HomeMy WebLinkAbout0.8.05 Standards & Requirements4.07 STANDARDS AND REQUIREMENTS
4.07.01 The County Commissioners may approve a proposed PUD rezoning upon a finding that it
will implement the purposes of this section and will meet the standards and requirements
set forth in this section. A TPUD must also meet the additional standards and
requirements set forth in the supplementary regulations found in §5.11 of this resolution.
(amended 2002-12)
No response is required.
4.07.02 The number of off-street parking spaces For each use in each PUD shall not be less than the requirements for
like uses in other zoning districts, except that the County Commissioners may increase or decrease the
required number of off-street parking spaces in consideration of the following factors:
(1) Estimated number of cars owned by occupants of dwellings in the PUD;
(2) Parking needs of non -dwelling uses;
(3) Varying time periods of use whenever joint use of common parking areas is proposed.
The Garfield County Zoning Resolution, Section 5.01.02 "Minimum Off -Street Parking"
requires "one parking space for every six hundred (600) square feet of floor area", which may
be appropriate for an average sized home. At Elk Meadows it is anticipated that a number of
homes could be 4,500 square feet or more which would require an unrealistic 8 or more
parking spaces and causing an excessive amount of site disturbance. The following provisions
are proposed in Section 4.08 (2) (h) Zone District Regulations of this application:
Minimum Off -Street Parking
a. Dwellings of less than 3,000 square feet of floor area:
4 parking spaces
b. Dwellings of 3,000 square feet of floor area but less than 5,000
square feet of floor area:
5 parking spaces
c. Dwellings of 5,000 square feet of floor area or greater:
6 parking spaces
This criteria requires a minimum four parking spaces for even the smallest residential
structure which is appropriate since all homes will have at least two car garages with two
exterior parking spaces outside and in tandem with the two spaces in the garage. The five
spaces required at 3,000 square feet of residential floor area is the same as would be required
by the current County Regulations but the proposed requirement does not jump to six spaces
until the residence exceeds 5,000 square feet. The majority of residences at Elk Meadows,
including those of large square footage, are anticipated to be occupied by typical families with
typical parking requirements. In the case of the larger residential structures, some families
may desire to own more vehicles than the typical family but it is very normal for these types of
properties to construct more on site parking, usually enclosed, than the minimum requirement.
Also, many of the larger residences are likely to have a longer than normal driveway which
will provide additional guest parking. Families with the wealth to own more vehicles typically
do not choose to park their vehicle on the street, particularly when on -street parking is
prohibited and enforced by the HOA
To further accommodate guest parking, the PUD Master Plan shows parking spaces located
perpendicular to the interior roads at several locations throughout the community. These
spaces will be posted specifically for short term parking and enforced by the home owners
association.
27
4.07.03 The PUD shall meet the following site plan criteria unless theaippiicant can deinonstrate that one (1) or more
of them is not applicable or that a practical solution has been o icrwise achie\ ed:
(1) The Pl.lDD shall have an appropriate relationship to the surrounding area, with unreasonable adverse
effects on the surrounding area being minimized.
Surrounding uses are all residential in nature with lot sizes being as small as two acres but
increasing up to greater than 35 acres in size. Residential development at Elk Meadows is
proposed in three neighborhoods which are positioned internal to the PUD property such that
they are buffered from any adjacent use by large expanses of open space, with one exception.
The exception being the two acre single family residential lots located in the Four Mile Ranch
Subdivision adjacent to and north of the East Meadow neighborhood. The uses are of course
compatible and although the Four Mile Ranch single family lots are considerably larger than
those proposed in the East Meadow neighborhood, the building envelopes of these two projects
will be separated by 250 feet to 285 feet with over 200 feet of this distance being dedicated open
space or open space easement.
Portions of the development will be visible to the public from Four Mile Road and Hwy 82 and
by residential properties in proximity to the PUD property. Efforts have been made to
minimize and mitigate the visibility of the future residences including avoidance of
development of areas of greatest visual sensitivity.
A twenty acre hayfield will be preserved along Four Mile Road buffering the future East
Meadow homes by distances of 400 to 800 feet and maintaining the continuity of open space
currently found along Four Mile Road through the PUD property and on to the north through
the Four Mile Ranch Subdivision. The hayfield will be maintained in irrigated agricultural
production. This open space effect is continued south by the preservation of the two largest
Bershenyi barns in the area being referred to as the "Barnyard" which will be landscaped and
maintained as parkland. In the area of the existing Bershenyi homestead on the west side of
Four Mile Road, proposed lots are set back from the Four Mile Road right-of-way by at least
50 feet and when combined with the rear yard areas the closest home will be at least 90 feet
from Four Mile Road with most homes being well in excess of 100 feet from the roadway.
Landscape plans for the Barnyard and the open space areas at the project entry and the open
space buffer along the west side of Four Mile Road will be presented with the preliminary plan
application.
Other areas of development avoidance include the ridgelines to east and north of the Upper
Meadow, which are highly visible from Glenwood Spring, the upper Four Mile Creek valley
and Hwy 82. Also, the large meadow located north over the ridge from the Upper Meadow
(Far North Meadow) is preserved as open space. The Far North Meadow is quite visible from
south Glenwood Springs.
Lots on the east side of the East Meadow neighborhood are pulled back away from the east
ridgeline and proposed building envelopes push future residences even further away from the
ridgeline. Specific tree planting requirements are included in the protective covenants, which
will reduce the visibility of residential structures is this area as viewed from Hwy 82. The
following cross sections provide an accurate graphic portrayal of the potential visibility of the
future homes along the east edge of the East Meadow and how the proposed landscape
28
Deciduous
Evergreen
Lot 28
Lot 27
Lot 26
• *
Reserve at Elk Meadows
Typical Required
Plantings—Lots 23-3J
East Meadow
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SECTION -4
GRAPHIC SCALE
300 0 150 300 600
1200
( IN FEET )
1 inch = 300 ft.
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RESERVE AT ELK MEADOWS
VISUAL IMPACT — CROSS SECTIONS
SECTION -3 & SECTION -4
DE'9. Db FILA N0. BNE'E7'
DR CID DATE 6 -II -0W 21019.Ol OF
ACCESS EASEMENT MAP OF.
RESERVE AT ELK MEADOWS
VISUAL IMPACT
SECTION -1 AREA AROUND POTENTIAL RESIDENCE
SHEET 1 OF 4
POTENTIAL TWO-STORY RESIDENCE
20' MAX. BLDG. HEIGHT TO
MID POINT OF EAVE & RIDGE
SIGHT LINE
FROM HIGHWAY 82
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— EXISTING GRADE
SECTION -1 AREA AROUND POTENTIAL RESIDENCE
30
0 15
GRAPHIC
30
SCALE
60
120
( IN FEET )
1 inch = 30 ft.
SOPRIS ENGINEERING - LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311 M: \25019\25019—sections.dwg
ACCESS EASEMENT MAP OF.
RESERVE AT ELK MEADOWS
VISUAL IMPACT
SECTION -2 AREA AROUND POTENTIAL RESIDENCE
SHEET 2 QF 4
POTENTIAL TWO—STORY RESIDENCE
20' MAX. BLDG. HEIGHT TO
MID POINT OF EAVE & RIDGE
EXISTING GRADE
SECTION -2 AREA AROUND POTENTIAL RESIDENCE
SIGHT LINE
FROM HIGHWAY 82
30
GRAPHIC SCALE
0 15 30 60 120
( IN FEET )
1 inch = 30 ft.
SOPRIS ENGINEERING -- LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311
M: \25019\25019—seclions.dwg
ACCESS EASEMENT MAP OF.
RESERVE AT ELK MEADOWS
VISUAL IMPACT
SECTION -3 AREA AROUND POTENTIAL RESIDENCE
SHEET 3 OF 4
POTENTIAL TWO-STORY RESIDENCE
20' MAX. BLDG. HEIGHT TO
MID POINT OF EAVE & RIDGE
11111111111111•11
EXISTING GRADE
•
SECTION -3 AREA AROUND POTENTIAL RESIDENCE
SIGHT LINE
FROM HIGHWAY 82
111111■■■■1
30
GRAPHIC SCALE
0 15 30 60 120
( IN FEET )
1 inch = 30 ft.
SOPRIS ENGINEERING - LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311
M: \25019\25019- sections.dwg
ACCESS EASEMENT MAP OF.
RESERVE AT ELK MEADOWS
VISUAL IMPACT
SECTION -4 AREA AROUND POTENTIAL RESIDENCE
SHEET 4 OF 4
POTENTIAL TWO-STORY RESIDENCE
20' MAX. BLDG. HEIGHT TO
MID POINT OF EAVE & RIDGE
SIGHT LINE
FROM HIGHWAY 82
EXISTING GRADE
SECTION -4 AREA AROUND POTENTIAL RESIDENCE
■ ■ ■ ■
30
0
15
GRAPHIC SCALE
30
60
120
( IN FEET )
1 inch = 30 ft.
SOPRIS ENGINEERING - LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311
M: \25019\25019—sections.dwg
plantings will significantly mitigate the visual impact of the future homes. The first plan sheet
exhibits the required tree plantings on typical lots along the east side of the East Meadow. The
second plan sheet identifies the location of the sample cross sections. The next two sheets show
the full length of the cross sections from Hwy 82 to the East Meadow lots. The last four sheets
are enlargements of the cross sections in the area of the east bay of lots with a potential two
story house and proposed tree plantings.
Following are the proposed planting requirements for Lots 23 through 39 along the east side of
the East Meadow.
Lots 23 through 39 in the East Meadow neighborhood shall be required to plant at
minimum the following trees in the area between the rear of the residence and the
rear lot line.
2 Evergreen Trees — Minimum Height at Planting of 10'
(Acceptable Species: Colorado Blue Spruce or Ponderosa Pine )
3 Deciduous Trees — Minimum Caliper at Planting of 2'h"
(Acceptable Species: Green Ash variety, Hackberry, Silver Maple, Linden variety)
Additionally, landscape planting plan will be presented with the future preliminary plan
application showing tree plantings in the open space immediately east of the southeast cul-de-
sac and Lot 22 in the East Meadow neighborhood. These plantings would be maintained by
the home owners association and would provide additionally screening.
(2) The PUO shall provide an adequate internal street circulation system designed for the type of traffic
generated, safety, separation from living areas, convenience and access. Private internal streets may be
permitted, provided that adequate access for police and fire protection is maintained. Bicycle traffic shall be
provided for when the site is used for residential purposes.
The proposed realignment of Four Mile Road will improve safety on this major collector road
and allow for the construction of an efficient and safe intersection with the roads internal to
the PUD. Internal streets have been designed with sensitivity to the terrain and native
vegetation of the site and are requested to be owned by the home owners association with
access easements overlying the roads to accommodate emergency vehicles and personnel.
Some roads will also be platted with a public access easement such that the public may access
the parking areas designated for users of the proposed "mountain park". (See Section 4.08.05
(7) of this application).
The cross sectional platform of the proposed roads has been slightly reduced in width from
County Subdivision Standards to be compatible with the character of the three neighborhoods
and to reduce terrain disturbance particularly in the Upper Meadow neighborhood. All
streets will have a minimum of 22 feet of asphalt traffic lanes. In three locations, emergency
access drives are proposed as an alternative to full cross section streets to avoid dramatic
scarring of the native terrain. One emergency access, which is of relative steep grade and also
serves as a primary pedestrian trail, will have a ten foot wide asphalt surface with one foot
shoulders. The remaining two emergency drives will be twelve foot wide gravel platforms and
will also serve a pedestrian function.
29
Paved pedestrian trails connect the public pedestrian trail located east of Four Mile Road with
access to the proposed "mountain park".
(3) The PUD shall provide parking areas adequate in terms of location, area, circulation, safety, convenience,
separation and screening.
On lot parking requirements are discussed in Section 4.07.02 above. Guest parking is
proposed at additional locations throughout the residential neighborhoods and parking is
provided for users of the proposed "mountain park" at the north end of the Upper Meadow.
This Iocation offers convenient access to the old ranch road which provides pedestrian access
to the "mountain park". Additional parking will be provided in the Community Facilities
Open Space District as required for the uses which may be located in that Open Space District.
(4) The PUD shall provide Common Open Space adequate in terms of location, area and type of the
Common Open Space, and in terms of the uses permitted in the PUD. The PUD shall strive for optimum
preservation of the natural features of the terrain.
The PUD proposes nearly seventy five percent of the total PUD acreage as some type of open
space (zone district or open space easements) with all lots abutting open space areas. The
majority of the residential building sites occupy the gentle slopes of the historic agricultural
fields and pastures with a few building sites integrated into the native vegetation around the
fringe of these fields where slope gradients allow. The road accessing the Upper Meadow
neighborhood has been aligned to fit comfortably into the native topography and in some areas
it may be possible to use boulder walls on the cut side of this road platform to reduce hillside
disturbance. Clustering of the residential use in the historically cultivated areas of the site,
results in the preservation of a vast majority of the natural terrain features of the property.
The PUD open space uses include recreational playfields, children's play areas, picnic areas
near Four Mile Creek, opportunities for neighborhood recreational uses in the area of the
preserved historical ranch structures including the potential for a heritage ranch display, a
preserved hayfield, asphalt and gravel pedestrian trails and extensive opportunities for casual
nature trail type hiking. On the ridge at the north end of the Upper Meadow neighborhood, a
small picnic shelter and observation deck are proposed to serve as destination point for hikers .
The observation deck site offers views to Mount Sopris, the Roaring Fork Valley and the
Flattops to the north.
Although no specific proposals have been presented, there has been some casual discussion by
a few area residents about the possibility of creating a "heritage ranch" educational facility
utilizing the preserved ranch buildings and the retained hayfield east of Four Mile Road. The
Applicant is committed to cooperate on making the "heritage ranch" a possibility subsequent
to approval of the PUD if such is initiated by area residents. To accommodate the potential
for a "heritage ranch" facility, the Elk Meadows PUD Zone Regulations include a Community
Facilities Open Space Zone District in the area of the preserved ranch barns. This zone
district attempts to anticipate the potential administrative, educational and recreational
activities that might be associated with such a facility. This zone district also accommodates
potential administrative, operational and recreational activities that may instrumental to the
EIk Meadows homeowners association's responsibilities to the residents of the PUD.
(5) The PUD shall provide for variety in housing types and densities, other facilities and Common Open
Space.
The Elk Meadows PUD Zone District Regulations describe two single family residential zone
districts which vary in minimum lot size, required setbacks, coverage and floor areas ratio
criteria. Although the minimum allowed lot size of the two single family residential zone
districts only range from 11,000 square feet to 18,000 square feet, the typical building
envelopes within these lots range from 6,300 square feet to in excess of 25,000 square feet
30
which will stimulate a wide range of residential dwelling floor areas. All other allowed uses
within the PUD are directed at providing recreational and open space amenities to the new
community's residents and to the general public.
(6) The PUD shall provide adequate privacy between dwelling units.
The fact that all Iots abut open space tracts contributes to the sense of privacy offered by the
residential lot design. Typically this open space is adjacent to the rear of the lot providing
views out on to large expanse of open space. In the interior of the neighborhoods there are a
few lots that look across these rear lot open spaces areas to the rear of other residential lots.
Lots of this type, located in the Upper Meadow have a rear building envelope to rear building
envelope separation of at least 120 feet plus a vertical separation of 50 feet between typical
main level finish floor elevations. In the East Meadow rear building envelope separations vary
from 260 feet to in excess of 430 feet across a landscaped park setting. Required side yard
setbacks result in a minimum separation of twenty feet between dwellings in the Meadow
Residential District and 30 feet in the Country Residential District.
(7) The PUD shall provide pedestrian ways adequate in terms of safety, separation, convenience, and access
to points of dcstinadion and attractiveness.
Walking, hiking and biking are anticipated as being the most desired form of recreation in the
Elk Meadows community which is reflected by the proposed 19,000 or more feet of all-
weather surface (asphalt and gravel) pedestrian tails within the boundary of the PUD. Refer
to the Reserve at Elk Meadows Tails Plan found in Section 4.05.05 (2) of this application for a
graphic representation of the pedestrian trails configuration. There are basically two
categories of developed trails proposed:
1. Asphalt Paved Trails: These trails will carry the heaviest concentration of
pedestrian traffic and includes the Four Mile Valley public pedestrian trail
that currently crosses the Four Mile Ranch Subdivision ending at the north
boundary of Elk Meadows which will be extended through the PUD at a
location generally parallel to and east of Four Mile Road, passing the
preserved Bershenyi barns, crossing Four Mile Creek on a bridge structure
and ending at the south boundary of PUD. This trail will be an eight foot
wide asphalt surface. The trail will be constructed as an elevated wood
walkway where the alignment crosses the edge of an area of wetlands south
of Four Mile Creek.
Additional sections of asphalt trail (6 foot width) collect pedestrian traffic at
confluence points within each neighborhood and links that traffic to the Four
Mile Valley public trail, the Bershenyi Barnyard and the Four Mile Creek
Park. These trails also provide pedestrian linkage between the public trail
and old ranch road which provides the connection across BLM lands to the
proposed "mountain park", (See Section 4.08.05 (7) of this application). A
portion of this link to the "mountain park" is provided by the asphalt paved
emergency access drive to the Upper Meadow. Portions of these trail
alignments are necessarily located immediately adjacent to the outside edge
of the concrete curb bordering the interior roads.
2. The second category of trails is characterized by six foot gravel surfaces
which provide closure for casual hikes in and around the three
neighborhoods. One such trail starts at the park area along Four Mile
Creek, parallels the creek down stream for a distance then climbs the valley
wall to loop north through the East Meadow central open space and finally
connecting into the Four Mile Valley public trail near the Four Mile Ranch
Subdivision boundary. Another section follows the old ranch road to the
"mountain park". Two other pieces of this category are coincidental with
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two emergency access drives, one on the high side of the Upper Meadow and
a second at the northwest corner of the South Meadow.
In addition, there are numerous opportunities for casual, soft trail nature
hikes throughout the 374 acres of open space lands within the PUD.
(8) If centralized water and/or wastewater facilities are proposed within the PUD, they shall be provided for
in a separate utility zone district that shall contain its own perfonnance standards. No land within any utility
zone district shall apply toward any category or open space calculation or requirement. The PUD shall
demonstrate how common water and wastewater facilities will be controlled or governed by the future owners
within the PUD. (A, 97-109)
Sewer treatment services will be provided by the City of Glenwood Springs. As called for by
this section of the regulations, a separate utility zone district has been created to accommodate
the chlorine treatment facility for the domestic water system, water storage tanks and an
irrigation water pumping station. The individual wells which supply the domestic water
system are not necessarily contained with the utility district but are noted as an allowed use in
the open space district. The space consumed by an individual well head is incidental to the
open space uses of the area.
The on site central water system including wells, treatment facilities and distribution lines will
be owned and maintained by the Elk Meadows home owners association. The on site sewer
collection lines and any potential sewage lift stations will be owned and operated by the home
owners association.
(9) Any disturbance of slopes in excess of 40%, shall be the minimum necessary to meet the development
needs, with a revegetation and geotcchnical plan submitted with the PUD application. (A. 97-109)
All residential building sites are located on land of less than 30 percent slope with the vast
majority of the sites located on slopes of less than 20 percent. About 700 feet of the access road
to the Upper Meadow neighborhood crosses slopes with gradients of forty percent. With the
potential availability of large, on-site boulders, it may be possible to use rock walls on the
uphill cut side of the road allowing a full bench cut which will minimize the fill slope
disturbance and reduce the visual impact of the road as it crosses this hillside. A report
prepared by HP Geotech, included herewith, addresses slope stability questions relative to the
road construction. The civil engineering statement prepared by Sopris Engineering and
included in Section 4.08.05 (7)(f)herein, describes the basic parametersforthe revegetation of
disturbed slopes in the project and particularly disturbance on the steeper native slopes.
I0) If community facilities are proposed to be contained or allowed in the PUD, the application shall discuss
who or what entity shall be responsible for the provision of and payment for the proposed facilities. The
facilities shall also be included within the overall common infrastructure requirements ofthe PUD, to include
water, wastewater and parking requirements. (A. 97-109)
In addition to the above discussed utility systems, the following community facilities are
proposed to be funded and constructed by the Applicant:
1. Preservation of two historic barn structures:
a. The Bershenyi Frame Barn which requires only basic interior clean-up,
exterior painting and roof repair;
b. The Bershenyi Log Barn which is propose do be moved to the northeast
to accommodate the realignment of the Four Mile Road, placed on a new
foundation, the interior cleaned up, general repair of the roof and exterior
walls as needed for basic preservation.
2. Asphalt and gravel surface trails as shown on the PUD Plan and described
above.
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3. Parkland facilities including children's play equipment, an observation
platform and shelter, a picnic shelter, a parking lot for use by the public near
the access trail to the proposed "mountain park" and typical parkland
typical site furnishings (picnic tables and benches). Details of these facilities
will be provided with the preliminary plan.
4. Landscape plantings at the community entry and in the open space parks
internal to the South Meadow and the East Meadow.
The completed facilities will be dedicated to the Reserve at Elk Meadows Home Owners
Association for long term operation and maintenance.
Details of these proposed improvements will be presented at the time of preliminary plan.
4.07.04 The maximum height of buildings may be increased above the maximum permitted for like buildings in other
zone districts in relation to the following characteristics of the proposed building:
(1) It's geographical location;
(2) The probable effect on surrounding slopes and mountainous terrain;
(3) Unreasonable adverse visual effect on adjacent sites or other areas in the immediate vicinity;
(4) Potential problems for adjacent sites caused by shadows, loss of air circulation or loss of view;
(5) Influence on the general vicinity, with regard to extreme contrast, vistas and open space; and
(6) Uses within the proposed building.
(7) Development supportive of mass transit operations in a TPUD. (added 2002-12)
The maximum building heigght of the proposed residential zone districts are no greater than
that of the underlying AIR/RD zone district. The existing Bershenyi Frame Barn is requested
to be a "grandfathered" structure as relates to building height.
4.07.05 The maximum lot areas and the minimum setback restrictions may be decreased below and the maximum lot
coverage may be increased above those applicable to like buildings in other zone districts to accommodate
specific building types with unusual orientation on the lot or relationship between buildings. The averaging
of lot areas shall -be permitted to provide flexibility in design and to relate lot size to topography, but each lot
shall contain an acceptable building site. The clustering of development with useable common open areas
shall be permitted to encourage provision for, and access to, common open areas and to save street and utility
construction and maintenance costs. Such clustering is also intended to accommodate contemporary building
types which are not spaced individually on their own lots but share common side walls, combined service
facilities or similar architectural innovations, whether or not providing for separate ownership of land and
buildings. Architectural style of buildings shall not be a basis for denying approval of a PUD application.
The proposed lot size and coverage criteria are not significantly different from that of the
"urban and suburban" density residential zone districts contained in the Garfield County
Zone Regulations which would be consistent with the Comp Plan designation of "Residential
High Density".
4.07.06 The overall residential density shall be no greater than two (2) dwelling units per gross acre within the PUD;
provided, however, that the County Commissioners may allow an increase to a maximum of fifteen (15)
dwelling units per gross acre in areas where public water and sewer systems, owned and operated by a
municipal government or special district (as defined by Section 32-1-103(20), C.R.S.) are readily available
and the prior zoning classification allowed residential densities greater than two (2) dwelling units per gross
acre, such increased densities shall nevertheless comply with the maximum lot coverage, minimum setback,
maximum floor area ratio, maximum building height and parking standards of such prior zoning
classification. The overall average residential density shall be calculated by summing the number of
residential dwelling units planned within the boundary of the PUD and dividing by the total gross area
expressed in acres within the boundary of the PUD. The density of dwel ling units in any particulararea may
be greater than the maximum permitted for a like use in other zone districts. Averaging and transferrin& of
densities within the PUD shall be allowed upon a showing of conformance with the purposes of this section
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through appropriate design features within the PUD that will achieve high standards of design and livability.
(A. 83-93, A. 96-87, A. 97-109) (amended 2002-12)
Where the application is aTPUD, and showing of conformance with the purposes of this section is deemed
appropriate by the board, limitations set on previously zoned density of under two dwelling units per gross
acre may be removed and the applicant may propose higher overall densities and exceed standard building
height imitations otherwise specified herein, provided only that standards specified in 4.07.04 arc
considered. Special attention shall be given to lire protection and equipment needs triggered by such a
proposal. Any proposal requesting a density above 5 dwelling units per gross acre within 2000 feet of a
proposed or developed mass transit station or terminal shall provide 10% additional affordable housing units
(ln Study Area One, a total of 20%) with those units being within 2000 feet of the proposed station or
terminal, even though previous zoning did not allow that level ofdensityfor those developments within 2000
feet. The intent of this section of the Resolution is to permit both the PUD allowance of increased density
provided that I0% of the proposed units are affordable units, and an additional increased density, where
increased density is proximate to and supports a transit station or terminal, and that higher density within
2000 feet of the transit station or terminal. The applicant must show a concentration of affordable units
equaling 20% of the proposed housing stock where density exceeds five units per acre in Study Area One.
(A. 83-93, A. 96-97, A. 97-109) (amended 2002-12)
The gross residential density of the proposed amended PUD will be 037 dwelling units per
acre or 2.68 acres per dwelling unit. These density calculations do not include acreage
proposed for preservation in the "mo ttntain park".
4.07.07 The minimum number of acres that may comprise a PUD is two (2) acres.
The Reserve at Elk Meadow Planned Unit Development contains 505.75 acres.
4.07.08 All uses, which are permitted in the underlying zone district or consistent with the land use designations in
the Comprehensive Plan, or approved as an amendment to the Comprehensive Plan, may be pemiitted in
PUDs. (A. 95-043, A. 97-109)
The uses, which shall be permitted in any particular PUD shall be those permitted by the resolution zoning
the particular area PUD.
The proposed single familyresidential use of the property is also an allowed use in the
underlying zone district Agriculture/Residential/Rural Density. Permitted uses are described
in Section 4.08.05 (2) (h) Zone District Regulations of this application.
4.07.09 Twenty-five percent (25%) of the total area within the boundary of any PUP shall be devoted to Common
Open Space. Not more than twenty-five percent (25%) of the Common Open Space shall bean area of water
classified as commercial open space. Of the 25% open space requirement within PUDs, no more than 40°/0 of
the 25% total required, shall be limited use open spacer with the balance being retained as one or more ofthe
remaining open space categories, listed above. Provided, however, that the County Commissioners may
reduce such requirement if they find that such decrease is warranted by the design of, and the amenities and
features incorporated into the Plan, and that the needs of the occupants of the PJJD for Common Open Space
can be met in the proposed PUD. (A. 97-109)
Total Required Common Open Space - 25% of the Total PUD 126.47 acres
Minimum Required Usable Common Open Space 75.88 acres
(60% of 126.47 acres)
COMMON OPEN SPACE SUMMARY
Usable Common Open Space 118.9 acres
(slopes less than 25% less Road ROW)
Limited Use Common Open Space 255.8 acres
(slopes 25% or greater less Road ROW)
Total Common Open Space in PUD 374.7 acres
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(74.1 % of PUD)
These acreages are for areas within the PUD boundary only and DO NOT include land in the
proposed "mountain park" discussed in Section 4.08.05 (7) of this application.
4.07.10 Ifany zone district within the PUD is proposed to contain time-share or fractional ownership units, or other
similar interest in property, the provisions for such ownership shall be those that are approved by the Board
of County Commissioners at the time the property is zoned PUD.
No time-share or fractional ownerships are proposed.
4.07.11 Findings of the Planned Unit Development Regulations Section: (2001-44)
It is essential and necessary for the preservation and for the maintenance of the health, welfare, safety, and
quality of life in Garfield County to ensure the provision of affordable housing, which mitigates the
impact of new development. Recognizing that new development generates additional employment needs,
and being consistent with a desire to have new development mitigate impacts attributable to such
development, the County finds it necessary to require new development to provide affordable housing.
Housing must be affordable to the local labor force in order for the local economy to remain stable and to
grow in a healthy manner. (amended 2002-12)
4.07.12 Purpose:
The purpose of this Section is to implement through regulation the Housing Goals, Objectives, Policies,
and Programs of the Garfield County Comprehensive Plan for Study Area One including the following
statement: "To provide all types of housing that ensures current and future residents equitable housing
opportunities which are designed to provide safe, efficient residential structures that are compatible with
and that protect the natural environment".
The Garfield County land use review process will consider the housing needs of all economic segments
of the community, and will assure that the impacts of new development will be mitigated, to the extent
feasible, to assure an adequate affordable housing supply in the County. While the County recognizes
that affordable housing is most desirable in or adjacent to towns, new developments throughout the
unincorporated county are creating demands for workers in construction, maintenance, services, and
retail sales.
4.07.13 General:
This Section applies to all Planned Unit Development applications, which include residential development in
the Garfield County Comprehensive Plan's Study Area, 1.
4.07.14 Definitions:
For purposes of this section of the Zoning Resolution regulations, affordable housing is defined as
resident -occupied housing units, the sale or rental of which units have been limited to specific segments of
the market with permanent affordability insured through appreciation rates controlled by deed restriction
or another legally -binding mechanism approved by the County Commission.
For the purpose of this section of the Zoning Resolution, unit is defined as a building used for residential
occupancy which meets current County Building Code, not classified as a mobile home, and which
contains one (1) complete kitchen, at least one (1) complete bathroom, at least one (1) living area, and
from one (1) to six (6) bedrooms which is to be occupied by a single family living independently of any
other family.
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(l) Eligibility - Affordable housing units will be made available to full-time residents and/or employees in
Garfield County who have a cumulative net worth, minus qualified retirement assets, not in excess of
$100,000.00 and who satisfy the income criteria set forth in the Garfield County Affordable Housing
Guidelines. A full time resident is one who will live at least ten months a year in the affordable unit. A
full time employee is one who works or will work at least 32 hours per week for a Garfield County based
employment source. A person who has been recruited to work for a Garfield County based employment
source must produce evidence of an offer of future employment. Priority will be given to Garfield County
employees.
(2) Resale - The resale of affordable housing units will not exceed the purchase price plus the value of
capital improvements authorized by the Housing Authority and the annual percentage increase in the
annual Denver/ Boulder Urban Wage Earners CPI or 3%, whichever is less. Affordable housing units will
have a deed restriction carried with the title, which will regulate future sales to qualified residents who
meet residency requirements, asset limitations, and appreciation rates.
(3) Management - Ongoing management of the deed restrictions will be administered by the Garfield
County Housing Authority, or another approved housing agency, according to an agreement brought
forward by the applicant and approved by the County Commission. That agreement will also stipulate the
means of determining the allocation of units, any proposed fees to fund the management agreement, and
any other necessary terms. The agreement will be adopted as part of the final plat. The County will
maintain a list of approved housing agencies in the Planning Director's office.