HomeMy WebLinkAbout02.09 Binder 1 - Section 10REVISED NOVEMBER 14, 2000
A. SPRING VALLEY RANCH PUD (CHENOA) ZONE DISTRICTS
To carry out the purposes and provision of the Garfield County Zoning Resolution
of 1978, Garfield County, Colorado, as amended, the Spring Valley Ranch Planned
Unit Development Zone District is further divided into the following zone district
classifications:
• O.S./A
• O.S./G.
• G.C.H.
• R / R.L.
• R / M.L.
• R / E. L.
• R / G.E.
• R / C.
• R / D -T.
• R/C/M.ti.
• O
• M
• U.
• I.F.
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Open Space / Agriculture District
Open Space / Golf District
Golf CIub House District
Residential / Ranch Lots District
Residential / Meadow Lot District
Residential / Estate Lots District
Residential / Golf Lots District
Residential / Cooperative Ownership Cabins District
Residential / Duplex- Townhomes District
Residential / Commercial i Mixed Use District
Office District
Metro District
Utilities District
Institutional Facilities District
B. O.S./ A / E OPEN SPACE / AGRICULTURE DISTRICT
1. Uses By Right:
a. Agricultural, including farm, ranch, sod farm, garden, plant nursery, orchard, and
customary accessory uses including buildings for the enclosure of animals or
property employed in any of the above uses, excluding residential dwellings.
b. Riding Stable and equestrian uses including tack sales, snack bar, clubhouse and
lounge.
c. Park and greenbelt including trails, ballfields, courts and accessory recreational
uses.
d. Domestic and irrigation water well including accessory building for the enclosure of
water treatment equipment. Refer as well to special Design Standards applicable to
all Zone Districts.
e. Community recreation facilities including community building, pool and changing
rooms for benefit of residents of the PUD, picnic areas and restrooms.
f. Storage facilities for recreational vehicles and horse trailers.
g. Public and/ or private trails.
2. Minimum Setback: Setback from residential property or road right-of-way for any
structures: 35 feet
All other setbacks: 5 feet
3. Maximum Building Height: 25 feet
4. Parking:
Minimum 1 space for every 400 square feet of enclosed area or 1
space for every two stalls, whichever is greater.
Minimum of 10 spaces dedicated to employees/ staff
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C. O.S./G. OPEN SPACE / GOLF DISTRICT
1. Uses By Right:
a. Golf Course, golf driving range, related activities and accessory uses
b. Park and greenbelt
c. Domestic and irrigation water well including accessory building for the
enclosure of water treatment equipment. Refer as well to special Design
Standards applicable to all Zone Districts.
d. Accessory Structures for the use and enjoyment of the golf course -
specifically one (1) comfort/ restroom structure for each course and one
(1) snack bar for each golf course.
e. Office/ Administration functions related to operations, maintenance and
management of the golf courses for Spring Valley Ranch PUD.
f. Office/ Administration functions related to operations, maintenance and
management of the Homeowner's Association for Spring Valley Ranch
PUD.
g. Housekeeping services as it relates to the Wilderness Cabins.
h. Public and/ or private trails.
2. Minimum setbacks
a. Setback from residential property or road right-of-way for structures:
35 feet
b. All other setbacks 5 feet
3. Maximum Building Height: 25 feet
4. Minimum Off-street parking:
Minimum of 1 space for every 250 square feet of office use for maintenance
buildings, and
Minimum of 25 spaces for employees.
D. G.C.H. GOLF CLUB HOUSE DISTRICT
1. Uses By Right:
a. Club house and accessory uses including but not limited to pro shop,
restaurant and lounge, snack bar, athletic club and related recreational
facilities, real estate sales office, hair salon, business services, reservation
services, health/ fitness, family center, tennis courts, aquatics center and
administrative offices.
b. Domestic and irrigation well including accessory building for the enclosure
of water treatment equipment. Refer as well to special Design Standards
applicable to all Zone Districts.
c. Office/ Administration functions related to operations, maintenance and
management of the Club for Spring Valley Ranch PTD.
d. Public and/ or private trails.
e. Golf course, related activities and accessory uses.
2. Minimum Setbacks:
From road right-of-way: 50 feet
From residential property: 50 feet
3. Maximum Building Height: 25 feet
4. Parking:
Minimum of 1 space for every 400 square feet of enclosed area for
the clubhouse structures, and
Minimum of 100 spaces for each golf course when constructed.
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E. R / R.L. RESIDENTIAL / RANCH LOTS DISTRICT
1. Uses By Right:
a. Single family residential and accessory uses.
b. Agriculture as accessory use to single family residential including buildings
for the enclosure of animals or property.
c. Domestic and irrigation water well including accessory building for the
enclosure of water treatment equipment. Refer as well to special Design
Standards applicable to all Zone Districts.
d. Public and/ or private trails.
2. Minimum Lot Area: 15 acres
3. Minimum Setbacks: Front Yard:
Rear Yard:
Side Yard:
50 feet
50 feet
50 feet
4. Maximum Building Height: 25 feet
5. Maximum Floor Area: 25,000 sq. ft.
6. Off -Street Parking: Minimum 1 space per bedroom with a maximum of 6 exterior/
uncovered spaces.
7. Maximum Site Development: Site development exclusive of the primary access drive
and underground utility corridors shall not exceed 3 acres per lot inclusive of any
fenced areas as allowed by the Wildlife Management Plan.
8. Maximum Irrigated Land Area Per Lot: 4,000 sq. ft
9. Special Conditions: Development Activity outside of prescribed building envelopes
are limited to access drives, utilities and retaining walls specifically associated with
entry drives, and as may be defined in the Community Covenants, Conditions and
Restrictions.
F. R / M.L. RESIDENTIAL / MEADOW LOT DISTRICT
1. Uses By Right:
a. Single family residential and accessory uses.
b. Park and Open Space
c. Domestic and irrigation water well including accessory building for the
enclosure of water treatment equipment. Refer as well to special Design
Standards applicable to all Zone Districts.
d. Public and; or private trails.
2. Minimum Lot Area: 30 acres
3. Maximum Lot Coverage: 2 acres
4. Minimum Setbacks:
Front Yard:
Rear Yard:
Side Yard:
50 feet
50 feet
30 feet
5. Maximum Building Height: 25 feet
6. Maximum Floor Area: 10,000 sq. ft.
7. Minimum Off -Street Parking: Minimum 1 space per bedroom with a maximum of 6
exterior/ uncovered spaces.
NOTE: The existing Ranch House located within this district will be
used as a temporary construction and ranch operations office
for the duration of construction activity on the Spring Valley
Ranch PCD.
8. Maximum Irrigated Land Area Per Lot: 4,000 square feet
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G. R / E. L. RESIDENTIAL / ESTATE LOTS DISTRICT
1. Uses By Right:
a) Single family and accessory uses.
b) Park and Open Space
c) Domestic and irrigation water well including accessory building for the
enclosure of water treatment equipment. Refer as well to special Design
Standards applicable to all Zone Districts.
d) Public and/ or private trails.
2. Minimum Lot Area:
3. Maximum Lot Coverage:
4. Minimum Setbacks:
Front Yard:
Rear Yard:
Side Yard:
5. Maximum Building Height:
3 acres
1.75 acres
50 feet
50 feet
30 feet
25 feet
6. Maximum Floor Area: 10,000 sq.ft.
Note: At the time of subdivision, a building envelope not exceeding 1.75 acres in
size shall be identified for each Estate within which all structures shall be
confined.
7. Maximum Irrigated Area Per Lot: 4,000 sq.ft.
8. Minimum Parking Standards: Minimum 1 space per bedroom with a maximum of 6
exterior/ uncovered spaces.
H. R / G.L. RESIDENTL4L / GOLF LOTS DISTRICT
1. Uses By Right:
a) Single family and accessory uses.
b) Park and Open Space
c) Domestic and irrigation water well including accessory building for
the enclosure of water treatment equipment. Refer as well to special
Design Standards applicable to all Zone Districts.
d) Public and/ or private trails.
2. Minimum Lot Area: 43,560 sq. ft.
(1 acre)
3. Maximum Lot Coverage: .75 acre
4. Minimum Setbacks:
Front Yard: 35 feet
Rear Yard: 25 feet
Side Yard: 25 feet
5. Maximum Building Height: 25 feet
6. Maximum Floor Area: 6,000 sq.ft.
7. Minimum Off -Street Parking: Minimum 1 space per bedroom with a
maximum of 6 exterior/ uncovered spaces.
8. Maximum Irrigated Land Per Lot: 4,000 sf
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I. R / C. RESIDENTIAL / COOPERATIVE OWNERSHIP
CABINS DISTRICT
1. Uses By Right:
a) Single family and accessory uses (garages and storage), quarter -
share ownership.
b) Park and Open Space
c) Community recreation facilities including community building,
pool and changing rooms for the benefit of residents of the PUD.
d) Domestic and irrigation water well including accessory building
for the enclosure of water treatment equipment. Refer as well to
special Design Standards applicable to all Zone Districts.
e) Public and! or private trails.
2. Maximum Building Envelope:
10,000 square feet
3. Maximum Building Footprint: 40% (percent)
(Excluding enclosed parking)
4. Minimum Lot Setbacks:
From Boundary of R/C.O.C. District: 35 feet
From adjacent cabins: 50 feet
5. Maximum Building Height: 25 feet
6. Maximum Floor Area: 4,000 square feet
(Excluding enclosed parking)
7. Off -Street Parking: Minimum 2 Parking Spaces per
cabin/ Maximum of 4.
8. Maximum Irrigated Land Area Per Lot: 1,500 sf.
J. R / D -T. RESIDENTIAL / DUPLEX- TOWNHOMES
1. Uses By Right:
a) Single family, duplex and attached townhomes and accessory uses.
b) Park and Open Space
c) Domestic and irrigation water well including accessory building for the
enclosure of water treatment equipment. Refer as well to special Design
Standards applicable to all Zone Districts.
d) Public and/ or private trails.
2. Maximum Density:
3. Minimum Setbacks:
Front Yard:
Rear Yard:
Side Yard:
2 DU/acre
35 feet
25 feet
25 feet
4. Maximum Building Height: 25 feet
5. Maximum Floor Area: 6,000 sq.ft. per unit.
(Excluding enclosed parking)
6. Minimum Off -Street Parking: Minimum 1 space per bedroom with a
maximum of 6 exterior/ uncovered spaces.
8. Maximum Irrigated Land Per Unit: 1,500 sf per unit.
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h. R / C / M.U. RESIDENTIAL / COMMERCIAL / MIXED
USE DISTRICT
Mixed residential and commercial uses intended to serve residents of the Spring
Valley Ranch PUD and surrounding area and to provide housing opportunities for
people employed in the Garfield County, Spring Valley Ranch PUD and the general
vicinity. Residential housing is intended to provide for individual unit ownership.
1. Uses By Right:
a) Single family and multi -family residential including row house and
townhouse, apartments and single-family lots, all of which shall be
part of the Affordable Housing Component of the PUD.
b) Commercial establishments, as listed below, provided the following
requirements are observed;
c) All service and repair operations are conducted within a building;
d) All storage of materials shall be within a building or obscured by a
fence.
e) All loading and unloading of vehicles is conducted on private
property areas or as not to preclude through traffic on an adjacent
public street;
f) No dust, noise, glare or vibration is projected beyond the lot.
g) Wholesale and retail establishments including sale of food,
beverages, dry goods, sporting goods, hardware, clothing, feed, home
and garden supplies; Personal service establishment, including bank,
barber or beauty shop, secretarial and business services, print and
copy shop, dry cleaning plant serving individuals only; restaurant
and lounge.
h) The following uses will not be allowed:
1. Car Wash
2. Laundromat
3. Sale of malt, vinous, or spirituous liquors in sealed containers
and not to be consumed at the place where sold
4. Sale of tobacco products
5. Sale of motor vehicle fuel
i) Day Care
j) Open Space
k) Offices/ Administration
1) Refer as well to special Design Standards applicable to all Zone
Districts.
m) Public and/ or private trails.
n) Operating hours will be restricted to 6am to lOpm.
R/C/M.U. CommerciaUResidential Standards
1. Minimum Lot Area:
2. Maximum Lot Coverage:
Note:
5.000 Sq. Ft.
70 percent
(a) Multiple structures occupied by a use by right are
allowed on a single lot.
(b) Residential and commercial uses may occupy the
same structure.
3. Maximum Total Commercial Floor Area within the District: 20,000 Sq. Ft.
4. Commercial Minimum Setback:
Front Yard 20 feet
Rear Yard 10 feet
Side Yard 10 feet
Multi -Family Minimum Setback:
Front Yard 20 feet
Rear Yard 10 feet
Side Yard 10 feet
Residential Minimum Setback:
Front Yard 25 feet
Rear Yard 20 feet
Side Yard 25 feet
5. Maximum Building Height:
25 feet
6. Minimum Off -Street Parking:
One space per 400 sq. ft. of leasable retail floor area or office area.
1.0 spaces per bedroom for all residential.
7. Resubdivision:
Row house, townhouse and multi -family structures may be resubdivided along
common party walls and multi family structures may be condominiumized
subsequent to construction.
8. Maximum Irrigated Land Area per dwelling unit:
1,000 sf.
9. Maximum Irrigated land area for commercial: 90,000 square feet.
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O. OFFICE
Limited office, gatehouse and administrative uses associated with sales, marketing.
construction offices and development management.
1. Uses By Right:
a) Office, real estate sales, Homeowner's Association support.
b) Refer as well to special Design Standards applicable to all Zone
Districts.
c) Refer as well to special Design Standards applicable to all Zone
Districts.
d) Public and; or private trails.
2. Maximum Lot Area: 8.95 acres
3. Maximum Lot Coverage: 30 percent
4. Maximum Total Floor Area within the District: 10,000 Sq. Ft.
S. Minimum Setback (Setbacks do not apply to gatehouse located in road R.O.W):
Front Yard 50 feet
Rear Yard
Side Yard
20 feet
50 feet
5. Maximum Building Height: 25 feet
6. Minimum Off -Street Parking: One space per 400 sq. ft. of floor area.
7. Maximum Irrigated Land Area: 4,000 sf.
M. M. METRO DISTRICT
1. Uses By Right:
a) Office and support facilities for the administration of the Metropolitan
District needs.
b) Outdoor and indoor storage facilities for equipment and maintenance
specific to operations of the Spring Valley Metropolitan District.
c) Fuel storage and distribution systems.
d) Domestic and irrigation water well including accessory building or
buildings for the enclosure of water treatment and pumping equipment
and associated facilities. Refer as well to special Design Standards
applicable to all Zone Districts.
e) Fire/EMS and Security Station
f) Public and/ or private trails.
2. Minimum Setbacks:
a. Setback from residential property or road right-of-way:
Fuel storage 75 feet
Other Buildings 20 feet
b. Setbacks from district boundary for underground facilities
Including well heads: 5 feet
3. Maximum Building Height: 25 feet
4. Parking: Minimum 1 space for every 400 sf of office space.
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• N. U. UTILITIES DISTRICT
1. Uses By Right:
a) Water storage and associated water distribution systems.
b) Park and greenbelt
c) Domestic and irrigation water well including accessory building or buildings
for the enclosure of water treatment and pumping equipment and associated
facilities.
d) Public and/ or private trails.
2. Minimum Setbacks:
a. Setback from residential property or road right-of-way:
Water storage
Other Buildings
35 feet
20 feet
b. Setbacks from district boundary for underground facilities
Including well heads: 5 feet
3. Maximum Building Height: 25 feet
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0. I.F. INSTITUTIONAL FACILITIES DISTRICT
1. Uses By Right:
a) Church and cemetery.
b) Park and greenbelt
c) Domestic and irrigation water well including accessory building for
the enclosure of water treatment equipment.
d) Public and; or private trails.
2. Minimum Setbacks:
a. Setback from residential property or road right-of-way: 75 feet
b. All other setbacks 25 feet
3. Maximum Building Height: 25 feet
4. Minimum Off -Street Parking: 1 per eight seats used or designed for use by
the congregation.
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• DESIGN STANDARDS
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A. UTILITIES
1. Water distribution systems including water main pipelines, wells, service -lines,
appurtenances, associated infrastructure and buildings; excluding water storage
tanks with volumes in excess of 10,000 gallons and with no water system
operational buildings having a floor area in excess of 200 square feet shall be
permitted in all zone districts.
2. Sanitary Sewage Collection systems including main pipelines, transmission lines,
service -lines, all appurtenances, associated infrastructure and buildings; with no
operational buildings having a floor area in excess of 200 square feet shall be
permitted in all zone districts.
3. Drainage and flood control structures and all appurtenances and associated
infrastructure and structures including but not limited to culverts, drainage
channels, and storm sewer pipelines and appurtenances and drainage detention
structures shall be permitted in all zone districts.
4. Irrigation distribution systems including irrigation main lines, wells, irrigation
service lines, reservoirs, all appurtenances, associated infrastructure, and
buildings; excluding irrigation storage tanks with volumes in excess of 10,000
gallons and with no irrigation system operational buildings having a floor area
in excess of 200 square feet shall be permitted in all zone districts.
5. Electrical, natural gas, telephone, cable television and fiber-optic systems
including transmission lines, distribution lines, service lines, all appurtenances
and associated infrastructure and buildings; with no buildings having a floor
area in excess of 200 square feet shall be permitted in all zone districts.
6. Geo -hazard mitigation structures including, but not limited to, debris -flow
mitigation structures such as settling basins, detention structures, diversion
dams/ landforms, and conveyance channels, rock -fall mitigation structures such
as rock -fall diversion structures, and rock -bolting, unstable slope mitigation
structures such as retaining walls, soil nailing and de -watering shall be
permitted in all zone districts.
B. FENCES
1. Fences within the Residential / Commercial / Mixed Use District, Metro District and
Open Space Agriculture District:
a. No fencing shall be allowed within the Front Yard of any lot.
b. Fences within the Rear and Side Yard Setbacks for non-residential uses shall be
no greater than 8 feet in height. For single-family detached lots fencing shall be
no higher than 48 inches.
2. In all remaining residential zone districts all fencing shall be contained within the
designated building envelope pursuant to the Design Guidelines and shall not exceed
4S inches in height.
3. Fences within all Open Space Districts shall observe the following criteria except for
areas requiring protection from deer and elk:
a) Maximum height:
Wire Fence or solid fence or wall - 42 inches
Rail Fence - 42 inches
b) 'Wire strand fences shall have a minimum of 12 inches between the top two wire
strands. All wire strands to be smooth wire with maximum of 4 strands.
c) Rail fences shall have an 18 -inch space between the lowest two rails with a
maximum of 4 rails.
d) Fences designed to exclude deer and elk from gardens or landscaped areas shall
meet the required building setbacks of the district.
C. LIGHTTh G
All exterior lighting shall be the minimum amount necessary for the safety
and welfare of the residents and all exterior lighting shall be directed inward
towards the interior of the subdivision and shall have fully shielded Light
sources. Refer to the Design Guidelines for specific criteria regarding
placement and fixture types.
D. DRIVEWAY STANDARDS
The following design standards for driveways shall apply to all residential and
commercial construction within the Spring Valley Ranch PUD.
> Driveways shall be provided to all structures.
> Driveways serving only one residence shall have an all-weather driving
surface with a minimum width of 16 feet. Driveways serving two or three
residences shall have an all-weather driving surface with a minimum width
of 24 -feet. Driveways shall not serve more than three residences.
> Driveways shall be provided with no less than 15 feet of vertical clearance.
> The maximum allowable gradient for driveways shall be 10%.
> The minimum allowable centerline radius for a driveway shall be 50 -feet,
except at the intersection with the roadway, where the centerline radius may
conform with the attached Driveway Intersection Detail.
> Any driveway in excess of 150 feet in length shall be equipped with a turn-
around at the end in accordance with the attached Driveway Turn -around
Detail. Looped driveways, driveways that connect at two separate points to a
platted roadway, are not required to provide turn-arounds. When required,
the driveway turn -around shall be provided within 50 -feet of the main
structure.
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> Any driveway in excess of 400 feet in length, and which has an all-weather
driving surface narrower than 24 -feet, shall be equipped with a driveway
turnout. Where required, driveway turnouts shall be constructed at a
minimum interval of 400 feet. Driveway Turnouts shall be provided in
accordance with the attached Driveway Turnout detail.
> Where roadway and driveway intersections are within areas having a
natural cross slope less than 30% the roadway and driveway intersections
shall be constructed in accordance with the attached Driveway Intersection
Detail. (See exception to this in the following Cul -De -Sac Design Standards.)
> All driveways shall extend to within 50 feet of the primary structures.
> All driveways that serve more than one residence shall be designed and
constructed in accordance with the attached Table 1 — Spring Valley Ranch
PUD — Street and Roadway Classification and Design Standards.
> All driveways shall be constructed with a drainage system consisting of
roadside ditches and channels, storm drainage systems and culverts
designed to adequately convey the peak rate of stormwater runoff generated
by the 100 -year storm event without causing erosion or deposition of eroded
materials. All stormwater runoff shall be conveyed as depicted on the Spring
Valley Ranch P.U.D. Preliminary Drainage Plan and shall not be diverted
into other drainage basins. The design of the driveway drainage system shall
be prepared by a Colorado Registered Professional Engineer with
specialized competence in hydrology, hydraulics and erosion control.
> Driveways are permitted in all zone districts.
E. ROADWAY STANDARDS
The following roadway design standards shall apply to all roadways within the Spring
Valley Ranch PUD.
> Roadway standards shall apply for all roads serving more than 3 residences.
> All roadways shall be classified as depicted on Exhibit 3 of the Spring Valley
Ranch P.U.D. application (Sketch Plan Map with Road Classification).
> All roadways shall be designed and constructed in accordance with the
attached Table 1— Spring Valley Ranch PUD — Street and Roadway
Classification and Design Standards.
> Roadways shall have an all-weather driving surface with a minimum width
of 32 feet.
> Roadways shall be provided with no less than 15 feet of vertical clearance.
> The maximum allowable gradient for a roadway shall be 10%.
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• Roadways shall be provided with all-weather shoulders having a minimum
width of 4 feet along each side of the 24 -foot wide all-weather driving
surface, thus creating a 32 -foot wide drivable surface.
> The minimum allowable roadway centerline radius shall be 50 -feet. Any
roadway curves with a radius Tess than 100 -feet shall be widened to
adequately accommodate the turning path of all emergency vehicles.
• The end of all dead-end (Cul-de-sac) roadways longer than 600 -feet shall be
provided with a turn -around having a minimum pavement radius of 60 -feet
in accordance with the attached Cul -De -Sac Turn -Around Details.
> Intersection of two roadways shall be within 7 degrees of perpendicular
wherever feasible and practical.
> The pavement return at roadway intersections shall have a minimum radius
of 30 -feet.
Roadways are permitted in all zone districts.
> All dead-end (cul-de-sac) roadways shall be equipped with a turn -around at
the end in accordance with the attached Cul-de-sac Turn -around Detail. In
areas with a natural cross -slope less than 15%, turn-arounds shall have a
minimum pavement radius of 60 feet. In areas with a natural cross -slope in
excess of 15%, turn-arounds shall have a minimum pavement radius of 45
feet.
> Dead-end roadways within the Residential/Ranch Lots District shall comply
with the following Cul -De -Sac Design Standards.
> Dead-end (cul-de-sac) roadways shall not serve more than 10 residences or
non-residential use that generates an Average Daily Traffic (ADT) of more
than 100 vehicle trips per day. (An Average Daily Traffic (ADT) of 100
vehicle trips per day is equivalent to the ADT generated by 10 residences.)
> In order to accommodate the longer dead-end roadways, the water
distribution system shall be designed and constructed in accordance with the
Water Distribution System and Fire Protection Design Standards provided
below.
F. CUL-DE-SAC DESIGN STANDARDS (Residential/Ranch Lots District)
> All cul-de-sac roadways shall meet the Road Design Standards provided
above.
> The end of all cul-de-sac roadways shall be provided with a turn -around
having a minimum pavement radius of 60 -feet in accordance with the
attached Cul -De -Sac Turn Around Details.
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> On dead-end roadways, which are longer than 600 feet in length,
intermediate turn-arounds shall be provided at intervals of approximately
600 feet in accordance with the attached Intermediate Cul -De -Sac Turn -
Around Details, where practical and feasible.
• In areas with a natural cross -slope less than 15%, intermediate turn-
arounds shall have a minimum pavement radius of 60 -feet. In areas where
the natural cross -slope is in excess of 15%, but less than 30%, intermediate
turn-arounds shall have a minimum pavement radius of 45 -feet. In areas
where the natural cross -slope is in excess of 30%, an intermediate turn-
around is not required. In these instances, where an intermediate turn-
around is not required due to the excessive grade, all road and driveway
intersections between the previous intermediate turn -around and the
following intermediate turn -around shall be provided in accordance with the
attached Driveway Intersection Detail regardless of the cross slope.
> In order to accommodate the longer dead-end roadways, the water
distribution system shall be designed and constructed in accordance with the
Water Distribution System and Fire Protection Design Standards provided
below.
> All cul-de-sac roadways shall be designed and constructed in accordance
with the attached Table 1 — Spring Valley Ranch PUD — Street and Roadway
Classification and Design Standards.
G. WATER DISTRIBUTION SYSTEM AND FIRE PROTECTION DESIGN
STANDARDS:
• All structures in all zone districts (except ResidentiaUCommercialiIixed
Use District) shall be separated by no less than 50 -feet.
i All residential structures shall have no more than two stories and shall be
not more than 25 -feet in height (based on Garfield County building height
standards).
.> Roof coverings on all structures shall be non-combustible materials as
determined by the Authority Having Jurisdiction (AHJ).
• Fire hydrant spacing shall conform to UFC 1997 Table A III B 1 as follows:
• Residential Cabins District 500 ft. maximum spacing
• Residential Golf District 500 ft. maximum spacing
• Residential Estate Lot District 500 ft. maximum spacing
• Residential Ranch District (see note below)
• Residential Duplex District 500 ft. maximum spacing
• Residential in Mixed Use District 500 ft. maximum spacing
• Commercial in Mixed Use District. 450 ft. maximum spacing
• Sales office in Office District 500 ft. maximum spacing
• Other Districts and Uses Maximum spacing per UFC 1997
• All residences within the Residential/Ranch Lots District shall be provided
with a fire hydrant within 100 -feet of the residence. Any residence within the
Residential/Ranch Lots District with a floor area greater than 18,000 square
feet shall be provided with two fire hydrants within 100 -feet of the residence.
> All structures shall not be greater than 1000 -feet from a fire hydrant.
• Where new water mains are extended along streets where hydrants are not
needed for protection of structures or similar fire problems, fire hydrants
shall be provided at spacing not to exceed 1000 -feet to provide for
transportation hazards.
The final fire hydrant locations shall be approved by the AHJ.
> Fire Hydrants shall be capable of providing the minimum fire flows and
duration within each zone district in conformance with UFC 1997 Table A
III A 1, while maintaining a minimum system pressure of 20 psi. as follows:
• Residential Cabins District - 4000 Sq.Ft. Max 1500 GPM for 2 hr.
• Residential Golf District —6000 Sq.Ft. Max 1500 GPM for 2 hr.
• Residential Estate District —10,000 Sq.Ft. Max 1500 GPM for 2 hr.
• Residential Ranch District — 25,000 Sq.Ft. Max '125 GPM for 2 hr.
• Residential Duplex District — 6000 Sq.Ft. Max 1500 GPM for 2 hr.
• Residential in Mixed Use District — 3600 Sq.Ft. Max1500 GPM for 2 hr.
• Commercial in Mixed Use District — 20,000 sf. Max1875 GPM for 2 hr.
• Equestrian Center in Open Space Min. Fireflow per UFC 1997
• Sales office in Office District —10,000 Sq.FtMax 1500 GPM for 2 hr.
• Golf Clubhouse Min. Fireflow per UFC 1997
• Golf Maintenance Center Min. Fireflow per UFC 1997
> All water storage tanks shall be sized to provide a minimum of one day's
normal domestic water usage and the maximum amount of Etre storage
calculated from the fireflows and durations stated above.
> The water distribution system shall be looped wherever feasible and
practical.
> The minimum diameter of water main pipe shall be 8 -inches, except for fire
hydrant laterals of less than 50 -feet in length. Fire hydrant laterals longer
than 50 -feet shall be a minimum diameter of 8 -inches, with an 8 -inch by 6 -
inch reducer immediately ahead of the fire hydrant.
> The maximum static pressure at a fire hydrant shall have a maximum static
pressure of 120 -psi, wherever practical and feasible.
> All new structures Larger than 200 square feet located within the
Residential/Ranch Lots District, Residential/Meadow Lots District,
Residential/Estate Lots District, Residential/Golf Lots District,
Residential/Cooperative Ownership Cabins District, Residential/Duplex, -
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Townhomes District, Office District, Metro District, Institutional Facilities
District, Golf Clubhouse District, Open Space/Agriculture District and Open
Space/Golf District shall be provided with automatic sprinkler systems in
accordance with NFPA 13 and approved by the AHJ.
All residential structures greater than 3600 square feet located within the
Residential/Commercial/Mixed Use District shall be provided with
automatic sprinkler systems in accordance with NFPA 13 and approved by
the AHJ.
> The initial fire station shall be constructed in the Metro District near the
Residential/Commercial/Mixed Use District (Village Center). The second
fire station shall be constructed in the Metro District parcel near lot R57 in
the ResidentiaURanch Lots District at the time to be determined by the AHJ.
i Year-round fire department access shall be provided to surface water at the
four designated reservoirs within the project. These four reservoirs shall be
provided with dry hydrants.
PROPOSED FLNAL PLAT NOTES
The following are proposed as notes appropriate for inclusion on final plats within the
Spring Valley Ranch Planned Unit Development:
A. Certain building envelope locations may be subject to geologic and hydrologic
conditions that require consideration in the design of structures at these locations. At
the time of building permit application, all structures shall require the submittal of a
site-specific soils and foundation investigation report addressing soils and geologic
conditions, foundation design and drainage prepared by a registered professional
engineer. All site construction shall be conducted in accordance with the engineer's
recommendations.
B. No open-hearth solid -fuel fireplaces or solid -fuel burning stoves are allowed in the
Spring Valley Ranch Planned Unit Development, except that a total of 4 new open
hearth fireplaces shall be allowed within community use facilities such as the golf club
house, equestrian center, community building and sales office/ development office.
C. Prior to submittal for building permit on any portion of the Spring Valley Ranch PUD,
Owners of individual parcels/ lots shall provide a site plan and site-specific foundation
and geotechnical investigation report to the Design Review Board for Spring Valley
PL'D for the lot to be constructed upon. Subsequent to review and approval of the plans
for development by the Design Review Board, the lot Owner shall then begin the
building permit process with Garfield County.
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