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Home My WebLink About2.0 Preliminary Plan Application 1 Garfield County, Colorado Parcels 218535415002 and 218535315003 Major Subdivision Preliminary Plan Application Prepared Nov1, 2018 for: Dunrene Group Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 2 Major Subdivision Preliminary Plan Application Table of Contents Application Team ........................................................................................................................ 4 4-203. General Submittal Requirements .................................................................................. 5 Pre-Application Conference Summary ..................................................................................... 5 Application Form ...................................................................................................................... 11 Fee Agreement .......................................................................................................................... 13 Statements of Authority ........................................................................................................... 15 Letters of Authorization ........................................................................................................... 17 Waiver Requests ....................................................................................................................... 19 4-203.B.2 - Ownership Information ......................................................................................... 23 4-203.B.3 - Adjacent Property Owners .................................................................................... 23 4-203.B.3 - Mineral Owners and Lessees ............................................................................... 23 4-203.B - Project Description ................................................................................................... 25 Existing Conditions Photos ..................................................................................................... 26 4-203.C - Vicinity Map ............................................................................................................... 32 4-203.D - Site Plan ..................................................................................................................... 34 4-203.E - Grading and Drainage Plan ...................................................................................... 34 4-203.F - Landscape Plan ......................................................................................................... 34 4-203.G - Impact Analysis ........................................................................................................ 34 4-203.H - Rezoning Justification Report ................................................................................. 34 4-203.K - Improvements Agreement ....................................................................................... 34 4-203.L - Traffic Study .............................................................................................................. 34 4-203.M - Water Supply and Distribution Plan ....................................................................... 34 4-203. N - Wastewater Management and System Plan .......................................................... 34 5-402. D - Preliminary Plan Map .............................................................................................. 35 5-402.G - Open Space Plan Map .............................................................................................. 35 5-402. H - Visual Analysis ........................................................................................................ 35 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 3 5-402.I - Covenants ................................................................................................................... 38 Division1. General Approval Standards ................................................................................ 38 7-101. Zone District Use Regulations .................................................................................... 38 7-102. Comprehensive Plan and Intergovernmental ............................................................. 38 7-103. Compatibility ............................................................................................................... 38 7-104. Source of Water .......................................................................................................... 38 7-105. Central Water Distribution and Wastewater Systems ................................................. 38 7-106. Public Utilities ............................................................................................................. 39 7-107. Access and Roadways ............................................................................................... 39 7-108. Use of Land Subject to natural Hazards ..................................................................... 39 7-109. Fire Protection ............................................................................................................ 39 Division 2. General Resource Protection Standards ............................................................ 40 7-201. Agricultural Lands ....................................................................................................... 40 7-202. Wildlife Habitat Areas ................................................................................................. 40 7-203. Protection of Waterbodies .......................................................................................... 41 7-204. Drainage and Erosion ................................................................................................. 41 7-205. Environmental Quality ................................................................................................. 41 7-206. Wildfire Hazards ......................................................................................................... 41 7-207. Natural and Geologic Hazards .................................................................................... 41 7-208. Reclamation ................................................................................................................ 41 Division 3 Site Planning and Development Standards ........................................................ 42 7-301. Compatible Design ..................................................................................................... 42 7-302. Off-Street Parking and Loading Standards ................................................................. 42 7-303. Landscape Standards ................................................................................................. 42 7-305. Snow Storage Standards ............................................................................................ 43 7-306. Trail and Walkway Standards ..................................................................................... 43 Division 4 Subdivision Standards and Design Specifications ............................................ 43 7-401. General Subdivision Standards .................................................................................. 43 7-402. Subdivision Lots ........................................................................................................... 43 7-403. Survey Monuments ..................................................................................................... 44 7-404. School Land Dedication .............................................................................................. 44 7-405. Road Impact Fees ...................................................................................................... 44 Comprehensive Plan & Intergovernmental Agreements ...................................................... 44 Exhibits ...................................................................................................................................... 45 A Title Commitment – Lot 2 & Lot 3 B Balcomb & Green Conformance to Comprehensive Plan Report C High Country Engineering Impact Analysis and Utility Report D Felsburg Holt & Ullevig Flying M Ranch Traffic Assessment E Colorado Wildlife Science, LLC Ecological Assessment of Eastbank Property F Development Agreement and Subdivision Improvements Agreement H Rezoning Justification Report I Master Declaration for The Flying M Ranch P.U.D. J Easement Deed and Agreement for Access Road and Utilities K Geotechnical Engineering Study L Design Guidelines M Planned Unit Development Guide N Safe Routes to Schools Map O High Country Engineering Preliminary Plan/P.U.D. Map Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 4 Application Team Applicant Dunrene Group Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Land Owner Eastbank, LLC Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Legal Counsel Balcomb & Green, P.C. Contact: Chad Lee 818 Colorado Ave Glenwood Springs, CO 81602 970.945.6546 Civil Engineering/Survey High Country Engineering, Inc. Contact: Roger Neal 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 970.945.8676 Land Planning The Land Studio, Inc. Contact: Doug Pratte 365 River Bend Way Glenwood Springs, Colorado 81601 970.927.3690 Traffic Engineering Felsburg Holt & Ullevig Contact: Christopher J. Fasching 6300 South Syracuse Way, Suite 600 Centennial, CO 80111 (303) 721-1440 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 5 4-203. General Submittal Requirements Pre-Application Conference Summary Garfield County Community Development Department 1OB 8th Street, Suite 401 Glenwood Springs, CO 81601 (s7ole4s-8212 www.earfiel -countv.co m PRE.APPLICATION CONFERENCE SUMMARY TAX PARCET NUMBER: 218535315003, 218535415002 DATE: April 25,20L8 PROJECT: Eastbank PUD OWNERS/APPLICANT: Eastbank LLC REPRESENTATTVE: Robert McGregor and Chad Lee, Balcomb and Green PRACTTCAL LOCATION: Eastbank Minor Subdivision, Lots 2 and 3 - Approximately 2.5 miles south of the City of Glenwood Springs ZONING: RuraI TYPE OF APPLICATION: Major Subdivision COMPREHENSIVE PIAN: City of Glenwood Springs Urban Growth Area I. GENERAT PROJECT DESCRIPTION The applicant is requesting to create a Major Subdivision of I0-I4lots from Lots 2 and 3 of the Eastbank Minor Subdivision. Access to the PUD is proposed to be shared with the Riverview School off County Road L54 just southeast of the intersection with the RFTA Rio Grande Trail. With the development of the Riverview School, the development is anticipated to be served by Roaring Fork Water and Sanitation District (RFWSD) water and wastewater lines. While the exact development to take place within the subdivision and PUD has not yet been finalized, from representations made at the Sketch Plan review conducted by Staff and Planning Commission (See attached Sketch Plan Comments), the range of development consists of hospice and assisted living facilities, a rental tiny home community, three condo buildings, and patio / independent living homes. Each of the represented uses are anticipated to be on their own parcel which is contemplated to correspond with the relevant zone district within the PUD. As a result, this Major Subdivision application is anticipated to be accompanied by a PUD application to create the necessary zone Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 6 districts. lt is anticipated that this Major Subdivision application and the PUD application would be processed concu rrently. Regarding access, it is understood that the right of way easements for the Riverview School, which would also be the primary access for the proposed development, have not yet been finalized. The applicantwill need to demonstrate legal accessto each of the parcelsthat would be created bythe subdivision and each development area within the PUD. The charactoristics of these internal roads will be evaluated to the highest traffic impact use as identified within the PUD. Further, the access points onto CR 154 and Highway 82 will need to be evaluated for necessary upgrades based on the traffic impact study. As noted in the Sketch Plan comments, the length of the access road (greater than 600 feet) will need to be addressed with this application. Regarding affordable housing requirements as outlined in Article 8 of the LUDC, these are applicable to any subdivision proposing L5 or more lots. As this development is understood to only be creating t}-14lots, these standards are not applicable. ln addition, should the condominium buildings be processed as a Common lnterest Community Subdivision, as represented and as interpreted at the time of this Pre-Application Conference Summary, Article 8 is not applicable to this type of subdivision as it wound not create L5 or more Lots as defined in the LUDC. Should the Preliminary Plan create 15 or more Lots, however, than an Affordable Housing Plan will need to be submitted for review and a execution by the Board of County Commissioners. The uses identified within each of the PUD zone districts and subdivision will need to be analyzed to their most impactful extent for traffic, water, and wastewater, as well as the review standards identified in Division 7, Sections L-4. Subject Parcels 2 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 7 II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS o Garfield County Comprehensive Plan 2030 o Garfield County Land Use and Development Code, as amended o Section 4-tOL- Common Review Procedures o Section 5-302 - Major Subdivision ¡ Section 5-402 - Submittal Requirements . Applicable provisions from Article 7, Standards (Article 7, Divisions L-4) ilr. PROCESS As a Major Subdivision, the application will be required to be heard in a public hearing with the Planning Commission and the Board of County Commissioners. While the Planning Commission is a recommending body to the Board, the Board of County Commissioners will make the final determination of approval, denial, or approval with conditions. Notice for both the Planning Commission and the Board of County Commissioner is a minimum of 30 days prior to the hearing date. Notice must be sent to adjacent property owners, mineral owners, the property must be posted, and a legal ad must run in the Rifle Citizen Telegram. For details on the process, please see the relevant code sections identified within Table 6-20L. A flow chart ofthe process has also been attached for reference' J R¡qú:dllotie lddlioîC ntqs¡mna¡ ¡t I ¡I I Þ5-202 Púåc"Csrtr Ro¡d 9plÌt Êocc¡lsEl L¡¡d ù4Êloprunl ¡ln ledSMrl5.103 I I I I i I PCI I BOCCIgI PC I I i I ã-243 5-30t 5-302,8_ RuËl L¡Dd Developmcil (6øtr Itintr gubdiui3ion gt€td¡ PlI {O$ion¡l} I I i I Afl lþÉsf n.airbiùdl PC ¡rd SÐf,C, fl rF6oÍndabbû FC td E(¡cÆlrctsôccPtd¡mb¡ryPþt5{r¿c. BOCCI I I I IIITIII5-302-O. 5-303,8. l¡nal Pl3rf Pl¡l S*et$ Plä (Opl-þnåll PC5-3{13_C.YiCd Plân PC BOCC AI typ.r of nd:ú.frr¡dl PiGtrd BOCC.5-3f¡3.O.Frrl¡ni¡ry Plrn TIIIIIBO€C I5-303.E, 5-304 F¡nðl Pl¡n/Pl¡t ArnHrdÊd Pîån:rty Pl¡n I D5-305 ,{m:ídåd î¡nel Plat D PJ lûniú¡brùsc Rs¡rt Sslin +lG¡.5-3{¡6 Cmffi l¡tsE3t CmllM¡[r BOCCvæùng a itn¡l SumPtg g s¡¡bdiuis¡m Effiðdil Pl¡t5¡07 f¿ble 5-lû3: Cmmon Rav¡tr PrÐedur6 ald Requlred llotiæ Cod{orRtrierPr*+dæ¿-lÛt- A B C t E F o ¡. nË ! f ååãfriËËi & cI åt Mær s{ödieÉiff Itlraõr S¡-tdM4rm GHI fu*streñt5, ReSubdMsns Plåt Væbm BOçC Sord ct çü¡ty CsmEssH B DiÞ<*or Pç Ptilniñg CffimÈsis Êxmpt¡æs Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 8 lf an approval or a conditional approval is issued then the Applicant will be required to proceed to Final Plat to finalize all the required paperwork. A pre-application conference will be required at that time to discuss the requirements of that process. VI. SUBMITTAL REQUIREMENTS As a Major Subdivision, Table 5-40L outlines the submittal requirements for Preliminary Plan. ln addition, the application will need to include documentation to address all required review criteria and development standards. The application should also include documentation, support, and discussion of the topics identified during the Sketch Plan review. Please refer directty to Table 5-401 and the list of General Application Materials in section 4-203 f or the full description of this information: L. General application materials a. Detailed project descriPtion b. Application form and fee c. Agreement to PaY form d. Copy of Deed or Title Commitment as proof of ownership e. Names and mailing addresses of mineral owners of the subject property 4 Dêmonslrålion of æÊt5. wsts and :erer.,-Zt2 lPub'liclcounty Road Split T T I T T I ; T T T T I I i I TI I T I T ; T I T T T T T I T t T ; T Pßlininary Ênginêering npods end phns: A.t1 aad A,I,C.Ð,EII ¡ T Land Deve¡opffit Subdilision P1ffi Þ¡dim¡nrry êm¡nehg EDorl3 md pl¡Ë: À B, C-I t t (Yt (Þ302.c lFro¡rÈì!ryPlm i { T I ;T T I T ;I i Eflg¡Dsiâg nportl planr: A" A, C, t], E, F" G- T T I T I T T I IPlån/Plsl Pl,¿n 5-3oa.c. lYieto Ptan Pre¡¡m¡Ã¡ry eng¡neering npøtr æd plans: å-, 8,. Cs'3frc.o lPreriminâry Plal Êrqinsim reErts and Dlúe: A. I, C, D, E. F. G-$.303.E lF¡nål PlåniPlar i . ã FF å å'* g'gååËsååi Ë iår så¡ å Table 5i01 : Application Submittâl Requirements Sect¡on 8-201 AÞpl¡cst¡on Typ€Writtefl ilrrratavelAdditior¡al Subßiss¡r5fl * Mno¡ Subdivisff ftiåjm Subúvi:bn$ Conseils!¡oB Subdivitim Êxspl¡ons TT set;on ¿t-21I3 Seetion 5{02 S C D E F GH J K L fg}¡ B C D E F G H I Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 9 f. Names and mailing addresses of all owners of property within 200' of the subject property g. Assessor map indicating location of the above properties h. Copy of this pre-application form 2. Vicinity Map (a-203 C) 3. Grading and Drainage Plan (4-203 E) 4. Landscape Plan (4-203 F) 5. lmpact Analysis (4-203 G) 6. lmprovements Agreement (4-203 K) 7. Traffic study (4-203 L) 8. Water Supply and Distribution Plan (4-203 M) 9. Wastewater Management Plan (4-203 N) 10. Preliminary Plan map (5-402 D) L1, Open Space Plan Map (5-402 G) 12. VisualAnalysis (5-402 H) 13. Covenants - CCR's (5-402 l) L4. Response to Standards in Article 7, Divisions 1.,2, and 3, and 4 - including demonstration of legal and physical water, adequate wastewater disposal. Legal and physical access, adequate parking, etc. Submit three paper copies and one digital copy of the application. Additional copies will be requested upon determination of completeness, if necessary. See the land use code for additional information on submittal requirements. IV. APPLICATION REVIEW a. Review by:Stafffor completeness recommendation and referral agencies for additional technical review b. Public Hearing:None (Director's Decision) _X_Planning Commission X Board of County Commissioners _ Board of Adjustment May include Garfield County Road and Bridge, Fire Protection District, City of Glenwood Springs, Roaring Fork Water and Sanitation District, 5 Application Submittal 3 Hard Copies 1 Dig¡tal PDF Copy (on CD or USB stick) Both the paper and the digital copy should be split into individual sections. Please refer to the list included in your pre-application conference summary lor the submittal requirements that are appropriate for your application: . GeneralApplicationMðterials. Vic¡nity Map. S¡te Plan. Grading and Drainage Plarr ' Landscape Plan. lmpôct Anålysis. Traffic Study. Water SupplylD¡stribulion Plan. Wastewater Management Plan. Article 7 Stândards c. ReferralAgencies: Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 10 Colorado Department of Transportation, Garfield County Vegetation Management, Roaring Fork Conservancy, and Garfield County Designated Engineer. V. APPLICATION REVIEW FEES a. Planning Review Fees: S 675.00 Preliminary Plan ($325 Sketch Plan) b. Referral Agency Fees: S gSO for CGS Review & consulting engineer/civil engineer fees c. Total Deposit:S szs (additional hours are billed at 540.50 /hour) and SgsO.oo for CGS (Separate Checks) Disclaimer The pre-application meeting summary is only valid for six (6) months from the date of the written summary. The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. Pre-application Summarv Prepared bv: April 25,2018 David Pesnichak, AICP, Senior Planner Date 6 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 11 Application Form Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com DIVISIONS OF LAND APPLICATION FORM TYPE OF SUBDIVISION/EXEMPTION Minor Subdivision Preliminary Plan Amendment Major Subdivision Final Plat Amendment Sketch Preliminary Final Common Interest Community Subdivision Conservation Subdivision Public/County Road Split Exemption Yield Sketch Preliminary Final Rural Land Development Exemption Time Extension INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ ■ Eastbank, LLC 970 925-9046 710 E. Durant Avenue, W-6 Aspen CO 81611 aellis@dunrene.com Chad J. Lee, Esq.970 945-6546 Balcomb & Green, P.C., 818 Colorado Avenue Glenwood Springs CO 81601 clee@balcombgreen.com Eastbank PUD 2185 353/354 15 003/002 Approximately 2.5 miles south of Glenwood Springs Lots 2 and 3, Eastbank, LLC Minor Subdivision, according to the Plat thereof recorded September 8, 2015 at Reception No. 867716 Rural Lot 2-16.983 acres/Lot 3-16.944 acres Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 12 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 13 Fee Agreement Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 14 sEcTloN 2-01. GountY Project Name Name Address CGS SUBÍTNTAL FORÍÙ| FOR LAND-IISE REVIEìÍVS, COLORADO GEOLOGICAL SURVEY SUBMITTAL FORM FOR LAND-USE REVIEWS Date Ph. t{o. Fax APPLICANT (or Applicant's Authorized Repreaentative rcsponsible fo¡ paying GGS'review fee) l4 l2,or 14 11 - Sectlonlsl Townshlp- Rsnce Dcc Let - Lons FEE SCHEDULE (effective June 1, 2009) Reviews lor Countles Srnallsubdivision (> 3 dwellings and < 100 acres) ' Large Subdívision þ 100 acres and < 500 acres) ' Very Large Subdivision (500 acres or more) Very small residential subdivisíons (1-3 dwellings and < 100 acres) Revìews for MunicÍPalltles ' . of reviewer SPecial Reviews .At houdy r,te of reviewerSchool Site Reviews $950 $1,550 . $2,500 .$600 .At houfly rate '""'$855 CGS LAND USE REVIEWS Geolqgical studies are required by Colorado counties for all subdivisions of unincorporated land into parcelã of hss than 35 acrãs, under State statute C.R.S. 30-28-136 (1) (i) (Senate Bill 3t 7972).Some bobrado municipalities require geological studies for sub- division of incorporated land. In addition,local governments *" "*po*urôd to iegulate !¡velgRmentacti-vities in hazardous or mineral-resource areas inder C.n.S. 24-65.7:707 et seq. (Hõuse Bill L041,1974) and C.R.S. 34-1-301 et seq' (HouseBill1529'1973)' respectively. Local-government agencies zubmit proposed subdivision applicatioru and supporting ùechnical reporb to the C jorado Geotofrcal Survey ", ..for evaluation of those geologic factors which would have significant impact on the propo"sed use of 'the land," in accordance with state statutes. The CGS reviews the submitted d.ocuments anã serrr"s as a technical advisor to local-govemmentplanning agencies during the planning pì*"rr. Since 19&t, the CGS has been required by law to cove¡ the full direct cost of performing such reviews. The adequate knowledge of a site's geology is essential for any development project' It is needed at the start of the project in order to plarç ãesign, andconstruct a safe development. Proper plaruring for geological conditions can heþ developers and future owners/users reduce u¡necessary maintenance and/or repair costs I Garfield County Text August 8, 2018 Flying M Ranch PUD and Preliminary Plan Eastbank, LLC 710 E. Durant Avenue, W-6, Aspen, CO. 81611 (970) 925-9046 35 S 1/2 6 South 89 West Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 15 Statements of Authority Reception#:813404 01/19/201201:47:00PM JeanAlberico 1 of 1 Rec Fee:$11.00Doc Fee:0.00GARFIELDCOUNTYCO Statement of Authority (C.R.S.38-30-172) 1.This Statement of Authorityrelatesto an entitylnamed:EASTBANK,LLC 2.The type of entityisa: 0 Corporation O Registeredlimitedliabilitypartnership O Non-profitCorporation 0 Registeredlimitedliabilitylimitedpartnership 121 Limitedliabilitycompany 0 Limitedpartnershipassociation 0 Generalpartnership O Government or governmental subdivisionor 0 Limitedpartnership agency 3.The entityisformed under the laws of State of Colorado. 4.The mailing address of the entityis:710 East Durant Avenue,Unit W-6,Aspen, Colorado 81611. 5.The U name and 2 positionof each person authorizedto execute instruments conveying,encumbering,or otherwiseaffectingtitleto realpropertyon behalfof the entityis:Robert Duncan Macgregor,President of Dunrene Management,Inc.,a Colorado corporation,Manager of Eastbank,LLC. 6.2The authorityof the foregoing person(s)to bind the entityis 9 not limitedCl limitedas follows:N/A 7.Other matters concerning the manner in which the entitydeals with interestsin real property:N/A 8.3This Statement of Authority is executed on behalf of the entitypursuant to the provisionsof C.R.S.(38-30-172. 9.This Statement of Authority amends and supercedes in all respects any prior Statementof Authorityexecuted on behalfof the ent . Executed this12m day of January 2012. By: olfertDuncan Macgregor STATE OF COLORADO ) COUNTY O ss The foregoinginstrumentwas acknowledged beforeme this12 day of January 2012 by Robert Duncan Macgregor,President of Dunrene Management,Inc.,a Colorado corporation,Manager of Eastbank,LLC,a Colorado limitedliabilitycompany. Witness my hand and officialseal. My Commission expires:4/18 /),al 5 AUDREY ELLIS /;NOTARY PUBLIC 0 STATE OF COLORADO Notary'tiblic y issiodExoires07/23/2015 'Thisform shouldnotbe used unlesstheentityiscapableofholdingtitletorealproperty.2 The absence ofany limitationshallbe prima facieevidencethatno such limitationexists. a The statementofauthoritymust be recordedtoobtainthebenefitsofthestatute. Strikeifnotapplicable,a r 6 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 16 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 17 Letters of Authorization Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 18 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 19 Waiver Requests Civil Engineering Land Surveying An Employee-Owned Company October 31, 2018 Patrick Waller, Planner Garfield County Building & Planning Department 108 8th St. Suite 401 Glenwood Springs, CO 81601 RE: Flying M Ranch – PUD and Preliminary Plan Application – Eastbank, LLC – Garfield County File Numbers SPAA-08-18-8675, PUDA-08-18-8676 Engineer’s Technical Explanation of the Waiver Requests 4-118 Waiver of Standards A waiver may be approved if the Applicant demonstrates that the following criteria have been met by the proposed alternative: 1. It achieves the intent of the subject standard to the same or better degree than the subject standard; and 2. It imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of this Code. Roadway Standards Table 7-107 of the Garfield County Land Use Code establishes roadway standards for roads based on design capacity in Average Daily Traffic (ADT). These waivers are to represent what road standard waivers are required for lots A1-4 to access County Road 154. The main subdivision road, Flying M Ranch, intersects directly with County Road 154. This road is within a 60’ access and utility easement. This road provides an access way for lots A1- 4 within Flying M Ranch Planned Unit Development (PUD). The access way runs through a parking lot aisle 30’ in width that loops around the existing Equine Center to an aisle 24’ in width back to Flying M Ranch Road. This access way also continues north up to a shared ingress and egress access way easement (Reception No. 867041) located on FedEx and is between 43’-57’ in width. The shared access way intersects with County Road 154 and is approximately 30’ in width. This access way for lots A1-4 would fit the “rural access” classification per the Garfield County Land Use Code, according the 181 ADT provided in the FHU Traffic Impact Assessment. This ADT was based on the assumption of constructing a general office building, mini-warehouse and multifamily housing. 1517 Blake avenue, suite 101 Glenwood Springs, CO 81601 970-945-8676 • phone 970-945-2555 • fax www.hceng.com Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 20 The access way through lots A1-4 from Flying M Ranch Road to the shared ingress and egress access way on FedEx requires a design waiver in a number of categories assuming the rural access classification with Table 7-107. The existing access way does not have a minimum 50’ ROW width or 2’ wide shoulders due to the parking lot and existing structures. Ditches are not realistic throughout portions of the access way but lots A1-4 have agreed to detain their own drainage. The horizontal radius at the shared access way with FedEx is approximately 10’ radius. The design standard is to allow for a minimum radius of 80’. The internal road is effectively an intersection with the FedEx road and we have added a stop sign at this location. Sincerely, Roger Neal, P.E. Project Manager HIGH COUNTRY ENGINEERING, INC. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 21 The Land Studio, Inc. 365 River Bend Way • Glenwood Springs, CO 81601 • Tel 970 927 3690 • landstudio2@comcast.net October 29, 2018 Mr. Patrick Waller Garfield County Building and Planning Department 108 8th St., Suite 401 Glenwood Springs, CO 81601 Re: Flying M Ranch PUD and Major Subdivision Preliminary Plan Applications Dear Patrick, Please consider the Applicant’s request for a waiver from Section 7-402(D) to the extent necessary to effectuate the Applicant’s Flying M Ranch PUD and Subdivision Preliminary Plan site plan. 4-118 Waiver of Standards C. Review Criteria. A waiver may be approved if the Applicant demonstrates that the following criteria have been met by the proposed alternative: 1. It achieves the intent of the subject standard to the same or better degree than the subject standard; and 2. It imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of this Code. In this case, providing a waiver to 7-402(D) allows the Applicant to develop roads in conformance with the natural terrain, which will reduce the site impacts of road construction and allow Applicant to develop secondary and emergency access, which achieves the intent of the subject standard better than the standard itself. It also allows the roads to be internal to the development, rather than abutting neighboring property, thereby imposing no greater impacts on adjacent properties. The Flying M Ranch PUD proposes various access and utility easements, some of which traverse across several parcels for practical reasons, rather than skirt the boundaries of each parcel. Section 7-402(D) of the Code (“Lot Division by Boundaries, Roads, or Easements Prohibited”) states “No lots shall be divided by municipal boundaries, County roads or public rights-of-way.” This section appears to prohibit an easement traversing across a lot, even if the policy behind it is unclear. Given the unique topography, site conditions, and shape of this property, including the layout of the parcels on the site plan, the Applicant is required to locate several easements across several parcels in order to meet the access requirements of the Code, including the emergency access requirements. Sincerely, THE LAND STUDIO, INC By: _____________________________ Douglas J. Pratte Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 22 The Land Studio, Inc. 365 River Bend Way • Glenwood Springs, CO 81601 • Tel 970 927 3690 • landstudio2@comcast.net October 29, 2018 Mr. Patrick Waller Garfield County Building and Planning Department 108 8th St., Suite 401 Glenwood Springs, CO 81601 Re: Flying M Ranch PUD and Major Subdivision Preliminary Plan Applications Dear Patrick, Please consider the Applicant’s request for a waiver from Section 7-404, School Land Dedication/Fee-in-Lieu obligations to the extent necessary to effectuate the Applicant’s Flying M Ranch PUD and Subdivision Preliminary Plan site plan. 4-118 Waiver of Standards C. Review Criteria. A waiver may be approved if the Applicant demonstrates that the following criteria have been met by the proposed alternative: 1. It achieves the intent of the subject standard to the same or better degree than the subject standard; and 2. It imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of this Code. The applicant, Eastbank, LLC, pursuant to pre-existing contractual agreements between itself and the RE-1 Roaring Fork School District (“RE-1”), including that certain Memorandum of Understanding dated July 23, 2015 (“MOU”), has granted certain land areas for necessary access and utilities infrastructure easements to RE-1; and pursuant to certain License Agreements and pending perpetual grants of record Easement, permitted RE-1 to construct such infrastructure, required for development of the Riverview K-8 school facility over Eastbank property. As set forth by the aforementioned MOU, as well as related agreements and the pending Easement instruments, Eastbank and RE-1 are obligated to establish a credit to Eastbank for the acreage consumed and provided to RE-1 and to the Roaring Fork Water & Sanitation District (“RFW&SD”) at RE-1’s request. Eastbank has elected to accept, in exchange for the RE-1/RFW&SD land interests conveyed, a credit against any otherwise applicable Garfield County Development Code “School Land Dedication” or “fee-in-lieu” obligations as set forth under Code Section 7-404. The applicable land area credit is approximately 2.547 acres (sufficient to off-set the development of approximately 36 single family residential units and 122 multi-family residential units). In the event of additional residential unit development, exceeding existing land credit figures, Eastbank shall either (i) remit the applicable fee-in-lieu upon construction or (ii) submit documentation to Garfield County exhibiting any supplemental “land credit” commitments between itself and RE-1 (as a result of certain efforts and negotiation at the time of the 2009 sale to RE-1 of its Parcel 1 real property, Eastbank agreed to increase the contract purchase acreage from approximately 32 acres to slightly in excess of 35 acres, without adjustment to the applicable purchase price; but with the acknowledgement that such additional acreage would be subject to future consideration). Additional supporting information regarding Section 7-404 credit and variance, waiver and exemption from School Land Dedication/Fee-in-Lieu obligations shall be presented by the applicant at the pending review hearing(s). Sincerely, THE LAND STUDIO, INC By: _____________________________ Douglas J. Pratte Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 23 4-203.B.2 - Ownership Information A Title Commitment is provided as an Exhibit to this Application 4-203.B.3 - Adjacent Property Owners Property Owners Within 200 Feet 2185-353-15-003 2185-354-15-002 Eastbank LLC 710 E. Durant Avenue, Unit W-6 Aspen, CO 81611 2185-353-00-060 Roaring Fork RE-1 School District 1521 Grand Avenue Glenwood Springs, CO 81601 2185-352-00-023 L & Y Jammaron Family LLLP 4915 Highway 82 Glenwood Springs, CO 81601-9622 2185-353-15-001 KW Glenwood Springs LLC P.O. Box 979 Telluride, CO 81435 2185-354-23-007 Blue Heron Properties LLC 430 Ironbridge Drive Glenwood Springs, CO 81601 2185-353-04-002 Robert Duncan MacGregor 710 East Durant Avenue, Unit W-6 Aspen, CO 81611 2185-354-00-017 James L. Rose P.O. Box 432 Rifle, CO 81650-0432 2185-354-00-059 Roaring Fork Transportation Authority 1340 Main Street Carbondale, CO 81623 2185-354-00-024 Shane & Bruce’s LLC 4185 County Road 154 Glenwood Springs, CO 81601 Colorado Department of Transportation 202 Centennial Drive Glenwood Springs, CO 81601 4-203.B.3 - Mineral Owners and Lessees Provided by Balcomb & Green, P.C. Eastbank, LLC 710 E. Durant Avenue, Unit W6 Aspen, CO 81611 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 24 ASPEN | BASALT | GLENWOOD SPRINGS | LAMAR Post Office Box 790 | Glenwood Springs, Colorado 81602 | 800.836.5928 | 970.945.6546 | BalcombGreen.com Chad J. Lee, Esq.* Telephone (970) 945-6546 clee@balcombgreen.com October 25, 2018 Mr. Patrick Waller, Planner Garfield County Community Development Department 108 8th Street, #401 Glenwood Springs, CO 81601 Re: Application for Flying M Ranch Planned Unit Development and Major Subdivision Preliminary Plan Applications Dear Pat: We are writing this letter to you in accordance to the Pre-Application Conference Summaries. The Garfield County Land Use and Development Code require an Applicant to provide notice to mineral owners in accordance with C.R.S. § 24-65.5-101 “as such owners can be identified through records in the office of the Clerk and Recorder or Assessor, or through other means.” GCLUDC 4- 101(E)(4). Section 24-65.5-101 requires that an applicant notify a mineral estate owner who either (1) is identified as such by the county tax assessor’s records; or (2) has filed in the Clerk and Recorder a request for notification. If such records do not identify any mineral estate owners, including their addresses of record, “the applicant shall be deemed to have acted in good faith and shall not be subject to further obligations….” On October 17th we conducted the following tasks: 1. We researched the Garfield County Clerk and Recorder’s index of mineral owner requests for notification per C.R.S. § 24-65.5-101 and confirmed that no mineral owner for the subject property has filed a request for notification; 2. We reviewed a title commitment for the property and confirmed there are no mineral reservations listed in Schedule B(2); and 3. We spoke with Robin at the Garfield County Assessor’s office. The Assessor’s office noted two potential mineral owner accounts in the vicinity, though we cannot verify these entities actually own an interest in the mineral estate under the property subject to the Application. In any event, we suggest adding these parties to the noticed parties list out of an abundance of caution: George G. Vaught, Jr. Paul L. McCullis P.O. Box 13557 Denver, CO 80201-3557 Union Pacific c/o Property Tax 1400 Douglass, Stop 1640 Omaha, NE 68179-1640 This satisfies our obligations under Colorado law and the County’s Code. We look forward to working through this application with your office. Sincerely, BALCOMB & GREEN, P.C. By: /s/ Chad J. Lee, Esq. Chad J. Lee Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 25 4-203.B - Project Description The Flying M Ranch Major Subdivision Application is proposed for Lots 2 and 3 of the previously platted Eastbank, LLC Minor Subdivision. Lot 2 (Garfield County Parcel 218535415002) is approximately 16.983 acres in size and Lot 3 (Garfield County Parcel 218535315003) is approximately 16.927 acres in size. An Amended Final Plat for Lots 2 and 3 is provided by High Country Engineering in the Flying M Ranch Preliminary Plan/PUD Engineering Drawings. The Amended Final Plat is necessary to transfer land between Eastbank LLC and The Roaring Fork School District. The Applicant requests that recording of the Amended Final Plat be a condition of approval for this Application. The amended Lots 2 and 3 will be subdivided into 13 parcels, lots, or tracts via the Major Subdivision Application and review process. The Applicant has prepared a Planned Unit Development Application for submittal together with this Major Subdivision Preliminary Plan Application. This site is a portion of a former gravel quarry that was mined in the mid 1980’s through the mid 1990’s. This property is contiguous to an adjoining FedEx distribution facility and the new Roaring Fork School District PK-8 Riverview School. The Orrison Distribution Center and L & Y Jammaron Family LLLP property reside to the north, the Roaring Fork River, Structural Associates and Westbank Neighborhood reside to the south, Highway 82 and County Road 154 and the Rio Grande Trail reside to the east, and Eastbank Parcel 2 Lot Split Parcel 2B is located to the west. The property is accessed from Flying M Ranch Road and County Road 154 from a controlled access intersection at Colorado State Highway 82. The site can also be accessed by pedestrians and bikers from the Rio Grande Trail via County Road 154 and Flying M Ranch Road. The Applicant has provided a detailed traffic analysis to address County Road 154 and State Highway 82 access issues. The traffic analysis is attached as an Exhibit to this document. Proposed uses within the Flying M Ranch Subdivision include expansion of an existing business park, a diversity of residential housing types including eco-efficiency homes, residential lofts and patio homes, and opportunities for community service facilities including assisted living, independent senior living, and HomeCare & Hospice of the Valley. The attached Preliminary Plan Map includes layout illustrations for the proposed parcels and the uses proposed within them. The Flying M Ranch P.U.D. will establish the zoning for each of the Flying M Ranch parcels and the P.U.D. Guide will set forth the regulations and development standards for development within the parcels. The use restrictions, standards, and density are also set forth for each parcel in the P.U.D. Guide, which is attached as an Exhibit. Affordable housing requirements as outlined in Article 8 of the LUDC are applicable to any subdivision proposing 15 or more lots. As this 33.927 acre area will be subdivided into 13 parcels, lots, or tracts, these standards are not applicable. This project will however focus on a diversity of housing types including senior housing, employee accessory dwelling units in the business park, eco-efficiency attainable workforce housing, and residential lofts, patio homes, townhomes, and single family homes. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 26 Existing Conditions Photos Figure 1 - aerial view looking across Parcels A and B Figure 2 - aerial view looking west above Flying M Ranch Road Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 27 Figure 3 - aerial view above Parcel B/Business Park Figure 4 - aerial view of FedEx and Riverview School Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 28 Figure 5 - Highway 82 and CR 154 intersection looking southeast Figure 6 -Riverview School looking south Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 29 Figure 7 - aerial view above Parcel C looking northeast Figure 8 - Riverview School adjoining Parcels C, D, E, and F Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 30 Figure 9 - aerial view looking north to Parcels A and B Figure 10 – aerial view looking north at Parcels C, D, E, and F with Riverview School and FedEx Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 31 Figure 11 - aerial view looking east along Flying M Ranch Road Figure 12 - aerial view looking west along Flying M Ranch Road Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 32 4-203.C - Vicinity Map Garfield County Land Explorer County Garfield County, Golorado f. inch = 752 feet 1 inch = 0.14 miles 0 0.1 0.4 Mileso.2 Garf ield County Colorado ww.garf ield-county. comGarf¡eld County Colorado Garfield County Land Explorer Printed by Web User DIs.la¡mer This ¡s a compilatbn olrecords âs Sey appear ¡n the Garffeld øünty off¡cet âfledlnS the area shNn. lhis drâwing ¡! þ be used only lor releænce purposes ãnd the 6unty ß not respons¡ble for âny ¡nâeuracies heEin .onbined. O Copyright Garf¡eld County, Colorâdo I All Rights Reserved Pîinteù I7/7 l2OU at 12:03:39 PMa Lot 2 Eastbank , LLC Minor Subdivision Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 33 Garfield Gounty Land Explorer County Garfield Gounty, Golorado f. inch = 752 feet 1 inch = 0.14 miles 0 0.1 "+_. 0.4 Mileso.2 Garf ield County Colorado ww.târl¡eld-county.comGarfield County Co lorad o Garfield Gounty Land Explorer Printed by Web User D¡sclâimer This ¡s a mmp¡latbn ofrêcords as üey appear iñ the Garfiêld øunty ofi¿es affeding the åreâ shown. Th¡t drawing ls b b€ used only fd refercnce purposes and the 6uñty b nd responsibl€ fo. any inåccuracies heE¡n tonÞ¡ned @ copyr¡ght Garfield county, colorado I All Rights Reserved Pnnleù 11/7 12017 at 12:03:02 PM Lot 3 Eastbank , LLC Minor Subdivision Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 34 4-203.D - Site Plan See Proposed Site Improvements, Sheets C1-01 through C1-05 provided by High County Engineering, Inc. included as an Exhibit to this Application. 4-203.E - Grading and Drainage Plan See Proposed Grading Improvements, Sheets C2-01 through C2-05 provided by High County Engineering, Inc. included as an Exhibit to this Application. 4-203.F - Landscape Plan For landscape and revegetation plans and notes see Proposed Grading Improvements, Sheet C0-01 provided by High County Engineering, Inc. included as an Exhibit to this Application. 4-203.G - Impact Analysis An Impact Analysis/Utility Report has been provided by High Country Engineering, Inc. and is included as an Exhibit to this Application. 4-203.H - Rezoning Justification Report A Rezoning Justification Report has been provided by Balcomb and Green, P.C. and is included as an Exhibit to this Application. 4-203.K - Improvements Agreement A Subdivision Improvements Agreement has been provided by Balcomb and Green, P.C. and is included as an Exhibit to this Application. 4-203.L - Traffic Study Felsburg Holt & Ullevig has prepared a Flying M Ranch Traffic Assessment that is attached as an Exhibit. 4-203.M - Water Supply and Distribution Plan See Proposed Site Improvements, Sheets C1-01 through C1-05, and Sheet C7- 04 provided by High Country Engineering, Inc. included as an Exhibit to this Application. 4-203. N - Wastewater Management and System Plan See Proposed Sanitary Sewer Improvements, Sheets C4-01 through C4-06, and C7-03 provided by High Country Engineering, Inc. and included as an Exhibit to this Application Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 35 5-402. D - Preliminary Plan Map Preliminary Plan Maps have been prepared by High Country Engineering, Inc. and included as an Exhibit to this Application 5-402.G - Open Space Plan Map See P.U.D. Plan maps included as an Exhibit to this Application. 5-402. H - Visual Analysis The following Exhibits demonstrate the horizontal and vertical relationship of the Flying M Ranch project to the adjoining neighborhoods and roadways. Generally speaking, the project resides below Highway 82 and the Westbank neighborhood. While the Business Park parcel resides below Highway 82, it resides slightly above the Westbank neighbors and approximately 1,000’ away horizontally. The following summarizes some of the relationships illustrated in the Exhibits: Highway 82 to Zone 2 Horizontal Distance = 300’± Vertical Distance = 95’± to lower bench County Road 154 to Zone 2 Horizontal Distance = 400’± Vertical Distance = 43’± to lower bench River Ridge Drive to Zone 2 Horizontal Distance = 500’± Vertical Distance = 51’± to lower bench Westbank Rd. Cul de Sac to Zone 2 Horizontal Distance = 835’± Vertical Distance = 40’± to lower bench Westbank Rd. to Zone 3 Horizontal Distance = 900’± Vertical Distance 20’± lower to Zone 3 The point of this exercise is to demonstrate that the Flying M Ranch project resides approximately 500’ – 900’ from Westbank neighboring residences, and its elevation is below the neighbors except for the Business Park. For the most part, County Road 154 and Highway 82 travelers will look over the top of this project similar to the visibility of Riverview School. While the project will be visible from the neighboring properties and roadways, the horizontal distance and vertical elevation change will keep this project from blocking views. No ridgeline development is proposed within this Application. Lighting and architectural design will be controlled by the Flying M Ranch P.U.D. Guide and Design Guidelines, and the Garfield County Land Use and Development Code. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 36 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 37 Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 38 5-402.I - Covenants A Master Declaration for The Flying M Ranch Planned Unit Development has been addressed by Balcomb and Green, P.C. and is included as an Exhibit to this Application. Division1. General Approval Standards 7-101. Zone District Use Regulations The Flying M Ranch Subdivision property is currently zoned Rural in Garfield County. As the area surrounding this parcel has changed recently with the addition of new businesses, residential neighborhoods, and a new school, the Applicant intends to utilize Planned Unit Development zoning to permit greater design flexibility than is allowed by the Rural base zone district or Subdivision regulations for this project. The proposed Preliminary Plan complies with the proposed zoning as written in the P.U.D. Guide for Flying M Ranch. 7-102. Comprehensive Plan and Intergovernmental General Conformance to the 2030 Comprehensive Plan has been addressed by Balcomb and Green, P.C. in a Comprehensive Plan Analysis and is included as an Exhibit to this Application. 7-103. Compatibility The nature, scale, and intensity of the prospective residential, hospice, assisted living, and business park uses are intended to compliment the adjacent land uses. General Conformance to the 2030 Comprehensive Plan has been addressed by Balcomb and Green, P.C. in a Comprehensive Plan Analysis and is included as an Exhibit to this Application. B.3. Hours of operation: Business park: 7:00 am – 9:00 pm with the exception of a Veterinary clinic which may provide emergency service 24 hours a day. Community Service Facility – may provide service 24 hours a day. Trails and Outdoor Recreation – dawn to dusk. 7-104. Source of Water See section 7-105. 7-105. Central Water Distribution and Wastewater Systems Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 39 See Proposed Site Improvements, Sheets C1-01 through C1-05, and Sheet C7- 04 provided by High Country Engineering, Inc. and included as an Exhibit to this Application. 7-106. Public Utilities High Country Engineering has provided an Impact Analysis/Engineering Utility Report that is included as an Exhibit to this Application. Refer to High Country Engineering Proposed Site Improvement Plans, Sheets C1-01 through C1-05 included as an Exhibit to this Application. 7-107. Access and Roadways Felsburg Holt & Ullevig has prepared a Flying M Ranch Traffic Assessment that is attached as an Exhibit. A Neighborhood Community Center is an allowed use in Zone District 2 for residents only and therefore will not create additional traffic to the Neighborhood Center. Because it does not generate off site traffic it is not included as part of the Traffic Assessment. See Easement Deed and Agreement for Access Road and Utilities included as an Exhibit for maintenance of roads and utilities used by Flying M Ranch and the Roaring Fork School District RE-1. See Proposed Road Improvements, Sheets C3-01 through C3-09 provided by High Country Engineering, Inc. and included as an Exhibit to this Application. 7-108. Use of Land Subject to natural Hazards See Preliminary Geotechnical Study, provided by H-P Kumar Geotechnical Engineering and included as an Exhibit to this Application. 7-109. Fire Protection Per the following 2012 Colorado Wildfire Risk Assessment, the Flying M Ranch site has a low to moderate fire intensity rating. Fire demands were determined in the design and construction of the waterline extension to the adjoining Riverview School and there was a minimum of 2000 GPM provided to the school. All structures proposed would be required to work within these parameters for on-site fire protection. Fire Protection is provided by Glenwood Springs Fire Protection District. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 40 Division 2. General Resource Protection Standards 7-201. Agricultural Lands There are no agricultural lands within the proposed Flying M Ranch Subdivision and there will be no adverse effects to agricultural operations on adjoining lands. The Applicant is only aware of one ditch owner who owns an interest in water conveyed across the property. This owner is the adjacent property owner, and a principal of Eastbank, LLC. Robert Macgregor. Mr. Macgregor, as Applicant, is aware of the Application. 7-202. Wildlife Habitat Areas The following Colorado Parks and Wildlife Species Data has been mapped at the Flying M Ranch Subdivision Site as researched on December 6, 2017 per the following link: (http://www.arcgis.com/home/webmap/viewer.html?url=https://services5.arcgis.com/ttNGmDvKQA7oeDQ3/ ArcGIS/rest/services/CPWSpeciesData/FeatureServer&source=sd) Bald Eagle Winter Range Black Bear Fall Concentration and Overall Range Elk Overall Range Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 41 Canada Goose Foraging Area, Production Area, and Winter Range Great Blue Heron Foraging Area Mountain Lion Overall Range Mule Deer Highway Crossings, Summer Range, Overall Range Osprey Foraging Area Bull Snake Overall Range Terrestrial Garter Snake Overall Range River Otter Overall Range An Ecological Assessment of Eastbank Property for Minor Subdivision and Major Impact Review was prepared by Jonathan Lowsky, MS of Colorado Wildlife Science, LLC on February 18, 2015. For reference this report is attached as an Exhibit to this Application. 7-203. Protection of Waterbodies The Roaring Fork River borders the southern edge of the Flying M Ranch site. The floodplain location has been shown on Flying M Ranch P.U.D. Plan Map, Sheet 2 of 2 and Flying M Ranch Preliminary Plat, Sheet 2 of 3 provided by High County Engineering, Inc. and included as an Exhibit to this Application. 7-204. Drainage and Erosion See Proposed Grading Improvements, Sheets C2-01 through C2-04 provided by High County Engineering, Inc. and included as an Exhibit to this Application. 7-205. Environmental Quality The applicant agrees to comply with standards for Air Quality and Water Quality as stated in section 7-205 of the Garfield County Land Use Code. 7-206. Wildfire Hazards See section 7-109 7-207. Natural and Geologic Hazards See Preliminary Geotechnical Study provided by H-P Kumar Geotechnical Engineering and included as an Exhibit to this Application. 7-208. Reclamation See Proposed Grading Improvements, Sheets C2-01 through C2-04 provided by High County Engineering, Inc. and included as an Exhibit to this Application. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 42 Division 3 Site Planning and Development Standards 7-301. Compatible Design The nature, scale, and intensity of the prospective residential, hospice, assisted living, and business park uses are intended to compliment the adjacent land uses. General Conformance to the 2030 Comprehensive Plan has been addressed by Balcomb and Green, P.C. and is included as an Exhibit to this Application. B.3. Hours of operation: Business park: 7:00 am – 9:00 pm with the exception of a Veterinary clinic which may provide emergency service 24 hours a day. Community Service Facility – may provide service 24 hours a day. Trails and Outdoor Recreation – dawn to dusk. 7-302. Off-Street Parking and Loading Standards Parking Standards have been addressed in the Flying M Ranch P.U.D. Guide. 7-303. Landscape Standards All disturbed areas of the Flying M Ranch project will be revegetated with a mix of grasses, ground covers, trees and shrubs to prevent erosion and the invasion of weeds. Where appropriate a xeriscape design of native plants will be considered to blend in with the native habitat surrounding the site. Non-native or ornamental plant materials may be used in some areas of the project as accents. Riparian habitat may be utilized in areas that adjoin the Roaring Fork River or adjoining drainage ways. Healthy plant materials will be sized per the sizes established in Garfield County’s Landscaping Standards. Landscape Standards have been addressed in the Flying M Ranch Design Guidelines and Planned Unit Development Guide. 7-304. Lighting Standards Lighting Standards have been addressed in the Flying M Ranch Design Guidelines. All lighting must comply with Garfield County Lighting Standards and Flying M Ranch Design Guidelines. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 43 7-305. Snow Storage Standards Garfield County Snow Storage Standards including minimum area, appropriate location, and drainage are illustrated on High Country Engineering Plans included as an Exhibit to this Application. 7-306. Trail and Walkway Standards Garfield County Trail and Walkway Standards have been utilized to develop the community path that links the Flying M Ranch Subdivision together, to the Roaring Fork River, and to the new Riverview School. Access to the Roaring Fork River is provided for pedestrians and bicyclists. No vehicle boat ramp is proposed as part of this Application. See the Trail and Walkway design on High Country Engineering Plans included as an Exhibit to this Application. Also attached is Safe Route to School Plan developed for the new Riverview School in a joint effort by the Roaring Fork School District, Garfield County, RFTA, and Colorado Parks and Wildlife. The trails at Flying M Ranch connect to the Safe Route that provides access from Riverview School to the Rio Grande Trail, then north to Glenwood Springs and south to the Ironbridge and Westbank communities. The Safe Route also addresses pedestrian/bike safety at the crossing of County Road 154 and the Rio Grande Trail. See the Safe Route to School Plan attached as an Exhibit to this Application. Division 4 Subdivision Standards and Design Specifications 7-401. General Subdivision Standards See Flying M Ranch Subdivision Covenants, Conditions and Restrictions, included as an Exhibit to the Application. Also See Proposed Grading Improvements, Sheets C2-01 through C2-04 and Flying M Ranch Preliminary Plat, Sheet 2 of 3 for floodplain information provided by High County Engineering, Inc. included as an Exhibit to this Application. 7-402. Subdivision Lots The Flying M Ranch PUD proposes various access and utility easements, some of which traverse across several parcels for practical reasons, rather than skirt the boundaries of each parcel. Section 7-402(D) of the Code (“Lot Division by Boundaries, Roads, or Easements Prohibited”) states “No lots shall be divided by municipal boundaries, County roads or public rights-of-way.” This section appears to prohibit an easement traversing across a lot, even if the policy behind it is unclear. In any event, given the unique topography, site conditions, and shape of this property, including the layout of the parcels on the site plan, the Applicant is required to locate several easements across several parcels in Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 44 order to meet the access requirements of the Code, including the emergency access requirements. Section 4-118 allows an Applicant to request a waiver if (1) the waiver achieves the intent of the subject standard to the same or better degree than the subject standard; and (2) it imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of the Code. In this case, providing a waiver to 7-402(D) allows the Applicant to develop roads in conformance with the natural terrain, which will reduce the site impacts of road construction and allow the Applicant to develop secondary and emergency access, which achieves the intent of the subject standard better than the standard itself. It also allows the roads to be internal to the development, rather than abutting neighboring property, thereby imposing no greater impacts on adjacent properties. Please consider this Applicant’s request for a waiver from Section 7-402(D) to the extent necessary to effectuate the Applicant’s site plan. Also see Flying M Ranch Preliminary Plat, provided by High County Engineering, Inc. included as an Exhibit to this Application. 7-403. Survey Monuments Survey monuments shall be set in accordance with Flying M Ranch Preliminary Plat, A Resubdivision of Lots 2 and 3 of the Amended Plan of Eastbank, LLC Lots 2 & 3, A parcel of land situated in the S ½ section 35, township 6 south, range 89 west of the 6th P.M. County of Garfield, State of Colorado. 7-404. School Land Dedication See Waiver Request for School Land Dedication/Fee-in-Lieu obligations. . 7-405. Road Impact Fees Road Impact Fees will be due at the time of building permit and will be assessed in relation to the square footage and type of dwelling unit or other structure that is proposed. Comprehensive Plan & Intergovernmental Agreements General Conformance to the 2030 Comprehensive Plan has been addressed by Balcomb and Green, P.C. in a Comprehensive Plan Analysis and is included as an Exhibit to this Application. Flying M Ranch Major Subdivision Preliminary Plan Application November 1, 2018 45 Exhibits A Title Commitment – Lot 2 & Lot 3 B Balcomb & Green Conformance to Comprehensive Plan Report C High Country Engineering Impact Analysis and Utility Report D Felsburg Holt & Ullevig Flying M Ranch Traffic Assessment E Colorado Wildlife Science, LLC Ecological Assessment of Eastbank Property F Development Agreement and Subdivision Improvements Agreement G Phasing Plan Letter H Rezoning Justification Report I Master Declaration for The Flying M Ranch P.U.D. J Easement Deed and Agreement for Access Road and Utilities K Geotechnical Engineering Study L Design Guidelines M Planned Unit Development Guide N Safe Routes to Schools Map O High Country Engineering Preliminary Plan/P.U.D. Map