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Home My WebLink About1.00 General Application Materials Garfield County, Colorado Parcels 218535415002 and 218535315003 Planned Unit Development Application Submitted December 9, 2022 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 Garfield County, Colorado 2 Planned Unit Development Application Table of Contents 4-203. General Submittal Requirements ................................................................................................. 5 Pre-Application Conference Summary ..................................................................................................... 5 Application Form ...................................................................................................................................... 12 Fee Agreement ......................................................................................................................................... 14 Statements of Authority ........................................................................................................................... 16 Letters of Authorization ........................................................................................................................... 19 4-203.B.2 - Ownership Information ......................................................................................................... 21 4-203.B.3 - Adjacent Property Owners Within 200 Feet ........................................................................ 21 4-203.B.3 - Mineral Owners and Lessees ............................................................................................... 21 4-203.B - Project Description .................................................................................................................. 23 4-203.C - Vicinity Map .............................................................................................................................. 24 4-203.D - Site Plan .................................................................................................................................... 26 4-203.G - Impact Analysis ........................................................................................................................ 26 4-203.H - Rezoning Justification Report ................................................................................................ 26 4-203.J - Development Agreement .......................................................................................................... 26 4-203.L - Traffic Study .............................................................................................................................. 26 4-203.O - Floodplain Analysis ................................................................................................................. 26 6-202.C - Review Criteria ......................................................................................................................... 26 6-302.A – PUD Plan .................................................................................................................................. 28 6-302.B - Amendment Justification Report ............................................................................................ 29 Responses to Standards in Article 7, Division 1. General Approval Standards ............................... 29 7-101. Zone District Use Regulations ................................................................................................... 29 7-102. Comprehensive Plan and Intergovernmental ............................................................................. 29 7-103. Compatibility .............................................................................................................................. 29 7-104. Source of Water ......................................................................................................................... 30 7-105. Central Water Distribution and Wastewater Systems ................................................................ 30 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 3 7-106. Public Utilities ............................................................................................................................. 30 7-107. Access and Roadways ............................................................................................................... 30 7-108. Use of Land Subject to Natural Hazards .................................................................................... 30 7-109. Fire Protection ............................................................................................................................ 30 Division 3 Site Planning and Development Standards ........................................................................ 31 7-301. Compatible Design ..................................................................................................................... 31 7-302. Off-Street Parking and Loading Standards ................................................................................ 31 7-303. Landscape Standards ................................................................................................................ 31 7-304. Lighting Standards ..................................................................................................................... 32 7-305. Snow Storage Standards ........................................................................................................... 32 7-306. Trail and Walkway Standards .................................................................................................... 32 Comprehensive Plan & Intergovernmental Agreements ...................................................................... 33 Exhibits ..................................................................................................................................................... 33 A Title Commitments B JVAM 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 G Phasing Plan Letter H JVAM Rezoning Justification Report I Master Declaration for The Flying M Ranch P.U.D. J Geotechnical Engineering Study K Planned Unit Development Guide L Design Guidelines M Conceptual Landscape Plan N Project Brochure and Renderings O Housing Demand Research P High Country Engineering Preliminary Site Plan / P.U.D. Map Q Safe Routes to Schools Map Flying M Ranch Planned Unit Development Application Garfield County, Colorado 4 Application Team Applicant: Dunrene Group Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Landowner: Eastbank, LLC Contact: Robert Macgregor 710 East Durant Avenue, Suite W-6 Aspen, CO 81611 970.925.9046 Legal Counsel: Johnston | Van Arsdale | Martin, PLLC Contact: Chad J. Lee, Esq. 901 Grand Ave., Suite 201 Glenwood Springs, CO 81601 970.893.8242 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 Architecture/Planning: Forum Phi Contact: Ryan Walterscheid 36 North 4th Street Carbondale, CO 81623 9598.427.970 Communications: PRS | Project Resource Studio Contact: Kathleen Wanatowicz 970.618.5114 Project Partners: Roaring Fork Schools Contact: Jeff Gatlin 400 Sopris Ave Carbondale, CO 81623 970.384.6024 13th Floor Investments Contact: David Resnick 2850 Tigertail Avenue, Suite 701 Miami, Florida 33133 786.472.1246 HomeCare & Hospice of the Valley Contact: Laura Kornasiewicz 823 Grand Avenue, #300 Glenwood Springs, Colorado 81601 970.930.6008 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 5 4-203. General Submittal Requirements Pre-Application Conference Summary 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBERS: 218535315003, 218535415002 DATE: 9/2/21, Updated & 2185-354-15-003 10/1/21, 11/8/21, 5/5/22 Latest Update 12/2/22 PROJECT: Flying M PUD OWNERS/APPLICANT: Eastbank LLC REPRESENTATIVE: Robert McGregor and Doug Pratte, LandStudio PRACTICAL LOCATION: Eastbank Minor Subdivision – Approximately 2.5 miles south of the City of Glenwood Springs off of County Road 154, adjacent to Riverview School ZONING: Rural TYPE OF APPLICATION: PUD COMPREHENSIVE PLAN: City of Glenwood Springs Urban Growth Area I. GENERAL PROJECT DESCRIPTION The applicant is requesting to create a PUD on properties previous subdivided as part 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. The development is anticipated to be served by Roaring Fork Water and Sanitation District (RFWSD) water and wastewater lines. The initial concepts include 5 development parcels and one access parcel. The PUD zoning on the parcels would establish a Business Park Zone, Townhouse/Residential Zone, Hospice Zone, and an Estate Lot/Single Family Residential Zone. The initial concepts also include an adjuste ment in the size of the Roaring Fork School District Riverview School Parcel to facilitate development of affordable housing units (teacher housing and general affordable units) in compliance with the requirements of Article 8, Affordable Housing of the County Land Use and Development Code. Article 8 shall be applicable for the proposed PUD. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 6 2 Details on the proposal were provided at the pre-application meeting and in supplemental correspondence from Doug Pratte with the LandStudio and include the following: • Two Townhouse development parcels with approximately 146 units • Hospice parcel is approximately 2 acres in size. • The Estate Residential parcel is approximately 6.3 acres in size with 1 acre lot sizes proposed. • The Business Park is proposed for 5 parcels and now includes concepts for accessory employee housing. • The Affordable Housing concepts were noted as being conceptual at this point and included the possibility of 16 units, with 12 of the units for teacher housing and 4 for general affordable housing including the potential of prioritization for Garfield County Employees. A Major Subdivision Application is anticipated to be reviewed concurrently with the PUD Application. Details on each of the PUD Zone Districts will need to be finalized to ad dress issues including accessory uses, density options (single family within the Townhouse District), and Employee Housing in the Business Park. The submittals will benefit from providing as much detail on the development plan as possible including building heights, lighting, visual impacts, access and pedestrian circulation, design concepts, river setbacks/floodplain/restoration, and open space/park proposals. Traffic impacts were one of the most challenging issues in past reviews on this property and should be thoroughly address through updated detailed traffic studies, analyses, and recommendations for improvements. The Applicant provided the latest alignment of the Safe Routes to Schools improvements being developed adjacent to the site. Issues related to legal access including the Access Parcel will need to be addressed in the submittals. The internal roads system needs to accommodate the highest traffic demand permitted within the PUD on the development parcels along with impacts on and from the Riverview School use. The access points onto CR 154 and Highway 82 will need to be evaluated for necessary upgrades based on the traffic impact study. Part of the County’s review will include confirmation that all previous Minor Subdivision approvals and current lot configurations are consistent with County approvals. In addition, potential revisions to the Riverview School (RE-1 School District) parcel noted in the Applicant’s project description would require approval through an appropriate Amended Plat process or Final Plat process. Concurrent review of such processes is a potential option per County Attorney’s Office review/concurrence. UPDATE: No changes to the proposal were noted by the Applicant. Key issues and concerns noted in the 2021 pre-app summary continue to be applicable. Safe routes to school and traffic impacts including Hwy 82 continue to be important considerations. In addition, treatment of riverfront areas of the site, river access and restoration/reclamation of previous disturbance should be considered and addressed. 12/2/22 UPDATE: No changes to the project were communicated to Staff. The following two comments are provided: a) Ensuring traffic counts and updates to traffic studies are current is a key consideration; and b) If adjustments to the RE-1 parcel will result in any changes to the PUD Boundary that should be reflected in your submittals. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 7 3 COMPREHENSIVE PLAN The Garfield County Comprehensive Plan 2030, 2020 Update includes a number of relevant sections including extensive Policies and Strategies on Housing and for Growth of New Major Residential Subdivisions. An important consideration for development on this key parcel in an unincorporated area within an UGB, with access to central services is conformance with the Comprehensive Plan . The Comprehensive Plan strategies for addressing housing issues include but are not limited to creating incentives for affordable housing, work with HOA and PUD’s to create opportunity for more housing options within the PUD’s, incentivize development of worforce housing, and explore the possibility of public and private partnerships in the production of workforce housing. Sections on Growth of New Major Residential Subdivisions include but are not limited to encouraging them to be more self-sufficient with safe access and transit opportunities, upgrades to existing off-site connections to county roads by the developer, review o f fiscal costs/benefits to the public, and provision of public amenities that meet the needs of residents. II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS • Garfield County Comprehensive Plan 2030 • Garfield County Land Use and Development Code, as amended • Section 6-101 General Provisions • Section 6-202 PUD Zoning o Article 7, Division 1 (excluding 7-101) and by extension Section 4-203(M) (Water Supply) o Section 4-113(C) (Rezoning) • Table 6-201Common Review Procedures and Required Notice • Table 6-301 Application Submittal Requirements • Section 6-302 Description of Submittal Requirements • Section 6-401 Development Standards • Applicable provisions from Article 7, Standards • Article 8 Affordable Housing III. PROCESS Flying M Ranch Planned Unit Development Application Garfield County, Colorado 8 4 The County’s Intergovernmental Agreement with local municipalities including the City of Glenwood Springs calls for major projects to be referred to t he municipalities between which the proposed development is to occur before the County deems the application technically complete. Coordination with the Applicant and affected municipalities regarding obtaining early referral comments will be an important part of the review process. Once the Application is determined to be complete scheduling, additional referrals and noticing of public hearings with both the Planning Commission and the Board of County Commissioner will occur. The Planning Commission is a recommending body to the Board of County Commissioners. Notice includes publication, posting and mailing to adjacent property owners and mineral rights owners. 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. IV. SUBMITTAL REQUIREMENTS Table 6-301 outlines the submittal requirements. In addition, the application will need to include documentation to address all required review criteria and development standards. Please refer directly to Table 6-301 and the list of General Application Materials in section 4-203 for the full description of this information: ▪ General Application Materials (4-203.B) 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 Conference Summary Flying M Ranch Planned Unit Development Application Garfield County, Colorado 9 5 o Names and addresses of all property owners and mineral owners of record within the PUD. ▪ Vicinity Map (4-203.C) ▪ Site Plan (4-203.D) ▪ Impact Analysis (4-203G) ▪ Rezoning Justification Report (4-203.H) ▪ Development Agreement (4-203. J) – May be accomplished through a Subdivision Improvements Agreement should the subdivision be processed concurrently ▪ Traffic Study (4-203.L) ▪ Floodplain Analysis (4-203.O) ▪ PUD Guide (6-302.A) – See details of submittal requirements for both PUD Map and PUD Guide ▪ Amendment Justification Report (6-302.B) ▪ Please respond directly to the Review Criteria listed in Section 6-203.C and as excerpted below. An application for PUD Zoning shall meet the following criteria: 1. Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. 2. Development Standards. The PUD meets the Development Standards as provided in section 6-401. 3. Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7 - 101. (See reference to Section 4-203.M regarding Water Supply in Section 7-104) 4. Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4-113.C. 5. Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. ▪ The Application needs to respond directly to the Development Standards in Section 6-401 ▪ The Application needs to respond directly to the Standards identified in Article 7, Division 3. Site Planning 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. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 10 6 V. APPLICATION REVIEW a. Review by: Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing: ___None (Director’s Decision) _X_Planning Commission _X_ Board of County Commissioners __ Board of Adjustment c. Referral Agencies: May include but not limited to 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 Consulting Engineer. VI. APPLICATION REVIEW FEES a. Planning Review Fees: $ 500.00 b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees c. Total Deposit: $ 500.00 (additional hours are billed at $40.50 /hour) VII. GENERAL APPLICATION PROCESSING 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. The summary is valid for a six-month period, after which an update should be requested . The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: ___________________________________________ _12/2/22 Updated____ Glenn Hartmann, Principal Planner Date Attachments: Flow Chart Flying M Ranch Planned Unit Development Application Garfield County, Colorado 11 7 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 12 Application Form Flying M Ranch Planned Unit Development Application Garfield County, Colorado 13 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 14 Fee Agreement Flying M Ranch Planned Unit Development Application Garfield County, Colorado 15 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 16 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 Garfield County, Colorado 17 STATEMENT OF AUTHORITY (§38-30-172, C.R.S.) 1. This statement of Authority relates to an entity 1 named: ROARING FORK RE-1 SCHOOL DISTRICT, A COLORADO SCHOOL DISTRICT 2. The type of entity is a: ☐ Corporation ☐ Registered Limited Liability Partnership ☐ Nonprofit Corporation ☐ Registered Limited Liability Limited Partnership ☐ Limited Liability Company ☐ Limited Partnership Association ☐ General Partnership ☒ Government or Governmental Subdivision or Agency ☐ Limited Partnership ☐ Trust ☐ _________________________ 3. The entity is formed under the laws of Colorado 4. The mailing address for the entity is: 1405 GRAND AVENUE, GLENWOOD SPRINGS, CO 81601 5. The ☒ name ☒ position of each person authorized to execute instruments conveying, encumbering or otherwise affecting title to real property on behalf of the entity is JASMIN RAMIREZ, VICE PRESIDENT. 6. The authority of the foregoing person(s) to bind the entity; ☐ is 2 not limited ☒ is limited as follows: _The authority granted herein is limited to all matters relating to real property and land use affecting the Riverview K-8 School located at 228 Flying M Ranch Road, Glenwood Springs CO 81601. 7. Other matters concerning the manner in which the entity deals with interests in real property: _____________________________________________________________________________ 8. This Statement of Authority is executed on behalf of the entity pursuant to the provisions of §38- 30-172, C.R.S.3 9. This Statement of Authority supplements any prior dated Statements of Authority executed on behalf of the entity. (Signature and Notary Acknowledgement on Second Page) 1 This form should not be used unless the entity is capable of holding title to real property. 2 The absence of any limitation shall be prima facto evidence that no such limitation exists. 3 The statement of authority must be recorded to obtain the benefits of the statute. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 18 Executed this ___ of _______, 2022. ROARING FORK RE-1 SCHOOL DISTRICT, A COLORADO SCHOOL DISTRICT By:___________________________________ JASMIN RAMIREZ, VICE PRESIDENT STATE OF COLORADO ) ) ss COUNTY OF _________ ) The above and foregoing document was acknowledged before me this ___ day of ________, 2022, by ____________________ as the VICE PRESIDENT OF THE ROARING FORK RE-1 SCHOOL DISTRICT, A COLORADO SCHOOL DISTRICT. Witness my hand and official seal. My commission expires: ___________________________________ Notary Public Flying M Ranch Planned Unit Development Application Garfield County, Colorado 19 Letters of Authorization Flying M Ranch Planned Unit Development Application Garfield County, Colorado 20 ROARING FORK RE-1 SCHOOL DISTRICT 1405 GRAND AVENUE GLENWOOD SPRINGS, CO 81601 (970) 384-6000 12/1/2022 Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Boundary Line Adjustment Application/Amended Re-Plat and PUD/Subdivision – Property Owned by Roaring Fork RE-1 School District Dear Madam or Sir, Roaring Fork RE-1 School District ("RE-1'') is the owner of the real property which is the subject of the above-referenced Applications. RE-1 hereby authorizes Chad J. Lee, Esq. of the firm JVAM and Doug Pratte of The Land Studio to act in all respects as the authorized representative of RE-1 to submit and prosecute the above-referenced application. The authorization provided by this letter may be revoked at any time by a letter signed by the President or Vice President of RE-1. Very Truly Yours, Roaring Fork RE-1 School District, A Colorado School District By:_____________________________ Jasmin Ramirez, Vice President Flying M Ranch Planned Unit Development Application Garfield County, Colorado 21 4-203.B.2 - Ownership Information A Title Commitment is provided as an Exhibit to this Application 4-203.B.3 - Adjacent 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 2185-354-23-007 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 2185-354-00-059 Roaring Fork Transportation Authority 1340 Main Street Carbondale, CO 81623 Colorado Department of Transportation 202 Centennial Drive Glenwood Springs, CO 81601 2185-353-15-001 Las Brisas Apartments Limited Partnership PO Box 4259 Incline Village, NV. 89450 2185-354-00-024 Three GS LLC PO Box 821 Vail, CO 81658 4-203.B.3 - Mineral Owners and Lessees Eastbank, LLC 710 E. Durant Avenue, Unit W6 Aspen, CO 81611 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 22 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 Garfield County, Colorado 23 4-203.B - Project Description The Flying M Ranch Planned Unit Development 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. The Applicant has prepared this Planned Unit Development Application for submittal to Garfield County for review prior to submitting the Flying M Ranch 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. Remaining faithful to Garfield County rural-living values, the Flying M Ranch neighborhood is evolving slowly and thoughtfully and offers a diverse non-gated community along the Roaring Fork River. With Riverview School as the foundation for expanding opportunities, Flying M offers an uncomplicated egress from SH82 and seamless admittance to County Road 154, a Rio Grande Trail connection, access to the Roaring Fork River, a business park, a parcel and zoning for Hospice of the Valley, and the residential neighborhood. Embracing the distinctive nature of the area further allows for connecting pedestrian trails throughout the subdivision plus an expanded link to the Roaring Fork Trail system. Having already received a Safe Routes to School designation from the U.S. Department of Transportation, the area also has the potential for future RFTA access. 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. This project will focus on a diversity of housing types including 12 townhomes exclusively for Roaring Fork School District employees, 4 affordable townhomes for workers qualified through the Garfield County Housing Authority, 10 worker dwelling units in the commercial and industrial parcel, 146 two-story townhomes plus 8 home sites with ADUs as a part of the single-family residential zone, a 12 bed hospice home providing a quiet space for patients and their families in the only designated in-patient palliative care program in the Roaring Fork Valley, and 2 worker dwelling units for the hospice home. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 24 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 Garfield County, Colorado 25 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 Garfield County, Colorado 26 4-203.D - Site Plan See Proposed Preliminary Site Plan, Sheets C1 through C5 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 2B of the Eastbank Parcel 2 Lot Split 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 JVAM and is included as an Exhibit to this Application. 4-203.J - Development Agreement A draft Development Agreement is included as part of the Flying M Ranch 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. High Country Engineering has reviewed the current effective floodplain panel as well as the available 2013 preliminary panel to verify 100 year floodplain impacts to the site. This floodplain analysis is included in High Country Engineering’s Impact Analysis/Utility Report, which is included as an Exhibit to this Application. 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 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 27 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 JVAM 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 Preliminary Site Plan, Sheets C1 through Cr 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 JVAM attached as an Exhibit to this Application. 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 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 28 6-302.A – PUD Plan 1.a See Section 4-203.B. Project Description. 1.b See JVAM 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 Parcel 2B of the Eastbank Parcel 2 Lot Split 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 which is attached as an Exhibit for specific use type densities and floor area calculations. 2.b See Proposed Preliminary Site Plan Sheets C1 through C5 provided by High Country Engineering, Inc. included as an Exhibit to this Application. 2.c See Proposed Preliminary Site Plan Sheets C1 through C5 provided by High Country Engineering, Inc. included as an Exhibit to this Application. 2.d See section 7-106. 2.e See section 7-109. 2.f A draft Master Declaration for The Flying M Ranch Planned Unit Development has been addressed by JVAM 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. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 29 2.h Felsburg Holt & Ullevig has prepared a Flying M Ranch Traffic Assessment that is attached as an Exhibit. Also see the Impact Analysis/Engineering Utility Report provided by High Country Engineering, Inc. included as an Exhibit to this Application. 3. A PUD Plan Map has been provided by High County Engineering as an Exhibit to this Application. 4. The Flying M Ranch 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 JVAM and is included as an Exhibit to this Application. 7-103. Compatibility The nature, scale, and intensity of the prospective residential, hospice, assisted living, and business park uses are intended to compliment the adjacent land uses. General Conformance to the 2030 Comprehensive Plan has been addressed by JVAM 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. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 30 7-104. Source of Water See section 7-105 7-105. Central Water Distribution and Wastewater Systems See Preliminary Site Plan Sheets C1 through C5 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 Preliminary Site Plans 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. See Preliminary Site Plan Sheets C1 through C5 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. 7-109. Fire Protection Per the following 2012 Colorado Wildfire Risk Assessment, the Flying M Ranch site has a low to moderate fire intensity rating. Fire demands were determined in the design and construction of the waterline extension to the adjoining Riverview School and there was a minimum of 2000 GPM provided to the school. All structures proposed would be required to work within these parameters for on-site fire protection. Fire Protection is provided by Glenwood Springs Fire Protection District. Flying M Ranch Planned Unit Development Application Garfield County, Colorado 31 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 JVAM 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. 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 Flying M Ranch Planned Unit Development Application Garfield County, Colorado 32 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. A Conceptual Landscape Plan illustrating concepts for plant types and locations has been provided as an Exhibit to this Application. 7-304. Lighting Standards Lighting Standards have been addressed in the Flying M Ranch Design Guidelines and will be addressed in more detail at the in the future Preliminary Plan. All lighting plans will focus on downlighting and will 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 Garfield County, Colorado 33 Comprehensive Plan & Intergovernmental Agreements General Conformance to the 2030 Comprehensive Plan has been addressed by JVAM in the Conformance to Comprehensive Plan Report included as an Exhibit to this Application. Exhibits A Title Commitments B JVAM 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 G Phasing Plan Letter H JVAM Rezoning Justification Report I Master Declaration for The Flying M Ranch P.U.D. J Geotechnical Engineering Study K Planned Unit Development Guide L Design Guidelines M Conceptual Landscape Plan N Project Brochure and Renderings O Housing Demand Research P High Country Engineering Preliminary Site Plan / P.U.D. Map Q Safe Routes to Schools Map