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Home My WebLink About3.0 PUD Application Garfield County, Colorado Parcels 218535415002 and 218535315003 Planned Unit Development Application Prepared November 1, 2018 for: Dunrene Group Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Flying M Ranch Planned Unit Development Application November 1, 2018 2 Planned Unit Development Application Table of Contents 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 4-203.C - Vicinity Map .............................................................................................................................. 26 4-203.D - Site Plan .................................................................................................................................... 28 4-203.G - Impact Analysis ....................................................................................................................... 28 4-203.H - Rezoning Justification Report ................................................................................................ 28 4-203.J - Development Agreement ......................................................................................................... 28 4-203.L - Traffic Study ............................................................................................................................. 28 4-203.O - Floodplain Analysis ................................................................................................................. 28 6-202.C - Review Criteria ......................................................................................................................... 29 6-302.A – PUD Plan .................................................................................................................................. 30 6-302.B - Amendment Justification Report ........................................................................................... 31 Responses to Standards in Article 7, Division 1. General Approval Standards ............................... 31 7-101. Zone District Use Regulations ................................................................................................... 31 7-102. Comprehensive Plan and Intergovernmental ............................................................................ 31 7-103. Compatibility .............................................................................................................................. 31 7-104. Source of Water ........................................................................................................................ 32 7-105. Central Water Distribution and Wastewater Systems ............................................................... 32 7-106. Public Utilities ............................................................................................................................ 32 7-107. Access and Roadways .............................................................................................................. 32 7-108. Use of Land Subject to Natural Hazards ................................................................................... 32 7-109. Fire Protection ........................................................................................................................... 33 Flying M Ranch Planned Unit Development Application November 1, 2018 3 Division 3 Site Planning and Development Standards ....................................................................... 33 7-301. Compatible Design .................................................................................................................... 33 7-302. Off-Street Parking and Loading Standards ............................................................................... 33 7-303. Landscape Standards ............................................................................................................... 34 7-304. Lighting Standards .................................................................................................................... 34 7-305. Snow Storage Standards .......................................................................................................... 34 7-306. Trail and Walkway Standards .................................................................................................... 34 Comprehensive Plan & Intergovernmental Agreements ..................................................................... 35 Exhibits ..................................................................................................................................................... 35 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 Planned Unit Development 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 Planned Unit Development Application November 1, 2018 5 4-203. General Submittal Requirements Pre-Application Conference Summary Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 l970l94s-82t2 www.ga rf ield-cou ntv.com PRE.APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 218535315003, 2185354L5002 DATE: April 25, 2018 PROJECT: Eastbank PUD OWNERS/APPLICANT: Eastbank LLC REPRESENTATIVE: Robert McGregor and Chad Lee, Balcomb and Green pRACTICAL IOCATION: Eastbank Minor Subdivision, Lots 2 and 3 - Approximately 2.5 miles south of the City of Glenwood Springs ZONING: Rural TYPE OF APPLICATION: PUD COMPREHENSIVE PLAN: City of Glenwood Springs Urban Growth Area I. GENERAL PROJECT D PTION The applicant is requesting to create a PUD within 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 154 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 PUD has not yet been finalized, from representations made in the pre-application meeting and the attached site concept plan, 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 PUD application is anticipated to be accompanied by a Major Subdivision application for 10-1-4 lots. lt is anticipated that this PUD application and the Major Subdivision application would be processed concurrently. Flying M Ranch Planned Unit Development Application November 1, 2018 6 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 applicant will need to demonstrate legal access to each of the parcels that would be created by the subdivision and each development area within the PUD. The charactoristics of these internal roads will be èvaluated 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. Regarding affordable housing requirements as outlined in Article 8 of the LUDC, these are applicable to any subdivision proposing 15 or more lots. As this development is understood to only be creating LO-L4lots, 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 15 or more Lots as defined in the LUDC. As discussed, the uses identified within each of the PUD zone districts will need to be analyzed to their most impactful extent for traffic, water, and wastewater, as well as the review standards identified in Section 6-202($1, Review Criteria and Sectin 6-40L, Development Standards. Sub ect Parcels 2 Flying M Ranch Planned Unit Development Application November 1, 2018 7 II. REGU RY PROVISIONS AP IS REOUIRED TO ADDRESS Garfield County Comprehensive Plan 2030 Garfield County Land Use and Development Code, as amended Section 6-L01 General Provisions Section 6-202 PUD Zoning o Article 7, Division 1 (excludin e 7-tOLl and by extension Section 4-203(M) (Water Supply) o Section 4-L13(C) {Rezoning) Table 6-201Common Review Procedures and Required Notice Table 6-301 Application Su bm itta I Req uirements Section 6-302 Description of Submittal Requirements Section 6-40L Development Standards Applicable provisions from Article 7, Standards a a a a a a o o a ilr. PROCESS Rrquirrd lfoüoc TI !¡tù Fcqufotrmtntr Àffräon¡l T t B0tc ({ú {( trlolior ûo ¡ll frupr¡tromcr¡lilhi¡Sßtrtslllupl,l¡p*rl PlrÞ bü¡nt¡y" Î.¡EdË nryrlrd fcrFG rnd gf,¡ÞC hlrrïld¡. t ú ú {I PË&3fr¡.PUD Zcning {D { H¡ilcd noli¡e þ ¡[ propcrtywncrland minc¡¡l orrn¡¡¡ ritl¡in lhË PUD {J {IË ?03.8, 1-¡ PUD É'nrendme{t {}lincr} ¿i {ú { Ndile io ¡!3 grogerty oung¡ ¡nd mÍnrr¡l curiÊrg rilhin thê FUf! ¡ad r[ pmpêrty o*n.rt çithin 200lbclof lhe PUÐ b,qrndsrï. Nst¡c. ¡¡qsired ior PtG ¡nd BOCC hcsr¡mE {ú ,l I PC BÕCC E- 3û3.8. 1.b PUÐ Arnend¡n*nl {Súþstantiål}{ Secti*n4-llll. A B C n E F G frl "gEca.I '5Ëir(Þ¡fiß¡f¡ oã ËëËå, € $åËE$ ñ!!Ëê.õ .E.t{,t D PC Bocc Ta te &201: Common Review Procedures and Required Hc¡tice E6sd of touÊtr Csr¡¡miçç¡sñ€rs Siecfsr Pknniir Coinmitãis: As a new PUD, 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' Flying M Ranch Planned Unit Development Application November 1, 2018 8 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 Citizên Telegram. For details on the process, please see the relevant code sections identified within Table 6-201'. A flow chart of the process has also been attached for reference. VI. SUBMITTAT IREMENTS As a new PUD, Table 6-30L outlines the submittal requirements. ln addition, the application will need to include documentation to address all required review criteria and development standards. please referdirectlytoTable 6-301 and the list of GeneralApplication Materials in section 4-2O3for the full description of this information:r General Application Materials (4-203.8) o Application Form o General Project descriPtion o Ownership Documentation (deed) for land held by the HOA within the PUD (applicant must be a property owner) o Statement of Authority or Letter of Authorization, as necessary o Fee Payment and Payment Agreement Form o Pre-Application ConferenceSummary o Names and addresses of all property owners and mineral owners of record within thE PUD.. Vicinity Map (a-203.C) . Site Plan (4-203.D) 4 6.2;02 |PUD Zoninr {./(I ,,({I t t (Y t ifapplication Substantial May requirc a new determined to bc a Modification. 6-203 Arnendmentl,,o 'l llilt (r J{)l; A¡r¡rlicirf ion Sutrrnitl:tl lìt'r¡trit'e rncrtts Ste {ion J-2ll-ì. ll {' l) (; ll .l l, O ..\ ll Se e liorr (r-J(12 ,\¡r¡rlicrtion'l'r ¡rt' lnnnctl [ ¡uit f)crclopnrcnt Flying M Ranch Planned Unit Development Application November 1, 2018 9 . lmpact Analysis (4-203G) . Rezoning Justification Report (4-203.H) . Development Agreement (4-203. J) - May be accomplished through a Subdivision lmprovements Agreement should the subdivision be processed concurrantly . Traffic Study (4-203.1) . Floodplain Analysis (a-203.O) . PUD Guide (6-302.A) - See details of submittal requirements for both PUD Map and PUD Guide ' Amendment Justification Report (6-302.8) . Please respond directly to the Review Criteria listed in Section 6-2O2.C and as excerpted below. An opplicotion for PUD Zoning sholl meet the following criteria: Appl ication Su ttrr¡ itta I 3 Hard Copies 1 ûigital PDt Copy (on CD or USB stick) Eoth The paper and the digital copy should be split into individual sections. Please refer to the list included in your pre-application conference summary for the submittal requirements that are appropriate for your application: . General Applicat¡on Matèr¡als. V¡cin¡ty Map- Site Plan. G¡ading and Drainage Plan. Landscape Plan. lmpãct Analysis. Traffic Study. Water Supply/Distribution Plan. wðstewater Management Plan. Article 7 Standards 7. purpose and Appticability. The PIJD meets the purpose ond opplicobility of this Code, øs provided in section 6-L01.A. and B. 2. Development Stondords. The PIJD meets the Development Støndords as provided in section 6-401.. 3. Standords, Article 7. The PUD meets the standards within Article 7, Division 1-, excluding 7- l0l. (See reference to Section 4-203.M regarding Water Supply in Section 7-LO4) 4. Rezoning Criterio. The PUD meets the Rezoning Review Criteria in section 4-113.C. 5. Estobtished Zoning Standards. The PUD Plan adequotely establishes uses ond standards governing the development, density, and intensity of lond use by means of dimensional or other støndards. ' Please respond directly to the Development Standards in Section 6-401 . Please respond directly to the Standards identified in Article 7, Division 3. Site Plannign and Development Standards 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. 5 Flying M Ranch Planned Unit Development Application November 1, 2018 10 IV. APPLICATION REVIEW a. Review by:Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing:None (Director's Decisionl _X_Pla nni ng Commission X Board of County Commissioners _ Board of Adjustment c. ReferralAgencies:May include Garfield County Road and Bridge, Fire Protection District, City of Glenwood Springs, Roaring Fork Water and Sanitation District, Colorado Department of Transportation, Garfield County Vegetation Management, Roaring Fork Conservancy, and Garfield County Designated Engineer. V. APPL¡CATION REVIEW FEES a. Planning Review Fees: S 500.00 b. Referral Agency Fees: S fAO - consulting engineer/civil engineer fees c. Total Deposit:S SOO.OO (additional hours are billed at $40.50 /hour) 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-aoolication Su marv Preoared bv: April25, 2018 David Pesnichak, AICP, Senior Planner Date 6 Flying M Ranch Planned Unit Development 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 LAND USE CHANGE PERMIT APPLICATION FORM TYPE OF APPLICATION Administrative Review Development in 100-Year Floodplain Limited Impact Review Development in 100-Year Floodplain Variance Major Impact Review Code Text Amendment Amendments to an Approved LUCP LIR MIR SUP Rezoning Zone District PUD PUD Amendment Minor Temporary Housing Facility Administrative Interpretation Vacation of a County Road/Public ROW Appeal of Administrative Interpretation Location and Extent Review Areas and Activities of State Interest Comprehensive Plan Amendment Accommodation Pursuant to Fair Housing Act Pipeline Development Variance Time Extension (also check type of original application) 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 Ave Glenwood Springs CO 81601 clee@balcombgreen.com Eastbank PUD Approximately 2.5 miles south of Glenwood Springs Lot 2 and 3, Eastbank, LLC Minor Subdivision, according to the Plat thereof recorded September 8, 2015 at Reception No 867716 Rural 16.98+16.94 acres 2185 353/354 15 003/002 Flying M Ranch Planned Unit Development Application November 1, 2018 12 Flying M Ranch Planned Unit Development Application November 1, 2018 13 Fee Agreement Flying M Ranch Planned Unit Development 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 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 Planned Unit Development 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 Planned Unit Development Application November 1, 2018 16 Flying M Ranch Planned Unit Development Application November 1, 2018 17 Letters of Authorization Flying M Ranch Planned Unit Development Application November 1, 2018 18 Flying M Ranch Planned Unit Development 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 Planned Unit Development 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 Planned Unit Development 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 Planned Unit Development 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 Planned Unit Development 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 Planned Unit Development Application November 1, 2018 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 Planned Unit Development Application November 1, 2018 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 Planned Unit Development Application November 1, 2018 4-203.C - Vicinity Map 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 Flying M Ranch Planned Unit Development Application November 1, 2018 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 Flying M Ranch Planned Unit Development Application November 1, 2018 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.G - Impact Analysis 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. An Impact Analysis/Utility Report has been provided by High Country Engineering, Inc. and is included as an Exhibit to this Application use. 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.J - Development Agreement A Development Agreement is included as part of the Flying M Ranch Application and is an Exhibit to this Application. A Subdivision Improvements Agreement is included as part of the Flying M Ranch Preliminary Plan Application and is 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.O - Floodplain Analysis 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. included as an Exhibit to this Application. Flying M Ranch Planned Unit Development Application November 1, 2018 6-202.C - Review Criteria Purpose and Applicability. The P.U.D. meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. 6-101.A. The general purpose of P.U.D. zoning is to permit greater design flexibility than is allowed by the base zone district or Subdivision regulations, as those objectives are identified in the Planned Unit Development Act of 1972, C.R.S. 24-67-101, et seq. P.U.D.s must be in general conformance with the Comprehensive Plan. See Balcomb & Green Conformance with the Comprehensive Plan letter included as an Exhibit to this Application. 6-101.B 1. Any single parcel of land or contiguous parcels of land comprising a minimum of 2 acres, sufficient to accommodate an integrally planned environment to be developed through a unified plan, is eligible for P.U.D. zoning. See Proposed Site Improvements, Sheets C1-01 through C1-05 provided by High County Engineering, Inc. included as an Exhibit to this Application. 6-101.B 2. Applications for P.U.D. zoning may be made for land located in any zone district. Development Standards. The P.U.D. meets the Development Standards as provided in section 6-401. 6-401. A. Permitted Uses 6-401. B. Off-Street Parking 6-401. C. Density 6-401. D. Housing Types 6-401. E. Transportation and Circulation System 6-401. F. Recreational Amenities 6-401. G. Building Height 6-401. H. Lots 6-401. I. Phasing The above Standards have been addressed in the P.U.D. Guide included as an Exhibit to this Application. Standards, Article 7. The P.U.D. meets the standards within Article 7, Division 1, excluding 7-101. See responses below, Article 7, Division 1. General Approval Standards. Rezoning Criteria. The P.U.D. meets the Rezoning Review Criteria in section 4-113.C. Refer to the Rezoning Justification report prepared by Balcomb & Green, P.C. attached as an Exhibit to this Application. Flying M Ranch Planned Unit Development Application November 1, 2018 Established Zoning Standards. The P.U.D. Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. See responses below, Article 7, Division 3. Site Planning and Development Standards 6-302.A – PUD Plan 1.a See Section 4-203.B. Project Description. 1.b See Balcomb & Green Conformance with the Comprehensive Plan letter included as an Exhibit to this Application. 1.c The P.U.D. meets the Development Standards as provided in section 6- 401 and meets the standards within Article 7, Division 1, excluding 7- 101. 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. 1.d 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. 1.e See Flying M Ranch PUD Phasing Plan letter included as an Exhibit to this Application. 2.a See the PUD Guide for specific use type densities and floor area calculations. 2.b 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 2.c 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 2.d See section 7-106. Flying M Ranch Planned Unit Development Application November 1, 2018 2.e See section 7-109. 2.f 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. 2.g High Country Engineering has provided an Impact Analysis/Engineering Utility Report that is included as an Exhibit to this Application. 2.h Felsburg Holt & Ullevig has prepared a Flying M Ranch Traffic Assessment that is attached as an Exhibit. Also see Impact Analysis and Utility Report provided by High Country Engineering, Inc. included as an Exhibit to this Application. 3. A PUD Plan Map has been included as sheets 1 of 2 and 2 of 2 provided by High County Engineering as an Exhibit to this Application. 4. A PUD Guide has been included as an Exhibit to this Application. 6-302.B - Amendment Justification Report Not Applicable Responses to Standards in Article 7, Division 1. 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. and is included as an exhibit to this Application. 7-103. Compatibility Flying M Ranch Planned Unit Development Application November 1, 2018 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. 7-104. Source of Water See section 7-105 7-105. Central Water Distribution and Wastewater Systems 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. 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 therefor 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 Proposed Road Improvements, Sheets C3-01 through C3-09 provided by High Country Engineering, Inc. 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, included as an Exhibit to this Application. Flying M Ranch Planned Unit Development Application November 1, 2018 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. 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. 7-302. Off-Street Parking and Loading Standards Parking Standards have been addressed in the Flying M Ranch P.U.D. Guide. Flying M Ranch Planned Unit Development Application November 1, 2018 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 the P.U.D. 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. 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 and 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. Flying M Ranch Planned Unit Development Application November 1, 2018 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. 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