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HomeMy WebLinkAbout1.0 ApplicationAPPLICATION FOR AMENDMENT OF THE LOS AMIGOS RANCH PLANNED UNIT DEVELOPMENT I. INTRODUCTION The owners of the Los Amigos Ranch property, Mr. Thomas E. Neal and Mr. James A.R. Johnson, hereby request an amendment to the Planned Unit Development (PUD) project which received approval in Resolution #79-15, dated February 6, 1979. This request is made pursuant to the pro- visions in the Garfield County Zoning Resolution adopted and enacted on January 2, 1979, Section 10.00 Amendment. The Los Amigos Ranch comprises 2,200 acres, more or less, and is located along State Highway $2 and County Road 114, more particularly in the area known as Spring Valley. The location of the property is shown on Figure 1, which depicts adjacent property ownership. Current zoning of the adjacent property is shown on Figure 2. The request alters the original PUD amendment by re- ducing the overall density from 56$ units to 423 units. Single-family units increase in this amendment request while multi -family units decrease. The revised PUD retains some elements of.the original plan --the agricultural land, open space, the school site and commercial site; and elimi- nates duplex and patio horse units. The revised plan also eliminates lengthy cul-de-sacs and flag lots which were on the original plan. Figure 3, PUD Master Plan, illustrates the amendments requested here. IT. OBJECTIVES The principal objective of the owners of Los Amigos Ranch in seeking the PUD amendment is to create a housing development that: a) offers the types of housing that are responsive to and consistent with current housing markets; b) creates a more sound economic framework in which the implimentation of the project can be real- ized; c) Offers a physical design approach which is responsive to changed market conditions. Also, the revised PUD amendment proposes a low density de- velopment scheme which is, in the opinion of the owners, of a higher quality and is more harmonious with the spec- tacular environmental and visual characteristics of the site than the currently approved multiple density/multiple housing type plan. The proposed PUD amendment also addresses present Garfield County objectives related to growth in the area southeast of Glenwood Springs, more specifically the Spring Valley area. The amended PUD will, if approved: a) reduce the traffic volumes on County Road 114 from what could be expected to result from build- out of the currently approved PUD; b) reduce the demand for additional public services and public support services. There will also be a reduced demand on available water from the Spring Valley acquifer, and more flexibility in the phasing of sanitation facilities can be realized by the Spring Valley Sanitation District. III. LAND USE AND DENSITIES The area proposed for development in the PUD amendment remain in the "mid zone" area between the steep bluffs facing the Roaring Fork Valley'and the agricultural lands of Spring Valley. This lineal development configuration on rolling terrain is screened from the bluffs by pinion and juniper vegetation. Other areas proposed for development consist of "vest pocket" valleys and rolling slopes south of County Road 114. Table I compares the uses and types of units proposed in the original PUD and the current amendment request. The amended PUD plan represents an overall reduction of 155 units. A breakdown in the difference by unit type is as follows: o An increase of(41)single family units. o Elimination of all 62 duplex units. o Elimination of all 32 patio homes. o Reduction of 68 ownhouses. o Reduction of (24 multi -family units. Low density, single family lots range in size from 1.6 acres to 5.7 acres. The three rural density sites are approximately 68, 89 and 152 acres and have access from the existing C.R. 114 and/or the proposed road network of the Los Amigos Ranch PUD. USE/UNIT TYPE TABLE I ORIGINAL PUD PUD AMENDMENT UNITS ACRES RESIDENTIAL: • Single Family (122) - Low Density (106) - Rural Density ( 16) • Duplex ( 62) • Patio Home ( 32) • Townhouse (124) • Apartment, (228) (696) (253) UNITS ACRE: (163) (841) (160) (531) ( 3) (310) 0 0 0 0 ( 56) ( 8) (204) ( 85) RESIDENTIAL SUBTOTAL 568 949 423 934 AGRICULTURE 895 898 RECREATION/GREENBELT/ OPEN SPACE 288 304 SCHOOL SITE 8 8 COMMERCIAL SITE 20 3 ROADS 45 58 TOTAL 2205 2205 • -4- The townhouse developments are located at the base of the hill which faces the existing 48 student apartments. this location is out of view from the premium single family lots located on the same Neill. Density of the townhouse development ranges between six to eight units per acre. Each townhouse lot will be approximately 25 feet by 100 feet (2500 square feet) and includes private outdoor space. The multi -family units (exclusive of the existing and proposed 96 student apartments) are located on the lower bench of land immediately adjacent to and south of C.R. 114. The 108 apartment units are located on a total parcel size of 70 acres at the density of 1.54 units per acre. However, the more realistic density increases to 3.4 per acre when based on the developable land (15% slope and less) of 31.35 acres. The eight acre school site is located in the same gen- eral area as shown on the original PUD Master Plan Map. The 20 acre commercial site has been reduced in size to not exceed three acres. The commercial uses permitted here will provide convenience shopping to residents of Los Amigos, the students at Colorado Mountain College and other Spring Valley residents. IV. DEVELOPMENT PHASING The phasing of Los Amigos Ranch differs from the original PUD Schedule due to the fact that projected real estate absorption rates have reduced substantially from the original 1979 approved plan, and the revised PUD Proposal dramatically changes the types of units to be offered. The proposed phasing schedule is based principally upon a logi- cal pattern for the extension of utilities. The schedule emphasizes the development and marketing of single family lots prior to townhouse and multi -family development. The proposed residential development, schedule is shown in Table II. The service commercial area is not scheduled for de- velopment until there is actual need within the market area which includes Los Amigos Ranch, Colorado Mountain College and the remaining Spring Valley area. The school site will also have roads and utilities in place when the Spring Valley area population grows to the point that a school is needed to service the area. V. BUILDING SITING A building site within each lot will be located and defined in size. Most sites are located in areas of pinion YEAR • • TABLE II RESIDENTIAL DEVELOPMENT SCHEDULE EXISTING PHASE 1 • PHASE 2 PHASE 3 TOTAL 1 2 3 4 5 6 7 $ 9 Low Density Single -Family 9 15 30 21 17 17 17 17 17 160 Rural Density Single -Family 1 1 1 3 Townhouses 11 11 11 11 12 56 Student Apartments 4$ 48* 96 Multi -Family 21 21 21 21 24 108 YEAR TOTAL 48 10 16 31 69 49 49 49 49 53 PHASE TOTAL 48 57 167 151 423 423 *or at a time as deemed necessary to serve the demand for student housing as determinted by Colorado Mountain College. and juniper vegetation to take advantage of screening from adjacent homesites, roads and public view. The building sites will be specifically located at the time of final subdivision platting for each phase of development and de- velopment will be restricted within the building site limits as governed hy the Subdivision Restrictive Covenants. VI. UTILITY SYSTEMS A. Water More than enough water is available to service the revised PUD since the original density is about 25% greater than now proposed. The major difference is the delivery of water to formerly rural density single-family sites at the far northwestern section of the site. This area was originally to have water service by way of individual wells, and the PUD amendment here incorporates this area into the central water service system. A detailed descrip- tion of the water service plan by Eldorado Engineering is presented in R. Sanitary Sewers The revised development plan incorporates the same area within Los Amigos Ranch to be serviced by the Spring Valley Sanitation District, hut the number of units to be served will he reduced. The original plan serviced multi -family dwelling units plus the commercial and school sites. (Duplex lots, 62 units, were to be served either by the central system or individual septic systems and all 122 single-family lots were served hy individual septic systems.) As currently described, the area proposed to be served within the limits of the sewer district are: • The 96 student apartments. el The 56 townhouses. • 52 single-family lots. to The school site. e The commercial site. This is a total of sanitary sewer system. to be served by the central -7- C. Remaining Utilities Provisions for electricity, natural gas, telephone and cable television remain as stated in the original PUD Rezoning Request. ' VII. ROADS The alignment of roads are depicted on the revised PUD Master Plan and consists of approximately $ miles (42,000 lineal feet) . This compares with 11 .4 miles of roads in- cluded on the original PUD Master Plan. The first phase of development will utilize the street alignments which have been planned, surveyed and graded as part of Subdivision 2, Filing 1. VIII. STATUS OF LOS AMIGOS SUBDIVISION NO. 2/FILING NO. 1 By virtue of this PUD Amendment Application, all repre- sentations regarding the provision of public improvements and facilities contained in the Subdivision Improvements Agreement for Los Amigos Ranch Subdivision No. 2/Filing No. 1 are hereby rendered null and void, and have no effect. This change is necessitated by the change in the PUD itself which provides for a different land use configur- ation for the area currently under plat. It is anticipated at this time that the area of Subdivision No. 2/Filing No. 1 will be submitted for consideration as a revised final plat in due course. This area has been tentatively identi- fied as construction phase #1. The Garfield County Planning and Zoning Commission and Board of County Commissioners should anticipate that this revised plat will be submitted in timely fashion and as a first phase in the actual imple- mentation of the Los Amigos Ranch PUD. • LOS AMIGOS P.U.D. AMENDED PRELIMINARY UTILITY PLAN The purpose of this report is to present the preliminary plans and sizing for proposed utility systems for the amended Los Amigos Ranch PUD. The proposed utility systems will be interfaced with those systems already in place. The sizing is based on the following unit mix (which in- cludes the 4E existing apartment units): Single Family, 163 units Townhouse, 56 units Apartment, 201 units School Site Commercial Site For the purpose of this report, a per unit population of 3.5 and 3.0 will be used for single family and multi -family units respectively. Wastewater The existing apartment units are served b the S ring Valley Sanitation District. An "diameter interceptor sewer line runs from the PUD site to the District's aerated lagoon facility. The interceptor line is adequate to service the proposed PUD development. The treatment system, however, will have to be expanded in order to provide service. The units within the present boundaries of the District will be served by the central treatment facility. In addi- tion, if economically feasible, an additional 29 single family units adjacent to the District will be served. Ser- vice will require pumping in several cases; more detailed investigation with the District will be required to deter- mine if inclusion of these units into the District is desirable or feasible. If not included, they will be served by individual systems. The 180 multi -family units located on the lower bench will be served either by the District, thereby requiring addi- tional pumping facilities, or by a central treatment system on site. At the time that development of this area is immi- nent, the options for central treatment will have to be further evaluated. It is possible for instance, that treat- ment by a facility in the area of the CMC turnoff along Highway 82 could be used at the Lirne development occurs. • • -2- The remaining 70 single family units will be served by indi- vidual sewage systems. Individual site surveys and percola- tion tests will determine whether standard septic tank/ leachfield systems or engineered systems will be required Total central treatment requirements are: Single Family, 54 units @ 350 gpd = Multi -Family, 56 units @ 300 gpd Apartments, 96 units @ 300 gpd = School, @ 7000 gpd = Commercial, @ 1000 gpd = TOTAL Single Family, 29 units @ 350 gpd (to be determined) 18,900 gpd 16,800 gpd 28,$00 gpd 7,000 gpd 1,000 gpd 72,500 gpd 10,150 gpd Multi -Family, 108 units @ 300 gpd 32,400 gpd (lower bench area) Water The 48 existing apartment units are served by the Los Amigos Water Company. The system consists of a groundwater source, chlorination and hydropneumatic pumping system. To serve the ultimate buildout of the PUD, the system will have to be expanded to include an additional well supply, greater chlorination capacity and ground storage located at the high point of the property. The units on the lower bench will be served by a separate storage facility from the remainder of the PUD, but will be served by the same source. Total water demand is based on a domestic use plus lawn irrigation use. Domestic use is calculated using the same assumptions as outlined above for wastewater treatment re- quirements. Irrigation requirements are based on an assumed total acreage requirement of 23.9 acres and an application rate of 2.5 A-f/A over 160 days. Total average daily demand is estimated at 261,250 gpd (139,550 gpd domestic use and 121,700 gpd irrigation use). Storage requirement is based on average day demand plus a fire reserve equal to 500 gallons per unit for the lower bench and 1500 gpm over 2 hours for the remainder of the PUD. Total storage requirement is estimated at 100,000 gallons for the lower bench and 400,000 gallons for the remaining PUD. The 400,000 gallons will be provided at two locations - one above the multi -family site and one at the west extreme end of the single family area. The exact size will be determined by hydraulic modeling at the preliminary plat stage. Based on a peaking factor of 3.0, total source requirement is estimated at 540 gpm. Chlorination facilities and the well field will be sized on this basis. A total of 2 or 3 wells are anticipated to be required. Fire protection will be provided, in part, by the distribu- tion system. There are two areas where special conditions are proposed, noting that the area of the PUD encompassing the lower bench and the approximate Sanitation District boundaries would have a minimum fire flow of 500 gpm at 20 psi residual pressure and hydrant spacings of 600' in the single family area and 1500 gpm flows and closer spacing in the multi -family areas. The first area is the cul-de-sac adjacent to the tank site in the northeast portion of the PUD. These five lots will require in-house booster pumps for domestic use. The fire hydrant in the cul-de-sac will not have 20 psi pressure and will, therefore, have to be used as a source of water only, that is, the fire department will use it as if it were a non -pressure source of water. The hydrant will be designated as such in the field. The second area is the single family area to the west of the Sanitation District boundary. Because of the size and distribution of lots and, therefore, the distance between units, fire fighting would occur by transport of water to a given site. Up to five (5) 10,000 gallon capacity cisterns will be provided at strategic locations. These would be connected to the water system with automatic fill arrange- ments so that they would always be full. Gravelled access will be provided to each fire fighting cistern. Drainage Because of the low density, no natural drainage courses will be disturbed or relocated. All culverts will be de- signed on a 10 year storm basis. It is not anticipated that run-off quantities will be increased as a result of the development, the additional green area offsetting the added road and housing site areas. Natural overland flow pattern.; will be continued. Other Utilities Please see main bod Respectfully, Dean W. Gordon •vol 44*ti i! ttir11,4 I ot,, 0 t , ,, , , ,ik%s.' 32. (-1\tarz- 1 = dors