HomeMy WebLinkAbout1.0 Application•
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WESTBANK RANCH
PLANNED UNIT DEVELOPMENT
GARFIELD COUNTY, COLORADO
OWNER:
WESTBANK RANCH #1 LTD.
PLANNING:
THE LAND DESIGN PARTNERSHIP
GLENWOOD SPRINGS, COLORADO
CIVIL ENGINEERING:
ELDORADO ENGINEERING COMPANY
GLENWOOD SPRINGS, COLORADO
SOILS/GEOLOGY:
LINCOLN DEVORE
GLENWOOD SPRINGS, COLORADO
DATE:
July 24, 1978
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TABLE OF CONTENTS
LETTER OF APPLICATION
REGIONAL MAP
AREA MAP
P,U,D, OBJECTIVES
SITE CHARACTER
P,U,D, CONCEPT
P.U.D. ZONE REGULATIONS
AREA AND ACREAGE SUMMARY
SUPPLEMENTAL INFORMATION
ENGINEERS STATEMENTS
LEGAL BOUNDARY DESCRIPTION
PROPERTY OWNERS WITHIN 300'
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A-1
A-2
B-1
C-1
C-2
November 27, 1978
:J 18
Mr. Ray Baldwin
Planning Director
Garfield County Planning Department
2014 Blake Avenue
Glenwood Springs, CO 81601
Dear Ray:
the
land design
partnership
In response to you letter of November 21, 1978, John
Huebinger, representing Westbank Ranch #1 LTD, has agreed
to the requested 30 day extension of the review of the
Westbank P.U.D. zone change application. Both The Land
Design Partnership and Westbank Ranch #1 LTD will cooperate
in whatever way possible to assist the County in reaching
a decision by January 20, 1979, the revised deadline date.
Sincerely,
THE LAND DESIGN PARTNERSHIP
Ronald B. Liston
RBL/rjn
es. bank Ranch #
Jo n Huebinger
Village Plaza
glenwood springs co 81601 945-6830
7•RAND AVENUE
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410
JAMES M. LARSON
ATTORNEY AT LAW
P.O. BOX 476
GLENWOOD SPRINGS, COLORADO 81601
TO WHOM IT MAY CONCERN:
August 30, 1978
Ron Liston of Land Design Partnership requests that I
briefly outline the water rights appurtenant to the Westbank
Ranch Subdivision in Garfield County, Colorado.
I previously have furnished Mr. Liston with copies of
pertinent documents evidencing the existance of such rights.
I therefore will not duplicate my efforts with regard to
such photocopy information.
TELEPHONE
303 - 945-8659
The domestic water rights are comprised of Westbank Ranch
No. 1, Ltd. Well No. 1 (15 gpm), Westbank Ranch No. 1, Ltd.
Well No. 2 (15 gpm), and Westbank Ranch No. 1, Ltd., Well No. 3
(25 gpm absolute, 15 gpm conditional). All of said water rights
have been adjudicated for domestic purposes and other purposes,
and domestic use is the primary use to service the single family
dwellings which have been constructed at Westbank Ranch Subdivision
together with their appurtenant lawns and gardens.
The other domestic right is represented by Westbank Ranch
No. 1, Ltd. Well No. 4. An Application for this water right
will shortly be filed seeking an adjudication of 135 gpm for
domestic, commercial and recreational purposes. My understanding
is that all four wells are presently in use and are pumping at
the adjudicated amounts.
On October 27, 1975 the water referee for Water Division
No. 5 entered his ruling with respect to the Robertson Ditch,
out of which Westbank Ranch No. 1, Ltd. has certain adjudicated
rights, namely 10.0 cubic feet of water per second of time
encompassing three different adjudications, an original and two
enlargements. The ruling allowed Westbank to change the method
of use of the water owned in the Robertson Ditch and to store
the water, at necessary times, in five storage ponds and therefrom
to use the water for recreational, piscatorial, and irrigation
purposes for the Westbank Ranch Golf Course. All construction
encompassed by the requested change was completed and the system
has been in full operation since August of 1972. The referee's
s
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August 30, 1978
Page 2
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ruling was made the judgment and decree of Court on April 26,
1976.
JML/ef
cc: Mr. John Huebinger, Jr.
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Yours very truly,
rl/. 2a.,i,e3
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0235 Oaklane
Glenwood Springs, CO 81601
July 24, 1978
Honorable Board of County Commissioners
of Garfield County
Garfield County Courthouse
P.O. Box 640
Glenwood Springs, CO 81601
RE: Application P.U.D. - Westbank Ranch
Gentlemen:
Enclosed with this letter is an Application for Planned Unit Develop-
ment Approval of a parcel of property in Township 7 South, Range 89
West, 6th Principal Meridian, Garfield County, Colorado.
This property is owned by Westbanks Ranch #1 LTD., a limited partner-
ship. The general partner of Westbank Ranch #1 LTD. is Westbank De-
velopment Inc. Being President of Westbank Development Inc., by
this letter I represent to you that the above parties are in agree-
ment with the proceeding of this P.U.D. Application.
The remainder of the enclosed presentation has been prepared by The
Land Design Partnership in Glenwood Springs, with the assistance of
Eldorado Engineering Company and Lincoln DeVore, both in Glenwood
Springs.
I would indicate on behalf of Westbank Ranch #1 LTD., Westbank De-
velopment Inc., myself and the design team that we will cooperate
fully with you and the County's professional staff in the processing
of this Application for P.U.D. Approval.
Sincerely,
'Th
John Huebinger I
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LEGEND
680
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WESTBANK RANCH P.U.D. OBJECTIVES
The following objections are a summarization of the concepts
which have guided the design of the P.U.D. since its inception.
1. To provide a highly desirable rural residential living
environment with a suburban character in the Roaring
Fork valley area with an emphasis on preserving the na-
tural beauty of the site.
2. To provide a variety in dwelling types, such as might be
found in an urban area, while preserving the amenities
of rural living.
3. To provide for common open space and recreation facilities
which will promote a community atmosphere.
4. To concentrate growth and development in an area where
development now exists thereby making more efficient use
of utility systems and county services.
5. To provide a safe access road that minimizes long teiui
visual impact.
(A)
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SITE CHARACTER
The Westbank Ranch P.U.D. is contiguous on the north with
Westbank Ranch Filings 1,2 and 3. Two primary routes provide
access to the development. County roads 109 and 154 intersect
with Highway 82 both to the north and south of the development.
From the north, it is approximately 1 mile to Highway 82,
while it is approximately 1.5 miles to Highway 82 from the
southern access point. The Westbank Ranch P.U.D. is located
approximately 4 miles from Glenwood Springs and 8 miles from
Carbondale.
The major portion of the P.U.D. is located on a bench over-
looking the existing filings to the north. The slopes on the
bench to be developed generally range from 5% to 25% with the
average elevation being 6,220 feet. Drainage gulches, vege-
tated with Rocky Mtn. Juniper and Pinyon Pine,accent the
edges of the bench. There is evidence that the bench was, at
one time, cleared of sagebrush for dryland farming. Although
the site has a northern aspect, it recieves moderately good
sunshine throughout the year.
A detailed description of geologic and soil character of the
site is available at the County Planning Department.
(A-1)
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P.U.D. Concept
The Westbank Ranch P.U.D. is unique in that it offers a variety
of high quality rural living options with a suburban character
which, when coupled with the existing filings, will create a
desirable community atmosphere.
The Westbank Ranch P.U.D. is based on three concepts of dwelling
types. On top of the bench, to the south of the existing filings,
there will be a Residential/Single Family District and a Residen-
tial/Cluster Housing District. The third concept, a Residential/
Multifamily District, will be located in the lower lying area at
the base of the bench.
Each concept offers a unique living situation. Lots spacious
enough to foster variety in dwelling placement without being
overly burdensome in teems of lawn maintenance, is an attractive
quality of the Single Family District. The Cluster Housing
District offers the benefits of private open space, minimal lot
maintenance, potential shared service or recreation facilities
and the economic efficiencies of clustered or rowhouse building
concepts. Spacious lots and open space areas will serve to buf-
fer the Multiple Family lots from the existing single-family lots
to the north. These lots are limited to rowhouse type structures
which, as reflected by the site sketch, will create a gracious,
low density appearance. Some present Westbank Ranch residents
undoubted will find it desirable to abandon their present res-
idences for these efficient, comfortable townhouse units.
The lots included in this P.U.D. will be connected to a central
Wastewater Treatment Plant to be constructed by the developer.
The Treatment Plant will be dedicated to and managed by a Special
Use District made up of the present Westbank Ranch Development
and the Westbank Ranch P.U.D. The exisiting water system will be
expanded to incorporate domestic water service to the P.U.D.
Landscape irrigation will not be provided through the domestic
water system. The developer will install pumps and service lines
as necessary to deliver irrigation water to all lots from available
ditch water at the base of the bench. Both domestic water and
irrigation water systems will be given to the District for oper-
ation, mainteneance and management. Public service utilities, in-
cluding electric, telephone and natural gas,shall be installed
underground.
For the purpose of maintaining a high quality standard throughout
the P.U.D., a Homeowner's Association, made up of the resietts
within the P.U.D., shall have strict control over all structural
and site development activities, including landscaping. The
Special Use District, to be formed as a non-profit corporation,
will manage all recreation and open space facilities. The deve-
loper will contribute, to the district a set fee per dwelling unit
that will be used solely for the development of recreational fac-
ilities for the residents of the Westbank Ranch Development and
the Westbank Ranch P.U.D.
/A_')\
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Special efforts will be taken to minimize the visual impact
created by the construction of the access road. Disturbed areas
will be revegetated in an effort to reduce the visual impact and
increase the soil stability. Preliminary design indicates that
the road will not be in excess of an 8% gradient. All roads will
be in dedicated public right-of-way and built to Garfield County
Road Construction Specifications.
(A)-3
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WESTBANK RANCH P.U.D. ZONING REGULATIONS
Section I.
A. To carry out the purposes and provisions of the Garfield
County Zoning Resolution, Garfield County, Colorado and,
particularly, Section 1.400 of that title, as amended,
the Westbank RAnch Planned Unit Development Zoning Dis-
trict is further divided into the following Zone District
classifications:
R/S.F. - Residential/Single Family District
R/C.H. - Residential/ Cluster Housing District
R/M.F. - Residential/Multiple Family District
O.S. - Open Space District
B The boundaries of these Districts shall be located as
shown on the Westbank Ranch P.U.D. Plat.
Section II. R/S.F. - Residential/ Single Family District
A. Uses, by right.
Single -Family dwelling and customary accessory uses in-
cluding buildings for shelter or enclosure of small
animals or property accessory to use of the lot for
single-family residential purposes and fences, hedges,
gardens, walls and similar landscape features.
Park and Greenbelt.
B. Uses, conditional.
None
C. Uses, special.
None
D. Minimum Lot Area
16,000 square feet
E. Maximum Lot Coverage
15 percent
F. Minimum Setback
Front yard - 25 feet
Side yard - 10 feet
Rear yard - 30 feet
G. Maximum Building Height
25 feet
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H. Off -Street Parking/Residential
Four (4) off-street parking spaces on the same lot for
each dwelling unit or one (1) space per 600 hundred
square feet of floor area, which ever is greater.
Section III. R/C.H. - Residential/Cluster Housing District
A. Uses, by right
Cluster Housing, row housing, and customary accesory
uses including buildings for shelter or enclosure of
small animals or property accessory to use of the lot
for residential purposes and fences, hedges, gardens,
walls, and similar landscape features.
Park and Greenbelt.
B. Uses, conditional
None.
C. Uses, special
None.
D. Minimum Four-plex lot area
• 1. 35,000 sq. ft.
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2. Lots within a Four-plex lot shall have no minimum
lot area.
E. Maximum Coverage of a Four-plex lot
1.
35 percent
2. Lots within a Four-plex lot will have no maximum lot
coverage
F. Minimum Four-plex lot setback
1. Front yard - 25 feet
Side yard - 20 feet
Rear yard - 25 feet
Internal lot setbacks for the purpose of accommading
row housing or cluster housing shall be determined at
the time of subdivision of a Four-plex lot. These may
include single-family dwelling units that share common
walls and combined service facilities, whether or not
providing for separate ownership of land and buildings
and other architectural innovations such as clustered
detached single-family dwellings with private patio yards
as the buffer between units.
in\
411 G. Maximum Building Height
25 feet
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H. Off -Street parking/residential
Three (3) off-street parking spaces for each dwel-
ling unit, or 1 space per 500 square feet of floor
area, which ever is greater.
Section IV R/M.F. - Residential Multi -family
A. Uses, by right
Row housing dwelling and property accessory to use of
the lot for residential purposes and fences, hedges,
landscaping, walls, and similar landscape features.
Park and greenbelt.
B. Uses, conditional
None
C. Uses, special
None
D. Minimum Lot Area
Multiple family lots shall be in substantial compli-
ance with lots as shown on P.U.D. Plat.
E. Maximum Multi -Family Lot Coverage
30 percent
F. Minimum Multi -Family Setback
30'feet from lot perimeter
G. Maximum Building Height
30 feet
H. Off -Street Parking/Residential
Three (3) off-street parking spaces on the same multi-
family lot for each dwelling unit or 1 space per 500
square feet of floor area, whichever is greater.
Section VI.
Except as hereinabove provided, and except for the follow-
ing sections of the Garfield County Zoning Resolution, all
provisions of the Garfield County Zoning Resolution shall
be applicable to the Westbank Ranch P.U.D. Zoning Dis-
tricts. The Sections of the said Zoning Resolution which
shall have no applicability are as follows:
Section 3.00 through 3.11.04
Section 4.01.02 paragraph (1)
(B-3)
ACREAGE AND DWELLING UNIT SUMMARY
ACRES MAXIMUM UNITS
Residential/Single Family District 29.4 32
Residential/Cluster Housing District 9.2 32
Residential/Multiple-Family District 19.7 36
Open Space District /� •7
Road R.O.W. 9.3
Total Acres Z 3G. U
Total Dwelling Units 100
Gross P.U.D. Density
Net Density
Residential/Single Family Dist.
Residential/Cluster Housing District
Residential/Multiple Family District
Note:
1.1 units/acre
3.5 units/acre
1.8. units/acre
Engineering refinement of the plan as required for final
platting may result in minor variations in the proposed
acreages.
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HOMEOWNERS ASSOCIATION
A home owners association shall be formed at the time of final
platting of the first phase of the P.U.D.. The purposes and
powers of association shall include:
1. To promote the health, safety, and welfare of owners
of real property within the P.U.D.
2. To enforce all covenants including provisions for
architectural control.
Covenants
To further assure the development and continuation of the West -
bank Ranch P.U.D. as a high quality rural residential area, pro-
tective covenants shall be recorded along with the final plattings
of the P.U.D.. A preliminary draft of these covenants, including
the following topics, is on file with the County Planning Depart-
ment.
1. Architectural Committee.
-site and building design
- minimum floor area
-accessory structure design
- modification of the existing landscape
and new landscaping
2. Lot use restrictions.
3. Signs
4. Animals
- type allowed
5. General site maintenance
6. noxious activites
7. Underground utilities
8. Vehicle control
9. Easements
10. Temporary Structures
(C-2
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School/Parks Dedication
In accordance with Section 5.11 of the Subdivision Regulations
of Garfield County, Colorado, as amended, the Westbank Ranch
P.U.D. owners will cooperate with the Board of County Commis-
sioners to appropriately compensate the county for the reason-
ably necessary public facilities (schools/parks) required by
the future residents of the P.U.D.
Phasing
The Westbank Ranch P.U.D. is presently anticipated to develop
in two phases generally described as follows:
Phase 1. Initial development will include construction and re -
vegetation of the access road to the upper terrace
and the platting of all single-family and four-plex
lots. The first phase of the wastewater treatment
plant will be installed along with all service util-
ity systems.
Phase II. The Final phase of development will include the entire
Residential/Muliple-Family district, its access road
and all pertinent utilities.
(C)-3
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WESTBANK RANCH P.U.D.
The attached Protective covenants for the Westbank Ranch
Subdivision Filing No. 1. are submitted as a preliminary
draft of the covenants for the Westbank Ranch P.U.D. Several
elements and references will of course require alteration.
The General Restrictions on Use, Article V, will except for
those paragraphs herein marked out will be generally applicable
to the Westbank Ranch P.U.D.
WESTBANK RANCH SUBDIVISION, FILING N111/
PROTECTIVE COVENANTS
Westbank Ranch No. 1, Ltd., a Colorado limited partnership, by
and through its duly authorized general partner, Westbank Devel-
opment Co., Incorporated, a Colorado corporation, as the fee owner
of Westbank Ranch Subdivision, Filing #1, desiring to insure the
Ilvelopment and continuity of Westbank Ranch Subdivision, Filing #1,
residential subdivision for itself, its successors, legal rep-
entativee, assigns and grantees. hereby declares to and for the
nefit of all persona who may hereafter purchase and from time to
time own lots in Westbank Ranch Subdivision, Filing yl, that said
ownership and holding of said lots shall be subject to the follow-
ing protective covenants and conditions, all of which shall be
deemed to be appurtenant to and run with the land and inure to the
benefit of and be binding upon the owners of said lots, their heirs,
successors and assigns,
ARTICLE I
Purpose of Covenants
1. It is the intention of the fee owner of Westbank Ranch
Subdivision, Filing #1, expressed by the execution of this instru-
ment, that the lands within Westbank Ranch Subdivision, Filing #1,
be developed and maintained as a highly desirable rural residential
area. It is the purpose of these covenants that the present natural
beauty, natural growth and native setting and surrounding of Westhank
Ranch always be protected insofar as is possible in connection with
the uses and structures permitted by this instrument.
ARTICLE II
Definitions
1. weatbank Ranch Subdivision. Whenever the terms 'Westbank
Ranch Subdivision 'westhank Ranch', or "Westbank" are used in
these covenants. they shall mean all the lands included in Westbank
Ranch Subdivision, Filing #1. and as described on the plat filed for
record with the Garfield County Clerk and Recorder.
2. Residence. The term "Residence" as used herein shall be
construed and held to include single family dwellings and to exclude
apartment houses, condominiums. or any dwelling place containing
more than one family unit.
3. Residential Purpose. The term "Residential Purpose' as
used herein shall be construed and held to include the use of a res-
idence as a home and principal dwelling place by the owner thereof.
4, Family. The term "Family" or "Family Unit" shall mean
a household composed of man and wife, and children, and/or other
relatives having natural or moral duties to care for one another.
ARTICLE III
Membership in Westbank Ranch Homeowners' Association
1. All persons or associations (other than the Westbank
Ranch Homeown.rs' Association) who own or acquire the title in fee 0t any o3' the lands in Westbank Ranch Subdivision, Filing #1, or
lands owned by the Declarant adjacent to said subdivision
may be subsequently subdivided by the Declarant and included
t in the Westbank Ranch Homeowners' Association (other than
lands dedicated to public use) by whatever means acquired, shall
automatically become members of the Westbank Ranch Homeowners'
Association, to be created as a non-profit Colorado corporation
in accordance with the Articles of Incorporation of said Westbank
Ranch Homeowners' Association, its successors and assigns, to be
filed with the Clerk and Recorder of Garfield County, Colorado.
Once the Articles of Incorporation of said Westbank Ranch Home-
owners' Association are filed as referred to above, subsequent fee
owners of property within the Westbank Ranch Subdivision, Filing #1.
shall become members of said association in accordance with the
Articles of Incorporation as presently in effect and as the same
may be duly amended from time to time and also recorded in the
records of Garfield County.
ARTICLE IV
Architectural Control Committee
1. The Architectural Control Committee shall consist of
Mr. Arthur Small and Mr. John Huebinger, or three or more members
appointed by them, which members shall be owners of lots in West -
bank Ranch Subdivision, Filing y1. Said Architectural Control
Committee shall have and exercise all of the powers, duties. and
responsibilities set out in this instrument.
2. Approval by the Architectural Control Committee. Before
anyone shall commence the construction, remodeling. addition to. or
alteration of any building. swimming pool, wall, fence, coping, or
other structure whatsoever, on any lot. there shall be submitted to
the Declarant for transmittal to the Architectural Control Committee.
two complete sets of the plans and specifications for said work and
and no such structure or improvement of any kind shall be erected,
altered. placed or maintained upon any lot unless and until the final
plans, elevations and specifications therefor have received such
written approval as herein provided. Such plans shall include plot
plans showing the location on the lot or property of the wall• fence,
coping, or other such structure proposed to be constructed, placed,
altered or maintained. and elevation of same, together with the pro-
posed color schemes for roofs, and exteriors thereof, indicating
materials for same. The committee shall have the right to refuse
to approve any such plans or specifications, which are not suitable
or desirable in its opinion, for aesthetic or other reasons, and in
so passing upon such plans and specifications, it shall have the
right to take into consideration the suitability of the proposed
building. structure or other improvement and of the materials of
which it is to be built, to the site upon which it is proposed to
erect the same, the harmony thereof with the surroundings and the
effect of the building or other structure as planned, on the outlook
111/1
the adjacent or neighboring property.
3. Method of Approval. The Architectural Control Committee
shall approve or disapprove, in writing, said plans and specifications
within thirty days from the receipt thereof. One set of said plans
and specifications with the approval or disapproval shall he retained
by the committee. In the event no action is taken to approve or
disapprove such plans end specifications within the said thirty day
period. the provision-equirinr approval of said plans and specifica-
tions shall b. deemed to have been waived.
4 Architectural Control Committee Not Liable. The Arch-
itectural Control Committee shall not be responsible to any person
or entity In any mann atsoever for any defect in any plans or
specifications submltt nor as revised by said committee, or for
any work done pursuant to the requested changes of said plans and
specifications.
ARTICLE V
General Restrictions on Use
1. Zoning Regulations. No lands within Westbank Ranch
Subdivision, Filing 1, shall ever he occupied or used by or for
any structure or purpose or in any manner which is contrary to the
applicable zoning regulations of Garfield County, Colorado.
2. Mining, Drilling or Quarrying. No mining. drilling,
quarrying, tunneling or excavating for any substance within the
earth, including oil, gas. minerals, gravel, sand, rock and earth
shall ever be permitted within the limits of Westbank Ranch Sub-
division, Filing M1.
3. Business, Commercial or Trade Uses. No lands within
Westbank Ranch Subdivision. Filing y1, shall ever be occupied or
used for any commercial, business or trade Purpose and nothing shall
be done on any of said lands which is a nuisance or might become
a nuisance to the owner or owners of said lards, excepting use of
a portion a portion of the lands for sale of lots by The Declarant
shall be permitted.
4. Animals and Agriculture. Residents may keep dogs, cats
or other animals which are bona fide household pets on lands within
Westbank Ranch Subdivision, Filing W1, so long as such pets are not
kept for commercial purposes and do not make objectionable noises
or otherwise constitute a nuisance or inconvenience to any of the
residents of Westbank Ranch. No cattle, sheep, goats, pigs, poultry
or other livestock shall be kept or maintained on any lot. Horses
may be kept on lots exceeding three acres in size only if such lots
are approved, and in the rase of such approval, the number of horses
for any such approved lot shall be limited to two, limited by the
Declarant. No lands shall be used for agricultural purposes except
for normal residential gardening of flowers, fruits and vegetables.
5. Signs. No advertising or signs of any character shall
be erected, placed, permitted or maintained on any lot or structure
within Westbank Ranch other than one "For Sale" or one "For Rent"
sign approved by the Architectural Control Committee and a name
plate and street number of the occupant.
6. - sion. No lot described in the plat of
Ranch Subdiv elan, Fi 1 - eve -- n o smaller
lots or tracts, nom - less than the full
ns as shown on said recorded pia .
7. Combining Lots. If two or more contiguous lots are
owned by the same owner, they may be combined into one lot by means
of a written document executed and acknowledged by the owner thereof,
approved by the Architectural Control Committee, and recorded in the
real property records of Garfield County, Colorado.
8 Service Yards and Trash. Each residence must maintain
an enclosed service yard of sufficient, size to conceal garbage
cans, clothes lines, wood piles and storage piles from lots, roads
and all common areas within or adjacent to Westbank Ranch Subdiv-
ision, Filing #1. No above ground oil, gas or water tanks shall
be permitted on any lot.
9. Underground Utility Lines. All utility pipes and lines
within the limits of Westbank Ranch Subdivision, Filing N1, must
be buried underground and may rot be carried on overhead poles nor
above the surface of the ground. All such services must be buried
underground from the point where said utilities take off from trans-
formers and terminal points supplied by the developer.
10. Construction of DwellingHouse. All construction and
alteration work shall be prosecuteddiligentlyand each building,
structure or improvement which is commenced on any residential
lot shall be completed within twelve months from the commencement
of construction. No persons may live in or use as a dwelling place
a partially constructed building. In the event of a breach of this
covenant, the Declarant and/or Westbank Ranch Homeowners' Assoc-
iation shall have the right to complete construction of any incom-
pleted building, structure and improvement under the provisions of
Article VII, paragraph 2 hereof.
11. Temporary Structures. No temporary house, trailer, tent,
garage or outbuilding shall be placed or erected upon any part of
any lot in Westbank Ranch Subdivision, Filing 01, provided, however,
that during the actual construction of any improvement on any lot,
necessary temporary buildings for the storage of materials may be
erected and maintained by the person doing the construction.
12. Towers and Antennas. No towers or radio and television
antennas shall be erected or permitted to remain on any residential
lot within Westbank Ranch Subdivision, Filing #1, except that nor-
mal radio and television antennas attached to a dwelling house may
project up to six feet above the highest point of the roof of the
structure.
13. Exterior Lighting,. All exterior lighting and light
standards on residential lots shall be approved by the Architec-
tural Control Committee for harmonious development and the pre-
vention of lighting nuisance to other residents of Westbank Ranch.
14. Garbage Disposal and Sanitary Systems. Each dwelling
house containing a kitchen in Westbank Ranch Subdivision, Filing N1,
shall be equipped with a garbage grinder or garbage disposal unit
of a type approved by the Architectural Control Committee.
P disposal system, sanitary system, cesspool
ted or used on any lot u
on and
shall
to design, capacl
lic health officials of
Colorado and als
disposal
c tank
y approved as
ction by all proper pub-
arfield and the State of
mittee. Sewage
acres
Architecture
constructed on lots containing
area shall he equipped with chlorination treatment u
other imprc
set back at least
side lot lines and 30 fee
shown on the recorded p
Placement of an
Suhdivi
S.t lack Restrictions. Every building. struct
o.her than fences, terraces ane
from the street
structures on lo
rg 01, must he approved by the Ar
mmittee prior to commencement of construction.
shall be
30 feet from the
t line, as the same are
nch Subdivision, Filing 41.
Westbank Ranch
al Con-
16. Walls and Fences. Walls, fences and g shall be
limited to six feet in height measured from the aujoining ground
surface inside the wall or fence, provided, however. no fence shall
be permitted to abut any golf course constructed adjacent to 'Nest -
bank Ranch Subdivision, Filing #1, and any fence so constructed
shall be removed, whether the same was constructed before or after
the construction of any such golf course. Boundary planting along
any lot lines, except trees with single trunks, shall not be per -
ted to grow higher than eight feet. No chain link fences shall
• be permitted in Westbank Ranch Subdivision, Filing #1.
17. Cleanliness and Unsightly Growth. Each lot shall at
all times be kept in a clean, sightly and wholesome condition. No
trash, litter, junk. boxes, containers, bottles, cans, implements,
machinery, lumber, or other building materials shall be permitted
to remain exposed on any lot so as to be visible to any neighboring
lot. road, or the Westbank Ranch Golf Course, except as is necessary
during the period of construction. Each lot shall at all times be
kept clear of weeds and other unsightly growth, and any and all
landscaping that becomes objectionable or interferes with the oper-
ation of the golf course, on demand by the Declarant, shall be forth-
with removed by the property owner.
Golf Course. The Westbank Ranch Golf Course, wh
constructe• hall abut some of the property within Wes • Ranch
Subdivision. #1. Easements to permit the .. _ of every act
necessary and prope the playing of the- golf on the golf
course adjacent to any o : lots whit. • be subject to these
restrictions are hereby grant . ablished. These acts shall
include, but not be limited - overy of golf balls over and
upon such lots, the us. ecessary anal equipment upon such
golf course, the - and common noise leve -ated by the playing
of golf, to:- with all the other usual and com activity
assoc - . with the game of golf and with the normal a . .ual act -
associated with the operation of a golf or country b.
ARTICLE VI
Easements Reserved
1. Easements and rights of way in perpetuity are hereby
reserved for the erection, construction, maintenance and operation
of wires, cables, pipe, irrigation ditches (in addition to any
irrigation ditches which now exist in place), conduits and apparatus
for the transmission of electrical current, telephone, television
and radio lines and for the furnishing of water, gas, sewer service,
or for the furnishing of other utility purposes together with the
right of entry for the purpose of installing, maintaining and im-
proving said utilities along, across, upon and through a strip of
land eight feet in width along the rear and side lot lines of all
lots in Weetbank Ranch Subdivision, Filing #1. A11 easements of
record and areas designated "Green Belt Area' or "Common Area" on
plats of Westbank Ranch Subdivision, Filing #1, as finally recorded,
are hereby reserved for the common use of the owners of lots within
Westbank Ranch for recreational purposes or such other purposes as
may be determined by the Westbank Ranch Homeowners' Association.
ARTICLE VII
Enforcement
1. Judicial Relief. Any violation of the provisions,
tions, or restrictions contained herein shall warrant the
Dec arant or any other lot owner to apply to any court of law or
equity having jurisdiction thereof for an injunction or proper
relief in order to enforce same in court, and, in its discretion,
may award the plaintiff his court costs and reasonable attorney's
fees. No delay on the, part of the Declarant or any other person
in the exercising of any right, power, or remedy contained herein
shall be construed as a waiver thereof or an acquiescence therein.
Various rights and remedies of all persons hereunder shall be
cumulative and the Declarant or any other property owner may use
any or all of said rights without in any way affecting the ability
of the Declarant or any other property owner to use or rely upon
or enforce any other right.
2. Declarant's Right to Remedy Violations. If the owner
of any lot in Westbank Ranch Subdivision, Filing #1, shall default
in the performance of any covenant or condition hereof or shall
violate any of the covenants or rules contained herein, the Dec-
larant or the Westbank Ranch Homeowners' Association may, after 30
days notice to said owner, or without notice, if in the opinion of
the Declarant or association an emergency exists, perform such
covenant or condition or remedy such violation for the account and
at the expense of the said owner. If the Declarant or association
shall incur any expense, including reasonable attorney's fees in
instituting, prosecuting (including an action against an owner for
default or violation). or defending any action or proceeding in-
stituted by reason of any default or violation. said expenses shall
be included and added to any judgement made or given to the Declarant
or party prosecuting same.
ARTICLE VIII
General Provisions
1. Covenants to Run. All the restrictions and covenants
contained herein shall constitute covenants running with the land
as to all of the lands within Westbank Ranch Subdivision. It shall
continue to be binding upon the owners of said lands in all persons
claiming by, through, or under said owners for a period of twenty-
one years from the date this document is filed for record with the
Clerk and Recorder of Garfield County, Colorado, and shall there-
after automatically be extended for a further period of ten years,
provided. however, that the owners of seventy-five percent of the
lots within Westbank Ranch Subdivision may release all of the lots
hereby restricted from any one or all of these restrictions by
executing and acknowledging an appropriate instrument in writing
for said purpose and filing same for record with the Clerk and Rec-
order of Garfield County, Colorado, in the manner then required for
the recording of land instruments.
2. Benefit of All. The provisions contained herein are
.he benefit of and shall he binding upon the Declarant, its
asers, and subsequent owners of each of said lots. Each pur-
chaser of lots included within this declaration, by acceptance of
a deed to same, shall be subject to each and all of the restrictions,
conditions, covenants and agreements contained herein and to the
jurisdiction, right and power of the Declarant. And by such accep-
tance, shall for himself, his heirs, personal representatives,
successors and assigns, covenant and agree and consent to and with
the grantees and subse'uent owners of each of said lots, to keep,
observe, comply with a -d perform said restrictions, covenants.
conditions and agreemehts contained herein.
3. Variances. -Declarant hereby reserves the right
to grant a reasonable variance or adjustment of these conditions
and restrictions in order to overcome practical difficulties and
prevert unnecessary hardships arising by reason of the application
of the restrictions contained herein. Such variances or adjustments
shell be granted only in case the granting thereof shall not be
materially detrimental or Injurious to other property or improve-
ments of the neighborhood and shall not defeat the general intent
and purpose of these restrictions.
b. Severability. In the event any one or more of the
provisions, conditions, restrictions, or covenants contained herein
shall be held by any court of competent jurisdiction to be null and
void, all remaining restrictions and covenants herein set forth
nhall remain in full force and effect.
Executed this 27th day of Hoverter , 1970.
WESTBANK RANCH NO 1, LTD. by its
General Managing Partner,
Westbank Development Co., Incorporated.
By a/Arthur Small
Ar hur Small, President,
Westbank Development Co., Incorporated,
General Managing Partner.
Attest, s/Dolores J. Huebinger
SEAL Dolores J. Huebinger, Secretary
•
i
•BAUK RANCH PUD APPLICAi'ION 411
PRELIMINARY UTILITY PLAN
The purpose of this report is to present the general proposed
utility layout for the Westbank Ranch PUD. The PUD unit con-
tains 32 single family units and 36 multi -family units and 32
cluster -type units. Total estimated design population is 330
persons based on 3.5 persons per single family residence and
3.2 persons per multi -family and cluster unit. The PUD will
become part of a proposed Sanitation and Recreation District.
The Developer of the PUD will install utilities to serve
the PUD. Those utilities will be installed such that they
will be able to ultimately serve previous Westbank filings
and other contiguous properties with central serer and water
utilities.
Domestic Wastewater
Wastewater treatment will consist of central treatment facility
and collection system. The treatment facility will be located
near the Roaring Fork such that it can serve all of the area
proposed as Sanitation District. The facility will be designed
to handle flow from the entire District, although initially only
this filing will receive treatment. Designs will be based on a
per capita flow rate of 100 gpd. Total treatment capacity will
be approximately 68,000 GPD to 87,200 GPD depending on final
District boundaries. Discharge will be to the Roaring Fork, re-
quiring a discharge permit from the State Health Department.
The collection system will consist of minimum 8 -inch lines, the
sizing depending on flow and slope. State and County design
criteria will be followed in the system layout. The system will
be designed to accomodate the ultimate flows from the District.
Domestic Water
The water system serving the existing Westbank development will
be extended to serve the PUD housing. There will be no irri-
gation from the water system; all irrigation will be with ditch
water from existing irrigation ditches and will be provided as
required to individual homeowners. This is the same situation
which exists in the present development. Average daily demand
is estimated at 33,000 GPD for the PUD and 68,000 for all of
Westbank. Peak day demand is estimated at three times the average
day or 99,000 GPD and 204,000 GPD respectively; peak instantaneous
demand is estimated at six times average day demand or 138 GPM and
285 GPM respectively.
Total well capacity in the four (4) existing wells is estimated
at 150 GPM which is more than adequate to provide the peak day de-
mand of 140 GPM (204,000 GPD). The PUD will constitute a seperate
pressure zone and will require its own storage facility.
111
Water will be liked to this zone from the existing pressure
zone. Storage will be 85,000 gallons based on providing an
average day demand plus 500 gallons fire storage per unit.
Distribution lines will be minimum 6 -inch, designed to deliver
500 GP!'i to all fire hydrants at a minimum residual pressure
of 20 psi.
Drainage
The major access road to the PUD as well as the main road
within the development itself will cross major drainage ways
at eight (8) locations. Preliminary investigation of the
drainage areas and the effect of the development on the ex-
pected runoff quantities indicate that culverts ranging in
size from 24 -inch to 48 -inch are adequate to carry expected
runoff flows. Runoff will be dispersed as overland flow
prior to discharge to any watercourse to minimize any poten-
tial stream sediment loading. There will be no alteration
of existing runoff patterns and increase in sediment load
over natural levels in the runoff due to the development will
be minimal.
Other Utilities
Underground telephone, electric, and gas will be extended into
the PUD from the respective utility system already installed
in the existing developments. Easements for installation will
lie within dedicated rights-of-way. Utility companies involved
are Mountain State Telephone, Public Service Company, and Rocky
Mountain Natural Gas.
Respectfully suk. .`�,l'tie-A. GO;,,
�= iI \ ,,`'E rEf
1 r -4 - _
Dean W'Go on 4 4 fr.` i,
DWG/kes tI,C, -.
.
Lincoln DeVore
1000 West Fillmore St.
Colorado Springs, Colorado 80907
(303) 632-3593
Home Office
Mr. John Fuebinger
c/o Ron Liston
Land Design Partnership
Village Plaza; Suite 208
Glenwood Springs, CO 81601
July 18, 1976
Re: GENERAL & ENGINIERING
GEOLOGY 6r SOILS
WE.;TBANK SUBDIVISION, FILING 42
GAUDLD COJflY, COLORADO
• Gentlemen:
Transmitted herewith is a report concerning the general and engineering
geology and soils of a proposed subdivision located at ::estbsak Filing t42
in Garfield County, Colorado. This report has been prepared in accordance
Lith the provisions of Colorado Senate Bill #`35 (30-26-133 C.R.S. 1973 as
amended) and the Garfield County Subdivision Regulations.
•
Respectfully submitted,
LINCOLN; eVOF TESTING ABORJTORY
MiEhael T. beaver
Engineering Geologist n -
JVr%Lt..4
oseph R. Infasc li
Professional Geologist
State of Colorado
6 P.I.E/kms$
LDTL Job No. GS -754
2700 Highway 50 West
Pueblo. Colo 81003
(303) 546-1150
P.O. Box 1427
Glenwood Springs, Colo 81601
(303) 945-6020
Robert L. Bass
Civil Jf kgineer
RcviEwe L by George' O. b°- is P. E.
109 Rosemont Plaza
Montrose, Colo 81401
(303) 249-7838
P.O. Box 1882
Grand Junction, Colo 81501
(303) 242-8968
P.O.Box 1643
Rock Springs, Wyo 82901
(307) 382-2649
•
LBSTRACT:
41/ 410
The contents of this report are a
general and engineering geology and subsurface soils investigation and founda-
tion recommendations for the second filing of an existing subdivision.
Westbank Subdivision Filing P2 consists
of two terrace levels of the Roaring Fork River located on the west side of
the Cattle Creek Diapiric Anticline, about 5 miles south of Glenwood Springs,
Colorado. The majority of the site is underlain by vertically dipping beds
of the Eagle Valley Evaporite and in the southwest corner of the site inter -
tongues with the red beds of the Maroon Formation,which has resulted in a
large landslide which is now fairly stable. Terrace gravels deposited on
the evaporite beds were tilted by hydration and expansion of the gypsum
and created a depression which received fine-grained sediments to a consid-
erable thickness. The majority of the development will be on this alluvial,
colluvial and eolian material.
Site specific studies are recommended
for any construction on or near unstable or potentially unstable slopes.
Road cuts and fills should be terraced, revegetated or retained to prevent
erosion.
No unusual hazard exists from seismic
activity, radiation, or flooding. Gravel deposits within the subdivision nay
be used for fill and base course material.
Generally, the structures in this
development may be supported by typical shallow foundation systems consisting
of continuous foundations beneath bearing walls and isolated spread footings
beneath columns and other points of concentrated load. Bearing capacities
were observed to vary substantially across the site, and therefore it is
felt that bearing capacities for each structure can best be determined by
inspection of the 1101 foundation excavation. Bea. capacity rans;es
for various soil types encountered in this subdivision are provided in
• the body of this report. The bottoms of foundations should be placed a
minimum of 3 feet below finished grade, for frost protection.
The foundation systems should be well
balanced and heavily reinforced. Contact stresses beneath foundations
should be balanced to within ± 300 psf. Stemwalls should be designed as
gradebeams capable of spanning at least 12 feet. l;here walls will retain
soil in excess of 4 feet in height, vertical reinforcing should be designed,
using an equivalent fluid pressure of 40 pcf.
Backfill should be compacted to at
least 90% of the maximum Proctor dry density.
The ground surface should be graded so
that surface runoff is carried quickly away from structures.
More complete recommendations can be
found in the body of this report. All recommendations are subject to limita-
tions set forth herein.
•
303-945-8596
REGISTERED LAND SURVEYORS
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COLORADO
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GLENWOOD
LEGAL DESCRIPTION - PRELIMINARY
A tract of land situate in Lot 15 of Section 35, Township 6 South,
Range 89 West of the 6th Principal Meridian, Lots 5, 8, 9, 10, 11,
12, 13, 14, 15, 16, 18, 19, 20, 21, and 22 of Section 2, and lots
13, 14, 15, 24 & 25 of Section 1 all in Township 7 South, Range 89
West of the 6th Principal Meridian lying southwesterly of the fol-
lowing described line:
Beginning at the Southwest corner of Westbank Ranch Planned Devel-
opment Subdivision, County of Garfield, State of Colorado whence
the NE corner of said Section 2 bears S 88°44'06" E 4648.93 feet;
thence along the southerly boundary line of said Westbank Ranch
Planned Development Subdivision the following courses: N 77°39' E
112.73 feet; thence N 63°09'52" E 159.87 feet;
thence S 35°32'48" E 210.99 feet;
thence S 31°43' W 75.00 feet;
thence S 69°27' E 130.00 feet;
thence S 28°57' W 160.00 feet
thence N 86°03' E 190.00 feet;
thence S 45°23' E 130.00 feet;
thence S 05°23'20" W 300.15 feet;
thence S 61°18'14" E 231.81 feet;
thence S 28°07' E 150.00 feet;
thence N 60°30' E 78.00 feet;
thence S 37006' E 55.45 feet;
thence S 79017' E 492.88 feet;
thence N 26°07'29" E 82.61 feet to the southwest corner of Lot 1
of Westbank Ranch Subdivision Filing No. 2, County of Garfield,
State of Colorado; thence along the southerly boundary line of said
Westbank Ranch Subdivision Filing No. 2 the following courses:
S 64°37' E 336.67 feet; thence S 69°29' E 390.82 feet;
thence S 81°03' E 358.60 feet;
thence N 89°22' E 342.78 feet;
thence S 78°00' E 349.80 feet;
thence N 87°02' E 374.60 feet to the SW
corner of Lot 1 of Westbank Ranch Subdivision Filing No. 3, County
of Garfield, State of Colorado; thence along the southerly boundary
line of said Westbank Ranch Subdivision, Filing No. 3 the following
courses; S 88°23' E 626.00 feet;
thence S 76°37' E 361.22 feet;
thence N 78°07' E 222.04 feet;
thence S 50°00' E 25.74 feet;
thence 303.16 feet along the arc of a 329.13 foot radius curve to
the left which arc subtends a chord bearing S 76°23'15" E 292.56 feet;
thence 65.26 feet along the arc of a 45.00 foot radius curve to the
right which subtends a chord bearing S 61°13'45" E 59.69 feet to the
SE corner of said Westbank Ranch Subdivision, Filing No. 3; thence
S 19°41' E 196.78 feet; thence S 34°08' E 283.0 feet;
thence S 52°22' E 706.0 feet;
thence S 32°58' E 582.6 feet;
thence S 44°29' E 406 feet more or less to the
east line of Lot 24 of said Section 1.
•
•
• •
WESTBANK RANCH P.U.D.
Property Owners Within 300'
Helen G. Bishop
Box 1145
Carbondale, CO. 81623
Bureau of Land Management
US Department of Interior
Glenwood Resource Area
PO Box 1009
Colo&do Springs, CO.
Herman F. Brueggeman
1123 Riverview Dr.
Glenwood Springs, CO. 81601
Floyd P. Crawford
Walter X. Williams
Box 2
El Jebel, CO. 81628
Deer Park Prop.
% Richard C. Martin
Deer Park
Carbondale, CO. 81623
Dennis Wayne Drake
0377 Westbank Rd.
Glenwood Springs, CO. 81601
David C. Everest Jr.
PO Box 1343
Durango, CO. 81301
Gerald Wayne Fairbanks
Mtn. Meadows #26
Glenwood Springs, CO. 81601
Ronald J. Fuller
Box 1102
Glenwood Springs, CO. 81601
Elmer K. Herklotz
Jack A. Herklotz
51427 US Hwy 6 & 24
Glenwood Springs, CO. 81601
John Huebinger
0235 Oak Lane
Glenwood Springs, CO. 81601
Donald J. Ice
1244 106 Rd.
Carbondale, CO. 81623
•
• •
George E. Jaynes
775 36th St.
Los Alimos, New Mexico 87544
Duane L. Keck
0049 Oak Lane
Glenwood Springs, CO. 81601
La Donn Knudson
2407 Isabel St.
Santa Fe, New Mexico 87501
Fred R. Martin
0279 Westbank Rd.
Glenwood Springs, CO. 81601
Bill R. McMillan
Four Star Builders
51519 Hwy 6 & 24
Glenwood Springs, CO. 81601
Wesley J. Pidcock
0607 Westbank Rd.
Glenwood Springs, CO. 81601
Jean S. Prehm
0910 County Rd. #16
Glenwood Springs, CO. 81601
John Reeves
0701 Westbank Rd.
Glenwood Springs, CO. 81601
Michael H. Rich
928 Pitkin
Glenwood Springs, CO. 81601
Walter J. Roy
2922 Glen Ave.
Glenwood Springs, CO. 81601
Edward J. Schwab
1032 Pitkin
Glenwood Springs, CO. 81601
Arthur Small
812 Grand
Glenwood Springs, CO. 81601
Donald Strawfield
Apt. 5-F, Colo. Hotel
Glenwood Springs, CO. 81601
Gary Sutherland
809 Grand
Glenwood Springs, CO. 81601
•
•
•
Robert D. Trout
880 Nile St.
Aurora, CO. 80010
Alfred W. Wright
Box 1292
Glenwood Springs, CO. 81601
a
•
WESTBANK RANCH
WATER RIGHTS
Prepared by
Ray D. Walker P.E.
Name of Water Right
Robertson Ditch*
Robertson Ditch*
Robertson Ditch*
West Bank Well
West Bank Well
West Bank Well
West Bank Well
Westbank Ranch
Water Rights
Adj. Date Approp. Date Pri. Amt. Amt.
CFS Owned
05/11/1889
05/11/1889
10/24/1952
02/11/1883 52 4.0 1.6
04/01/1885 112 3.5 1.4
04/02/1950 9.0 7.0
* %'-2516 Change of Use
No. 1
No. 2
No. 3
No. 4
12/31/1972
12/31/1972
12/31/1978
12/31/1978
12/31/1962
12/31/1962
04/11/1976
09/01/1977
10.0 Total
Amt. W -
GPM Case
15 1064
15 1064
40 3691
135 3898
205 Total
• •
Domestic Water
"The water system serving the existing Westbank development
will be extended to serve the PUD housing. There will be
no irrigation from the water system; all irrigation will
be with ditch water from existing irrigation ditches and
will be provided as required to individual homeowners.
This is the same situation which exists in the present
development. Average daily demand is estimatedat33,000 GPD
for the PUD and 68,000 for all of Westbank. Peak day demand
is estimated at three times the average day or 99,000 GPD
and 204,000 GPD respectively; peak instantaneous demand
is estimated at six times average day demand or 138GPM and
285 GPM respectively.
Total well capacity in the four (4) existing wells is
estimated at 150 GPM which is more than adequate to provide
the peak day demand of 140 GPM (204,000 GPD). The PUD will
constitute a separate pressure zone and will require its
own storage facility.
Water will be pumped to this zone from the existing pressure
zone. Storage will be 85,000 gallons based on provided an
average day demand plus 500 gallons fire storage per unit.
Distribution lines will be minimum 6 -inch, designed to
deliver 500 GPM to all fire hydrants at a minimum residual
pressure of 20 psi."
* Quoted from the report by Dean W. Gordon P.E.
•
•
•
Water For Irrigation Purposes
The use of water for landscape irrigation is applied
principally on grasses. The growing season for grasses
is longer in duration than the frost -free periods of
each year.
The growing season for grasses will generally extend
from the first of May through September and has been
assumed to be an average of 163 days.
The quantity of water required for irrigation to sustain
grasses is equal to the seasonal evapo-transpiration rate
less precipitation.
Based on several studies conducted by the U.S. Department
of Agriculture on blue grass at Fort Collins, Colorado,
these grasses will evaporate approximately 26 to 30 inches
per season.
The average annual precipitation during the growing season
is 6.0 inches, leaving a net irrigation requirement of
20 to 24 inches per year.
The maximum areas which may be placed into landscape will
equal the total platted areas for each area of development,
less areas placed into paved streets, parking areas,
walkways, driveways, building and open spaces.
The potential irrigated acreages are as follows:
1. Existing Westbank Ranch -- 100 dwelling units
Potential irrigated land --- 100.6 acres
2. Westbank Ranch P.U.D. (expansion area) -- 96 dwelling units
Potentially irrigated land -- 26.5 acres
• •
Water For Irrigation Purposes
The use of water for landscape irrigation is applied
principally on grasses. The growing season for grasses
is longer in duration than the frost -free periods of
each year.
The growing season for grasses will generally extend
from the first of May through September and has been
assumed to be an average of 163 days.
The quantity of water required for irrigation to sustain
grasses is equal to the seasonal evapo-transpiration rate
less precipitation.
Based on several studies conducted by the U.S. Department
of Agriculture on blue grass at Fort Collins, Colorado,
these grasses will evaporate approximately 26 to 30 inches
per season.
The average annual precipitation during the growing season
is 6.0 inches, leaving a net irrigation reauirement of
20 to 24 inches per year.
The maximum areas which may be placed into landscape will
equal the total platted areas for each area of development,
less areas placed into paved streets, parking areas,
walkways, driveways, building and open spaces.
The potential irrigated acreages are as follows:
1. Existing Westbank Ranch -- 100 dwelling units
Potential irrigated land -- 100.6 acres
2. Westbank Ranch P.U.D. (expansion area) -- 101 dwelling
units and park
Potentially irrigated land -- 34.6 acres
3. Westbank Golf Course
Potentially irrigated land -- 40.0 acres
Total 175.2 acres
Analysis
Total well capacity in the four (4) existing wells is
decreed for 205 gallon per minute based on the actual
yeilds of the individual wells.
Total water available from the three (3) Robertson ditch
rights equals ten (10) cubic feet of water per second of
time. If the Robertson Ditch rights were utilized to
their full potential during the 163 day growing season,
3,260 acre feet of water would be diverted. The 175.2
acres of potentially irrigated lands of the Westbank
Ranch could require as little as 350.4 acre feet per
year based on the Fort Collins studies. The ten (10)
cubic feet of water is more than adequate for the
175.2 acres.
Special Comments
The earliest two Robertson water rights are senior enough
to prevent being "called out" by downstream appropriators.
The 1950 Robertson water right and the Westbank well rights
are relatively junior rights but are protected from
curtailment. This protection is partially provided by
releases from Green Mountain Reservoir for irrigation
and domestic use during the normal irrigation season
(April 15 to October 15). Additional protection can be
provided by long range contract through the Colorado River
Water Conservation Disctrict with the Bureau of Reclamation
for water stored in Reudi Reservoir.
Respectfully submitted,
Ray D. Walker P.E.
WESTBANK RANCH P.U.D. ZONING REGULATIONS
Section I.
A. To carry out the purposes and provisions of the
Garfield County Zoning Resolution, Garfield County,
Colorado and, particularly, Section 14.00 of
that title, as amended, the Westbank Ranch Planned
Unit Development Zoning District is further divided
into the following Zone District classifications:
R/S.F. - Residential/Single Family Distract
R/C.H. - Residential/Cluster Housing District
O.S. - Open Space District
B. The boundaries of these Districts shall be located
as shown on the Westbank Ranch P.U.D. Plat.
Section II. R/S.F. - Residential/Single Family District
A. Uses, by right.
Single -Family dwelling and customary accessory uses
including buildings for shelter or enclosure of
small animals or property accessory to use of the
lot for single-family residential purposes and
fences, hedges, gardens, walls and similar land-
scape features.
Park and Greenbelt.
B. Uses, conditional.
None
C. Uses, special.
None
D. Minimum Lot Area
16,000 square feet
E. Maximum Lot Coverage
20 percent
•
•
•
• 1
F. Minimum Setback
Front yard -- 25 feet
Side yard -- 10 feet
Rear yard -- 30 feet
G. Maximum Building Height
25 feet
H. Off -Street Parking/Residential
Four (4) off-street parking spaces on the same
lot for each dwelling unit or one (1) space per
600 hundred square feet of floor area, which ever
is greater.
Section III. R/C.H. - Residential/Cluster Housing District
A. Uses, by right
Single -Family dwelling, Duplex dwelling and custo-
mary accesory uses including buildings for shelter
or enclosure of small animals or property accessory
to use of the lot for residential purposes and
fences, hedges, gardens, walls, and similar land-
scape features.
Park and Greenbelt.
B. Uses, conditional.
None
C. Uses, special
None
D. Minimum Cluster Housing lot area
1. Two dwelling unit lot -- 20,000 square feet.
2. Four dwelling unit lot -- 35,000 sqaure feet
3. Lots within a Cluster Housing lot shall have no
minimum lot area.
E. Maximum Coverage of a Cluster Housing lot
1. 40 percent
• 2. Lots within a Cluster Housing lot will have no
maximum lot coverage.
•
•
•
• •
F. Minimum Cluster Housing Lot Setback
1. Front yard -- 25 feet
Side yard -- 15 feet
Rear yard -- 25 feet
Internal lot setbacks for the purpose of ac-
commodating duplexes or cluster housing shall
be determined at the time of subdivision of a
Cluster Housing lot. These may include single-
family dwelling units that share common walls
(duplex) and combined service facilities, whether
or not providing for separate ownership of land
and buildings and other architectural innovations
such as clustered detached single-family dwellings
with private patio yards as the buffer between
units.
G. Maximum Building Height
25 feet
H. Off -Street parking/residential
Three (3), off-street parking spaces for each dwel-
ling unit, or one (1) space per 500 square of
floor area, whichever is greater.
Section IV. O.S. -- Open Space District
A. Uses, by right
Recreational including park, greenbelt, recrea-
tional vehicle storage, pasture, water impound-
ments and customary accessory uses including
buildings for shelter or enclosure of animals
or property employed in any of the above uses.
B. Uses, Conditional
None
C. Uses, Special
None
D. Minimum Lot Area
None
•
•
•
E. Maximum Lot Coverage
None
F. Minimum Setback from District Boundary
40 feet
G. Maximum Building Height
25 feet
Section V.
Except as hereinabove provided, and except for the
following sections of the Garfield County Zoning Re-
solution, all provisions of the Garfield._ County.. Zoning
Resolution shall be applicable to the Westbank Ranch
P.U.D. Zoning Districts. The Sections of the said
Zoning Resolution which shall have no applicability
are as follows:
Section 3.00 through 3.11.04
Section 4.01.02 paragraph #1
WESTBANK RANCH SUBDIVISION REGULATIONS
Except for the following section of the Garfield County
Subdivision Regulations, all provisions of the Garfield
County Subdivision Regulations shall be applicable to
the Westbank Rach P.U.D. The Section of the said
Subdvision Regulation which shall have no applicability
is as follows:
Section 5.09
•
•
•
•
•
ACREAGE AND DWELLING UNIT SUMMARY
Residential/Single Family District
MAXIMUM
ACRES LOTS .UNITS
42.0 40 ' 40
Residential/Cluster Housing District 22.0 20 60
Open Space District 150.0
Park 4.0
Road R.O.W. 12.0
TOTAL ACRES 230.0 100
TOTAL DWELLING UNITS
Gross P.U.D. Density .4 Units/acre
Net Density
Residential/Single Family District
Residential/Cluster Housing District
Note:
1.0 units/acre
2.7 units/acre
Engineering refinement of the plan as required for final
platting may result in minor variations in the proposed
acreages.
•
•
•
• •
SCHOLL/PARKS DEDICATION
In accordance with Section 5.11 of the Subdivision Regulations
of Garfield County, Colorado, as amended, the Westbank Ranch
P.U.D. owners will cooperate with the Board of County Commis-
sioners to appropriately compensate the county for the reason-
ably necessary public facilities (schools/parks) required by
the future residents of the P.U.D.
PHASING
The Westbank Ranch P.U.D. is presently anticipated to develop
in two phases generally described as follows:
Phase I. Initial development will include the lower cul-de-sac
road and associated utilities as necessary to service
the adjoining single family lots. The park space
adjacent to Westbank Road will be dedicated to the
Westbank Metro -District at this time.
Phase II. The final phase will include the upper access road
and all associated lots. All remaining open space
will be dedicated to the Metro -District.
•
•
•
• •
ACREAGE AND DWELLING UNIT SUMMARY
MAXIMUM
ACRES LOTS UNITS
Residential/Single Family District 42.0 41 41
Residential/Cluster Housing District 22.0 20 60
Open Space District 150.0
Park 4.0
Road R.O.W. 12.0
TOTAL ACRES 230.0 101
TOTAL DWELLING UNITS
Gross P.U.D. Density .4 Units/acre
Net Density
Residential/Single Family District
Residential/Cluster Housing District
Note:
1.0 units/acre
2.7 units/acre
Engineering refinement of the plan as required for final
platting may result in minor variations in the proposed
acreages.
Tuesday, January 9, 1979 — Glenwood Springs (Colo.) POST—
Westbank plan okayed
The Garfield County Commissioners
Monday unanimously approved a con-
troversial plan to construct 101 new
homes at the Westbank subdivision south
of Glenwood Springs.
The PUD zoning change allowing the
increased development had been ac-
tively opposed by a group residing in the
initial phase of Westbank —100 full -acre
lots surrounding a golf course and other
recreational facilities.
In light of a petition protesting the in-
creased development, the com-
missioners put off a decision on the
project in December, and last week in-
spected the proposed building sites with
the developer and homeowner's
representatives.
The commissioners made their final
decision with little discussion, saying the
matter had been fully examined in past
sessions.
Homeowners spokesman Al Wright
contends the new planned unit develop-
ment is "inconsistent" and "out of
character" with the original subdivision
plans.
Eighteen single-family homes will be
built on half -acre lots adjacent to
existing homes. Another 83 single-family
and "cluster -type" homes will be built on
a ridge above.
Last September, developer John
Huebinger and his consultant, Ron
Liston, proposed 32 multi -family units for
the area immediately behind existing
homes.
Opposition to that plan led to the
larger, but less dense, proposal approved
Monday.
The board' did specify that the only
current access to the subdivision is
inadequate and a plan must be developed
to correct it — considering increased
traffic from the expanded subdivision.
The one -lane bridge across the Roaring
Fork River "poses a potentially hazar-
dous situation," according to a planning
department report.
— Glenwood Springs (Colo.) POST —
Wednesday, January 3, 1979
Photo by Gary Schmitz
on Westbank's
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Land use consultant
— Glenwood Springs (Colo.) POST— Wednesday, December 27, 1978
Westbank PUD action delayed
By Gary Schmitz
Post staff writer
The Garfield County Com-
missioners Monday delayed a
decision on a zoning change to
allow 101 new homes to be con-
structed at the Westbank sub-
division south of Glenwood
Springs.
Saying more time was
needed for an on-site in-
spection of the property, the
board unanimously voted to
put off the matter until its Jan.
8 meeting after hearing a
series of objections raised by
present Westbank
homeowners.
Twenty-seven Westbank
residents have signed a
petition opposing the new
planned unit development
(PUD). That petition was
presented to the com-
missioners by the group's
spokesman, Al Wright.
Wright, one of 100 owners
who bought lots in the initial
phase of development above
the Roaring Fork River, said
he and others were assured
that no additional units would
be constructed behind their
homes.
"Most of us bought land at
Westbank because it was
presented as a spacious
development," Wright said,.
adding the new PUD is "in-
consistent" and "out of
character" with the original
subdivision plans.
Eighteen single-family
homes are being proposed on
half -acre lots adjacent to
existing homes, most of which
surround a golf course con-
structed as part of the
development.
Wright said his group was
most concerned about these
lower 18 homes, but also
questioned the PUD's 83
single-family and "cluster -
type" units that would be built
on a terrace above.
Westbank is considered one
of the more elaborate sub-
divisions in the county and in-
cludes such amenities as the
golf course, recreation center
and a metro district that will
maintain those facilities as
well as a water system and a
planned sewage treatment
plant.
The initial PUD was sold in
100 full -acre lots as part of the
200 acres owned by developer
John Huebinger Jr.
But Huebinger told the Plan-
ning and Zoning Commission
that one -acre lots are too large
for many potential buyers to
maintain and said the area
housing market was ready for
smaller lots at the same "high
quality."
Last September, Huebinger
proposed a PUD that would
have built 32 multi -family
units in the area behind
existing homes but met with
strong opposition from West -
bank lot owners.
The PUD unveiled at Mon-
day's meeting was revised to
meet earlier objections, said
planning consultant Ron
Liston of Land Design Part-
nership, but some Westbank
residents thought it did not go
far enough.
Stephanie Andreasen of the
county planning department
said the PUD met all criteria,
but stressed that the only
current access to the sub-
division is inadequate and in-
creased traffic from ex-
pansion would create a poten-
tially hazardous situation.
The one -lane bridge across
the Roaring Fork River poses
numerous problems, she said,
especially in winter weather
when the steep, twisting ap-
proaches to the bridge become
icy.
She warned that the county
must face up to the bridge's
inadequacy "sooner or later."
She said a special district that
would tax future land buyers
using the bridge was
discussed to obtain funds for
future bridge construction.
Although specifics had not
been worked out, Huebinger
said he would support any
"reasonable" plan to provide
improved access.
r..
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLI
AN EQUAL OPPORTUNITY EMPLOYER
Perry D. Olson, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
Dave Michaelson
50633 Highway 6
Glenwood Springs,
April 1, 1993
Regulatory Offices and Personnel
109 8th Street, Suite 303
Glenwood Springs, CO 81601
1).,
,i A ..',, t, 7. t.JI T �t{1
;; SR 0 2 1993
GAF;FIELD COUN
CO 81601
RE: Westbank Ranch Filing #4 Resubdivision
Dear Dave:
For Wildlife -
For People
On March 26, 1993, district wildlife manager Kevin Wright and I
visited Westbank Ranch Filing #4 to review the site for wildlife
values. We observed about twenty live deer browsing, three
carcasses of deer lost during this winter, heavy utilization of
sagebrush and rabbitbrush plants by big game, heavy use of trails
into and out of the area and concentrations of pellet groups
along ridge tops. Division of Wildlife mapping places Westbank
Ranch Filing #4 in elk winter range and in critical deer habitat
(meaning that loss of this critical winter range would adversely
affect deer) .
Development of Westbank Ranch Filing #4 will stress big game
populations because of increased domestic dogs running at large,
loss of native vegetation, increased erosion, increased vehicular
traffic, increased human/wildlife interaction and increased
obstacles to negotiate such as fencing.
We would like to recommend the following methods of minimizing
impacts to current wildlife occupants:
1. Reduce the density of 98 single family homesites by the
use of fourplex lots, duplex lots, clumping homesites,
and/or eliminating some lots or combining lots into larger
lots.
2. Require underground utilities to protect raptores (birds
of prey) from electrocution. (A pair of golden eagles nest
very close to this development.)
3. Require fencing restrictions. No wire fences. Wood and
wood rail fences a maximum height of 48 inches with a
maximum of three rails (allows for fawns to pass between
rails) except for solid privacy fences which should be a
minimum of 72 inches.
4. No dogs allowed.
DEPARTMENT OF NATURAL RESOURCES, Kenneth Salazar, Executive Director
WILDLIFE COMMISSION, William R. Hegberg, Member • Eldon W. Cooper, Member • Felix Chavez, Member • Rebecca L. Frank, Member
Louis F. Swift, Secretary • George VanDenBerg, Chairman • Arnold Salazar, Member • Thomas M. Eve, Vice Chairman
page 2
Westbank Ranch Filing #4 (continued)
April 1, 1993
5. No livestock allowed on any lot. (Livestock, especially
horses on small dryland lots denude native vegetation,
increase erosion and increase wildlife damage to neighboring
property owners from wildlifes attraction to hay fed to
livestock.)
6. Restrict building of any structure to the third of each
lot nearest the roadway. (This would help reduce loss of
native vegetation.)
7. Require the developer to include the following
information to buyers of each lot:
A. These homesites are located in critical deer and
elk winter range. Taller browse plants such as
sagebrush, oakbrush, mountain mahogany, serviceberry
and bitterbrush usually protrude through the winter
snows and are important to the survival of big game.
Homeowners are encouraged to maintain native
vegetation.
B. Deer and elk can damage or destroy ornamental
plantings. For suggestions to prevent wildlife damage
and types of ornamentals less susceptible to damage,
contact the Colorado Division of Wildlife.
C. Death is natures way of keeping wildlife in balance
with the amount of remaining habitat. Wildlife
mortality rates are increased by human and pet
interaction with wildlife. DEER AND ELK WILL DIE ON
YOUR PROPERTY. It is the landowners responsibility to
dispose of the carcass. Burial on your own property or
disposal at a landfill is acceptable.
Thank you for the opportunity to comment. We are available to
discuss any of these issues presented above. You can contact
myself or Kevin Wright at 945-7228.
Sincerely,
Larry L. Green
District Wildlife Manager