlD ONCE 14D 41110,30 23114[1'5 50410, 1'066302- 010) 07E51. 114E 8045224E92 0 ME (5E11 EDGE COl00.3L0 700. 105 CAVE -0 Cs7J4-4 43510 ,NFD 545E FC50.019:01 OF 2008 (1.4U1) 51141; DE APe711E8'1 10 MY C0)1101+5 NO1 00743551 :PIR 12 rd P_55 OBOE. 54[3 PLAN OR EAE 1540.42.1 00t0AF.MS 15 F 111E 7R3P1 NFT 111 M PID H SEI N:94 4,540214 `12S;. TPERE A 30717154320 CF [NE L9-010 C1348 -10'S VR IPI 4'Sx0'10N 61' 231E ;AM 133AB 97.4.121 50 1 2091130 A CONNA2 114 ANT 911149.7I 0, 111E P1) G230, 0055 13...33 OR 7.0 200.C22 043CUL10115. EHE EATER DOC4446515 9551 C1WTO01- 111 031141 A'R1ICAH:E .:559'0 RLCA413104 WE AS 01JL5!+G CODES 0110 E0A4S9K311 ?5111* REGJIA110.5 955E +,PPT 10 42941175 O 0149 THE 71. 122 12261005131) PH1511E/Pw"0.5. 04017/0.055 P9.51M/P_Ci002 314. 131011' 52003451055 5111505 45 051E530E0 KR 04 052 7013.1350 040 00 'ME PLO 4105E. 7. ROADS 4) 542411E 03405 MU ALLET5: 2,11 ROAD- 0512 A11021 5144: 8[ 2411416. OPER:VEG. 140 IA.Hr4},[0 A5 Ppm*[ 50425 AAD %LETS Fr 1E OVER 505E 40100155 15010150'! 351005' *55741)104, 14411. (504) 104 4'5 05543115). 5) (45041X31 ACLE55: ACCESS ACROSS 011 R1C17 OF •445 '04C1S WV. 55 00498157 10 (E97E4E5 515 5201 425154741E2- 421 ORM/ TO 06013E (2€12-:52111 55444155 12 241 .015 4540 0101[15 LOCATED NEAR FIVER ENE L1IEORA80. E4E5GFMCY 5511014 1317[55 1!111) ASE 1E NTS 94(1 BE P01114220 70 515501 15465151 SZ 11.102 -00 -21sT. L04 00435 ci 50:111'0 1109164 5814.3 BE [04510 CE22 35 PART 01 0£ SSIBE.71553)1 55500441E1155 RS 1,1E59 E7 0'. 114E 61-90091E52 220569060 5014902) 141191P0'05010 5200VG23*182630130115 A04EE1E021 58553114 5545 C3Y565.CPA 20F4.0 A Q0101C{ 35111• N4140 ACAt755 A1,L LETS AN1T•RACTSEOUFR0845E SEIH804`1A102:1 LJ 5241 8E 54421115400 511 1110 70640 75 045545. THE K1400101 2411 a Au 0RT.43E 440 20101422 114X72£5 SEPol 41' 4316515414 LOT 3 0180 0225P364746410 ❑ 111 P00E631 (1111121. 1301420112, Cf OR1020.E FEATURES 511041 BE 3.Finay40 801 '1E PDA OR 15 153213. 5) ❑13'�24UC2NM 01 005143445 M9 U1E41 CASC40611: NO F'OPLRPf 41421ER NOR THE 0'61 ([9i 415 35531055 514401 0351900 3540 33544122 OR 98.111 61416114'5. ONL4 2-01-3748.01 OR ++921-UIL111 R05.4TE0 1202415 520C17C41.1.0 AITHOR:IE3 Si 034E C:R3 50410, BE 52-1010. OR (0014[7 0111444 NY4 240442.E OR 4211111 FAN W IR. 102 50050012 3014111 00 504'5419 11 1553145[ RESP26171160 1411 114 I44i R 1,454-5046454 37 IF)H-ul'VM4 REIFIED FACILE, NONA A 001412E [)R 44531534E14122 955E R[ PESP7'FJBIL TOR ANY 314054 TO 5140.42-1 331 !I'EINES 440103350BLC51031 6011611E 11T. 0 45•' 634444OR 5151 13* :i5 *410 15) 00LA:A X01 RE X40 -614144.E 35 035 INE9.13Y MAT114011' 2-041'10 12114:6 A 040051405 05 .1134 5*544EN7 0556E4XG '5005 THE 1.0144)5041 CR iWHR4-1 CC 04 112£ 45 Eli {(ARISE 701.0115 91:006 A 301'4 441 144 45501 0*6(2CX' 513' A UEl1Y !41014'1 CR 211E Pao (OR 45 3594152, C) CSHERAL 5 0V%.a'X 14 .3716 ALL OPEN 57044. 441154:14 MEF. NW, G4RPENI3R:FRAD, 4105 PE81-0-444 100611 142 BE 503250 517 111E PON Lot 1'S 1551545+ 10 703152100 51CP.*5y41TR ACROSS MP E27E-0.LKA.72 AS 114643431" 10 05`126 034 57251100 07.1.34.43e 210*1:4 9119 400E 411105477 AVB PP:PIMPS 42510114(411 5.544&234I) 5000441058 "153'4.9 RXER (0311 014400100. 141940125 4421*14 THESE 41115 9001 Fpr 051551 OR A6251 '410 ' 63528.514155 OF 31040551'E01 0) AM 1514470 UNLESS 510044 32sR3?035 OR 401E0A'108 15 38PRO0E0 B4 SHE POA (81 PS 5590545) 143 5116: C•1713E5 CCN2600. 10 2.5410 C06111 R42510EIEHTS ?ND 564/441811 U4, L. CO16ERYATAN MEEK • 5121101E 01500041141: 44E4 E041 C4'05200 )841.1. 8E 3.EE60 TO 04. 4001404441 5151113100 3117 160201415 0)44110400 74TAT 431411 pr C0012421(71071 (520 002 10 34006 IX 51905 1171 AT PACE 421 Al 053(102224 E 55911336 IN ,NE 4521475 O THE 04/405,5 456110 CLE10( 3143 301040E4r. (206]517.3.7.215 54305011) B} 501 7005P09DX: 'IE 6517X0 OF 41E15 21411 8E 211 0CC3R'W4CE eTIA 145 '1{ PA2 GIHDE, CONES 4541 55 30 21E 56 OF THE 1544-i195551131. EAsERExr. C31 41E1O4 505.3040106 MU: 4401.111. 6041143 50144 47 441'1. 155EE4 140 111.3* 115E 103114 5001X110) 4051• AS DEKA ( 114,* 14 5?PFI Er 150114* 45J 5 2i'033LT Sg(NED 4353101NCC 7111 5EC104 5.3(0) CF 104E CXF3561471ON 005544544"- :HE RE51R{M+O155 451031.040 111011 THE 11E50N P301149 .Y. WEA' 152E 780512E+8EE 11 FEE RC1i544 122144 4 3411EpANCS OR TABLE 3 -DEDICATIONS BY FILING WA los 115;5555'151. 6265113 C51040151S491 PEE50NO 51(51935555110 10 551001E 01 CO6ESrw1101' 045111122 A0GES5 :0`05.31 0AEA AF6f.S 0EAC1E3 HEREON AS 107045(1411115) (4551EN2 415455 434)1ROL AREA' 9m.L IR M5'U2 MID BERIAE0 A5 APPROPAw1E 140 N C.�35VL1A1133G FEN 131E Rp90F4G RAM CA*SFRRN4CT TO MEW 10 35006516E ALLIES 04,0 134E A L f' F 1 1 CCNSE1p' 504 [RAE * S,R1031) * +251 u.0 ERI. 5 42(5 14 015.,174 077: OREP EN= FR01R10X5 OF 41£ 3040915 40 1411 M N[ '1411 EE 115'52-4450 131 ACC37r6P20X A0H 1111 54110.[1 CT MPR05E1E'4i5 DE1111lip E5 lll: L'FRFi3f11ER1 1CFEEVENI 5544'1%1111 OF i+[SE 544E5XS Aho BUFFERS 41011 BE 55,041513 510 THE POE [OR 75 45560115 390 ME SPE1111C 1 i1 1 COS SJ&EC 0 ESE ) 38040 el .0 LSE CAC 4 EAS PLOT. ;41 C3n�N. .7115 24004 BE DE `1041 54*0 BE 10,05614 1X0 5 441401411106 7'E [5 44 341411 5 4 1)5 5104151 501 '41'0 1941 4145 :005011 '01 MERANO 4315 ASSOCA ❑H 7,10350 4[:255 000 N1310P2D (5 114E TDCONTROL A 1755441 - 'HE 101(001154' 0146 21945 1)02 T3@ 044)0047 0 EASEMENT 303001 ARCA. 1450 BE 01 7 07GH1 5!' Eta. PQ4 (48 1151551445; 0110 ROW SG ILR4 C514ERw5CO 2-5 57 FM 45 443 116 5.7.1 11 PE 110 00 Rt5511.7.3 51117 GCF45E9NAfiO5i fA5E10Fl1. GNL41e10 (D tp". 5"ti !41'411 X3 9E5PQ55glE:1' 2'0 5.6.04. 44 1) CONS'RIX1'C04 5.1_0'04 111SANIFIXINAR (143"RUC1168 042.050 'IE AKRON 512112032 2691 43941. 1E 5E53R40(0 04 ALKORKAHCE AMR 214E [OHSE505'D4 04554147 [SEE 3150 40305 655. RE 00527405445 255061610 NIM Fla 111114 122131(1513* 20115' 51012- 0E E42015104501 BY THE 054144 1451( CCNSEIa*240 1112 501 50.7 75 45,40.3) •0•815:0 (51341' S.+4L 441E 17 RE5P09-951JE3 10 E05.ACE- 5. E41155349 MO 109 Me INC 801041815 10911010 *5 135260511 LOCATORS APPR413544E: 'F'E PARTE VF 745 560 PJ34 GOES BD" (.51409514 049E945 0155414415 9146. CAM 85 (5010546550 BY 02E21, RAN. 0501, 41405 1155750 051111 OF 0321E4552. OR 05 011400151 70643555 ;Y 2-420 343205010 01518C42 1060/02215 2*514'10 FIM,S01 REP1ESE'f M APP1EAIdt;2E 4CO41144 140 5111410 0 11.4 635E1102.10 3104)4111 TO BS 41055401' TO 50443120 045 021.502 4035 40100430 P40 A53 21.141042430422 77351E01'03. 5,E 1011E6001 54341)1415 Sita 55 (51(8445450 12' 1,1E FM, PLAY 15513 10110 5341 [ACE 378,3. 3.4 I00130IL OR 1(0104 CF 41 (45[41*' 0.5 5M044 4501[01 AT ERE 0 FINAL RAT 864: !Q1 BE 122190E422.A 3305'413145 10(54401. (01 040 10400 00-04e011 15707041120, 1545 70040 81 216 Pao RAI 12E5 NOT 151/81/04 LOIS OR TRACES. LOIS 01,0 'R•ti171 430.3, 04400 80 251450174/ 81 MAL PEA'. 0,01 me: 41.11 02111545005 03 21910155 22100 007055E0' 110 3251034140E 14'.16513 LO'. 4310 2841 60314114105, 0, 551,µ1E 5E54P+C0 00 A) HERON 1:129 2 AREA A0 314 7446 OF FOOL PIA1• ENE 111674 4115101 AREA' 0541 8C E5'1091.54E0 CIF ?111 144E 41 31 FINAL ,5A' BY 21.141 HSE I551151444 12454) 1115 040 549461 97 4014595104044 3:9415 4.E55.PCICN5 '4.E •45502 4011071 AREA. 94011 40 45'04410451 $f A 5114 v33 10 *60515 8E504 8E30110 'REES 61 431 A 40021067 555311 6750751 COMIC THE 50045 14444111S 21200( 20 RN; Cr Pr 11X11 PERI. EBTE1 00 UNUSED !ES'S p2- 00450 79551 SNELL X0' EE 604905000 ACAs 015004 0.551135 TREES NO 1005 CR 121E NEE 710.' 1444007 INTH61 264 411005 OF AY 6221 215955 NE511.1B TNZE5 AS 0E251411E3 ON 1-5 23A. Fur 51445. DE 5333E01 TO A 45541040030 5045404 500526015401020(24 50552-1 2190512E 720 140 E./TERM (0065151501* 87941155 FOR NON 030446 ERECTION BE120(4 WON I '1017431 394657 1. 47E5R THE 34IW1 6454'4047041 3i 5,651405104 0,2514507781141E 0)03030 374347 5445 11)8011300 10310351010 4401E1510 AID 1111530 9045 C040110001193 551)024 101E 557,2003(11 CF A 7150, 71.4, 115 CON5RUC241 RESIRCIDN 5190E 443 5044'.,20 BE APPLICABLE. 115E 230 PV34 «002250 r•IE 2134.0505 04 1111 141.000 522T1'E7 AREA 910 4100;11 10151 0 00 136 3100 01 110 I0'113 40 045 !'J3 MAN ?FIN YJ15345, 1F LL,.51RU0314. 5pe4NWC IRS %513 HE 11 P31443E0 45 4 1Fµ5 CF 114:4:143 14110 NEAR. 30112-15 F1 NEVES SINAI 3715 00000 .1415 m1HIX OR REAR 219E 5489140 'HERON 402193'21 MCC 4(412155 39 OE 540 P644e. 1145E 0(449.05 101016 85 5451-1100 45 7142 445 5E45/544531 740 100144450 BI 11'0 0170 2207 ITS 051,5115) E4 440.34.3542E 421111 144 4,405 41020505 121043010701 405 5550177.1443• PRONDOD IN 011E 04054/00 SECTION (5042441 11 Of 1115 PIp LODE) 150 ^{ 13E5144 0.1004141415. 10,331 005065 50414 BE 13.50 BE 101114)220 31`3 031041110 201 311 31.4 CR5. 4711165 11114711 MAT 61 11615510E ET 59510E 532.4E55111 3E5E0E149734 48o SL"1404 P1404371 201-041 75E 341304 24161(1 A550A. )11!4'544945 1E450305 55E11E5510 TO 700:251 554E31 401160 A,p 2-111 ER05011 4e 464,10445E 103.1 40340. STATE 440 '(71544 0,401, 440 451 E02015201 1410.-S S0654 AS 00470 41540425 55540 tE 0(10, ED 0751 07 0030704901, �1E 4i451R&110.15 AAR'1A140 TAM TAR. 'RIPON COVER 4.4U- NEE CORN 14414RCE4221 511 01£ PO4 (CR 115 AcypFS). GAWKED COUNTY 552131 1134 1)3 R•=5401154,g2 TO 8004E 321 PALL 442E 'YE 01321 10 (4413R2E 'NE 5555113ILy45 P1ACE0 LP61 Tr[ REAL PIM. Bi 5124(11116: 41420 420 115455140 Or 1146 COEN 54135E 1502'5 15 4422 21074617E00. L131^412 04 4.: 1011 AND 101015 1,914 4MEE' THE 1.1711 O'l*474435 NaNTER(3 :4 114E 5440 590E 0117 CER5. C 4E4613:2 R3Y54 METES AL(40 1140 34107045 w 000113 EIRE PR25402 (0 E94EP' AS CESSAIP' 4444 WET, IX AE226EA420 X361 IERH41. 51111. 2345 LUCA. 1115 214] 51454005 4143 GE4Wil2 ACCEPTED 572110535 P'DF0D 50' 1 L 14400(1,5 ASSOC-MCP 426 SATE 8041)2* AYD E8145040201401, 37.4131445. 7. Cf01024R0 31518C3E14 31 310205922 50 NO 5 :MK : 1E15 OR 1014.5 5642E. BE L51101E0 11:2015 121(151152214110 Al E1.0001.4/R5 [345021 :,AT A 'F1b;U:5RI.'EOESIRAH 80060 410 (0:131$ ACROSS 40111E CREEK 91445 0E P00040411 45 513X11 2E0442- 5 604..6 00, 6' 01:4 520 E Ar '1 FM I P..O 21 TO ARE I 6490 ,94.107 AAG9" DE iJ L i 1 5F:UA'Y :1 Y Vt. 1 ERAS r R. T MRS1N:11lD 051031 ❑ 11'2-1 269.. E FPI ' (01. UC 411 RA 52511 DE 7541 AR :553412213,44415' LA1 NOM 47 1X41 841 1 2') ST SH6RE 041 'BC 61 4. OED 40:1 42711 RAT 14111 3%TO 440 5* X0'['1(54 144 5x1 TO STARE 3015(175 12 (025040 16'1410590[45.75 5410µ°211D 330455 2-11054 4405 WADER ARE 520 010 110 APPRCPR6TE Mr 131[01 '45 R 31 044 111101 IEASDrE3 FE . 212534 B" A CJNLFED WADER 0113 5%15 4141' S IL Y NAM - F 415 11010105 ' ' 0* .4 413456[' :2CR45 IX5 053 NOR 04 J115 Or 'POOR 21 0 Rp21 400559545 Or GE01'A7N0 40015- *CHEWED R al THE 26141 RA* 51.42- EZ snrn u DE E. AVON 3 AT 210E DF rroLL RAI END 1PZ1DilE3 AI E:4E 03 CQF45'3110009 S. 0'12-04 EA5E*ENTS AHD HOE -07-411 33ACi5: ALL '35UTT FA5050415 0.'00 RIBH0-:5, -x3• 151415 ARE P0519210 FUR 2',E W.7:2 C( THE (AER E0CE PRGPIRiN 00EE05 440 UN L IA VnJ&0 Br M1A151 PR3101 215 EOR 510 PJRPO0S 6 MIMEO '4E E1•` -R 2054 :.0.6(1411 P.0 11114 21157E5.:;TL'[1. 520/41005 APE 081X31[7 TO COORCV 1( THE EVCE1ED N1 OF 1111114 S 111,11 i; PCA OR R5 45541315) 10102 N KKK O8 15.541WG 6551115 MOO SAD 375176 F90E455410 1'10 010I1-01-0.48 114015- A LIFER 1FACE AID TRU 1511161(16 ' 4 0104 1111 4101 LWi4MAN E35E111111 A(4E55: ACC155 'C 60.3192 1.549. 1 0.5550 871401ARTE (!6'4 1910. 0% ROAM: FORK CONSERVANCY 5Rlt) CP'15L1YA111R 145ELENE 15 501211145 51 0'2 01165E 101540045 SP 44'lCILLY :07805100 110154. 50 40011504451 0E4E55E5 P144, 6< Brn,r O4 5644X9 PERM 911E 1159E55 6245E111 OF SIE RF11* OR 'IFC, 15 4PAPONA4211 MQ 'NE 311540 Ci ANY P1765447 OAER Mops SACB 045555 9%; cons. TE 01514NC0ONS ASSOCIATED 1121 05C555 T:. 755 0123 molt OR (47137352.2..75 545*1117 SHALL 8E EH565C4A$C 8T 0313 O4 ?059545 0404 LU44R514C9. AS APPUCO811. 100 P00 (OR 115 455400). fl01ELD COVEY EWA 104 210 04550458224 2'0 EWORCC. 211 TR41L 2'-0691e5- 444:5 121151 31401 SPACE 101415 54441 5E 210557 DANE 11* 5134118£ 5EE0 AXP E140 4.111[43 5E45508 (18.00.8310 111444*736 21444 311E 150,1. 10:3550E3 5314 01,550e..081.E BS RE 5934 (01 :15 455422135) 64015E19 110.9112 51544.4 '*041 N. 15345103531105 10 (910RC4. 10, 34100:2-405 1094044'.1 race, 409E NEVIS 311, M. 43+7 OC ARE 0551R111E0 '"0 WORKABLE 4055.-14 A5 5E41400 95 /45045 WI OF 2'q EA0(0 140 1546 11110 900E O01.0.:00 11701516'-5 444945 PLAn 040 1432EE101- 51.550154101675511.411517004*1440 4X WAL2 W ACCOR013CC 1170 561l£/$C IA* ANC CEPS, W0, WEN SPACE. 65122„'5 4WEL 01 2f5/3RCW32. PARR. HESf1B5WHO40 CFHIER. RK411-04-WA', RATER 2 10'451(40'102 440 ',MCC,'DY A ILLXTSXAM'E 2R3C15 50151 BE a:3 81 'PK PON (OR 115 ASSIGNS) FOR 015 BEH151 47 111E PROPER?* 441E_0.5 ATEA 544 8514. 20044 CP -01100 PUO 12. 1004004 MO 013*C4R 44110054 1 L3053440114 NA 8M04/1014 01205314 5521) %NEAT ( 3441177L 40151,115 54-011 '91043 TO OSE ER 1'544 40,0 15*4579 [615034 14D425E5 #1412.E0 504 SHE 061905 AID SE31;151 40%T70L PA4 15504151(7 PEN VCR Flak PLAT Am 115 PUO (111035. til 1215 Alp 154 :5 501 6E 5A405PWED 71 ti.COat9.9 E TAM 11[ 1ANOSC.PE 51111(44055 56515100 IN EA11ND TANK 4421 5125644 434143455 5114101.104 • L 43444171 10 TEE 900 L:HC0 42'01 [CRS. SURVEY NOTES BEARINGS RRC MONS 10 4 51RN0 44 N 3933'41'4 al THE EINE 951X5[5 51AF1EL0 53:9152 4255 CEP 42 5E 3.00300 53.114 7 1547 64,1110.0 63731140 140555 445 TO 1118052. CORNER 10 S '/4 CONFER OF 514103' 7, 41031355/ 5904' PDAIII3114•1ON, FINS- 1155 AID 110ER 55045• C2N1ROL 51(0R6A1434 C/* ee MAO (*4 '181 PRS,ECT AAA 51114+.1 APP. DATA SOURCES 4.16I'5:.15 COREY LE0SA11V5 1440R161TKM 51'S'E1. 2010, EARFIEL0 440571 114113/55 50206495 • 0E09E0%190A. E5G2EE4012 5)2501, NOF -MER 5510. 157 SEC106) • DOLL C1441 AND 541605[.1'5 107145202106 CaNT9A53E, 7,41E0 STATES 0401405.11 SNa4E4 • 817,015 1041 5E141A10751 0554551551 242031, 246E1614R 2010, ROM 003414191 E00..24354:, 5705205 CY310.2114 50054052 UTILITY SOURCES VGTABI0 NAT -12:5 541:01*' 5E4E6 4L'C151C711 •010034 3+5: 1FIE19C510: A2A 040 911554 146747104:' 5015501 401E 04375652 4415475 455341011174, 1*4. 5104555 FORK 012213 343 5.8011511 6515:61 OR 013E43911lE 40L25 FORK 4151E4 5210 5141.114.1 E152201 OR 111140211 14341 20051 40520. CA5 3451 CNONE1CA3EO43 !%+CAS' 1101 1, 10175 14.44 H 5ERr19 Bt CEN'FA1 l4TER. 544:141'15E3R, RAW 001130 110145743+ 116 5.044E L645 32 013554/4 7151 AND 5110411E 057051 5510004. M[ Rl44' 43104 R RE559N9BL5 ATM (0445TRDE'044 OF MN 5421531E LINTS OR 3kAY61y11, 5TS'E4s FILINO OPEN SPACE OTHER COMMUNITY SPACES' PARKS (AC .] PARKS iA? CUMULATIVE PARKS (AC) DUN ULATIVE PARKS (4) CUAULATIIE COMMUNITY AREA ('/e) OPEN SPACE AREA (AC.) OPEN SPACE (314) CUM ULAT€YE OPER SPACE AREA (A C.) CEI MU LAT EYE OPEN SPACE jlq COMMONAREA (AC.}2 COMMON AREA (4)) CUMULATIVE COMMON AREA (AC.? CUM ULATOE CONNOR AREA (%} 1 3.07 4.8% 007 88% 3 7,15 2:_5% 1,:6 20.5% 5.59 14.0% ass 1410°4 45 EA 150 2 3)0 009E 3.45 84% 98% 0.00 60% 7-1 15.6% 0.80 00% _ 5.55 153% 93331 408 'l0% 478 227 112% 945 25.494 110D_ 00% 0094 _ 5.53 115% 40.3% 4075E 382%5 74 IGo 0.95, 4.344 929. 000 40% 745 187% 0.00 559 10 99 355 0516 l7$ 81% 000 00% 945 122% 539 00911 559 40 29/ 381% 3 € 7223 05024 343% 11-09 2123 15.714 6-53 2524 9.97 133% 449 244% 00.48 140% 43.0% 05 745 20.114 1-77 COQ 64% 1'74 115% 11+% 248 841E 12.23 126% 44.8% _ 4A 5.00 0016 2173 20.+96 34% 1'71 0.03 400* 4233 133% 43.55, 5 335 723% 2438 20195 351 249'4 1525 12224 900 004 12.93 108% 440% 5A 0-30 05594 24-33 212% 030 0.4(16 1525 126% DOE 00% 10 413 107% 435% 6 0012 02294 40.50 25.4% 159 13'4 1639 to OE4.15 Y ] 13.924 '71'11 107% 468% 'EXCLUDES 44 GY.BORHp0p CENTER '154400E5D] 1 GE 11M. AND:4Rx4L'7RCHARDL01144041AREA TABLE 4- LANDSCAPE AREAS AND STANDARDS TRACT TYPE TRACT IDENTIFICATION LANDSCAPE STANDARD' OPER SPACE 551. AN. AP, Aq All, OR SKI, 242, EX, BO, CE OPEN SPACE LANDSCAPE ST1451100 40416+44 M1RF_A AC -AE, ALAI AV, AT, AL, 8. BE, BE, 03, BR, 3.044800831202 EV. CD COMMON AREA I A1100CAPE STA., -2.9.8D GARDEN/ORCHARD 558.43E 8A CA47AERi064CHA1403 LANDSC:.PC STANDARD U I!LITT' A3,A0,51 001.11'41.3NG544150( STANDARD NEK2111RNCCCCEIIFE3 AA NE1"u0[Fi4ORD CENTER LANDSCAPE STANDARD PARR A4,111,81, RI PARK 1ANCSC1F( 2'051D100 R: CHT -Cf -WAY R4, RS. R:.• RO$. SF RF, RG NH ;AND ACK 5(31 AH1, BCI, 62-11, 5112) . R13EF-02'.5144' LAN DSCAPE STANDARD ' LANDSCAPE PLANS (*ETI4STHE LANDSCAPE 220,51ARG5 CC44TAI74EC IN THE 22CRS 04411 BE S1181OTTEO TO OARFIEL0 COUNTY %ITN EACH APPL'CATI.IY FOR F°1i4L PLAT DETAILING' HON FAO '1 TRACT WI I. 145 1ANOSCAFE3 AS PAR CP 111E 2:J97(4151C'1 111-004540 0403550431504, 'TRACT RO 5151118E LAN C5CAP=DIN M2055R:71WCE MT H CPE41 SPA[ E LA863C4PE 52AM 0432B S MIEN P4ATF1) UNLESS ROAD 112010)4027(54047,14014. P AVN(D AND APPRN• 940, 44i 0 4183 F011121112345 55111 82 CC01 ST 121.;C: 1 Ell AS14311 CF 11! E 3080706101.7 1EIPR4VEL4ENT$ AS 0AR7 Cf (1304:(13140:_4412 'MEN ROADS ARE EXTENDED TO THE 3441455 THRCVGH TRACT RD. TRACT BB 4.1443 5 BF 44142541500 049 B.14 111005CAPi=D 11. 164441444005401607)001420447591,47,450111,7042124 574.47427 ': §'CLIIOES 2410141 TIDY 6 MAIN I EIA 8E E 558 D Yr+., EH 9 061.3708A7CR UTR-R Y T3,4CT3 TABLE 5 - LOTS BY F IND, AFFORDABLE HOUSING, AND CONST RVGT)ON SCHEDULE 10'558YF46 G AFF 1 1 r• -IT,.-' • I S 1,,2-412:144 EYECur:N3 LOr 'APPRRIC:55405 500508E 0 PLA1TI43 81041E NCE 1460 SC*E OO.E. 41NCLUCES LOT 50E91lda4TFn AR •A• MONS'. 17 €YNER/CEVELOPER; F-_ RI ate c:01,0RADO C91 4913X34 1n VlStrso061E, LLC 73431 43141' E2 551000 210: C44494110, C041023 970,451,5225 514.: CHSOINEER/PLAN!IER; 1744 51165426, EEC PO Box 4428 EaD[e, CO 81131-0628 Pno no No: 541.431.8540 www.45140 pa 2'l n e r 5.4 nm 44x18.4140 SuIRV2 YUIR: TC7TL6 SC4RAgt'/1NC SI•RY/C)S 771021048 A.m. rJe.T•%11 595.53A rd>,,,, 81601 (FAN 078-9144 (21. E41-0001) i /!1042-I.At 021,411 LANDSCAPE 4444(15232; ZEHRE N KEY 4115; 3 !'/F/11 04130 14544E5103 444180'6 dl 14.93039 (C{42'1 5111) 0/5/11 114591 RUBIS 42-0141015 92' 2412100 CS0)301' 51221 1 1/14/11 452+77417133 (PUD] kw 3J0004151071 (11f641.4444f17 416*24) 508131014 5511E DATE CE SCRIP '1001 7RCJECT 77;33/BER; �R4:JECF MANAGER: 4(014/14 BY: 10 -CO' S. OTERO C. SNYDET2 C4tEC4EB BY: 211. 5A9YYCR SHEET TITLE: RIVER EDGE COLORADO PUD PLAN GENERAL NOTES (2 OF 8) SHEET 51.34347549' PUDO2.81 4 5 T a 10 CLMVt07159 AFFORDABLE SCHEO4LEOF 032-3243 ESTATE' TOWN 2-944105 ATTACHED* GARDEHHON5E8' AFFORDABLE 02-1 1 PLA11174C3 1 6 39 0 M 0 I 0 009* 2011 55 (4 O 0 0 '3 13181%, 2014 0 5 18 19 3 n 12013 2015 /A n 5 0 11 78 25_ 371% 2016 f0 E 0 6 ❑ 21 __ 1 26552- 1--- x0 3 C 35 1 0 00 21254 7021 4 ' 0 14 e- 3 0 0 59.70 - 223 44 0 6 0 0 19 4 15.594 1 7021 5 0 21 0 0 6 3 14.1% ) 2776 544 0 O 0 0 14 '4 1005, 7035 5 B 07 35 0 0 O 150% 2035 P 147 56 19 45 55 150% I 2014-0071 • I S 1,,2-412:144 EYECur:N3 LOr 'APPRRIC:55405 500508E 0 PLA1TI43 81041E NCE 1460 SC*E OO.E. 41NCLUCES LOT 50E91lda4TFn AR •A• MONS'. 17 €YNER/CEVELOPER; F-_ RI ate c:01,0RADO C91 4913X34 1n VlStrso061E, LLC 73431 43141' E2 551000 210: C44494110, C041023 970,451,5225 514.: CHSOINEER/PLAN!IER; 1744 51165426, EEC PO Box 4428 EaD[e, CO 81131-0628 Pno no No: 541.431.8540 www.45140 pa 2'l n e r 5.4 nm 44x18.4140 SuIRV2 YUIR: TC7TL6 SC4RAgt'/1NC SI•RY/C)S 771021048 A.m. rJe.T•%11 595.53A rd>,,,, 81601 (FAN 078-9144 (21. E41-0001) i /!1042-I.At 021,411 LANDSCAPE 4444(15232; ZEHRE N KEY 4115; 3 !'/F/11 04130 14544E5103 444180'6 dl 14.93039 (C{42'1 5111) 0/5/11 114591 RUBIS 42-0141015 92' 2412100 CS0)301' 51221 1 1/14/11 452+77417133 (PUD] kw 3J0004151071 (11f641.4444f17 416*24) 508131014 5511E DATE CE SCRIP '1001 7RCJECT 77;33/BER; �R4:JECF MANAGER: 4(014/14 BY: 10 -CO' S. OTERO C. SNYDET2 C4tEC4EB BY: 211. 5A9YYCR SHEET TITLE: RIVER EDGE COLORADO PUD PLAN GENERAL NOTES (2 OF 8) SHEET 51.34347549' PUDO2.81 4 5 T a 10 00 DESJGN TASKS\06.02 - TASK 02 PRELIM PLAT\ENGINEERING h DESICN\CA0\PLAN SHODS\PUD-03-SITEI H A 1 I 2 3 4 5 1 7 I 11 1 11 10 RURAL P (5INGLE FAMILY II H wro-wir 0 ow .. r. a.. 1 1 U7131 LAIEUENI P66 6;14 1211 0!(j 670 + RESIDENTIAL SUBURBAN (vac1AV) sN5-- smog we %' I1 , 9 I MST. 20 090' SPmme C2( 2490. (650316, 9006 1145 AT PNCE 1 77(1904 67 6004 1211 6400 543 EV51. 5O' OPO 5841E (451 (1 00( 6 114 AI - 4 I PNCE 1 49546100 6u14 1211 PASS 513 4 4 t (7051. 801603 0000003 4602064 540.65. (NIOn 0.204 + I I P0036619 31( {NP 19(.3) 14(3 121035 11(4113 50)14 6R09E0(7 l 1 1 I tI r04ryv uq 1 P11"+ 29 71T 3m691 t4' 102 CIO 366,110 4 5219,4(1 10 10E450 0RA61 6034 1112 41 1110 991 4020 447f0,56461 162111110 9201 1117 4T PAGE 596 V 6 V 1't I 61151. (45E11E10. 8008 1113 717700 961 776 44141102 BON 1217 ME 549 1 0331. 640 I 0344 t )1C4s1 136- 0004,64 ti PP3P. 9' 1441. (53012(41 100 SCALE IN FEET 0 100 200 4/1 cll,JE31L4l (1.14.1,\7:) RURAL (SINGLE FAMIL } �. HOME) 1 1'1 112' 3P/) UNIT 0E!`ELOPMENT ,1GPI f V SPACE Hi' IA �'LE. 17AMIL) I SIDEV1'MG,) 5 0151. (E5U4D5 �� Ire 9 NOTES; 1. 6608. 13' 3044400 111117 [45(9341. 2. 66833. 00004 REP9(50615 2055 34907 034070 (FRONT) ( 347 L4( TYPICAL LOT UTILITY ck DRAINAGE EASEMENTS 5041: 41.5. 871E '411. 00E8526 123 111:14 161.(55 181119 014[11415( (91 115E 61(65. 15' EASE3(45 11416E 1(34 901 131E R 3420.011-140. (FRONT) LOT 16( 100 ! '2' 107 1 (REAR) TYPICAL TWOUNIT DWELLING LOT `.•:A.E. 41 NTE 1015 96216+10 HEREON 85 016(100 457(1 11[09192 033 (9€ 9551(5(11 of 4 192.9291 (290(6(D 0( 33d-1691 PACI1R0. Al PK Cr )ANI RAS 7041 H( TUN` 192 LOIS SO 90/971020 4962 Se RAPT; 45 4 5142.E 101 40 52230.1ENTL1 01*0 Ir 41(44(0 65LA1 65353451 10 9(2 1605 10 43051420041E A 663-1660 06(1,1690 1216 0941 0111 9E4SS 617()0 014 (234 04 102 '4' 180 'S' 9013 soma 10 A PMP( x41 4;(0 6(142. 18132021U 13103E 11( 0(3011(6 4' 4190 $2 1011 ME TO 61009414141E 4 50101-2797 76E110601, 114E 'A' APO 'E' LOTS 511(1 EE CREATED 41 112E 041 0741 RA1 f0R TINE 19140. Il.:tI(.9,V 1:;'217 DEVELOPMENT (CONSERVATION I xYIL +w 41411404 4= ....1n . w wj s 200 9(1(3 4(992 61471(011..'14 MLI OCC 40. 804203 Ata,r. t= 4H hl &IrAlk( 'w AP.� MATCHLINE SEE SHEET PU003.02 6 77,31}7 5, CURVE TABLE '014372 102- 6330.75 1(16104 O(411 (214.491 0KA0 CI 1350' 11.19' 042977' 931' 14.40 02 1430 19257 2442525" 7057 7524' I C3 17202 82.10E 170210' 3133' 62.02 C4 1421' 02131' 22371'46' 12636' 13146' 3 9120' 350' P14'30 1.90 5.50' 01 1729' 10431 61'44'13' 5/.92' 99.54' C1 4.50' 12.23' 1114522' 762' 17,55 CO 32600 19.29' 1.752'05' 5033' 19.20' 89 53850 62.61' 10'65'11' 31.30' 62.47' 010 339727 9034' 1252'23 30.26' 40.23' C11 17200 4,55' _ 1274Y 231" 4.53' 012 11200 51.42 107019' 79.20' 51.54' 013 15*90 4036 103158' 30.90 00.69" 014 7454' 1657 175'612 3121' 11.19' 015 932.02' 9110 1419'14' 50.11' 92.11' Cli 71222 65.07 12107'tl' 43.47 55.27' 111 272.47 94'9334' 1339' 44-06' 011 273.5' 61.14' 170114' 31.32 62 05' 011 273.40' 2610' 253'39' 13.21' 01.3, C24 3222' 26.66' 5'50'12' 11.34' 24.65' 021 32100' 6609' 11'72'62' 33.16' 9538' 022 32602 13.77 73314' 0.1*' 45.51' 022 122.90 61.90 45243' 30.56' 61.67' 026 720.00 1579' 5-5510 3127 7535' 031 722.00' 7539' 3'11254' 3103' 7555' 021 122.89'' 12,76' 969100' 3142. 127 12I20' 22.72 174123' 11.19 22.38 024 4.54' 13.36' 970200' 5.70' 1202' 023 191.00' 106.76' 172539' 53.95' 104.01' 030 930' 1315' 909090 650' 12.82' 601 1146.120 ' 45.43' 1'29'21' 22.12' 45,13' 632 120 13.33' 100520' 8.50 1322 335 231.5' 93.46' 33.2559' 46.62' 9321' C34 9.10 13.33' 89'1702' 6.34' 11.95' C35 771.5' 2117' 704'13' 1456' 26.12' 036 1(6.02' 6539' 42649' ]2.62 65.22 031 174501' 8566' 6'1153' 31.58' 65.08' 236 11100' 6106' 84733' 32-54' 6620 039 614.00 6502 61135' 3252 65-08' 040 7(0.92 6060' 756'44' 3007' 31.99' 049 122,06' 31,49' 13.01'25' 1604' 31.40 042 1(.60 6317 31'11423' 22.31' 43.06' 043 232..06" 4.9.33' 153500' 45.37 09.47 344 33950' 39.56' 6'5479' 14.61' 19.54' 046 4.30 12.43' 671235` 1.63 11.35' 041 15305' 170.65' 6759'41' 9537' 162.11' LEGEND GENERALIZED LAND USES 615C44t61 Jit 314E4 006916911 SPACE 2150 OP24 SAKE 145E ENVIRONMENTAL FEATURES (151. SLC0E5 TAUTER 1544 204 PROP. SL0925 MA1CR 1164 0016 000472470 622E3 4004 51000 25/436915 42114 UST CONSTF94539 (43(9(41 4EA0N 6031(0132 AREA 4(614 4;1509 49EF 20 (345(6141102 210113/11 K'x57 0041(03 A0E4 34151. 1171405 11151. 11,3006162(2 326115 OTHER FEATURES OR PLAN INFORMATION E45T 6:9,C'5( PiM1V 101,11(.4,1 1251. PetlR 6.23 53.4‘820, 0451 ft PROP, (2506559 LO( (151. 9709(911 LWE (830/201 1486 5) - - (351, 69060011 (610 - - - DAT, 70119541 ENC EV51. 5(00(4 (AVE 047511 60440 MACAW EJ (-0151. 0341 6-0-x 179'.44- (1 • 14150. 63030392 RN, 980. 5 960661 k 017 (111 51333 O E85T. 6009(6.1' RN, 00, 5 PEW 4 04P (LS. 72860 0x.01 40 (6.50 004%12 521691303 SPAM CAP ICA 000014011E AND E15E 00 69E50414101 2341.00-1149 5 11641(0 ✓3 OTHER 00023313 564.1 250, 8111 52241 H (001011(0 AS 61741.09-9.41. I37716 ed 71CH LOr 490 17.747 5 0E711f CO N NM M AAD 26 C4 6605 2 Of 6 Of 714E *116 Mt PUD PLM. 1 femoiAENf4 9(2166(5 3081(5611 t1E7 ENHI32454166 3005424140285 1141 51341 641 004100610 440 551(.5500, 83 61.61 241E 14(5030113115 ON (4;4 )614 Fla. , A5 APPROPPI&IF. 5£0 6110 43515 ON 623( 7 Of 11 14 102 27116 FLOE PA PIM (0A YO(/606981132 OWNER/DEVELOPER: Ri'ver Edge (:(-)I.ORAJ)O Ca,00n d4191n Y.slme 1115, 110 7199 Hwv63 Carbondole, CO 81423 Phone Ns: 170.455.5325 C"61. E NC NEER/PLANNER: SURVEYOR: 8140 82511205, LLC PO 6840426 62734. cc) 11151.0426 Phone No: 866,934,8140 661417.91465R 7114 r1,06m mTTL£ Sf/,f6EY/4C .527701C4'S ISI &o+e :,4 x881 57+'.^P2. C0u04,0 01921' (9.70) 925-9123 :To. 821-920.13 Apat-W..r.w LANDSCAPE ARCHITECT: ZEHREN 6.+4019 H KEY MAP: 3 11/1/17 43461J6 10E4E50E5 LIMNS 81 1410019 00J61Y 5'14{70' 5/3/11 109304 100265(05 025^035 Br MILD (020250 5W7 Ai 0014K )PUD} ANO SLIBOAT510N {PRELUAINARY PLM 52041,TAL ISSUE DATE DESCR,PTION PROJECT NU1BER: I0-001 PROJECT MANAGER: 5, OTERO DRAWN BY: C. SNYDER CHECKED B'1': M, SAWYER ':,'-EET TITLE: RIVER EDGE COLORADO PUD PLAN (3 OF 8) SHEET NUMBER: PUD03,01 0 10 \CAD\PLAN SHEETS\PUD-03-SITEPLANM4AP.DWG - TASK 02 PREUiM PLAT\ENGINEERING & E 0 C B 2 3 4 5 7 8 9 14 0,751, 91117175 rIP. ^� I E.-. E.., 41 '0 AC Ei 3 k t4,1 11234 44 11122 410* r RECEPn.'S{ s . 5047,50 12 ■ 11191441 Purtlr./DF9 ■47!10 6450491 ▪ '4515I179. A' IsEor \4 1 MATCHLINE r SEE SHEET PUD03.01 y. . Relz 1114 ' } E ME20. 1. 6,'1314 011 1143 Ar 043224 1 \J 1 4XEHOEO 81 9341 1317 PACE 3113 134583 5!. 1 EA51, 1S 1741 0 41111' ORE 2111Y 1 311777 WVrO 137144 PROPERTY 574 "`55..‘ t INP 397.3) AND 51410(05 MICA 59JT1 `� € Pi! 1 PRpPERir UHE (1 .711 5 T AAA f� �} }�1� 09 !1[14:3( pP* 1t<a a4, PSE �. 114G} 4 1 993 ANO .731171C14::!105611,7817:1:040436.34-451 790 8G9kt S ;1 1 5313 At PAvE 596 5 PLANNED UNIT DEVELOPMENT 4,,o.),: -E VitTION) 44. n,.R 1315 SF. o! 1 li Il �1 \ 7 6 1 1 RESIDENTIAL 1 SUBURBAN 1\ (VACANT) 1 t � D(7li' S' 'i; A 1 1 618 1 44 Q. Qtr •4 • 1 i 1 (4611. 100_17 i �rL000P0AN PP.i 1 Ii f Itis PROP. EAS(RENI 1.10 4 OE713E0 AF PPE OF 743'{ PIAT) #4 q' P` 50)117 zF .94, LT 02 a §cq., 5237 C9.r'1 yy� PPP.25.- `. 2. FPE0 PEN4000`, ,, rj 1 h OIT04 EA5E1(41 !t-0 W1� �y11 11114 ! 11 • HATER 9&3!17/CE4E71101) 3h7N7 EASEMENT , _ .4,3 + n !'i S�y� iii, 1 41130. 744`371! i SC6`f T,'I. ,per 110 8E 537(010 0.i i -5-=1.i+k 4 FIVE Or ANAL P1A1) 1 1 ,;Ss°= ''j ..- .. .tiny 203 1'41£7$ NEeCX TT. tp'' yds- NECT1 V. 6 AREA' :� 8*' ry A .P REHP. 824280 j , baT 4s°' 1 �} �° r.+ a ngrr Al 1 I 1F71� 54, ([71374 ASSN 3335 5f. 9519410 E14/ELOPE FL {2}7•X189] {IP EK OEF+310 AT TNI( DP Hot PLAT) "I COMMERCIAL RGIAL (LIMITED) 15151. 7.5' 145E1(01, 1.7' EA51165 04 -. AND 9" 4 11U9Y (8 49.17100 CUM NE 9.701 380 PATE 334 144511 P�R1u1iEN1 EA6f71EN1 E-3-5 ' AS 102N1.4 04 DEPT. OI Row OF (AAT 11675 Ka. 20' s TA SLOPE it P 5EBENI e f • R Az 99,86944 10 9E 109115 1MASK 43(5,3000 6005E110104 09500111 85181 1171 PACE 929 (44192949, 095(8191 70 8E R(0 60 AT 416E OF 1144 RAI) 1OD l} 100 200 SCALE IN FEET MATCHLINE SEE SHEET PU003.03 IILIt WI AC PYRTN an33 si 31 A3 mrsiiPa4921 FILING IA .110 cA[1waa4f +. EASE0 REc. xq.0Nr 7¢80 6.44 £� _ '7sry ►.°. 4�4s 22176 Sf. 10 9E 1121/1 COMMERCIAL t`�. (LI Nti36TED) ROW Bag. 415(IIE71 90.9( 1142 'PALE 133 AND 14E424EN1 70 (ASENINI 07<99 1217 111, 584 10 111E 01022(3 Fon 1(6E55 427055 4914 RON AT Obs LOCA90N 611 at f3 3 LASDIEN1 80041 1141. . P1X 1 41(1+7(0 0Y 9.104 1311 74E 593 op. f0• Parr,( e8 5r+ley �3` S PROP. 0.61! N76101 951I641160 P9:-14710(11/ OCIEN11444 P044 (A502EN1 CURVE TABLES 0 • A ,,kp•>>3 COMMERCI▪ A▪ L (LIMITED) �lF 1 1l OWNER/DEVELOPER; Carbondale Investrnents, LLC 7999 HWY 12 CarbondalI, CO 81923 Phone No: 9704 565325 C11/IL ENGINEER/PLANNER: 9140 Partners, LLC PO Box 0426 (85 le, CO 11131-0428 Phone 044;889,934,9149 www.81 AOparinars.com SURVEYOR: E' .3014"357/NCSSRO/(1S eke Art.. 4>e•.+Po5 Spr qs C0'oweo 87393 (710) 11118-5107 (' x 547-2007) fA01Pbr..x rw+4 LANDSCAPE ARCHITECT; KEY NAP: 1517/11 rasa slams comas 91 6947(SA EOONTT 531817 2 813/11 85Y,5Lll ROUESCOMM Sr WO 607315 1146 1114/11 REZONING (Pus) AND 51180745109 (PRE! IMI14ARY PL311 5409+410001 ISSUE DATE DESCRIPTION PROJECT NUMBER: 10-091 PROJECT MANAGER: S. OTERO DRAWN BY: S. SNYDER CHECKED BY: M. SAWYER C.3r4 00. 100175 1144078 71111 14%4111 (5074 673,411113. 7{'435 7071:10 (ILIA 19192191 CHORD 481E N3. 01431,7 LENGTH 7(614 1472111 Den( NO. *17975 LENGTH DELTA 0HFCErrr (POR0 0100 1020.00' 49.30' (44,53• 34,65' 4939' [115 17701' 15.47' 33'43'04' 38.97' 71 •1 6101 102400 65.02 152 ter 6130 0131 197,47' 238. EC 101.19' 2122311- 1. 1'1307 4143 5.50' 13.25' 9000.80' 8.50' 32.02 0.551 N7 RAD40.5 1(19074 DELTA 1Mh`311 9160 C180 70.90' 35.74' 4434'43' 2911' 5366 0151 571.52 110.07' 35'14'33° 87112' 197.11' 6182 276500' 315.41' 6'32'14° 1}791' 515.30' 6743 2015.31 305.02' (13'13• 153.16.303.87' 17,34' 16.94 6102 3214 102902 6118 21200 70 59' 0132 5123 8414 (147 69 50" 236 04 6141 130 22 CURE HJ. RADA/5 ((1410 MITA 1417(01 614343) 0115 20822 0114 12 02" 13 35' 12 et 6171 47202 4021 20" 12.62 Clie 21202 23 17' 7134 1316 61'54513- 6141 41454 12,62. 25.62 064 291522 2.02.62 6180 152.02 5112 61 42" 21 le 4105 26302 43 53' 4346 613.3 87 25' 4014 6145 251502 323'42. 11766, (12111 02 415 44.46 005 121002 140.4 26802 61 37' 30 82' LIM 26502 51.12 25 03' 51 al" 051 61,56. 50 50' 2O 72 6165 700 bo' 45.107 4504 0152 .59.66 6107 9202 540 4303' 0152 5456 59 10' 52 95' 6100 912.012 5562 6173 151,25. 4139 47012418 56.14 6147 6101 6101 78152 322.02 351,15' 150.28 505818. 054 223 55' .3942456 72 02' 13702 2511.02 20102 20002 15 25' 611.3 10068 98.712 145060. 30 19' 4154 15202 53.62 61 17 870.50' 715210. 65 52' RIVER EDGE COLORADO PUD PLAN (4 OF 8) 91200 7324 170'50- 7878 6125 268.02 55.06 CI ID 70.44 2.30' (133 0111 6126 152 12 55' 041 70.62 6151 6112 52 Or 2508 378.02 51316 16 03' 31.24 71313 57.02 141.19 41'0236- 0114 7129 4142 4142 044 22202 6652 20 64' 10 33' 6157 6170 071 0172 251 05' 55 56' 151634. 93.44 27 16' 32.02 522.62 1654 022.51 7'0264- 32116 64 23' 26 126 40.51' 72 ES' 142 a 12 91' 1 02 32 71' 0174 20102 20602 56 47' 52,51' 56.12 65 12 SHEET NUPABE 3 4 7 10 k OESION\CAC TASK 02 PRELIM PLAT \ENGI i Y f 0 470P 8 f Y ▪ � - Z ▪ r- 0 t6.7 m � N 41U OI1M 2:2 4,im 0 Z 957 Baa H E D C 8 A 2 3 7 a 9 10 \ PROP. 20' 5445464 b 281,127 (45(44441 FIL11VG SA MATCHLINE SEE SHEET PUD03.02 FILING 1A 1st( 56442 + 6wr11 PROP. RI* 9441(4 12460.420'14 PRF-1REAf4ENT/ OETE169711 POND EASEMENT PR[A. 8' 1454 EA5EUE51 Gf4 !x'71554) 173147 SF. 5100340 04040,076 ,123."254'3 02 RE 5441413 AT 194E LIF 540 PLAT) 17'2 75 +og PROP. 457L02',3 (rso.<.: 110 BE 0240269 41 1'9E :4 615.54 1'413 1 PLANNED UNIT DEVELOPMENT (CONSERVATION) 2551 *4119805 194,- CURVE TABLES 3,58 23. 441725 129,`141 04614 30,03092 3µ74C 04140 59. 0239 0259 11404135 8.58' 247.00' 2.E746122 12.27' 174.22' (4704 6605"54' 4474'52' 14140(741 7.54' 93,90 01060 11.65' 170.63' 0220 0291 213.90` 8.59' 49.04' 11.94 152127 8670'55'3,27 25.04' 49.73' 10.99' 0214 6.56` 1191' -.. 877635` 1.119" 10.99' 4246 18207 168.21' 96'94'(9' 482.37 .14125' 2205 213.01' 315.14' 741819' 194.40' 267.15' C261 7846' 116,76' 653616' 72.46" 106.17' 0266 512,517` 64.17 829`13' 32,42' 44.73' 0262 7846' 574' 4'13'13' 257' 5.74' 0207 572.01' 72,43' 51679' 16.11' 72.06 0263 998A6' 24.74' 13551' 12.38' 24.76 0708 572.69` 12.16' 1"12'42' 6.65 1259' 0264 428479' 14.61' 2'29`27' 0.31' 15.61' 02007 264.00' 19.29' 407'26' 9.55' 1029' C265 655.90' 59.49' 3'54'70' 29.78' 54.46' 0310 26050 201.3' 41739 16.07 26.10' 0264 425.07 5020' 6'41'36' I503' 4997' 0211 264.00' 90.59 19231E 45,78 90.26' 0247 65540 56.37 1'3`516 3620' 5439' 0342 553 12.23' 872352' 7,44' 11797' 0284 426130 5010' 64136 35.03' 49.97' C213 265 0 53.43' 222954` 29.33' 58.32' 0269 0270 555.,37 429.01 5646' 30.50' 33631 84156' 29.24" 25.03' 32.45' 49.97' 0314 207.83' 5733' 131301 40.57' 80.33' 0315 260.00' 52.02' 1515'35' 31,15` 61.69' 0271 892,80' 1849' 430'25` 9.12 1619' C216 269.04' 5.52' 44564' 1.16' 3.52` 0202 426.60 50.24' 611'38' 25.03' 49.97' 0317 77256' 147,65" 259'26" 53.93' 151.58' 0273 424,110' 50140` 441'34' 25.33' 44.97' 0214 45041' 59.25' 21'57'51' 3952` 5097' 0274 0375 426.90' 16300' 50.09' 34.55' 611'56' 131043' 25.63' 17.39' .49.97' 34.54' 0049 150,41' 51.04' 233241' 31.26' 41.21' 0220 150.+21' 59.27' 2714479' 29.48` 57.75' C276 16305 82.26' 2834'49' 42.62' 61,34' C321 1:50.21' 51,92' 23'30'55' 31.36' 61.39' 0217 424.02' 500' 1"04'18' 4.47 4,00' 0222 19357' 51.53' 7334'11` 31.21` 51.18' 0210 153.00" 53,13' 1.74637' 26.62' 52.93' 0323 450.01' 65.45' 25'00'06' 33.25' 84.94' (219 163.00' 13.03' 2541'17' 37.16' 72.47' 0324 150.41' 6452' 2C.34'02'' 32.66 63.63 4253 450' 13.35' 970635 9 58' 12.42' 0225 150.01' 51.10' 3520'18' 50.46` 40.68' 0241 912.60' 11.84' 2'4131' 5.92' 1 1.11' 0224 264.00' 01.59` 2303'23' 46,13" 93.716 0383 212.0' 50.84' 306'28' 25.01' 49.99' 0227 206.47 72.74' 2001`11' 36.73 7250 0255 912.13' 50.90' 3'42.74' 25.01' 49.99' 0I24 3750' 21431' 211'0936` 224.44' 109.41' 0294 012.22' 50,08' 204`28' 25.01" 49.99' 0239 12601' 14345' 15.74325' 1644.15` 251.45' 0255 912.40' 116' 004'11' 0.63' 1.35' 0230 112.08' 4332' 312'55' 21.67' 13.32' (244 14720' 22.51' 859.31' 13,12' 22.86' 0331 266.00' 35.67 1029'33' 14.49' 36.93' 0247 197.004 50.22 1541911' 25.15' 4945' 0232 13250' 31,15` 725266' 17.16' 34.14' 4286 14727 50,00' 151311' 25.15' 49.85' 0253 024.00' 36.11' 0305' 11.66' 30.17' 0259 14322' 65.10' 2253'35" 52.99 5467' 0234 024.06' 65.45' 431"53' 33.76' 55.41' 0290 10727 72.24' 22'0628' 56.59' 79.47' 0235 029.00' 5592' 1'5223` 2426' 55.96 0341 I 0292 465.244 529.00' 67.27' 105.24' 29'0243" 15375' 26.33' 53.00' 84.97' 10547' 0236 222.00' 1923' 5'05'35' 9.52' 19:03' 4731 212.00' 121 56 5351`32" 62.51' 119.92 2295 573.94 210.39' 59'45`59" 199.53" 226.19' 4138 4.50' 12,23' 722431 7.14' 11.22' 0294 323.00' 73.44' 42625' 11.75' 23.47' 0239 253.00' 110.54' 233784' 56,07' 109,15' 0245 157.04' 2120,15' 75'5052' 122.50' 19324' 5240 213.00' 113.93' 30'33351' 54,56' 142.04' 0294 212.20' 43.25' 2512'14' 47.39' 42.50' 0241 0.50' 11.97' 0342'45' 7.22' 11.0T0257 45734' 347,71' 1131605' 234,15' 260.80' 2242 107,04 16435' 95'01'09 10336' 14846 0290 312.02 44.52' 111'23' 22.25' 4409' 0243 57.4)0` 3102' 31'0925' 15.79' 39.62' 0299 312.26' 69.25' 225156` 34,72' 5915' 0244 152.00' 131.54' 49'35'01' 7011' 137.14' 2300 31744' 91.34' 1254'70' 42.61' 6119' 2245 42837 3256' 34445' 1593' 38.,07' 0301 37507' 69.47' 12054' 34,54' 54.37' 5245 21214' 20.41' 52579' 10.04' 20.06' 0302 312.00 19.29' 25414' 965' 19.29' 0017 268211' 68.39' 1354'34' 30.39" 05.34 0303 217223' 101.11' 221636" 511.54" 180.16 0244 246.00' 24.93` 44117' 2291' 11,92' 0304 21240 101.11' 2299`36' 52.54' 10016' 0249 21334 10.65" 953'54' 5.44' 10,07' 2100 3306 21230 X126.48 1603' mos' 4'21'31' 521.57"-/7.69' 4.27' 14.12' 55.12' 0252 21300' 60,03' 142112" 32.62 W43' 0251 21322 92.11' 144134 3116 41.90' 0307 926.04' 74.0.' 5'264,6' 30.44' 60.04' 0252 147,20' 5255' 242626' 2702' 52,39' 0309 424.87 .18.27 413'53' 24.11' 49.79' 0253 14514" 51.65' 16405' 2505' 5414' 0309 15722' 26.74' 535159' 70.11' 2217' 3254 163.33' 59,91' 270337' 30.37 59.57' 0712 15756' 72.99' 243617' 57,17' 72.34' 0259 472.00' 157,17' 1804'42' 74.32' 156,44' 4311 912.00' 56.02' 33311' 29.02' 54.41' 0251 313.27 10927 29"23'35' 5517' 10850' 151. 15' 04,054000 DITCH 0450705/ 094141 970. 53. 794011 l ' 69255210 015E73441102 0085E5448707 (*5046341 0005 1171 PV( 929 5 00 100 N 0 1.100 200 SCALE 1N FEET PfJ,3LIC LAND (RESOURCE/ RECREATIONAL) 25' 214411(00 01E11 IA'.E1F. 1 1..11 €1451, 56 5PEN 5583E 145(9091 8064 4143 51 RASE 1 MEWED 8Y 8?76 1217 RADE 593 1 ,- 41151. 4440,0443 00444215 13E1720477 54710(478 414109 202r8 PROPERTY 4244 flaw 367.3) 4140 54/8445/5 R8147H 30116 PROPERTY UNE (19' 215,77) IS 508.001 10 LICENSE 06441 BOON 1142 AT PAGE 993 UIO 44520.891 114E4E10 0309 1117 Al P742 596 PLANNED' UNIT DEVELOPMENT (OPE'N SPACE SINGLE FAMILY RESIDENTIAL) w or41. 153P. 7' 144t 69549491 wl.1•11r6 R' PM w PM MATCHLINE SEE SHEET PUD03.04 PROP. 42' 40495 & OTER7' (*544971 i .\ IN MI OWNER/DEVELOPER: Riverldge (:01,0 RA FX.) 397822841e Investments, LLC 7 949 HWY 82 Carbondale, CO 41623 Phan* No: 970,455"5325 C1VIL ENG.NEER/PLANNER: SURVEYOR: 1149 Partners, LLC PO 494 0426 Eagle, CO 01631-04.26 Picone No: 466,934,8147 wvrw,8140pa rtners :cern nn k�.,,.111.1 TOME S6R8'A'77NC SfR47CES 127 B+PB. 4"44601 i770) 45- ; �G42 89221 Arte ar-r4*4nm LANDSCAPE ARCHITECT: Z E HRE 141 042236,61401.;...44i.,,2 1.31 KEY MAP; 159E 5WFEl6 6/3/11 0E954390 1441445$45 MEWS 97 6WFELD 3722110 5076 0(3084ING (F0.) AND SUBDNSpN (PSELININARY PLAN) SU9455)4 ,551E DATE DESCR4PTIBN PROJECT NUMBER: 10-001 PROJECT MANAGER: S. OTERO DRAWN Eft: C. 5NYDER CHECKED BY: M. SAWYER SHEET T'1': r: RIVER EDGE COLORADO PUD PLAN (5 OF 8) SHEET NUMBER: PI -1E103.03 2 1 4 1 6 1 8 9 10 DESIGN TASKS\06.Q2 - TASK 02 PREUM PLAT \ENGINEERING & DESIGN \CAC\PLAN SHEETS \ PLO -03-SCTEPLANNAP..0WC 4 9 10 7111P. Y 1011. EASE1E41 MATCHLINIE SEE SHEET PUD03,03 -1- 1 4 .° , 1 E10S1. 543 OPEN SPo 175{10097 93014 1142 41 1 , /1 1 7911E20(13Br 8374 121J PAGE 593 PtINr1GD C.:tlT f..701 991.11 ` DE 1ELOPME % i` ` (CONSERff.1 T`!O;'t'J 4-,.:: # 5 1, 1 11 a-1 r ',1 PROP, 25' 7{7X0 WMetals. 1 , 1 , 41 t , EMT. 01.919040 C059100.9 0E1109 WIMPS 4001 113417 MOFE4T7 LM 019 25151 4 430 5011045 443111 517717 40100941 Ont (417 269.171 15 5.4J8.E00 70 5120.5E 50441 B3(9( 1142 77 ME 992 43o imE,E46y1r 7909010 01171 1217 71 450( 547 ',� �,,{■ ,//' 1144. 25' 110111090 0001 EASEMEre Err 4tC. 144 199017 I40-172 1493o1NX r14 (141, 11E.11.071122 t 80.13 17704. 0177 ',....09029944 1427 ♦ (C7+51)7r:ro0 TO u 514441 4� CSM201-i (9500091\ 6� 114• 1 y 'fn1 1 G Ril- PUBLIC LAND (RESOURCE/ RECREATIONAL) ( \ 4 1 1 A 1 t. t PUNNEA UNIT' DEVELOPMENT (OPEN SPACE) :aT Lir 4`1 ..tim . RU/?AL (AGRICULTURAL) \ ,• 100 0 1(10 00 SCALE 'N FEET CURVE TABLES CIRC 03. 041705 50417 ((517 743150771 D4 5470_ 234.7` 10420' 75'3082' 5297 10934' 0111 253.00' 106.11 2759'39' 7430 105.94' C492 149750' 72695' 24'11'49' 37311 621.41 0407 2515A0' 744.19 5'9627 14743' 297.19' 0404 474500' 79.29' 1'2I'10' 32.75' 37.29' 01YNER/DUEL OPER: Carbenda re 1nre stnen1s, LLC 7999 HYIY 42. Carbw4dil,, CO 81123 Phone N7: 979,451.7921 CYYIL. ENGINEER/PLANNER: 4140 Partners,15C PO Ue; 0428 E0914. C011131-0428 Phone Ne: 116.734.9140 Tr...A tt0pa rtnel s.cbm SURVEY 450 7t( SSR:F'Yl.YG SERF%Cd3' 9177 5bpae 4..r74 W wpud Sp' 344. Cernglp 51024 {4191 425-9225 (Far 447-4207) LANDSCAPE ARCHITECT: Z E 14.R E N 7wa44wr9A� 4 YTC:7{'L igia a EY SHB% = Igor td PLAN AREA 3 VIII 4f 5515 COVVEMS 81 ME I,6 CO8NTI 2 0/.1/71 I070I MOMS? COVN:914 61 GAfELO court SWF REZONING (P5) 4N0 SUDO 19ON' (PRELIIAAARY PLAN) SU@A4ITM. ISSUE DATE CRIPTiON PROJECT NUMBER: 0-001 PROJECT NA4IAGE 5. OTERO ORAW)4 $Y: C, SNYDE CHECI:ED BY: M. SAWYE SHEET 911LE: RIVER EDGE COLORADO PUD PLAN (6 OF 8) SHEET NUMBER: PUD03.04 2 1 3 1 4 1 5 6 7 8 10 LAN SHEETS \PUD -07 LOTOETAILS.OWC TASK 02 PRELIM PLAT \ENGINEERING & DESICN\CAU 5.09 DESIGN TASKS \06.02 2 3 4 6 7 9 9 10 TRACT BM PLAN SCI 0 994 1 D2 1 SCALE IN FEET LEGEND FILING 2A rR.4 C T He 6151, CONS[ $1424 (45(401(1 22 00115(93479%4 (4532041 900195 002134. 021E4 09951. 6010146 0'451, 401160305 0051. 9000'6105/ L16115 MVP 537/05401 IH MP. ROCK 5)40491 ..... �� 01879. 7494 (04414111' 77.155.1 5902. 115E11011 UC .. a- 17441. 5192411171 L9[ 1566:106 L33152 7155 5524230 114 6754. /0/00719. Lag90 9451. 5603104 UIE (011. 202410 *MOAT 09 1751. 0037 1-0-5 6005,6469 (451 54.5947 504, P42 5 55513 a OR 155. 301533 O (451. 0909(9n 456.30.. 5 55594 4 090 CLS. 23660 260} (451 (52227 53547704 15436 CO NOTES 1. P. 5690343 RE4N(SE9913 6655 04941,01 0446590. TRACT BC PLAN ALL TRACT BC LOTS ARE DEED RESTRICTED FOR AFFORDABLE HOUSING. CURVE TABL GLIM 194. 44471,/3 415C111 00514 1433351 041 G2 4622' 4.11' 551'40' 3.79' 9.01' CS 1123' 3333' 2223'31' 19.31' 33.55' (4 3422' 35037 7414'36' 1710° 331.1' C5 60.60' 15.62 31'1275' 73.31' 4302 05 97.05 2375' 572214' 41,17 0571' 01 6622' 1414' 175245' 7,32 14.91' ' 01 90.90' 52.01' 3799'12' 26-42 54.13' 05 97.60' 60.43' 4730105' 4761' 7313' C10 5790' 13291' 1230"73' 1926' 133.75' 099 6422' 43.43' 373411` 2237 47.63' C12 16,22_ 33.23' 324293' 11.59' _ 33.90' C13 4622' 17.47' !1'1241' 644' 1.212 C14 37202 16.31' 1141'46' 33.42 74.05' 015 121.00' 26.79' 17"41'13` 1345' 74.71 011 47,77 54.33' 13.43'01' 31:62 54.61' 914 121.04' 54.22' 35'4012' 2731' _ 53.71' 014 27200' 15.41' 21234' 1 7.42 33.39' 020 121.00' 35.74' 15'55'19` 1600° 3531' 021 33603' 39.56' 6'34'39' 1991" 2314' C22 1.30' 17,43' 621(17' 7,12, 11.33' C23 153.12 3605' 1246'42' 1617' 3473' (21 171.03' 93.14' 71°20'01' 39.32 5576'. C25 153.01' 104.74' 329210' 54.22 147 21' C36 66:03` 4°45' 41213` 213' 141 027 6002 11.11' 4115'33' 5.51' 1 1 :' 070 43.51' 27.47' 314739' 14,14' 271.'' 40.32' 105.24' 10399'51' 17:14' 93 31 930 19300' 29.71' 11'0614' 1497' 29.71' C31 64.00' 3106' 3726'43' 14.33 S4.59' 933 60.02 3300' 31'3631' 1593' 32.51' 033 122.1S 31.41' 9331'03' NOV 311+3 931 00.3' 44.35' 1321'13' 2325' 4335' 937 40.90' 14.62 16'19'96` 6.49' 1662' C38 121.43' 19.99' 221013' _ 2536' 45.63'. 0'39 40.71' 19.50'. 275345' ' 9.99' 1964' 940 12.32' 1141' 15'45'11' 564' 71.SY 941 121w 3.53' 324211' 21.60' 55.90' 947 42.22' 12.61' 5751'44` ' 23 34' 4003' 010 143.01' 32.56' 175223' 16.57' 3297' 071 54600` 5515' 11'4229' 51.62 5506' C72 10547' 20.96' 11°056' 1304' 3914' 013 90540' 37.02' 14066°12' 1354' 2395' 074 10501' 2946' 15'4447' 1453' 34.19' 075 105.07' 35,76 122259' 1502 35.53' 075 16541' 4.19' 3'1T02' 744' 1,13' 077 10255' 14.14' 101:0.1' 703' 14.43 076 102.55' 41.11' 2324'45' 21.23' 4142' C79 102.55' 37.33' 205.201' 1649' 5715' 000 102.55' 30.75' 21'3257' 1941' 3652' 581 15713' 541' 939041' 2.31' 501' C97 102.55 2930' 1442'.2' 13,06' 796' CO3 16013 3924' 1779'07' 0549 34.11' C61 19143' 41.31' 1313-5C 11.14' 1,321 065 52.05' 137' 9531'12 713' 13.74' 934 10351 2030' 11'15'77 10219' rs 29' 041 453)35 14,45 424'27` 1.73_ W u° 956 51,05' 42.21' 4723'11' 7212 4115' C09 5245 2413' 2•127'46' 1307 7909' 098 5705" 21.97' 29'0534' 14.60' 3664' 091 57.05' 3691' 5004'44' 202'5 3614' 092 75302 50.34' 1112'23' (054' 9006' 093 103..93' 12.03' 41329' 60:4' 1703' 094 57.05° 49,92' 52(1'41' 2862' 4325' 095 253.00 50.64' 111246' 2543' 54.69' _ 0'95 23300" 22.46' 535'09' 13 24' 22 45' Cit 1631y' 92.72 4'94'31' 6.71' 1)27 096 79.53' 4715' 1412670' _ 34.11' 41.13' (99 19113' 44.19' 15'31'70' 0223' 44.06' 0111 163.93' 32.53' 1132137' 16.32' 3247° C101 6714' 243' 12611' 1.07' 2.03' 0102 32216 40.03' 23714' 7406' 41.92 0103 6014' 45.47' 32'11'33' 23.35' 4119' 0104_ 27762 53.43' 43422' 26Ar 5336' 0103 64.54' _ 14.11' 71'0632' 11.16° 24.03' 0106 322.00' 60.19' 9012'35' 30 12 6019' 9107 32240' 5040' 256'03' 25.23' 60.11' 0'106 32260 59.70' 41131' 25.91' 5945' 0109 61.01' 3.94' 33245' 16Y 311' 0114 91.07' 54.66' 5235'42' 09.43' 5315' 09 0 33142 1175' 31005' 9.31' ,. 16. T6' , O44NER/DEVELOPE R: Cabondale Inrastrnenls, LLC 7 999 N0Y1' 92 Carbondale, CO 61623 dge 75074 No; 979.459.0331 CIVIL ENG'NLLR/P',AN0.ER' 9110 Panoe46, LLC PO Box 0426 Eagle, CO 11137-0426 Phan* No: 664.934,6140 www°6140pertnero.com SURVEYOR:. turns S(/.46Y'YJHC SI.C44!S 127 $446 AIe„•4 9464^.3'08 ;S rnp'. C43. "o90 9'573 12721 438-471'4,^Fa• 4e]-9.02/) jeff7l.,-..a3rnm A N4SCAl E ARCHITECT:. L ZEHRE N AND 4.1 Ite KEY NAP: 3 99/7191 3,535 COMPS 6T MILD cam 517!7 d�32/10 Ik4.T07R WL91E55E5 0'023035 37 WELD NWT SRW0 0/04/'59 RE373NING (PUD) AND 526017,5102 (ARCA/ 14ARi PUVi) 561fiY11TAL ISSUE GATE DESCRIPTION PROJECT NUMBER: 10-0O1 PROJECT MANAGER 5. OTERO DRAWN BY: C. 5NYDER CHECKED BY: 4A. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN TRACTS AD, AJ, AK, BC, BM (7 OF 8) SHEET NUMBER: PUDO4,O1 2 3 1 4 5 6 4 02 PRELIM PLAT\ENGINEERING & DESIGN \ CAO \PLAN SHEETS\Pu➢-07 00 DESIGN 2 4 90 y 1 000_°,:'x -► 5606011 (53 TRACT AJ TRACT AD. AJ & AK PLAN ALL TRACT AJ & AK LOTS ARE DEED RESTRCTEO FOR AFFORDABLE HOUSING, 50D sD1rn SCALE IN FEET° CURVE TABLE Cu964 50, 041405 L0*614 019.14 0100(0! Ce1043 0110 311,04 90.13' 114611' 23.40' 90.56' 0141 0.50 1137 150436 73+1' 11.60' 0942 92544 59-18' 39215' 1106' 16.62' 2143 525.00' 6141' 833'IY 3024' 40.32' 0144 5040' 15.71 600047' 1084 14,14° 2145 141,40' 31.03' 35154' 1203' 24.07' 0146 7048' 15.71' 90'0211' 1001' 14.19' C117 38.10' 43.05' 364519' }279' 42,31" C111 67.10° 3741° 252143' 1674' 37,19' 0144 973_50' 1693' 055'32 1.37 1145` 0150 64,10' 35,45' 1431744' 1351' 30,22' 0191 47.10' 22.10' 113225' 11.15' 27.04 C157 67.80 10.46' 121245 18 91' 20 9t 0153 4710' 50.15' 4'1512" 1532' 79 9S 0154 67.15' 5.41 41147 215' 514 0155 113.00' 54.07' 13041` 2107' 560, 0101 104.65' 1.46 253'26' 2.91' 3.49 0157 74.75' 42.01 171511' 3.96" 0 1 i 0150 1090' 563' 352715 5.37' 917 0140 10.40' 14.14' 171249' 000' 1121' 0162 105.64' 5053' 272'02' 2944' 55 9 0163 104.65` 15.12 14117' 9.33' 10.1' 0161 102 50' 3609' 1225055' 15.73' 35 51 0165 102 NI' 14.51' 2300'15 72,12' 44." 0155 14200' 47.32' 183414' 21,40' 46.07' 0167 152.82'' 31.29' 1/W44' 15.77 _ 31,13' 0155 747.00 99.14' 23'0441' 50,40' 95,71' C190 578.00 24.02' 2'36'22` 13.01' 24.02' C151 520.02' 15.41' 194'51' 17.91' 35.46' 0192 10.00' 76,14' 55'5534' 41.42 13.12' 0152 1 303,04 5524' 1754'19' 3424' 60.15° 0194 14,04 9343' 5154'4.4' 53.52 55.76' 0197 30394 21.02' 53234' 11.02 24.02 0135 6351' 7811' 021941' 14.65' 20.93' 0891 10200' 31.51' 2110557 1091' 37.74 0240 33.05 11121' 12110.6' 5579' 117,33' 0011 6941' 2725' 24'0237' 1361' 3290' 0207 $941' 25,07 27(5'43' 1308 2519' 0203 6191' 2332' 23'3114' 11,79' 33.24 0201 5501' 20.41' 115141' 1029° 01133' 0203 1110.40' 7.0' 224'35' 3.62' 72i" 0204 12004' 33-11' I1'1406' 15,12 93.00' 02011 4594' 10.14 11415' 521' 15.39` 1204 17004' 28-51' 211'35' 1845' 71.33` 0209 45055' 11.10' 255406' 1210 21.95' 2214 65.04 17.43' 24.1434' 1367' 27.22. 0211 5580' 18.25' 23'1!'97' 13.31' 21.02' 0212 315 04 14.15' 944.70' 73.09' 46.11' 0213 10750' 17.51' 15013' 5,75' 17,49' 0214 5540' 37.52' 3104'13' 14.3° 37.04 0230 55.05` 49:20' 114912' 15.15' 41.93' 0231 21394 95.2' 213237' 40.43' 94.46' 2230 6594 95.33' 31'103' 15,14' 34,04` 0335 65.00' 36.36 31'11'03` 15,14' 2494' 2134 5544 32.22' 282503' 16.45' 31,14' 0235 650)` 18.11' 1106°a4' 1.74' 19.33' 0231 65.04 57.4' 04'1236' 13.51' 21,24' 0737 65.04 24,75' 5221'51' 14.63' 35.54' 0234 5545' 334' 2516'76' 15.94' 3,26' 0239 1 5640' 22.34' 1941'24' 1115 22.23' 0244 4790' 10.11' 1 x55'45` 093' _ 14.13' 0111 67.04 ' 1620' 2224'39' 1331' 81.12' 0242 9744' 3.43' 352515' 15 73' 35.12 0213 67.40' 23.91' 20'30'04' 1217` 3315' 0044 87290' 90.72' 11'4043' 4550' 90.58 " 0245 472.0' 24.03' 75302' 1202' 14.03' 0745 1300' 5200*' 391335' 7917' 45.N,' 0241 472,04 4347' 5'4034' 2127' 1241' 0745 ' 1344 7941' 145'1342' 5494' 4813' 0745 713.35' 1194 345'5' 7CO' 1194 OWNER/DEVELOPER: rCr/dIKS*41.C4‘,„ RiVer e .-.. (;()1,(,,,A,„) Carbondale Ioves17r1ents. LLC 7959 HWY 92 Phone No: 04411.114111, Co 1433 970.406.5325 CIVIL ENGINEER/PLANNER: 1141 Partners, LLC PD Box 0125 Eagle, CO 11431.0425 Phone No: 166,934,1149 `wrrr.0140 pa rl oer0zom SURVEYOR: 41177'6 WR171'2)NF .SiR92[Y.Y 127 PO. A .o W 1.450 Sor,ivs. G10a7405 51801 (0 920-9 from 547-9007) DSCAPE ARCHITECT; REFIRE N 4a04419Cu+1l, 145 KEY FAAP; 11/7/11 05.571 E7VEN15 23' GV1fGO 0.4.4111 Off 2 3/3/11 935535505 (709815 07 CAREID 0015 SWF REUON;NC (POO AND §5180705004 (P3EUU1445Y R,M 52885132. ISSUE DATE DESCRIPTION PROJECT 63U1ABER: 10-001 PROJECT MANAGER: S. OTERO ORAWN BY: CHECKED BY: C, SNYDER IA_ SAWYER •7'-IEE2 TITLE: RIVER EDGE COLORADO PUD PLAN TRACTS AD, AJ, AK, BC, BM (8 OF 8) 1�. 1 N a: PUDO4.42 2 4 5 5 7 8 '0 US PLRTIENGINEERING dr UES H 0 S 4 9 10 LEGAL DESCRIPTIONS: PARCEL 014 LEGAL SSCR11195 • FA71.101; 4 (507171 5200015 - 14040 505 1/6 A TRACT OF LAM 911144:0 IN 7140 EAST X47 or 5005206 12. 10449a6 7 50105 RMO( 59 1E51 4149 N FI( *E57 Me OF 0001.44 7 ANON NE 401420 N41I 10 5E01156 111, 10151419 7 655255; 9441E 66 W57 Cr 110 *111 +865426( W401470 COUNTY a GM910. 5141E a CAORAp6 00040 1191E PM7C 01115 0050/000 45 50.(095: 9E5177I14C 41 A 1061 ERI 567 1(54711 84041 a WAY UNE OF C901464 5141E 53514T di, 75494E A 2 112' 90455 CM, 104710 IN 91ACE 490 C0161ECTLY *ARAM AS 1E 45.311151 00804 Cr S90 5E004 7, SEARS S 563590' 5 4 641205 OF 775914 IRe; 140445. 45.49 SW 85111 10 441 LAK 5 093544 1 4 (45141429 Cr 0.79 REF; 1(5405.5 093549E A 95115{( 10 1545 57 2552, 1445. 626.05 £EE1 60090 1140 MC Cr 4 01111( 10 171 LEFT 444946 A 661035 Cr 145750 1EE1, A COMA 40101 OF 2411'45' 4249 74}91114 443 4 (4300 409026 OF 5 73NY02_E A 951440E Or 121.41 1(211; 114404. 5 33'4654 E A 951744((10 517.26 75E1: 1EN1, 394.32 7E51 4C140 44 MC OF 4 52849 10 1715 91111, 061210 7 549.55 Cr 261500 551, 4 05940 93403110 179`21' FAO 5042(6376 4 04030 954840 OF 5 304711 L A 991416E 10 294.74 FEE1; 50410, 2E114916 SOD 8911 Cr FIAT 4017E N 691316 1 A 9511460 OF 24107 157 It 55(7100. X 407335 4 A 96143400 10 69.311 FEET; 47(410. 5 917914 re A 95112436 10 36.30 FEET; 11(5410, 5 537212 4 A 9514969 Or 1990,FEET; 12(6[0. N 567114 4' A 6514711 10 41 15 50E1; 50760. N 243111 14 A 952461E 0 6 75 351; 740410.6 241521 0' 4 98145460 17 7372 11E0: 11(610, N 610053 4 4 54514610 a 957 5EEE; 644.7. 5 079114 4 A 955465 07 72:90 FEET. 44I(7.N 3525711 A 475120.571728 E0(0; 11(60. N 505951 1 A 0514569 07 76.57 7EE1; 1114X16. N 06'2112 R A 951ANCE Cr 994 FRE: 174605, N 447105 a 4 67514610 10 74.412 11E1; 1)2,14664121614101011701102;445551,051 110601. N 5673'40 11 4 9514610a 49 94 0EE1; 144500. 9 66223 R A. 951205 Cr 96.45 FEET; 111EN;E. N 41'91471 R A 951ANCE Cr 5316 FEET; 11.E2105. N 661921 1 A 0514610 a 23.14 151; 144071[(, N 54052 S A 01214610 10 76 76 FEET; 1401([, N 30'2650 a A 95144460 10 34.56151;. 17ENC , N 251751 9 A DISTANCE CF 3006 RES; 7540905, N 1611'39 9 A 9514540 10 31 61 55(1; 7140111. N 307629 1 A 0514675 Cr 29.37 1EE1; 14(7150. N 245914 5 4 3514610 10 27.50 05(1; 152045. 1 301657 A 4 9514560 10 22911751; 11407100.6 751179 1 A 9514410 a 164.44 fat boa. N 6711031E A MT/3a OY 12.61 FELL 14041. N 333412 E 4 9514712E 10 1519 5(E1; 14(610E. N 342374 R 4 02514410 10 262.49 7EE4 1+41260. N 531649 1 4 9514110 Of 10247' 7551 114125. N 531311 1 A 9514110 Of 105 31 FEE 1: 1140155. N 553111 1 A 9514114 OF 926.13 5551; 71055.. N 561457 1 A 9514410 a 145.42 551: 11015. H 491654 N A 95111410 10 13613 flit 11(X5. N 441051 5 A 957414.1 a 15043 REF: 114715, 6 304455 5 A 9515610 a 10914 tat 1(1160. N 304414 N A 951440E OF 55212 fat 550110. 4 191042 5 A 0514610 OF 17.20 457; 44160. 6 213674 5 A 95114110 10 109.30 rat r1795, N 355116 N A 9544610 10 7149 00(5: MENS. R 413377 1 A 9515410 a 152.26 Int 50410.1 40.2224 R 4 9594410 10 334.02 0EE1; 5(410.1,1 6410531 A 957191 Cr 3555 NEIL 74400, N 455056 6 A OASIAN10 10 $2.42 rat; 12 411. N 415/41 4 4 9514610 10 154 61 1E41; 60400. N 371549 R 4 9516.0407 a 0659 1011; 6010a. N 5741'32 1 A DS1*5 Cr 4491 FRT; 14(715.543033170 61351740E 1055.12 5EE5; 5045, N 311947 14 A 08141405 10 70p9 432E; 14111, N 309030 1 A 5510605 EF 9332 11(1;. 0(715, 7 234715 1 A 01574M36 10 3396 Fat 1415. N 395225 1 4 041A193*0 10 4202 5011; 1(65. 9 231454 1 A 90112405 10 107.17 5(01„ 11015, X 9516146 1 4 951465 10 464.72 7EE1; 4015. N 111901 1 4 0514675 a 10790 7E51; 11415, N 241656 E A 6251461 Cr 16360 FEET; 1015. N 631933 E 4 0512005 a 177.91 75(1; 10475,4 631443E A 645144410313.51 55E1; 1015, R 071556 1 A 95149410 10 21.14 1551: 14015, N 075111 E A 95141057 10 9050 15E1; 1141475,415115515 A(551056 OF 1551 1555; 10100. N 575044E A 3514660 a 50.1250(1 2)04E'E,5 145115 ( A 135134( a 33.05 (CO 40400, 5 61'3450 E A 0417410 a 1417 35E: 4(2405, N 5601177 1 A 05141110 Cr 3.66 7E53 11405100., N 01.931E A 052465 Cr 21.13 381; 440544, N 51'4151 1 A 351205 a 7606 1EE1;. 44110E, R 501075 C A 951205 10 2E23 +051; Sera,) 0210279E A 051205 a 34.41 FEET; 1(4100. 5 6334'36 E 4 0514040E 10 5405 13600; THEA( -0. 5 457975 E A 9514144E 10 2795 FRT; 1HE416E. 5 111450 E A 01816610 OF 29.16 FEET; 1407101, S 155111 R A C53+41175 10 21.67 Fat 1490E. 5 145E141 E A 9511950E 10 30.14 75011 11W051, 5 594710 E A 0111545 10 69.77 7(71; 240210E. 5 313651 C A 29554636 10 56,76 436E1; 14(2457. 5 435646 C A 05147136 Cr 4012 FCC THENCE. 5 155070 E 4 625EARCE 10 4026 1771; 1HE050. 5 601636E 4 9514610 Cr 43.39 REF: 444650. 5 731024 11 4 0414175 OF 6710 REF: MENS. 5 534515E A 9514629 Cr 15.16 RET; 4E65. 5 633730 E 951060 OF 5931 55511 11060.5 532621E 4 01174471 10 4613 F551; 6@10'12.71 667077E 4 9514710E Or AT PT art 9045. N 315954 1 4 95147110Of 11.01 70(5; 500.0, N 061175 5 A 9514410 10 33.11 FEET: 4045, 6 175041 1 4 0 5141110 10 711 Fat 110411, 5 245103 5 4 515112401 a 72.25 11(1'. 1(610, S 415747 0 4 011471(( Cr 5071 55(0; boa, 5 541.451 C 4 9514111[ 10 36.31 FIEF; 1454CE. S 503111 A 951455 Cr' 67.15 rat 1165, 5 571112E A 9511715 10 77.01 E554; 4414110, 5 415116 E A 9512050 10 0663 5551; 314475, 5 573413 E A 95144E Cr 6510 1550: 5(65, 5 4135'36 E 4 E15140150 a 74.16 7151; 40110, 5 614132E 4 951447 Cr 4344 F5(1: 5E1110, 5 112655 5 A 9514644 10 9545 5EE1 10 411E 0514? 10 6(,09)10 041414556 571 4606.10 65 934 0345. 6740 10 1155 PARCEL 50 110015(5 411+, PARCEL 0 (107715 FARM) RIVER EDGE COLORADO PRELIMINARY PLAN k TRACT 10 LARD 6TUA1E0 01 1710 1451 1141) 652 55(4.94 12. 10144916 7 50114, 14405 69 6405), 40 W 557 8551 +ALF 05 5E5101 7, 102550+,4 7 501111E 045216E 19 9(51 OF 14E 6171 52M8C74 14040444. C54411 Or 610(010 5141E Cr 00.08456 64.4A6 7164 F4RMIA474* DC 5(AM0 45 500.055: 1(010794G 6494710 024411 5004£P925 2 1/40' 91455 01400 N 10460. 114 CORRECTLY 1146650 45 171( 5011(455 C7e41 a 540 AC0341 7, 1(05 5 192275' C A 51514145 43'' 54.1954 11 70 771E 11.E POST Cr 11045456 11(9x. 5 941.330' C A 5151415 10 1005 11 FEES TO A Pali 6N 441 9(51[412 WE a 114 524844 Fax 117791 44150811 11465731141104 00411591 (8611(41; 1(500 540710 1440 975091+ LK 10 SAO (4 (1E41 5 133612' E 4 0451410 10 2061.53 FEET; 41(810. 41431 FEET 150416 TN( ARC Of 4 01004E TO 144 85117, 54410 4. 14405215 Or 717537 7111, 4 x710714 401005 OF 1013317 ARO 514104046 A (57090 6404647 01 5 141771' (A 951400E a 49370 11E7; 147+465. 5 003509' 5 A 951440E OF 120.76 1E11; 4+0711. MP/AMC 11( 1411(4(5 (141 Cr 51 0 E41041711 N 6575'14' 5 4 62514NCE a 60 45 55E1: 1411105, N 441119' 9 4 99144[( 10 10.77 1(E6 1+01100. N 495445' R A )5119([ Or 06.97 1EEF; 115415. N 451115' 11 A 3514660 OF 6130 1001 14747, N 561020 1 4 446544E if 175 47 FEEL 14460. IT 631171. 1 A 5514140( 4 9100 1051;, boa.* 203511" 1 A 055511C(65 11956 70E1; 5(65. N 765163' 1 454314711E 49' 33.61 1TE1; 9(6CE, 5 7911'19' R A 1451460E 61 3740 10E7; 11401460, 5 225712' R A 011410E 10 51 015 4(11; 9EFI00, 5 501051' 1 4 13514475 Of 4546 REF: 4ENCE. R 6232'35' 1 4 9514403 a 2172 FEET; KALE. N 595703' 1 4 95147405 04" 95.71 rat 5(40.1 7120'41' 1 A. OSIANC5 CT 657350(5; 144565. N 35'43'10' 1 A 051AXCE Cr 93.72 11(1; 711165, N 257952" N A 571445 10 191.92 FEET; 1140+5, N 6514524" A 4 954441 67 99.43 47(1; PENS, 5 6553'33' 4 A 135112415 a 5320 RE 1: R(4CE, 5 343552' A A 661r»CE 4 34.34 REF; 1+E1405. 5 271933' 1 A 0012010 10 42.94 500E4 11445. S )75043' L A 051445 a 21.60 11(4; DENCE. N 7752'57' 1 4 05119475 Cr 1166 FEET„ 1E910, 5 705411' S 4 5510175 a 75.95 1554; 14E910, N 063431' 1 4 0510(3 10 5533 751: 14(475, 5 647156' 0 4 911115 652 49 93 15E5; 4(50, N 1172'40' E A 051200E 10 1625 11(1; 11515, 70511'14' R A 5151490 61 77 51 14111; 144115, 0 182005" C A 45151175 Of 1602 REF 4(65, N 7753'13' E A 29511140E 6 Ai 14 ISI; 7(47E, N 107430 E A 135144175 10 3511 75E5; 4[410(, N 06355(' E A 05144103 10 41.19 REI: 581. N 031409' f A 951485 LY 34.11 Rat; 1140 N (11'52' C A 051461E 10 11.03 5257; 1NE4CL N 073751' E A 29514501 OF 54.66 F(E4 14040, N 292114' 1 A 651410E a 53.61 REL 44040E N 325014' 1 A 5014475 Cr 61.05 11(1; 146407. N 261729' 1 A 45141105 a 5752 25E1; 5(55. N 367436' 1 A 951710E Cf 44.36 Rif; 0445. 7 531,'32. 1 A 052445 Of 37,73 7EE1; 0,E45, 54 595(40' R A 015144175 a x.14 R(1, 540660, 7 075135' 1 4 1351447 Cr 34.17 REL 140715, N 575540 R A 0674600 a 4716 FEEL OEFNZ N 015072' R 4 917475 10 65-07 951; 1746C0. N 0491'291 1 A 5152444E 10 12015 5(71; 144117, N 3350141. 5' A 13014155 a 4130 REI: PENCE, N 54761713' R A 95[1110 a 24 10 1577 5(40.14 217545• R A 95741(7 47 20199 45(1; 540100. N 1130437' 1 A 99144012 OF 31 12 1951; 1(5a. 7 615546' E 4 051405 a 7919 15(5 PENS. N 06219• R A 95(460( a 117_3 FEET, PENS. N 224511' 1 A 0554X04 a 9474 FEET: 1044CE, N 11'37'03' 1 4 295712)15 a 13-03 151; 5(405.6 075046' 5 A 051205 01 141,45 REF; 5495.71095614' (40511910(550714115); 11EN10. N 191544 5 1 351450E a 91.04 7551; 140140, N 449126' 5 4 625112401 a 134 55 1711; THENCE, 1 105349' R A 55120(9 a 7415 FEE} 4(44[0 N 1973156' R A 0154440E 11 43.27 1551; b(9a N 217031' 4 A. 541760E (1 1223 FRT; 1(15. N 105630' E 5 351205 7 71777 FRE 14415, 7 361670' E 4 13514660 a 112.94 451 10 54 WW1 Of 87021470. (941114716 46 ARCA a 53 063 *665 405E p 175.5 MULL 940(56(14 45X, 5AR2(L C. A 2611:1 04 1040 511402(5x11( 563145057 03W1E9 Cr 5E101106 7, /75145141 1 5065E Rola 66 5551 10 4440 94051 09,01U. +1650N, WATT Or 9447)ELP. 51415 10 07000902. 4(057 5750 5*R1104L6655 550119€0 55 51)1015; 1401044 61 A 10141 ON ME *MEALY RIWn 10 5241 UNE Or (0.01497 51020 9511147 67. 5 1(4kC A 2' 1/2' 415495 CAP, 70,204 N 71I12E 594 550907114 4451+06 A5 14,E 50921451 COMER OF 540 5(01471 7, 5705 5 1601'43' E A 0510417 a 2034.19 1€11; 1E71,,E, 11.040 5410 5E51131 5041 OF 144 LRE N 591516' R A 4.4514611 a 116.14 1444,7, 262.10 1(1 400140 114 474 Of A (415{ TO 1140 0(11 44502 A 515105 10 244550 5(E1, 4 (561144 4741)51 10 57117' 440 5.16514140 A 01150 1161313 10 N 137369' 4 A 295117710 OF 25714 751I; 5(1(E, /07447957 540 1001 10 ANY 1144E 5 920000' E 4 951710E OF 49.74 FEET *FENCE. 5 0651'00' E A 3514505 a 202.10 RE1; 150CE. 5 (934511 E 4 WAKE a 210.70 RET 10 144 5951 64 9E44521110 064/46146 471 AREA OF 0334 45575, 440+5 01105. LEGAL DESCRIPTIONS PARCEL MAP 5CALE, 71,T 5. VICINITY MAP TABLE 1 • LAND USE SUMMARY TABLE LAND MEM 1 OT4 AREA Cf R.V211 O.Yx'a1 10144, ARRA OF OFEN 1713E X331HT41 C011147RIr SPACES 877410 OPEN 561406 4145550 1011ARE4or050154070421095E ROM55O,EI 421010 341]10 71777/05746C 056 SPICE 0296 l5;Fl€4 607AC 3E1E4.3,7490,77,444 L7471 755412 1117110541 0.704 37KCE 4643 OTHER ORExN 410 0.4110.144,01 SPACE PEPFEATKNAA CAEN 51AC26.71 9I 36774E 1104 PL' 4A (0447104 WAS ?5162141670790E47 14652410944 004051 ER 24480 490.4144E 120694414 00EC 5,0167 ]145014 PERCENT OTHER C047NNTT SPACE 431144 13144 19I4.50 524341,00555 215045. 5E1671805+4000 C347191315.01310 3110 A10091440181414495 7037,74, 070470/46 PAM AREA 431477u411 TOTAL G W AE61266 660,1366110 ARa4514/2.66212H TOCK. NCH PE110€6101114005 SPACE 7*334424 1051 okay W914C1'5{271. 1410 521143 FA4IR 19 95 2020 5520 TOFILA0EAOF u1AIT'r TRACTS 35160 110541)An0A44w1.7w604 0411.92ANSANO MR*740AREAS 1 14*15644 700908; NON NE6071T IAL FLOOR APACE MARL A9 LOT 4449 TRACT COUNTS( RE6CENTlL.UE4 00361101 955 6E476.MX000 CENTER USE V1Ln'Y USE 3 054041 SPACE 113E 800548104+5 5/64/5611 09e155 AREA USE 1170665L:AWO71 RP341•0*WAN 616 le OF541R3E1 PARKING 514(400 77.070 71171' 727 NEw4 4440 01541€11164.14654+ URN 5150E PANG MO CCU/AMANDA 76 4E911 15 614;1" 14444/746 70 101459 OF 081117710 OMITS 110 OROS( RE90ENTIAL 0E5161TY 104(841155000 415x1 ME 41100(2017104'.'14 AEF16.110106S ACTIVE OPEN 144'01 4 MEAS RAMP CN PP49P4110 FASE1x3710 FOR .5(1F0 11915(1435 FE,CLU5E4 PROPOS00 RAN PAIR SAIDA 00164204 POW OC41 E0 AAA PATEN 90767074 MHO40151401 0,154:1 AO `ALLUDES 1 AO 9P07214514 MC -RAW MT CRAFRE(1PMI4IGASO PRLVOCO 66T NOT 1651.0060 W 10414 7044 VOCE PER40121440E 06400 OF 444604612441* 01.111E(7 PMrtti4000009 v5E0421 HOT 571-6700574 10744 97621187 P6216.3460E1130, 5115024100 47564.1E TO 57173/01 1679776 64500144016519.1 0,J1 vaq opAa. 0071.1(1) P.A., 0. 1E ,w04%= • 521( PACE PEAT 450 WARE AEU 3 5410:43 WE* 054.111PEET P4M434C MOWED 1AJ:YTE1r4,CE'4E 4,541E WINCES 1+0.0 kW E 554200400 'HOWELLS 051161[74 LW0T04470E4`4 TATER I WA. EA.7E16TM44117[15 YEA TARS 7441. 7010T 4710(607$71147-72NA1x052d454Poi7 d4a '+( AAA EDGE 104AOR47PFV5 AAM FOR THE 2017173 DISI Ac I CE9439*10916 (*CH LOC 1111 TRACI' 413146 7710 46230 POP 4200445E NarmoncEs X+^44 914+46,954 11129300454E5E994577 TO584140544 FIELDS coals 660 17u6707705,66 (76511157156140509166.76. 01646142E 07 4070941E 105E774ec167445 4917 COIPAY449144 14.47119101IACO,T,04•k OES10441E0. 5M$Mf1 SPACES Ya. E P1Rlvi01010 40CC44y40E04606 PLAN APPROVALS 110712301 10 0411. 54E1537*44 PLAY 5.455.485' 10 50200 10 (190(06 (534n. (54659,7475' 9(50.04314 51201. (+LE44S RE 55409465 414 0509411 10 74( 513460 Of 67EEL6 (504ET 706N5517q(15 THAT 44545 *10041477 5169 109 20401 510E 55.05110 R N 59450115 C61450640115 *OH 11HE C7614E9 0002171 (0151E101544 FIM 7446 ALL VAX/at 5E00805E7(15 10 1640 676050 6011117 1501(0 LAO 45( 4101001141 01 2001, A5 ((05E6 (UL06), 740 155801 11115 09E0014W7 Fye 0047E3 614 144 3x1041405010 171E 14(1 E525E 64,504/447 540 470705(0 BY 03410 07 07316 (514714 (047115401(55' 5555(4931 CER,TFYAIE (EF APP5100L 120 1010 a (044017 006115491455 7 007111(0 (42021, (1)02100, 607403 +2524145 1145 755504+6574314 174 __._ OAT O( ____ v A5. 20__, SAO 1075Jv4 9+60 C00,951701 6 63550 10 11143113 00.5471 C0+10541415' 1110(11101 51441520. 80473 Of 09461, (0565931159, 5444195' (290441'4. COMM* 410455 01361 90 1711 00445 8f 51311205 (5062' 0661155161+4055 NOT FOR CONSTRUCTION 5*4 ,1N!NARY (N015E011440 54 SUPPORT OF THE 01A17151.1) COUNTY 6110 06$20614401 AI40 SO 01016134 C4REL19ONARY MATO 177712411.14 PROCESS 7041 RNEIS 1064E COLORADO 16 4711 51n7*14 of I.F,cle 14541 420 Iee469A and 5,e 451841141* pg4 41 and mpg. A n Ie *147041 4„4 401910 C 1414180 (40<P^.^41 and 5W1dM6714 411. 4*4x4A4'4 4wn1 retry. 6 4 Taw +4s NI 4779^x^11 o4 0,41407 (w.nry U®1,44 (And Use 5244144.4101 MX*, 45 AreeMM. 164 m4P l*d 4011.1414 444 114 111x4:10 p1,,. aM P9711. FP.PAI 1144 915151 *1Aim 50496 10,90.1.76666 404404.+,11044 I14 eper,O7N conAiwations bawd 001 G FATT APIARY. 7PP4e4K44ee45407, Ano 24.1. stantlards. Tim 4.564 and 04.40441141h0asuRTANTO PARR 4m p*11,041 ..d94R41C*9051 14041 n,d AWN AN* 44WP,45H 7141144 ars A74 ymkd 4070114. TAA P'c1417713014w 54414 471111)611700P.00, nr0m,Y 444 )41541 75117176644517 17779,411 P1u011e10104hcr 4 6 111 4 111. the 40 mllf and 49wmLl, IAA 11.764741.661744764 464 35071467116p'rp44M644444417 064 46715 74 414 11036111140 ptaIel+iOn41150105.11'4411155255. boa. 534. of CoNaldo P9lrso .l Engines.. 4e41f6.1G4101161). OWNER/DEVELOPER: areredge [.oI.OITAIX) Carbon 41631n vestments, LTC 7414 HWY 62 Carbondale, CO 61103 Phone Na; 670,456,5325 C.V:L ENGINEER/PLANNER: SURVEYOR: 1110 Planers, LLC 7045040426 $� Eagle, C001431-0426 Phans No: 866.134.1140 www.514.0pAnners.com 17/7704' St/,RYd',i7NC SlR1T(TS 521 $w44 A,6+ur 5?R1w4gd 320.456 0510145 21(731' 04201 299-2790 23'o. 907-9377) /44910 4-144 rem LANDSCAPE ARCHITECT;: ZEHREN01, p121617494l Int EririttrAteat 5 Y NAP: 3 11/7/11 1(54201 4040555 (1154440175 6r GY1'ELD 1207965 515E 2 4/3/11 1406(05 40(5515525 714374175 CT 4241(261 400115571 57151 1 ':SUE 1/14/11 EVERANC (Pt73) AHO 5'.430 M510N (PRELa4WR1r vim) worm DATE DESCRIPTION PROJECT NUMBER: 50-001 PROJECT 14714005: S. OTERO DRAWN BY: C. 5NYDER CHECKED BY: M. SAWYER 542'[(7 TITLE: RiVER EDGE COLORADO PRELIMINARY PLAN COVER SHEET (1 OF 8) SoEET NUI/BER: PRPN01.01 2 3 4 5 9 10 .00 CESICV TASKS \76.72 - TASK C2 PRF... .V PLAT PEERING %.- DCS CN\CAC\PLAN SHEEISPKP!.. U2-NGTE5.7WG H C 7 C L 2 -3 B 7 10 TABLE 3 • DEDICATIONS BY FILING FLUNG OPEN SPACE OTHER COM. MUNITY SPAC ES' CUMULATNE COMMUNITY AREA MI OPEN SPACE AREA (AC.) OPEN SPACE (%) CUMULATIVE OPEN SPACE AREA (AC.) CUMULATIVE OPEN SPACE {%} COMMON AREA :COMMO14AREA {AC.I1 {914.1 CUMULATIVE COMM ON AREA 1AC,j7 718 718 CUMULATESE COMMON AREA VAI PARKS (AC) PARKS 144{ CUM ULATPk PARKS{AO.) CUM Silk/ PIE PARKS MI 1 3;7 88% 307 6.641 7.18 235% 2959E 19690 584 090 I 166% 558 160% AS 2% 113 000 9096 307 8A% 076 0696 0794 5.59 153.% 43511. 2 109 10311 010 9854 2211 1 196-2* 945 59454 000 0519 559 11516 40.756 2A 0D0 5956 476 92% 4120 I 0090 9 313,3 1629E 0101 00191 5.55 10.8% 10.2% 18.251 38.1% IA 3 1 0D0 7.03 06 5046 3599. 343% 4.78 1179 '- ^73 B.7%_ 15.79. .2'17% _0:30 1 0,,945 0.53 2348 -- 177 80% ❑ 17291 0.67 0.294 5.59 997 IT 7.4 13396 1151E 4.84 200% IC 46 119% 13696 2.466 89% 5293 125'1. 19.139 EA DEO 3039 2!23 73596 000 00% 117i 11 1% 0.30 01.19 5297 123%. 43.556 5 3.15 72.37E 2430 75.49E 31' 2489E 19.25 12856 DLO 0.0.90 0.9% 1293 1293_ 108% 10.7_%_ 1075', 49L39 _ 43.14 68 FAA 5A 0 000 1612 9056 42.2% 2938 6090 2326 254% 0170 0039 1.54 43% 125 126% 0.90 1989 196'8 4'5 109% 1766 EXCLUDES 1F12119S1 LOOFA OEN 1 FR IN E AIDES 6712113331EN9. AND c6ARDEN'CRCFIARD 5D912423 AREA TABLE 4• LANDSCAPE AREAS AND STANDARDS TRACT TYPE TRACT INN IIFICATEON i LANDSCAPE STANDARD' OPEN SPACE 4:{ AN, AP, AD. AU, 83, Slit BHS 14,80. CE :01FI45PACF I A!, 0137.414E STANDARD CO3JMCI4 AREA AC.FE. AL. AT,AV.AY. AI, SD. BE. SF. SG. S+. R • OA PR. P. S, 8T• W.I. EV.. CO Ci. ' AREA E A+1D4:A_'F STA161 ARO GARDE181PRORARD VT IL'7' 138. M1:1 86 RG M0 49 C9ARLA WOW:HARD LAN 3£:APE51 Ati1A:H0 : ;10FEY I2150SCAP6 770210081 NEU IBDI14 IC54: CEN+! EPI AA. :3EICIICC160019CEH3k34L#.12LSCA1E 81A1DPO3D PARK 133,13X,8; BJ ?ARK LANDSCAPE STA4DAR3 44411.03.0107 RA, R3 RC, RG2.00 RF. R0 19111,7611-13359. A;. AR OK 1, EMT•BA17} 639A13.CF•WAYLA31'�SCAYE SI A.13.6.1311 LRRD3CAFE PEARS 6EE"INC I H E LF'I RSCA 7 £ TA15.4R03 CC+,TA3HE D IN I LIE OEM SHALL 6E 9:J311013 3010 CARE ILII [159117 E Y YR EH EAC. APP1:CATI012 FOR FINAL PLAT 35E7'AILING1-1I55EAC 5 TRACE 1'!:1- GE LASIDSSAPED AS PART TDF ERE 5s80N951'34 11,31PP3JFMF0FTS R FK; RES 1 T HAL:1 51D : TALI HE LANDSCAPED :9 ACCEM:IIANCE Of 1 H CFL9 SPACE LAND SCAFL 3TP3*DA3i1O V1 ELN RAE I ED UNLESS R051? EXTEND:793 TO THE NCRT41 :RE P,A4:4:ED AND APPROVED AND. SAID ESTEY5:CH7W L1. SE C01481121 CTE0 533AA.R7 CF THE 7)1:887)771(1111115 EPIEIrNFS 40 FART 01 9.0911216 ON F91161 .51-iF718311 SRR, EXTENDED T 0 THE 3 DRF 7 THRCUCE TRACT RC 1E0.51 HO £JAL- 06 LADDSE:APEL1 DR 91s..#61560. ED 1345 04 DA9i1E iN 1' 111E H:0', 1.DJ • MY LAN 7510131E 5 1 0731130 411 ' 51124 D 06 1RR: 2912011 4. 44254T511+NCE ANB NATE R B IYASTEYATERVT I.:TY TRACTS TABLE 5 - LOTS BY FILING. AFFORDABLE HOUSING, AND CONSTRUCTION SCHEDULE FEEING LOTS SYSILING ] AFFOR0ABLELOTSIJMMARY 1 SHEDULE OF 650 A8T33i61 ESTATE' T05417 NLLAUL: AI1ACHED 2 GARDEN HOMES' AFFORDABLE CVMULATI11E AFFORDABLE 9011 41 ]' 3 *2 e❑ SWR 2211 15 9 1 3 13 13 '8"% 2214 2 0 5 1) 19 e. 213 0 3 7 3 24 7E 3.0.-.01. 00 16 -- fF 0 a a a -.1 0 2010 9 n 95 3 7 4 e 21.7% 2_21 4 0 44 3 ❑ O ❑ '01%-_..^ 7223 _... 49 0 7 3 0 19 0 ... .591 E 0:23 5 0 21 0 6 0 0 '42'99 0.'26 a 9 ❑ 14 11 !8i! 2:20 E 9 11 35 0 0 ❑ '51-% 7231 9 153 58 39 15 55 !0i39 2016.2031 -- 111229.07)E5 E.9.1:0 I I4'E COT 113:"i'9G%I2)A7r 1'F!`J.'CSfll p•.. AE FRH' ^e `YJF4 :F AND 5C.,,F 1-:0 F '19/52.7059 LOTS CETT 37:0.7 EC A9 'A- AN D '6'. PLAN NOTES S. 03162f103C DREAMS 2111, F018149.9 -TE RAN i5 5119FOR'114 AAO 1:611]310 6C THE 100. PLM. ADO DEIADPHErf 7010E 100 EVER EDT C0.'R470 jP1117 '21413. DIC (004110154 Cf 224450'5. '242339 11 AMO RESIRF:TOYS :3R RIVER EDGE _C(ORb14 4(2917). 9717 Pa3R81 03520013 Team 91'/+ 1HE 41:10 114(0 AL Cf ARCH PERE 6211 aED BY OIE 9A181E:.0 WOAD DT 7001+18 :.UI4Ei510NER5 131 RE5C5.71119 j . AMD SOLI CLAIROL THE AVE* CF `.ME DRS' RNA Phil. 1934 615C12006 OF 6015 021138 EDGE PJD 91 671E CF775 OF INC G73FLE 706.111 CERA 4X9 1623OER :45 PECF%77ED F69 PAN. 0;0 2100• OCRS. AA. PRCJEC1 COCL'11315 $HALL ;ME Pi 0113197 W Nn 1'1911 EFF 1391 4:9SE0_'511 2891 RAI. 2. 50131013145: 111E 7)T4135405 12,01 6E6941E015415 CDN w.r3 w TIE 1019-311a 0411 PINE 0.7 01101 959 P90.LET 90CU4EII7 940 ARTICLE i OF INE :8013 SHALL 222241.'909 THE FlA.T.NC DF 1,4A75 9001117 119 EVER EDGE P40. 31- 995111'0137BDI11A'LI PRASLAS/PlA1111N_: S'911415I0N 1'l10043I159-"H+. 91141 11-111:11' 52!i4IISGN .111'3GS IS 059333100 59'1L*4 0.90 2'7+19!0 1UR 8C 015 ROO Gu9K- 1: PIA 0177E 1071119 Alf 441 0146 701E5 '2 W 11R4991a.019 10 116 70111812411 11.1.14. A L I'09 11.144 24711S 1117.100.0E TO & 1:1110 19,13E vl3L E4 :11911(0 u 1101(5 ON '31671.1; ?W.. SURVEY NOTES 6E6035 ARE 011AGVE TO A BEh599513 2 H 86174311 LYS INE UNE 9ET111(3 43250 ➢ C00175 84455 VP AT SE 224439 5E01C11 1 617 3JRF994 50_'1111 6`..155 CAP 10 VOIE5S COITLER TO 5 1/4 GARNER CF SET71. 1. .69059716.9. 900RVE1 1319:6458559 0111, '05 AND OTHER SJNF' :'0111331- 15.2613 49 ;43 95 (7543 di Ok F61EC1 ALTA S1LR50 i10P. DATA SOURCES 1 CA?F.RO 53,41-4 CE939•0422 HIF0511310. 5.5TE12, 2012. 0ARF'ELO CC2*17 440111-31 5CJRCES) • S.Zi3i:L 91' 1-1491180913 S'022, H:R132 2010.20'81, • EARL( CREEA foto C207N*0 19F4G6A, 0411(0 STAPES .13:34:AL SWn41 • 10191.4E 4''!: 1148.0011.01 ,I37)1550111111110111, 715/07111 20100, 63592 10:111"00 tCO 01E4 544102133 441111953 5131112 133 OWNER/DEVELOPER: 111 PJV!rErige' COLORADO Caltond MIA I6vestmenls, LLC 899:9 11505 82 Phone No: Cortland a re, CO 81623 970.456.5325 01411 EN0:NEER/PLANNER, 914+3 Partners, LLC �•! PO Box. 4425 Eagle, CO 81831-0428 Phone 400:888.974.8140 answ.6148pa rtnnr..eons SURVEYOR: 1•+11 �. 92404.:44 „ac«.: 171770( 3734721735' ,125050a23' 7,7 fPb41 ANP•x r en.0906 Oa•+'+F9 Ca"rvW 819271 (479) 0158-9725 Ere, 947-9007) 73201239-14.,. rem :AND1'13149. 8+4121-4175177: 75 Ha R E 14 KE`-' MAO: 3 1/7/11 1119150 4 093405 C003"0 B' 97611E 22690 ' 511127 2 ' 8/3/1. 1 :'/14/'1 :SSUE$DATE 2646512 420655 19 223704419 67 (190ELO 6101 1 5111E RE70104Y7 'PUD) AAD SJ3DMS DN {PRELIMINARY ?:,AN! `UHI9."TAL DESCRIOT:pl. PROJECT 1117173? -R: 1(1-001 PROJECT MANACER: CRAW JE 3Y_ [:.11110.10 EIY 5. O'ER0 C. SNYDER 5, 5AAYER S/'FF- TFTt F: RIVER EDGE COLORADO PRELIMINARY PLAN GENERAL NOTES 2 OF 8) 5 -EET NU4A1ER: PRPNO2.D1 3 4 5 7 I - I 10 2 G 8 A RURAL I (SINCE k FAMILY I HOME) II I 1.' PRA. 40' ACCESS 6 UNLIT/ IMOKP € PER 11511 1247144;,[ 677 7.4 3 1 4 1 5 1 5 1 7 e I RESIDENTIAL SUBURBAN (VACANT) (451. 29 01'51 SPACE 7057970141106 LASLYEN7. BOOa 1153 57 71145E 1 MOOED 57 1008 1317 RICE 513 f 1. .4 A ' %1 1 1 E051. 59 70E14 5PACE 41514471 IOO1 1111 4T 1 PACE 1 770761ED 11 IIDC3 1311 PACE 542 -� 1 1 5a16311 UIE 9 9 175£ RAILROAD [000073 BETWEEN SAVERS 147514 1rO14T9 77077507 LAE 0 397 5) 940 592]133 07487004 50.1741 PROPEi9 124 73114 35571 5 509.E51 r0 LCE53E 139741 6739; 1142 47 77.33 973 AND 444087EN1 11E9.T0 BOON 1217 91 7933 596 ;0445714 LK .. 1raar1.a1,14 sa .. ,=1n ..�. 1 4 \\ 1 1 1 1 1 \ 1;1!l \ I r Y 1 , 1 1 (7051 5741573571, 6333 1142 PAGE 993 4140 UMW* We 1717 PACE 306 FE 64 N154 R1 13719 C! EM7 634 1R4A 1 1 -5 1 1 NORTH PROPERTY - L NE TABLE 1174 1 1 6E47710 0.340710E LK 45921540 075757701 11 N 916'33 E 272.94' 433 275349' 1 44.11' L2 N 0161.7' E 717.17' 134 N 16'20'5' C 1763' 03 N 71101' 9 7273' 133 N 5'114$' 1 17.59° 14 N 1933'4' 1 43.77' 134 141116' £ 5120' LS /1 192249. • 74.16' 437 04'26'58•1 47931 1,5 11 4(15"59• x 134.59 5730 5959'39" 5555' 1.7 N 991444.1 91.91' 139 2924"16' 1 99.93' 16 N 055'11" E Nye 440 el 772137 1 69.96' 1.9 Y." 1 N 7S44 111.4' 5 L 44 7 T 1 343E 21 40' 910 N 193213- 1 6163' 1.42 294733' N 42911 Lt9 N 2933" a 94.24' L42 5653'62" 1 /LW 192 N 6791"0 117.39 444 5 .5711. 11 3229 173 N 61341 E 76.17 lot - 45'1774 !1 111 w 11'363 7 IR 37".: �' A 96te LIS 711 21'5165 1 2,19 -. .6372 5,704 LIB 'N( 3 346 1 7474 S 6337130' E + 11'2244' R 5 11' L17 N 755041 1 4559 5 53515" C 1577 5013 9 1.196 496 N 4'11 29' 6 156.631 5 731624' C 9+ 0232 55 k 1167 LIS N 115527 9 9542 5 57716'36" C 1"3451 91 4113 570 V 573347' 1 65112 5 453215' C ;'.153 111 5515 421 N 615135 1A '677 5 4911516' 1 ,4115'ri 3782 122 N 79'5147` .. 5 311619" C ...3R 13 1 3361' 423 N 531132' r 1,.. 5 4112'10' C :.3731 I( 11956' 124 N 31'1439'1, L123 5 145691` C 4 83'4724 N 9304 135 N 26'1724w -' •. 1111'17' 4 '7 564727 N 173,77' L26 N 392°49 9 51 -, ! V 461110. 17 54.32° 427 N 29'2511 R 7378 5 455916' E V 49'54 101 N 6697' 120 N 737'51 E 5156 5 613419" E V 49.5E10" 1/ 54 72° 129 N 4'4052 E 11 03 151 N 65'36141 N 50'.15' L30 N 3'466 C 3610 152 5 935'1 E , 127.76' 131 71 1'59511 E 17 15' 113 S 1931'52' E 2644.53 L32 N 193459 E. 3511' 594 5 6913'30" E 150544' 91 NORTH PROPERTY - CURVE TABLE 1 [{CJRVE R...., 1#14. NEVA 14NCE71 51040 • I 61 204340'• 1 k r A 1 1' 'TES° r r 1 PROP 13' [9+37(1 ! 511,174 (+31,77471.. 7O r f 2. 7933. 134545.; 30143(5(1415 4755 7109951 677757. J1 .14 1 1 O 41'1jj 1`'1 y 1 T 1 1 rr 1j i 5 1 r lir S Vgor#I, 1 ri5 1 1 6i 57 9, a r 1 \ '1 t (751. 414.11 '\ 1 J, aa�4'PL4,M 7414. /j I �� ` 1 4 7)3 -13 994 34' 19352' 741.01' 493 70' } 7074 5 110 1114027. SEE1132$, 5571 55(0 P19141}04. RA SIUI:'NTiAL >UIJURBAN (VACANT) 1 1' (145 E76ENEM 10 407 f. 1 ITO BE DENIED AT 6114E 09 54AL PL41) SOUTH PROPERTY - LINE TABLE 151 819544; 351470E 411E 87110747 3514170E 1100 5 71463 E 3545' L150 N 511'32" R 196;' 0171 5 915'52 E 4344 4151 N 327134'4' 1 8650' 1102 5 1935 38 4 74.96' 1 11.137 N 14",75'41'17 154.56' 1,103 5 573113 E 65.50' 1151 N 65136' *1 52.43' 4104 S 91'5116 E 8965' 1154 N 5(2013' 17 3406' 1105 S 571117` E 7706' 1130 N 4922"24' 4 154.612'' 1.106 'S 65139 0 9715 1,156 N 41`32'12' 40 152.73E 110/ 5 5(4121 E 3631' LIST N 39136' 1 71409' 1106 g 41'5211' E 5971' LIDS N 2706 19 1 101.54 9109 5 2411'3' E 77131 L159 N 1515'3' a 1721" 0110 N 27131' E 7,96' L160 N 974419 1 57.92° Lill N 5755'30' E 3234' 57,169 4 329555' 1 102.16' 1192 N 32501' E 4707 L162 N 1930'51' 1 15105' 1113 N 6912921' E 61,04' 4163 N 4910'4' 57 135 33' 1171 S 5318/1. E 4695' 5,704 N 5574'57' 4 11912' 11'5 S 6337130' E 5235' 1155 N 35'59'I1' 1 12513' -'1 5 53515" C 158E 1.196 N 334331 4 1.0556' - 1 7 5 731624' C 6763' 1167 N 51'569 O 102 47' 1.111 5 57716'36" C 4339' 4116 N 342614' 1 252 10' 4119 5 453215' C 42.941 1,164 N 5F34.7-7. E 1599' L170 5 4911516' 1 4012' 1110 N 411739" E 826)' 1721 5 311619" C 5574' 1171 N 254138' 4+ 169.44' L122 5 4112'10' C 61.17' 1172 N 30'15'1 R 22.97' L123 5 145691` C 3014' 1173 N 211914.11 27.50' 1171 '5 1111'17' 4 25.42' 1174 N 3,35921' 9 2937' L125 5 19'14'20' E 29161 1113 N 161139' 1 3461' L125 5 455916' E 2015' 1116 N 251717' 4 3700' L121 5 613419" E 5405' L117 N 372610' 11 2456' L128 N 12151' C 3649' 4176 Al 1741107' 7 70 75' L129 N 53115' C 7773' 1179 N 6914921' 19 2514' 1133 74 37'44'57' R 2906' 5180 N 46'54'9' R 55 70' 1131 N 13031' E 7793' L101 N 681223' 4 3645' 1132 5 59 7O' E 2586' 1182 N 587513' 10 19 94' 5133 5 6139'30' E 5461' L183 N 55'33'2.2 44:09' 1.134 5 64'5115 C 3302 1161 N 41'245 1. 21.45' 1,455 5 57534" E 50 12' 1.195 N 1621'12' 4 9.19 5134 N 03'155 E 6556" 1188 N 569119' 1 2600 1131 H 0.351'11' E 500001 1107 N 5720' 1 1726' 1439 74 74326 14 3119" 1174 5 072154' 22360' 1139 X 631443` 1 39351' 1959 N 49933' 5 SAY 1145 N 5559'33' E 177.711 1,496 N 7(1674' N� 7522" 1;451 N I4'S8'6` 5 163.60' 1491 N 2951'29' 1� 676' 1142 N 111E1'11 107901 9497 N 59221E i 41.45' 1113 N 393414' a 151.17' 4,164 5 0332'17' N 10.50' L444 N 23'35'4' 4 107.42' 1154 5 6724'29' N 2676' 4145 N 3958'25' 1 1202'. 1195 N 492330' 11a� 99.74 1146 N 272'15" 1 5399' 1110 4 9153'16' 41 294,07" L147 N 373230' 1 6.32' 1597 5 3316'31' E 347.20' 1146 N 31391' 9 79.09 L410 5 0332' E 454017 1119 N 3933'12' 9 3572' 1199 5 9'331 E 405.74' SOUTH PROPERTY - CURVE TABLE CURE 5745155 LE/70114DELTA 157405741 552190 [1540 2915;33' 27432' 5'32`26' 137 53 I 294 79' 5101 148250' 625.05 24'1144' 317:76' 621 411 RURAL (Sf%r(j FA.(IIl HOME) 54 (FRONT) (REAR) TYPICAL TWO -UNIT DWELLING LOT YI1[: 4.15 521E: L315 1(4111810 4ER(514 AS [AMMO AROSE 72027E 159 7574 91141577141or 4 190-711 9417155 OR 574E -JOA 0480710. AI 311E58 711.4 21.41 1.09 191 7170, 1171 1015 SO W517E0 492 BE 14517158 45 A 511701( 101 4747 5)73503107 9 350790 01 41E6CE3 9,81 151591.741 59 141 1561 90 70573W400415 A 190-11441 05ELL10 544 ONE LINN WIG PLACED ON E4C11 7 704E 'A' 409 '1' 9115 5991(51 10 A PARR 941 *REEK* 437(344159,7 17E7E 744 3510714109 '04" AND -13• 5075 AFE 13 9550 439115 9 51637 -UN E D5EL3413. 7f T4' 8710 '5' 4015 5044 BE 04(141(9 41 754E M 11144 PA 104 591 I1LNC. PLANNED UNIT DEVELOPMENT (OPEN SPACE & SINGLE FAMILY RESIDENTIAL) OMB *MKS �.. PMNNED ' 11tV`f'I' DEVELOPMENT (CONSERV7I 7'10 „J Se75 5( 64+ 13 1870 5£ O 203 11(7(3 54934 790711131 AREA R8. 20 001206 5 rr-Lir_1:�1r PROP. PARER 5.041n/DDENeo34 P277 515(9ENT MATCHLINE SEE SHEET PRPNO3.02 100 9 I PROPERTYZONING E4 5770 20774:: maw.. saga. 10 PRJP75i E5 0;17++11;: 515A4140 i114T DEYp0PHENI (999/. 7P1541837 1E514 5519;09514717 45718 18513171777 145411 UTILITY 54URCE$ 1477104( 7447E17 4045671,. 7017 541(4 4145 Sinewy ('510401 05 9215171447E 54.51415 50406, 4047145 1001. 17571E9 474 3451437 (551901 EMI 44714149111E 11(017919, IIj11 737455 6115311 015: 505450 645 10,51753441 34431 CONNR152111/45 575351' CA^viwst 6411 16101 574 5155. 4744 E09( 84341412 ('457545 45:5709600 OC (FRONT) 110 EASEMENT' 107 520 (REAR) TYPICAL LOT UTILITY & DRAINAGE EASEMENT$ 15040E 5715. 1701E '04.4 05174/57545 835 741104E 944(55 4831E9 011(57473( N 1117 714741, 15 Us50101 51EAE REV 571 V24 5 13311-7-9 41 RYACE, 5(L1724 C7RICN 1081E 1015 LEGEND ENVIRONMENTAL FEATIJRES (951. 5(057(5 0500(3 BPH 3717 5(3413770 1701EE4' 4357 540 47519951114 9844 (951 554451141934 (A1(9E78 7114771 P13175015! 2769 11714974 44077417 (8(A 79' 9971513441151 (2557[177 455755 5/381501 4334 (ANE 74942915 (961. 71009044114 544115. OTHER FEATURES OR PUN INFORMATION (451. 054090 (751 OlOu000 (77544 P (q5, 031,1910.1 LAE PROP. BLOOI 60JNDAR1 P ROP. RJI9; 02517OAIN (455. k PROP. (4554221 1816 (151. 143714(617 LK (1510.551 4,44115) EM51. PROM* 5591 (957. 1091131/4 1,5E (451. 5554404 4.041 (454 735273 935440931 O (151 5301 5-7-1 1304001 • (467. 76791E815 7857. 743.5 13977 6 CAP 55. 20133) p Es 51 795*57117 221. 411 5 55 618 44 GAP '115 226e0 021.01 • (154 COJNIN 55720176 03455 Cw 1..1.1M1 41111 PROPOSED UTILITIES maw( 554(4 LK 1401157,E *ATN LM RAO 34109 LK 10772 5(453 LK 057415435 577441 039XL:0 CURD 04445135 5105 51571047 FK 47794481 149719 35417/D(15NRDN 414+0 OWNER/DEVELOPER: d 7210 Mar (:01.O t I){) Carbondale In79s1man9s.L C 2999 MY 62 Carbondale, CO 31023 Phoria No: 970,456.5325 C1N1L ENG' NEER/PLANNEP: 1140 Parl3ara, LLC 6 PO Box 0424 1.9 g14, CO 6(651-0121 Phone Ne:100.134.1140 ,ww.1140partnors,00m SURVEYOR: !'5717719 S557'J! /hC . AWCY5L'S 7x45734 31 4018..834 3.'.+91 Co+vala 85 SPI (0773) 0711-2719 Ir.RP1a-923'7) 5yD1...4..a LANDSCAPE ARCHITECT: ZEHREN KEY YAP: 3 1117111 1(21506 31(9(35(5 0.:0(314 86 (945E10 531715 5145 2 6/3119 7055057 140(65 3715 mum 8 7 (46EID 591111 514114 REIGNING (PUD)' AND 5500174715709 (PREL112444RT P1211) 3 5 04 473 61 15512E DATE DESCRIPTION PROJECT _N WEEP: 70-001 PROJECT MANAGER: 5. OTERO PRAWN BY: C. SNYDER CHECKED BY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (3 OF 8) SHEET NUMBER; PRPND3.01 2 3 4 i 7 B 9 10 0 0 HMS \ PR PN - O3 -P R EL I NM PRELIM PLAT \ENGINEERING & DESIL z 01 W z0 8 t > z W O 4 / W 5 CL 1.4 cP 300 1a O R 0 A 3 4 7 9 10 EIFi. 1/711.4405 T� wpm driLIr /DETEH ` PSA •sive PR07..' 11144 0I1_4C11,91 MATCHLINE SEE SHEET PRPNQ3.01 100 0 100 zoo SCREE iN FEET rw w �0 4 1 2.N..).„...,......-\ Ea61. 20' OPEN 57(5 COt6CRv.lk:1 tovoS 0!514040▪ 0. 6000 1143 41 5GC 5 5r u. 5 56/£400£0 BY 60228 1211 970E 796 '�i } 5 , >v 501 RMIFOV5 C0.R60R BETIIE•EN \ SANDERS FI.M"H. 400x1!0 PAOPERIY lR4 , 1 (119 367,37 MO 91.'40119 Ra5041 904041 ING 3 6 1 0119404/4 540E 201 166.171 5 5J6CC1 'r TO 002X30 00x441 &Y3{ 1142 41 Py4E y - 4193 44(11 44(11LWCk! IHCRETO 00.`11 1 1111 Al Pld0 621 ;140,0 `�', 1 1144(0Ptf81 2+7x57 SF. I I 'PLANNED UNIT DEVELOPMENT (CONSE'RV.4 TION) 3,\N\ 5 RESIDENTIAL 7 SUBURBAN ' (VACANT) CANT% a, 1 45 'l 5 1 4 i Ra I1 1 , J 3 5 [cow. 100-14 2 r (00 0(01 m, 2 \ 1 N \ 5 5 ti 4 1 1 1} 55 ▪ 01.95. 1 ■'C�1 . 1 1 , 1 .I •I /i- 0' Per. 0164£40 (Io 8E wee Al I.e OF POE PLAT) �. • • (NISI. PERN411EN1 E40E11E91 E-3-6 45 511069 ON DEPT. Cr *44(001.r5 91011 3f '64T HIPS y + I 11 £1151.01.5' 020401. 1.5' ERS4 10 OP 1 I MO 6' 445101.1 Cr OESpe6E0 1 { GENIE -• NE. 8.'L"+[ 501 P82E 2M I { 5 I 11 , 5 , 1 5 1 1! 1 1 , ►1. M 147 CONED + 1. PW) t , 11 5 151 -A COOT , 1 N• 5 1 PROP'. 10' 1 I. SOK• . - - LCM 5 Eu51. 640x'44 1. 1O ISE PE1139ED (( a • i. £4L16 1�• !- x',+L.� i}28 \ �a1. . • ♦ 51.099001251.099051.0990012YP BxRC8Oa003S5wmMEP+[ua -.�rMIMEO Ott I92. a00rwo.oEu ►04016 1 21£209a7.1H0f 4. '•. 00*TEO I..'I)I No ( OM 1 RCIAL (uwy) Ho 4 ', EAiEAfflll BBON 1142 p4.'X , M3 MO IKN04ENi 10. EASEl1ENi ` 8000 1217 ME 566 IO BE 411.42£0 0040 =US ACR051 747. AT INR LOCMOR 5) COMM ECYAL j (LIMITED) in CO N .. 1. S1511 1145/31150 05MI6 1113 V 1{y 1 NA E0 to 01 5 593 T1 } 1 r A 1 a 11 i Il 1 1 0: F 1 11 1 IV 1 0 - *., xr *0410; { /M4 sSf 4 5AWWer 21191949?)OWer 2 3 4 1 A➢4Pl A 6 62, FILING'IA MATCHLINE SEE SHEET PRPN03.03 ma P120P. RA11 RATER 4010 011 P0E-1REA1ME*5I/ 2(1ENN0N P0N9 (ASEIEMI ^ �. 11R.$5052 5+. (NIP. a 24400 EA5Ey1NI OWNER/DEVELOPER: Ma Edge (:[.)LURA!)) Carbondale Investments. LLC 7999 HWY 82 C.rbond.l., CO 61623 Phan' Not 970.454.1346 CIVIL ENG R4EER/PLANNER. WnloNnIer SURVEYOR: 8140 Pannv., LLC PO Boa 0436 11914, CO 01631-043a Phone No: 868.934,6140 www.414Opartners.com 77/77££ S1'RIT171/C SERF/CIS r2T OW. .•••••,. 04_+...94' 93 C.+wNda 4(0(71 (913) 078-9738 (Y4" HT. 9707) "OVVIN-vc Bum ,;NOSCAPE ARCHITECT: ZEHREH KEY WAP: 3 11/7/11 34.906 440600541 COMICS *0 pYfEL0 (01Mt6 01007 2 5/3!11 915104 Af(46s1Es rawors5 61 mu loom Sial REZONING (PUD) 11715 000m0N (PREI0IOORY PIA 00 4TTAL SSU£ BATE DESCRIPTION PROJECT NUMBER: 50-001 PROJECT MANAGER; S. OTERO DRAWN BY:. 0. SNYOER 0*4(04ED IY:. M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (4 OF 8) SHEET NUMBER; PRPN03,02 5 6 7 8 10 \PLAN SHEETS \PRPN-(13-PRELIM PLAN KAP.[]WG - TASK 02 PRELIM PLAT\ ENGINEERING & H l'4 F D 0 229 17 S 0 krk 2.22 Q0r O!N _- 1n W V A rim , w • 8 ' 7 8 10 PAY. 24' ORv:A'E i un t2(41.41 tail FILING 5A KlIryrye�(( 08(Ir42%**I Ps+810 8 1079Kd MATCHLINE PROP. R40 144129 FAP,A1909 P,2 SEE SHEET PRPN03.02 C(t hr Kepi 54 1 _ P V FILING 'IA - - - - ;ICE9P...0 8 PROP 1 MAP E4g34EA4 ) it l3 rA1 41 2222,6P74.7 WY PC 14'i Flrt 725+32 Sr FILING 113 -g, 1TQ 4( (OPIR0 TS( Sum. PIAS) (0151. 4tTL84US r1P 0111 3697 sf .• ,1222-114 •\ FLOCOPWN 29P. I\ \ LSI 24 2 "' fO433.4P 11( MANNED UNIT DEVELOPMENT \ (CONSERVATION) \ 144`.744 rii(2J Sr MCI CE 614.12 Sr 100 6 100 SCALE 114 FEET PUBLIC LAND (REESOL'ROE/ IRECREA YO3VAL) RUiY UAL. 93' GLENm3o0 ITT.71 00508(81 CAPRI RFC. 710, 799211. Pay. ullin 2492222.922 'N BE WOAD 41 CP mill 4 1 PRoP 25' OuNt000 aro! 'coo- . 75' CP(N SP400 405EVEN1 4250 1243 02 1 449023 91) Sr PO 2 1127 RAC( 592 €851 Ret#Y0 CCPPPEP WOMEN 51800RS VAN 200R11 PA5Ee11 ISE 111P 341.3) 493 542(05 0140* S4,IIH 240742E11-2 401E (1m FA ill K 51.26.021 10 MINX OW 44.50 1112 Al PAGE 993 1.20 41(32011(012 22(0410 0000 x221 41 0240 390 } I PLANNE13 LENfT DEVELOPMENT (OPEN SPACE & SINGLE h48FILY k'E SIUt•N17AL) .\ 2 \ +\ 2 \ N'\ ..r \ DP. 1 ▪ 1441 (1614241 MATCHLINE SEE SHEET PRPN03.04 PROP. 32' ACCESS, EVA i UIUI( 003,0101492 _ _ 1 '- 1 s tri - _ _ _ OWNER/DEVELOPER: Csstondile Investments. LLC 7445 HON 42 Carbondale. 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ISSUE DATE DESCRIPTION PROJECT NUMBER: 10-001 PROSECT MANAGER: S. OTERO DRAWN 9Y: CHECKED BY: C. SNYDER M. SAWYER e -1E0 TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (6 OF 8) PRPN03.04 2 4 8 9 10 0 F LOTOETWLS.OWC PRELIM PLAT\ENGINEERING & S\06.92 - TASK I � 9 6 5 r 9 10 FILING 4A TRACT BM Tn. 7,1 1oFMSNIP 1.,14( PUP. 22. qn •. ORYNY,E LfI EF5EaCNl 10, 14 TRACT BM PLAN 24' RCA 12' 12' (45011!.1 TRACT BC PLAN ALL TRACT 'BC LOTS ARE DEED RESTRICTED FOR AFFORDABLE 14005!NG. TYPICAL SE?TION A -A TYPICAL SECTION S -B LEGEND EI E15r. cQ ¶CP441011 MEANT 2tl CON5EP ARGI EASEUE111 ACCESS coanta ASfA Ear. SuuD..; Eafr. I Ttfi# S -- - — CA6t. rusxo .w was. _ DRTP, LOr/n0.Y IMC PR2#, BION SPAWN PROP, furs BO,/CaRr ERSI, k PROP. moor LP[ • • �. C154 PaOPEart LM (PR14C1 owls} [x51. MitiVi T 1.14 LI1151. VW1,5,1P LEE (28f. SEC1gN uM East. &Mt 6N1PoIRr C001 4-0.11 ® C15P, P4CPEET FIN. N0. 5 KIPS 4 CAP (LS NOV 0 OM. PMCPLa1Y Pol. 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SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN TRACTS AD, AJ, AK, BC, BM (7 OF 8) SHEET NUMBER; PRPN04.01 2 I � I 8 10 RPM - 0 7-LQTDETAYLS. DW C PRELIM PLAT \ENGINEERING & DES 0 oo G 0.G. 0. 6 t0 • / ra' k. • - `c --CREEK- RCrOM LAE rRicrAJ TRACT AD, AJ & AK PLAN ALL TRACT AJ & AM L075 DEED RESTRICTED FOR AFFORDABLE HOUSING. FILING oIA ORE COURT Iwo- n 0 50 tOk) SCALE IN FEET OWNER/DEVELOPER RiLl"i34% Edge COLORADO Carbondale Investments, LLC 7969 HWY 12 Carbondale, CO 11122 Phone No; 170.441.5321 CNIL ENCINEER/P '4VETOR NER: 1110 Partners. LLC PO Boa 0424 Eagle, CO 11131.0424 Phono No: 811.934.8140 on/m.4140pm A no rs.com TOMS SURVEY" SERiACCCS 711 84,4 Ave,. an..svd Sw"^ir Cdvw➢n VOW t0 0) 226-4)24.rax 4u-40r77J _ANDSCAPE ARCHITECT:. EY MAP: 3 1/VI I ELY6 I0ERESLS Er G14 D ea5+°r SrNr 8/3/ IIG5N M E OIIOEII. CONT STMT i/14/I Et NC (PW) 510,4 (PREUV'IWlT PU+N) BMRTAL ISSUE DATE DESCRIPTION PROJECT NUMBER; 10-001 PROJECT MANAGER: 5. OTE DRAWN BY: CHECKED BY C. SNYDER SAWYER SHEET TITLE, RIVER EDGE COLORADO PRELIMINARY PLAN TRACTS AD, AJ, AK, BC, BM (8 OF 8) PRPN04.M2 6 7 River Edge Colorado PUD November 21, 2011 EXHIBIT SUPPLEMENTAL SUBMITTAL INFORMATION AND COMMENTS A Zone District Amendment, PUD, and Subdivision Preliminary Plan applications far the River Edge Colorado (REC) development proposal were submitted in January of 2011. The plans and documents have been updated and amended through the nearly year-long review process. This process includes Planning Commission consideration at public hearings on July 13, 2011 and September 14, 2011. The original submittal documentation for River Edge Colorado (REC) included three Targe binders numbered 1, 2 and 3. A fourth binder was also provided which is entitled "Summary of Supplemental Information for PC and BOCC" dated September 6, 2011. These four binders have been provided to you in advance of this hearing. The attached staff report has been updated to include the Planning Commission recommendation of approval with conditions, however additional information has been submitted by the Applicant in response to Planning Commission and staff comments. This information was received on November 7, 2011 and contains amendments based upon the recommended conditions, including simplification of language in the PUD Guide to assure ease in County administration of this site specific development plan. This supplemental information also contains a revised Affordable Housing Agreement and Development Agreement. The supplemental information provided, attached as EXHIBIT 00, does not represent a substantive change to the project, however the supplemental information does provide requested language and review processes as directed by the Planning Commission. This supplemental staff report will discuss the amendments, additions and deletions submitted subsequent to the Planning Commission review and recommendation. This supplement should be used in conjunction with the attached staff report, as it is meant to provide the Board with specific information regarding the additional or amended documentation. The original staff report contains a detailed review of submittal documentation through September 14, 2011. I. Revised PUD Guide A PUD is a zone district that intends "to permit and encourage greater flexibility and innovation so that a development is compatible with the site's physical and environmental characteristics." (§6-201 A.) The PUD Guide (Guide) is a required document that identifies the permitted uses, dimensions and standards that will apply to land within the Planned Unit Development. In effect it becomes a site specific zoning document that may be used in conjunction with, replace and/or supersede the standard zoning applicable to the site. The original PUD Guide submitted has been substantially revised to simplify the language and layout of the document to allow for clear administration of the zoning for the site. Regulatory Documents Associated with the Site The most extensive revisions to the Guide have occurred relative to the applicability of other documents that provide restrictions related to development of the site. These documents include the Guide; ULUR; Covenants, Conditions and Restrictions (CCR's); Design River Edge Colorado PUD November 21, 2011 Guidelines; Roaring Fork Conservancy Conservation Easement; Roaring Fork Transit Authority easements; and other federal, state and local regulations. First and foremost the PUD Guide contains the zoning regulations for the site which are administered by the County. This PUD zoning is described in the Guide and will supersede and replace the current Suburban Zone District applicable to the site. The Guide contains dimensional requirements such as minimum lot size, setbacks and maximum floor areas for particular subzones within the development as well as standards for landscaping, infrastructure, and construction, all of which will assure the orderly development of this project. The Guide is to be used in conjunction with the ULUR relative to acquisition of future Land Use Change Permits and Sign Permits within the development. The processes described in the ULUR will be applicable to the REC PUD, such as Administrative and Limited impact review processes for certain uses, final plat process, amendment processes, sign permits and building permits. It is critical to understand that these documents contain the regulations that the County will administer. As is typical in a PUD there are more restrictive documents that will also apply to development within the project, however those documents will be administered by the Homeowner's Association (HOA) including the CCR's, Design Guidelines and the Conservation Easement. The extensive changes to the PUD Guide removed provisions that are not typically the County's responsibility to administer -- such as requirements for landscaping outside of public areas and design issues. These restrictions are better reviewed and administered by the HOA. Phasing The phasing order of the development is identified within several charts contained in the PUD Plan as well as two tables that exist in the PUD Guide. The charts contained on Sheet 2 of the PUD plan may be better located within the PUD Guide so that all phasing information may be found in one document. These charts include open space and cornmon area dedications by filing and timing on provision of affordable housing units within the development. The PUD Guide includes tables that identify the number and type of units/lots that will be included in each filing. Together these charts and tables comprise the phasing plan, and though the information provides a sequence of what will occur the information lacking is when the filings will occur. Given a request for a twenty-year (20) development timeframe the Applicant is requesting the maximum amount of flexibility given the current economic and development atmosphere in the area. Though the Applicant has provided information regarding the phasing of the development there is also language included that permits that phasing to be amended at any time by the Applicant. Staff is requesting that the tables and a written narrative detailing the approximate timeframe for platting and construction be included in the PUD Guide pursuant to ULUR requirements. Two-family Dwelling Units (duplex) Several of the subzone districts within the PUD permit Two -Unit Dwellings, otherwise known as duplex units where two dwelling units are contained within a single structure. The 2 River Edge Colorado PUD November 21, 2011 Applicant had originally proposed that a two -unit structure would be constructed along the common lot line of two adjacent lots with the party -wall (common wall) occurring on the lot line. This process was deemed as zero -lot line development. Staff was concerned with this process and suggested that the development comply with the established County process whereby a single lot is utilized to construct a structure that contains two dwelling units and, once the party -wall was established, a plat amendment was submitted to `divide' the lot to allow for individual ownership of each of the units. Simplification of Land Use Table The Guide contains several tables that are necessary to properly administer the development, including a land use table describing uses by -right and uses permitted that require further review. This table has been amended to simplify and clarify the uses that are LAND USES r�S n n N o°na' a i 0. i ZONING z $ E. DESIGNATION O�. P o 0c E. �" °� m o ..7' . ..z eo a:,, 13 v a ss©ry Buildings, Structures, or Uses P P P P P P P P al P P P P ministration Facilities N N N N N UM N N © P P N s Stops, Benches, and Shelters N N N N N P 9 P P P 9 N P ndyGareen!Orchaard 9 N 9 9 el 9 111111 9 P N 9 N wonky Identification Signage N N N 11111 P P P P P P P N mmunity Hoeing Facility or Recreation Hall 9 N N N 9 P N 9 N N 9 N N N N ® N P 9 N N P P P 9 •ay Care Center N N 9 N N P 9 ©©® 9 N N Day Care Horne L L L N N N N N N el N N N mop Home L L L N N N N N , N N N N ome Occupation A A A A A N N N N N N N orlcrltiral Uses N N H N N N N N N N N N N r ne Unit Dwelling P P P P P N N N N ® N 9 ' ecreadon and Services, Active N N 9 9 P 9 P P P P P P ' ecreatian, Passive N 9 N ©® P P P P P P P P • ety Services Faciites N N N N N P N 9 N N 9 N 9 P P ' P P P P ' P P P P P P P woUnit Dwelling N 9 N P P N N N 9 N 9 9 N Wily Distribution and Collect on Systems P P P P P P P P P P P Witt' Facilities N N N N N N N P N P P P N ater Impoundments 9 N N 9 N 9 P P P P P P 9 Land Use Symbols: 'P - Permitted as a Principal Use; N - Nat Permitted; A- Adninlstrative Review (ULUR), L -Limited Impact Review (ULUR) 3 River Edge Colorado PUD November 21, 2011 permitted in the PUD subzones and, if not permitted by -right, the process required for further County review and approval. 11. Revised Affordable Housing Plan and Agreement The current Applications are being reviewed pursuant to the regulations in effect at the time of submittal, therefore the Applicant has stated that they will provide 15% of 366 units as Affordable Housing Units (AHU) for a requirement of 55 affordable units in the development. Pending ULUR text amendments would reduce this requirement to 10%, allowing the development to provide 37 AHU and 311 free-market units with the total number of units remaining at 366. As with other pending applications the REC developers were made aware of these potential significant changes and given the opportunity to withdraw their applications until such time as the code amendments became effective. The Applicant opted out of this opportunity and instead wants to move forward compliant with the existing ULUR requirements. They are seeking approval by complying with the current regulations however, once approved, a PUD Amendment will be submitted to reduce the number of AHU within REC. The original plan deviated from ULUR requirements such as increased Average Median Income (AMI), pre -sale requirements, and rental options. The revised plan includes language that would permit leasing of the unit(s) should they not be sold within 120 days from issuance of the CO. 111. Revised Preliminary Plan and PUD Plan Based upon the changes that occurred related to the two unit dwellings being required on a single lot those lots have had to be renumbered. Staff had asked that footnotes be removed from charts as it tends to confuse issues rather than explain or clarify, as was intended. IV. Revised Development Agreement The County Attorney's office is working with the Applicant's legal team to review and provide comment on this document. 4 Peter Pierson 444 Euclid Avenue Carbondale, CO 81623 p.pierson99706@gmail.com Board of County Commissioners 108 8`h Street Glenwood Springs, CO 81601 28 November, 2011 Commissioners: s EXHIBIT Regarding your recent decision to grant "conditional" approval for the River Edge Development project, allowing for an extended period for public input, please accept my hopes and concerns for this project. In a region currently beset with record foreclosure rates, I question the validity of claims of significant real economic benefits of a new housing project. As development of this piece of land, though, is perhaps inevitable given prevailing motivations and ideologies, I do recognize that the River Edge project may hold some potential to be an exemplary model from which future development in the region is based. The River Edge Preliminary Plan (November 21, 2011) and the River Edge Colorado Reclamation Plan (January 14, 2011) seem to possess a number of components that hold some environmental and social integrity. Among the more commendable aspects of the proposed plan, those that stand out include: • Emphasis on developing a genuine community and sense of connection to place, rather than the seemingly prevalent "golf/resort" development mentality; o Proposed community and family garden areas; o Recognition of value in current lower -impact recreational activities (proposal includes aspects conducive, if not encouraging, to walking, biking, etc.); • Attention to preservation, reclamation, and restoration of natural open spaces; o Restoration of areas already affected by past agricultural practices; o Qualitative and quantitative restoration objectives; • Vegetative buffer zones between developed areas and environmentally sensitive zones; • Use of effective and water efficient "deep pipe" irrigation systems for re -vegetation efforts; • Efforts to sustain riparian habitat and Roaring Fork water quality. These positive project components seem to pertain, though, only to identified public "open spaces." 1 am not seeing language in the proposed plan to ensure that these sustainable attitudes and practices will be carried over to the vast majority of the land affected by a project such as this: the developed land. Recent developments in the region seem to be beset with practices, perhaps even policies, that are far from those which are needed to sustain our community and the environment; both on which our remarkable quality of life, our greatest economic asset, in the Roaring Fork region depends. Riding my bike or walking through the RVR development, for example, near my home in Carbondale, dodging the spray from misdirected random sprinkler systems, I cannot help but notice heated driveways through lush green lawns leading to mostly unoccupied higher -end homes. Alleged open spaces are mostly well-maintained park -like lawn landscapes. Entrances, medians, and strcctfroad borders also are made up exclusively of high -maintenance ornamental grass. Anecdotally, I've been told by a former resident of one such development that sustainable practices such as landscaping private lawns with native, less water -intensive ground cover and installing solar panels are actively discouraged, even prohibited, by provisions in a purchase contract. The River Edge development may, in the end, offer us an opportunity to build a highly visible model for sustainable development practices that will define our communities into the future. To ensure River Edge, if approved, moves forward with these ends in mind, please consider the following concerns: • Roadway entrances, medians, street borders, and public recreation/play areas need to be vegetated with drought resistant ground cover and plants; o Any irrigation of ground cover and other plants in these zones is done in a manner more efficient than the prevalent spray sprinkler systems; a Irrigation on all public areas is done not on a pre-set timer basis, but on real water needs; • Homeowners should be actively encouraged, if not required, to do the same: private lawn ground cover should not depend on extensive watering and fertilizer use; • To maintain public health and watershed quality, use of chemical fertilizer and herbicides for restoration and maintenance of public and private landscapes needs to be discouraged, if not prohibited; • The ostentatious and wasteful practice of heated driveways is outright prohibited; • Homeowners are actively encouraged to install and utilize solar and other sustainable energy technologies. As much as I may disagree with the economic argument behind a development such as River Edge, I do, again, realize the potential the proposed project may hold in serving as a model for future development. River Edge, given its visibility along a heavily -traveled roadway between major communities, may serve to identify and reflect the aesthetic and social values that define our community. I ask you to hold these values to heart as you consider approval for this deve]opment project. Thank you for what attention you might give my concerns. Sincerely, Peter Pierson Carbondale, CO cc: Kathy Easticy, Garfield County Senior Planner