HomeMy WebLinkAbout1.17 PUD Guide & Affordable Housing Plan
PUD Guide
FEBRUARY 2018
(1st Amendment, August 2020)
(2nd Amendment, September 2024January 2025)
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
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TABLE OF CONTENTS
1. PURPOSE & ENFORCEMENT .............................................................................................. 6
1.1. PURPOSE OF THE PUD GUIDE; AMENDMENT ......................................................................................................... 6
1.2. MODIFICATIONS TO THIS PUD GUIDE ................................................................................................................... 6
1.2.1. Minor Amendments ............................................................................................................................. 6
1.2.2. Substantial Amendments .................................................................................................................... 7
1.3. ENFORCEMENT OF THE PUD GUIDE ...................................................................................................................... 7
2. PUD SUMMARY ................................................................................................................ 8
2.1. PUD SUMMARY TABLE ...................................................................................................................................... 8
3. PUD ZONE DISTRICTS ........................................................................................................ 9
3.1. PUD ZONE DISTRICT MAP .................................................................................................................................. 9
4. LAND USE ....................................................................................................................... 10
4.1. ALLOWED LAND USES ...................................................................................................................................... 10
4.2. LAND USE SCHEDULE ....................................................................................................................................... 11
5. DEVELOPMENT STANDARDS ........................................................................................... 12
5.1. ZONE DISTRICT STANDARDS .............................................................................................................................. 12
5.1.1. Zone District Dimensions ................................................................................................................... 12
5.1.2. Building Envelopes ............................................................................................................................. 12
5.1.3. Access Frontage – Zone District 2. ..................................................................................................... 12
5.2. PROJECTIONS ................................................................................................................................................. 13
5.3. WASTEWATER TREATMENT ............................................................................................................................... 13
5.3.1. Wastewater Treatment Facility (WWTF) ........................................................................................... 13
5.4. LANDSCAPE STANDARDS ................................................................................................................................... 13
5.4.1. Public Access Easements ................................................................................................................... 14
5.4.2. Parks & Trails ..................................................................................................................................... 14
5.4.3. Minimum Plant Sizes ......................................................................................................................... 14
5.4.4. Irrigation ............................................................................................................................................ 15
5.5. SIGNAGE STANDARDS....................................................................................................................................... 15
5.5.1. Sign Approval Process. ....................................................................................................................... 15
5.5.2. Allowed Signage - Zone District 1 ...................................................................................................... 15
5.5.3. Allowed Signage - Zone District 2 ...................................................................................................... 16
5.5.4. Exempt Signs ..................................................................................................................................... 16
5.5.5. Prohibited Signs ................................................................................................................................. 17
5.6. EXTERIOR LIGHTING STANDARDS ........................................................................................................................ 17
5.6.1. Glare .................................................................................................................................................. 17
5.6.2. Shielding ............................................................................................................................................ 17
5.6.3. Exempt Lighting ................................................................................................................................. 17
5.6.4. Prohibited Lighting ............................................................................................................................ 18
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6. AFFORDABLE HOUSING PLAN ......................................................................................... 18
6.1. LOCATION OF AFFORDABLE HOUSING UNITS......................................................................................................... 18
6.2. QUANTITY & UNIT MIX OF AFFORDABLE HOUSING UNITS ....................................................................................... 18
6.3. SCHEDULE FOR CONSTRUCTION & COMPLETION OF AFFORDABLE HOUSING UNITS ...................................................... 19
6.4. CATEGORIES OF AFFORDABLE HOUSING UNITS ...................................................................................................... 19
6.5. CALCULATIONS FOR HOA DUES ......................................................................................................................... 20
6.6. FORM OF DEED RESTRICTION............................................................................................................................. 2 0
6.7. RENTAL GUIDELINES ........................................................................................................................................ 21
6.8. METHOD OF FINANCIAL SECURITY ...................................................................................................................... 21
6.9. OFF-SITE AFFORDABLE HOUSING UNITS .............................................................................................................. 21
6.10. QUALIFICATIONS TO PURCHASE OR RENT ......................................................................................................... 22
7. DESIGN REVIEW BOARD ................................................................................................. 22
7.1. DESIGN GUIDELINES ........................................................................................................................................ 22
7.2. DEVELOPMENT APPLICATION PROCESS ................................................................................................................ 22
8. DEFINITIONS ................................................................................................................... 23
9. PUD GUIDE EXECUTION .................................................................................................. 26
1. PURPOSE & ENFORCEMENT .............................................................................................. 5
1.1. PURPOSE OF THE PUD GUIDE; AMENDMENT ......................................................................................................... 5
1.2. MODIFICATIONS TO THIS PUD GUIDE ................................................................................................................... 5
1.2.1. Minor Amendments ............................................................................................................................. 5
1.2.2. Substantial Amendments .................................................................................................................... 6
1.3. ENFORCEMENT OF THE PUD GUIDE ...................................................................................................................... 6
2. PUD SUMMARY ................................................................................................................ 7
2.1. PUD SUMMARY TABLE ...................................................................................................................................... 7
3. PUD ZONE DISTRICTS ........................................................................................................ 8
3.1. PUD ZONE DISTRICT MAP .................................................................................................................................. 8
4. LAND USE ......................................................................................................................... 9
4.1. ALLOWED LAND USES ........................................................................................................................................ 9
4.2. LAND USE SCHEDULE ....................................................................................................................................... 10
5. DEVELOPMENT STANDARDS ........................................................................................... 11
5.1. ZONE DISTRICT STANDARDS .............................................................................................................................. 11
5.1.1. Zone District Dimensions ................................................................................................................... 11
5.1.2. Access Frontage – Zone District 2. ..................................................................................................... 11
5.2. PROJECTIONS ................................................................................................................................................. 12
5.3. WASTEWATER TREATMENT ............................................................................................................................... 12
5.3.1. Wastewater Treatment Facility (WWTF) ........................................................................................... 12
5.4. LANDSCAPE STANDARDS ................................................................................................................................... 12
5.4.1. Public Access Easements ................................................................................................................... 13
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5.4.2. Parks & Trails ..................................................................................................................................... 13
5.4.3. Minimum Plant Sizes ......................................................................................................................... 13
5.4.4. Irrigation ............................................................................................................................................ 14
5.5. SIGNAGE STANDARDS....................................................................................................................................... 14
5.5.1. Sign Approval Process. ....................................................................................................................... 14
5.5.2. Allowed Signage - Zone District 1 ...................................................................................................... 14
5.5.3. Allowed Signage - Zone District 2 ...................................................................................................... 15
5.5.4. Exempt Signs ..................................................................................................................................... 15
5.5.5. Prohibited Signs ................................................................................................................................. 16
5.6. EXTERIOR LIGHTING STANDARDS ........................................................................................................................ 16
5.6.1. Glare .................................................................................................................................................. 16
5.6.2. Shielding ............................................................................................................................................ 16
5.6.3. Exempt Lighting ................................................................................................................................. 16
5.6.4. Prohibited Lighting ............................................................................................................................ 17
6. AFFORDABLE HOUSING PLAN ......................................................................................... 17
6.1. LOCATION OF AFFORDABLE HOUSING UNITS......................................................................................................... 17
6.2. QUANTITY & UNIT MIX OF AFFORDABLE HOUSING UNITS ....................................................................................... 17
6.3. SCHEDULE FOR CONSTRUCTION & COMPLETION OF AFFORDABLE HOUSING UNITS ...................................................... 18
6.4. CATEGORIES OF AFFORDABLE HOUSING UNITS ...................................................................................................... 18
6.5. CALCULATIONS FOR HOA DUES ......................................................................................................................... 19
6.6. FORM OF DEED RESTRICTION............................................................................................................................. 1 9
6.7. RENTAL GUIDELINES ........................................................................................................................................ 20
6.8. METHOD OF FINANCIAL SECURITY ...................................................................................................................... 20
6.9. OFF-SITE AFFORDABLE HOUSING UNITS .............................................................................................................. 21
6.10. QUALIFICATIONS TO PURCHASE OR RENT ......................................................................................................... 21
7. DESIGN REVIEW BOARD ................................................................................................. 21
7.1. DESIGN GUIDELINES ........................................................................................................................................ 21
7.2. DEVELOPMENT APPLICATION PROCESS ................................................................................................................ 21
8. DEFINITIONS ................................................................................................................... 23
9. PUD GUIDE EXECUTION .................................................................................................. 26
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1. Purpose & Enforcement
1.1. Purpose of the PUD Guide; Amendment
The primary purpose of this PUD Guide is to set forth a comprehensive framework of standards,
restrictions and regulations which govern development and land use within the McClure River Ranch
PUD. This PUD Guide supersedes and replaces all previous PUD Guides for the property now known
as McClure River Ranch, including those recorded at Reception Nos. 904214 and 945349. This PUD
Guide will promote the orderly and compatible development of the property, while remaining
somewhat flexible to allow for market changes and design innovations as the development
progresses through its operational life cycle. This PUD Guide supersedes the Garfield County Land
Use and Development Code (LUDC) with site specific regulations that are more appropriate to the
design goals and objectives of lands contained within this PUD. To the extent that issues are not
addressed in this PUD Guide, such matters shall be governed by the LUDC. This PUD Guide is
authorized pursuant to Garfield County Resolution No. _____________________, dated
_______________________ approving the PUD Amendment for the McClure River Ranch PUD. The
parameters of this PUD Guide for the McClure River Ranch have been established and approved by
the Garfield County Board of County Commissioners pursuant to and in compliance with all notice,
hearing and procedural requirements of state law and the LUDC.
1.2. Modifications to this PUD Guide
Upon application by the Developer, the DRB Design Review Board (DRB, as defined in Section 67) or
a landowner, the PUD Guide may be amended from time to time, but only with the approval of the
DRB, if necessary under Section 6 7 below, and Garfield County. Prior to applying to the County for
amendment to the PUD Guide, an applicant shall, if necessary under Section 67, obtain written
approval for the amendment from the DRB. Applications for amendment to the PUD Guide shall be
reviewed by the County as either a Minor Amendment or Substantial Amendment as described
below. The Community Development Director shall make the final determination regarding which
review process shall be appropriate for the particular application.
1.2.1. Minor Amendments
1.2.1.1. Minor Amendments are specific changes to the PUD Guide that do not
significantly alter the overall design concept, character and intent of the PUD.
Minor amendments include but are not limited to: minor changes in internal
road alignments; building envelopes; parcel boundaries; trails; easements;
landscaping; and land uses that do not alter the overall character of the PUD.
Text changes to this document that are intended to provide clarity, correct
conflicts, or that consider prior oversights shall also be considered Minor
Amendments.
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1.2.1.2. Minor Amendments shall be processed under the authority of the Garfield
County Community Development Director. The Director may approve a Minor
Amendment if it is found to be generally consistent with the overall character
and intent of the PUD and to not negatively impact adjacent properties or land
uses.
1.2.2. Substantial Amendments
1.2.2.1. Substantial Amendments are specific changes to the PUD that, as reasonably
determined by the Community Development Director, significantly alter the
overall design concept, character and intent of the PUD. Substantial
Amendments include but are not limited to major changes in: road alignments;
connections to external roads; parcel locations; and land uses.
1.2.2.2. Substantial Amendments shall be processed as a Substantial PUD Amendment
per Article 6 of the LUDC, as it may be amended from time to time. Appeals of
any decision made by Garfield County in connection with a request for a
Substantial Amendment of the PUD shall be subject to the applicable provisions
of Colorado law.
1.3. Enforcement of the PUD Guide
The provisions of this PUD Guide are for the benefit of and are enforceable by the authority and
powers of Garfield County, as granted by law. Enforcement action shall be consistent with the
authority and actions defined in the LUDC, as amended. All provisions of this PUD Guide shall run in
favor of the residents, occupants and owners of land within the McClure River Ranch PUD, to the
extent expressly provided in this PUD Guide and in accordance with its terms and conditions..
Where the PUD Guide is silent, the specific provisions of the LUDC, as may be amended from time to
time, shall prevail. Residents and owners of property within the PUD hereby expressly authorize and
agree to the procedures described in this PUD Guide for amendments, modifications, removal or
release of any of the provisions of the PUD Guide and, further, expressly waive any right to enforce
the provisions of the PUD Guide pursuant to § 24-67-106, C.R.S., to the extent that the PUD Guide
has been amended, modified, removed or released in accordance with the procedures set forth
herein; provided, however, the County and residents and owners within the McClure River Ranch
shall have the right to enforce the provisions of the PUD Guide from time to time as the same may
be amended.
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2. PUD Summary
The McClure River Ranch PUD shall be developed within the limitations as identified in the PUD
Summary Table in Section 2.1 below.
2.1. PUD Summary Table
ITEM OVERALL PUD ZONE DISTRICT 1 ZONE DISTRICT 2
Total Acres 98.19 49.23 48.96
Minimum Open Space Percent 50% 21% (of total PUD) 29% (of total PUD)
Minimum Open Space Acres 49.10± 21.09± 28.01±
Minimum Lot Size 0.25 acres
Maximum Number of Dwelling Units 54 14 40
Maximum Dwelling Units per Lot or Tract -- 4 1 + 1 ADU
Maximum Overall Density per Zone
(Not to be construed as maximum lot sizes) 1.82 AC/DU 3.52 AC/DU 1.22 AC/DU
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3. PUD Zone Districts
The McClure River Ranch PUD is comprised of two distinct Zone Districts as depicted on the PUD
Zone District Map in Section 3.1 below. Each Zone District is intended to provide specific consistency
in allowed land uses and development standards. Zone District 1 primarily contains agricultural uses
and includes 49.23 acres in the northern portion of the PUD. Zone District 2 primarily contains
residential and open space uses and includes 48.96 acres in the southern portion of the PUD.
3.1. PUD Zone District Map
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4. Land Use
4.1. Allowed Land Uses
Each Zone District within the McClure River Ranch PUD provides allowed Uses by Right, as identified
in Section 4.2 Land Use Schedule. Any land use that is not identified as a Use by Right in this Land
Use Schedule shall be subject to the provisions of Table 3-403: Use Table of the LUDC, as amended,
for the underlying (prior) Zone District of the McClure River Ranch PUD property. Land uses in
Section 4.2 that are unique to the McClure River Ranch PUD are denoted by an asterisk (*), and are
defined in Section 8. Definitions. All other land uses are defined in the Garfield County LUDC, as
amended.
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4.2. Land Use Schedule
LAND USE SCHEDULE
/P/ Use by Right
USE CATEGORY USE TYPE ZONE DISTRICT 1 ZONE DISTRICT 2
AGRICULTURAL AND
ANIMAL-RELATED USES
Agriculture* P P
Building or Structure NecessaryAccessory to
Agricultural Operations, Accessory P P
Equestrian Facility* P
Greenhouse/ Gardens* P P
Riding Stable P
Veterinary Clinic P
RESIDENTIAL USES
Dwelling, Single-Unit P P
Dwelling, 2-Unit P P
Dwelling, 3-Unit Deed Restricted P
Dwelling, Mixed Use* P
Dwelling Unit, Accessory P
Short Term Rental* P P
Home Office/ Business P P
PUBLIC/ INSTITUTIONAL
USES
Community Facility* P P
Public Gathering P
Park P P
Parking Lot P P
Open Space* P P
Outdoor Recreation* P P
Access Route P P
Trail, Trailhead, Road P P
UTILITIES
Lines, Distribution P P
Pipeline P
Solar Energy System, Accessory P P
Solar Energy System, Small P
Water Reservoir P P
Water Tank or Treatment Facility P P
ACCESSORY USES AND
STRUCTURES
Building or Structure, Accessory P P
Fence, Hedge or Wall P P
*Land use is defined in the "Definitions" Section of this PUD Guide.
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5. Development Standards
5.1. Zone District Standards
The purpose of this Section is to identify the lot and building allowances and restrictions for each
Zone District within the McClure River Ranch PUD. Development of any Lot shall comply with the
standards as identified in Table 5.1.1. Zone District Dimensions below.
5.1.1. Zone District Dimensions
ZONE DISTRICT DIMENSIONS
ZONE DISTRICT 1 ZONE DISTRICT 2
LOT SIZE
Minimum Lot Area 0.25 acres 0.25 acres
Maximum Lot Coverage 35% 25%
Maximum Floor Area Ratio 3:10 3:10
SETBACKS
Front
Rear
Side
Defined by Platted Building Envelope, which
shall be no less than 10’ from any property line.
Building to Building* 10’ 10’
Wetland (supersedes lesser
setbacks) N/A 20'
HEIGHT Maximum Height** 28' 28'
*Any two or more Buildings, including those within the same Building Envelope, shall be separated a
minimum of 10’ as measured from the closest of any points on the structures.
**Stacks, vents, chimneys, clear stories, solar or wind collection structures and similar noninhabitable
building appurtenances shall be exempt from height limitations.
5.1.2. Building Envelopes
Building Envelopes may be further restricted from minimum setbacks by site constraints such as
slopes, vegetation, drainage features, or environmentally sensitive areas.
5.1.2.5.1.3. Access Frontage – Zone District 2.
Unless otherwise provided by this PUD Guide, each lot in Zone District 2 shall have a minimum
of twenty-five (25) lineal feet of frontage on a street or easement providing access.
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5.2. Projections
Areas outside Building Envelopes shall be unobstructed from ground level to the sky except for
Projections as measured from the building envelope, per the following table:
Type of Improvement
Allowed Projections Beyond Building Envelopes
Zone District 1 Zone District 2
Adjacent to
CDOT ROW
All
Other
Sides
Front
Yard
Side
Yard
Rear
Yard
Architectural Features (e.g. Cornice or
sills) 6 inches 1 foot 1 foot 1 foot 1 foot
Roof Eave 18 inches 3 feet 3 feet 3 feet 3 feet
At-Grade Uncovered Porch, Slab, Patio 0 feet 5 feet 8 feet 8 feet 20 feet
Fire Escape, Balcony (Not Used as
Passageways) 0 feet 4 feet 4 feet 2 feet 4 feet
Porch, Deck and Hot Tubs (Less Than 30
Inches in Height) 0 feet 5 feet 8 feet 5 feet 10 feet
Driveways, Walkways, Landscaping,
Lighting, Retaining Walls
landscaping
only no limit no limit no limit no limit
5.3. Wastewater Treatment
The following provision applies to all areas within the PUD.
5.3.1. Wastewater Treatment Facility (WWTF)
At the time of necessary replacement or expansion of any existing On-Site Wastewater
Treatment System (OWTS), land uses supported by existing OWTS shall instead connect to an
onsite Wastewater Treatment Facility (WWTF), if such a facility is available within the PUD.
5.4. Landscape Standards
These Landscape Standards address criteria for all public areas of the PUD, including any public
access easements, parks and trails.
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5.4.1. Public Access Easements
All public access easements shall be properly landscaped to establish a cohesive streetscape, as
follows:
Deciduous street trees shall be utilized as appropriate to define the streetscape and
provide visual harmony. Street trees in Zone District 1 shall be provided at consistent
spacing along roadways, no greater than 75 feet apart. Street trees in Zone District 2
shall be provided as appropriate at key nodes or intersections, and where they will not
conflict with residential driveways.
Evergreen trees and shrubs may be utilized at key nodes or intersections, or as
otherwise appropriate to establish massing, screening, or visual interest.
All disturbed ground surfaces shall be adequately treated, including elements such as
shrubs, flowers, grasses, groundcovers, or mulches.
Clear Vision Areas shall be maintained at all road or driveway intersections. Clear Vision
areas are formed by the intersection of a driveway or road centerline and the
connecting road’s edge of pavement, and a straight line joining said lines through points
20 feet from their intersection. Within a Clear Vision Area, all plant materials shall be
less than 2 feet in height or greater than 8 feet in height to avoid visual obstructions or
blind corners.
5.4.2. Parks & Trails
All park areas shall include the following minimum quantities of plant materials:
o Deciduous Trees – 1 per each 2000 square feet of park area.
o Evergreen Trees – 1 per each 4000 square feet of park area.
o Shrubs – 1 per each 1000 square feet of park area.
o Turf and/or groundcovers – as appropriate.
Trails and Pathways shall be constructed to the following standards:
o Primitive Trail – natural or wood chip surface, 1-2 feet wide.
o Community Trail – crusher fines surface or similar, 4-8 feet wide.
o Primary Pathways – utilized in higher traffic areas near community buildings or
parking lots; shall be ADA compliant; asphalt, concrete or unit paver surface;
5-10 feet wide.
5.4.3. Minimum Plant Sizes
Deciduous trees shall be a minimum of 1-1/2 inches in caliper at installation, measured
at a point 12 inches above the ground.
Evergreen trees shall be a minimum of 6 feet in height at installation, measured from
the top of the root ball to the top of the tree.
Ornamental trees shall be a minimum of 1-1/2 inches in caliper at installation,
measured at a point 12 inches above the ground.
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Shrubs and Vines. Shrubs shall be in a minimum 5 gallon container at installation.
Vines shall be in a minimum 1 gallon container at installation.
5.4.4. Irrigation
All irrigation shall be provided by raw water delivery system and all irrigation
components shall be compatible with the raw water delivery system. Drip or bubbler
type irrigation is required for all landscaping except for turf or seeded areas, which may
be spray irrigated.
5.5. Signage Standards
These Signage Standards apply to all areas of the PUD, except as specified per Zone District.
5.5.1. Sign Approval Process.
All signs (except “Allowed” signs per Section 5.5.2 & 5.5.3) require a sign permit per the Garfield
County LUDC.
5.5.2. Allowed Signage - Zone District 1
Identification Signs. Zone District 1 shall be allotted three (3) wall, freestanding or
monument identification signs with a maximum area of sixteen (16) square feet per sign
and a maximum height of eight (8) feet above ground level.
Freestanding Signs. Zone District 1 shall be allotted eight (8) freestanding signs.
Freestanding signs may be installed at ground level, with a maximum sign area of ten
(10) square feet and a maximum height of four (4) feet above ground level.
Lettering. No lettering on any sign shall exceed twelve (12) inches in height, except that
the first letter in each word shall not exceed eighteen (18) inches in height.
Address Numbers. Address numbers are required, shall be no more than six (6) inches
measured vertically, and shall be attached to the building in proximity to the principal
entrance. Address numbers may be externally illuminated.
Trail Waypoint Signs. An unlimited number of trail waypoint signs may be installed, with
a maximum sign area of two (2) square feet and a maximum height of four (4) feet
above ground level.
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Illumination. Illumination of signs shall be designed, located, directed and shielded in
such a manner that the light source is fixed and is not directly visible from and does not
cast glare or direct light upon any adjacent property, public way, motorist's or bicyclist’s
vision. Backlit signs are permitted, provided that the emitted light does not create
excess glare or light trespass onto other properties.
5.5.3. Allowed Signage - Zone District 2
Identification Signs. Zone District 2 shall be allotted two (2) wall, freestanding or
monument identification signs with a maximum area of twelve (12) square feet per sign
and a maximum height of six (6) feet above ground level.
Freestanding Signs. Zone District 2 shall be allotted four (4) freestanding signs.
Freestanding signs may be installed at ground level, with a maximum sign area of eight
(8) square feet and a maximum height of four (4) feet above ground level.
Lettering. No lettering on any sign shall exceed eight (8) inches in height, except that the
first letter in each word shall not exceed twelve (12) inches in height.
Address Numbers. Address numbers are required, shall be no more than six (6) inches
measured vertically, and shall be attached to the building in proximity to the principal
entrance. Address numbers may be externally illuminated.
Trail Waypoint Signs. An unlimited number of trail waypoint signs may be installed, with
a maximum sign area of two (2) square feet and a maximum height of four (4) feet
above ground level.
Illumination. Illumination of signs shall be designed, located, directed and shielded in
such a manner that the light source is fixed and is not directly visible from and does not
cast glare or direct light upon any adjacent property, public way, motorist's or bicyclist’s
vision. Backlit signs are permitted, provided that the emitted light does not create
excess glare or light trespass onto other properties.
5.5.4. Exempt Signs
The following signs are exempt from these standards and permitting:
Signs required by law.
Street signs and traffic signs.
Address numbers.
Official or public notices.
Emergency or hazard signs.
Flags.
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Religious emblems.
Temporary signs no larger than six (6) square feet for no longer than thirty (30) days.
5.5.5. Prohibited Signs
The following signs are not allowed:
Internally illuminated signs.
Permanent inflatable signs.
Billboards and other off-premise signs.
Signs which create sound, flash, move, rotate, scintillate, blink, flicker, vary in intensity,
vary in color or use intermittent electrical pulsations.
Moving or variable message signs.
Neon and neon-appearing signs.
Portable and wheeled signs (except sandwich board signs).
Roof signs.
Search lights or beacons.
Signs causing direct glare.
Signs obstructing ingress or egress from a building.
Signs on parked vehicles.
Televisions or other electronic monitor signs.
Unsafe signs.
Obscene signs.
5.6. Exterior Lighting Standards
The following Exterior Lighting Standards apply to all areas of the PUD.
5.6.1. Glare
Exterior lighting shall not cast glare directly onto adjacent properties, create a nuisance, or
cause hazards to motorists or bicyclists.
5.6.2. Shielding
All exterior lighting installations shall be designed and installed to be fully shielded (full cutoff),
except as in exemptions below. In residential areas, light should be shielded such that the lamp
itself or the lamp image is not directly visible outside the property perimeter.
5.6.3. Exempt Lighting
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Lighting that is exempt from these standards:
Exit signs and other illumination required by building codes.
Lighting for stairs and ramps.
Holiday and temporary lighting (less than thirty days use in any one year).
Low voltage landscape lighting, however such lighting should be shielded in such a way
as to eliminate glare and light trespass.
5.6.4. Prohibited Lighting
Blinking, flashing, moving, revolving, scintillating, flickering, changing intensity and
changing color lights are prohibited, except for temporary holiday displays.
Mercury vapor and low-pressure-sodium lighting are prohibited.
Timer controlled flood lights are prohibited.
6. Affordable Housing Plan
6.1. Location of Affordable Housing Units
Affordable Housing Units may be located in Zone District 1 of the PUD or off-site. The Developer will
have the right to substitute one deed restricted Affordable Housing Unit for another deed restricted
Affordable Housing Unit, and the deed restriction on one unit will be released when a deed
restriction is recorded on an appropriate substituted Affordable Housing Unit. For example, the
Developer may temporarily deed restrict an Affordable Housing Unit on-site and later provide a
replacement off-site or a different on-site Affordable Housing Unit; and, in such case, the initial deed
restriction will be released when the new deed restriction is recorded.
6.2. Quantity & Unit Mix of Affordable Housing Units
The Developer shall provide three (3) affordable housing units associated with the development of
McClure River Ranch with a total of six (6) bedrooms across the three (3) units.
The LUDC requires affordable housing mitigation in an amount equal to ten percent (10%) of the
total dwelling units within the PUD, with fractional requirements of 0.49 or less rounded down to
the nearest whole number, and fractional requirements of 0.5 or greater rounded up to the nearest
whole number. The maximum number of allowed dwelling units within Zone District 1 is fourteen
(14) and the number of residential lots in Zone District 2 is twelve (12), for a total of twenty-six (26)
units. Ten percent (10%) of twenty-six (26) is two-point-six (2.6), which when rounded equals three
(3) dwelling units. Therefore, the Developer shall provide a total of three (3) Affordable Housing
Units at full buildout, pursuant to the terms of this Affordable Housing Plan.
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The total number of bedrooms required in the Affordable Housing Units is determined by
multiplying the total number of required Affordable Housing Units (3) by the average number of
persons in a household (2.6), then dividing the result by the U.S. Department of Housing and Urban
Development (HUD) criteria of persons per bedroom (1.5). Any fractional bedroom created by the
above formula shall be rounded up to the next highest whole number. The resulting number is five-
point-two (5.2), which when rounded up equals six (6) bedrooms. Therefore, the Developer shall
provide a minimum of six (6) bedrooms across the three (3) required Affordable Housing Units.
The following minimum square footage requirements shall be provided, with only finished square
footage being counted, excluding garages, carports, and unfinished basement space:
UNIT TYPE MINIMUM SIZE
1 Bedroom 700 sf
2 Bedroom 950 sf
3 Bedroom 1200 sf
The following represents two potential unit mix options; however, the Developer shall not be
limited to these two options so long as at least six (6) bedrooms are provided across three (3)
Affordable Housing Units:
a. One (1) 1-bedroom unit
One (1) 2-bedroom unit
One (1) 3-bedroom unit
OR
b. Three (3) 2-bedroom units
6.3. Schedule for Construction & Completion of Affordable Housing Units
The Developer shall provide the required Affordable Housing Units proportionally with the
development of free market units, meaning that at least one (1) Affordable Housing Unit shall have
received a certificate of occupancy or be provided off-site and be subjected to a deed restriction for
every nine (9) free market dwelling units. The provision of the Affordable Housing Units may be
accelerated at any point at the discretion of the Developer. Section 6.8 below provides further detail
on the Method of Financial Security.
6.4. Categories of Affordable Housing Units
The Developer shall provide one (1) Affordable Housing Unit in Category I, one (1) Affordable
Housing Unit in Category II, and one (1) Affordable Housing Unit in Category III. This conforms to the
requirements of Section 8-302 A.4 of the LUDC, which stipulates that when only three (3) Affordable
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Housing Units are required, the first to be constructed will be designated as a Category II unit, the
second as a Category III unit, and the third as a Category I unit.
Category I.
a. Units priced to 70% AMI;
b. Units rented or sold to 80% AMI households or less.
Category II.
a. Units priced to 90% AMI;
b. Units rented or sold to 100% AMI households or less.
Category III.
a. Units priced to 110% AMI;
b. Units rented or sold to 120% AMI households or less.
6.5. Calculations for HOA Dues
Any recurring HOA expense liability or dues for each Affordable Housing Unit within the McClure
River Ranch PUD shall be no more than one-third (1/3) of the expense liability of market rate
dwelling units within Zone District 1 of the PUD. Any recurring HOA dues shall be included in the
calculation of monthly gross rent as described in Section 6.7 below.
6.6. Form of Deed Restriction
Affordable Housing mitigation may be provided as For Sale, Rental, or Off-Site Affordable Housing
Units, and in any combination of these alternatives.
a. For Sale Affordable Housing Units
Shall include a Deed Restriction with annual appreciation limits. Purchasers must meet
qualification guidelines as established by Article 8-401 of the LUDC, discussed below.
b. Rental Affordable Housing Units Shall include a Deed Restriction with rental pricing
limits. Tenants must meet qualification guidelines as established by Article 8-401 of the LUDC,
and as per Section 6.7 below.
c. Off-Site Affordable Housing Units Shall include a Deed Restriction with annual appreciation
or rental pricing limits. Purchasers or tenants must meet qualification guidelines as established
by Article 8-401 of the LUDC, and as per Section 6.7 below.
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6.7. Rental Guidelines
The pricing for any rental Affordable Housing Units shall be determined by the Area Median Income
(AMI) levels as published annually by HUD for Garfield County. The permitted rent will be
determined based on the assumption that a prospective tenant can afford to spend up to 33% of
their imputed gross monthly household income on monthly gross rent (inclusive of charges for HOA
dues, domestic water, gas and electricity, but not including telephone, cable TV or internet service
charges).
Tenant qualifications for any rental Affordable Housing Unit shall be determined in accordance with
applicable sections of Article 8-401 of the LUDC, with the exception that applicants for tenancy will
be considered “tenants” and not “purchasers”. The owner or manager of any rental Affordable
Housing Unit must document how tenant qualifications were confirmed and shall keep a record of
any documents supporting the determination of qualification. Such qualification records shall be
provided to Garfield County upon request.
6.8. Method of Financial Security
The Developer shall secure the provision of the Affordable Housing Units by one of the following
means:
a. Following the completion and issuance of Certificates of Occupancy for every nine (9) free
market dwelling units within the PUD, no Certificates of Occupancy for additional free
market dwelling units shall be issued until the issuance of a Certificate of Occupancy for one
(1) Affordable Housing Unit within the PUD; OR the provision of one (1) Off-Site Affordable
Housing Unit.
OR
b. The Developer may elect to include in the Subdivision Improvements Agreement (SIA) or in
an amended or supplemented SIA the requirement to construct three (3) Affordable
Housing Units within the PUD, or to provide three (3) off-site Affordable Housing Units in a
form consistent with the purpose and intent of Article 8 of the Garfield County Land Use and
Development Code. The provision of these Affordable Housing Units shall be secured by the
SIA in a manner consistent with the other required subdivision improvements.
6.9. Off-Site Affordable Housing Units
The Developer may provide, at their discretion, some or all of the required Affordable Housing Units
as off-site units located anywhere within Comprehensive Plan Study Area 1 (generally the Glenwood
Springs through Carbondale areas of Garfield County). Any off-site units shall include Deed
Restrictions with either annual appreciation limits, or rental pricing limits. Any off-site units shall
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meet the minimum square footage requirements and number of bedrooms set out in Section 6.2
above.
6.10. Qualifications to Purchase or Rent
Qualifications for Affordable Housing Units will be determined by Article 8-401 of the LUDC and
Section 6.7 above. Qualified purchasers or tenants will be given priority for Affordable Housing
Units, unless prohibited by funding sources (HUD, CHFA, etc.). Purchasers or tenants will be required
to meet all other requirements of the deed restriction.
6.7. Design Review Board
This section specifies the authorities of the McClure River Ranch Design Review Board (DRB) and
Design Guidelines.
6.1.7.1. Design Guidelines
The McClure River Ranch Design Review Board shall develop and administer the McClure River
Ranch Design Guidelines. All improvements within the McClure River Ranch PUD shall be subject to
and consistent with the McClure River Ranch Design Guidelines.
6.2.7.2. Development Application Process
Applicants for all new development proposals, building or landscape modifications, sign proposals,
or other construction or improvement proposals within the McClure River Ranch PUD shall submit
such proposals for review to the McClure River Ranch Design Review Board per the McClure River
Ranch Design Guidelines. Applicants for such proposals shall also be responsible for obtaining all
applicable permits as required by Garfield County.
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7.8. Definitions
Agriculture: The use of land for production, cultivation, growing and harvesting of crops and plants;
raising and breeding livestock including accommodating, breeding, raising, training or competing Equids,
excluding commercial animal feed lot operations; harvesting, storage, grading, packaging, processing,
and distribution of Agricultural commodities; construction of internal roads, ponds, dams and ditches
necessary to Agricultural operations, excepting those regulated as Water Impoundment; dairying,
aquaculture, horticulture, floriculture, viticulture, nursery, and animal and poultry husbandry; and the
necessary Accessory Uses and Structures needed for harvesting, packing, treating, or storing, excluding
forestry. Agriculture does not include the growing of marijuana for Medical Use, Personal Use,
Caregiver, or Optional Premises Cultivation Operation (OPCO) purposes.
BoCC: Means the Garfield County Board of County Commissioners.
Building: Any structure having a roof supported by walls and intended for supporting, enclosing,
sheltering, or protecting any use or occupancy.
Building Area: A horizontal area as delineated in Zone District 2 of the PUD Plan Map within which all
future buildings shall be confined. Building Areas shall not be construed as Building Envelopes or Lots.
Building Envelope: The portion of a Lot within which any Building must be located.
Building Height: The distance, measured vertically, from the average Finished Grade horizontal plane of
a Building footprint to the top of a flat roof or mansard roof or to the mid-point between the eave line
and the peak of a gable, hip, shed, or similar pitched roof.
CHFA: Means the Colorado Housing and Finance Authority.
Community Facility: A Building or structure for public gatherings including, but not limited to,
clubhouses, community centers, recreation halls and auditoriums, and holding events such as weddings,
wedding receptions, community meetings, special events, and meetings and events sponsored by
neighborhood groups, religious groups, philanthropic organizations, club organizations, sports
organizations, etc. Such facilities may include meeting areas, kitchens, restrooms, entertainment areas,
locker rooms, therapy or treatment rooms, and non-commercial restaurants and bars.
Developer: Means Aspen Polo Partners, LLP, a Colorado limited liability partnership, or any assignee or
successor of Aspen Polo Partners, LLP.
Equestrian Facility: Any Agricultural Building, structure, or improvement for the purpose of
accommodating, breeding, raising, training or competing Equids. This may include barns, stables, riding
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halls, riding rings, paddocks, polo fields, corrals, tracks, or trails and may include operations such as a
boarding stable, livery yard, or livery stable.
Equid: Means any mammal of the horse family (Equidae).
Finished Grade: Means the final elevation of the ground surface after development.
Floor Area: The total habitable horizontal area of all floors in a Building, represented in square feet, as
measured from exterior wall to exterior wall, exclusive of unfinished basements, garages, storage areas,
utility rooms, patios, decks, balconies, porches and exterior stairways.
Floor Area Ratio: Means the Floor Area of the Building or Buildings on a Lot divided by the total Lot
Area.
GCHA: Means the Garfield County Housing Authority.
Greenhouse and Gardens: Structure with walls and a roof made chiefly of transparent material, and
land, of which both may be used for the production, cultivation, growing and harvesting of crops and
plants.
HUD: Means the U.S. Department of Housing and Urban Development.
Lot: Any legally created parcel of land including, but not limited to, Lots on a legally recorded Plat.
Lot Area: The area of the horizontal plane within the boundaries of a Lot.
Lot Coverage: The portion of a Lot that is covered or occupied by Buildings and structures. Lot coverage
does not include areas such as driveways, parking, walkways or uncovered decks; nor does it include
cantilever construction so long as the cantilever construction is at least 8 feet above the ground.
LUDC: Means the Garfield County Land Use and Development Code, as may be amended from time to
time.
Mixed Use Dwelling Unit: A portion of a Building that is designed exclusively for residential occupancy,
which may be located in a Building of other use (such as a barn), and may include up to three dwellings
per Building, each of which has primary access to the outside, and each with 1 or more rooms designed
to function as a single living facility and each containing only 1 kitchen plus living, sanitary, and sleeping
facilities.
On-Site Wastewater Treatment System (OWTS): A compartmentalized water treatment system
associated with an approved OWTS permit, previously called an ISDS permit. This system is intended to
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treat, neutralize, stabilize, and dispose of sewage that is not part of or connected to a Wastewater
Treatment Facility.
Open Space: Any land, water or wetland area that serves specific uses of providing park or recreation
opportunities including polo fields, or conserving natural areas and environmental resources, or
protecting areas of Agricultural, archeological or historical significance. Open Space shall not be
considered synonymous with vacant or unused land or with a yard that is part of a platted Lot.
Outdoor Recreation: An area or facility that offers entertainment, recreation, or games of skill,
including polo, where any portion of the activity takes place outdoors and may include lighted areas for
use after dusk.
Setback: The minimum horizontal distance between a front, rear, or side property line and the Building
Envelope.
Short Term Rental: A residential dwelling unit that is rented for a period of one (1) year or less including
uses such as nightly, weekly, monthly or seasonal rentals.
SIA: Means Subdivision Improvements Agreement.
Wastewater Treatment Facility (WWTF): A system or facility , also known as a “Sewage Treatment
Facility”, for treating sewage prior to discharge to an absorption area, surface water, or other approved
location, for which the system or facility has a design capacity to receive 2,000 gallons of sewage per day
or greater, and is regulated by the CDPHEColorado Department of Public Health & Environment. The
term “Wastewater Treatment Facility” includes appurtenances such as interceptors, collection lines,
outfall and other sewers, pumping stations, and related equipment.
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8.9. PUD GUIDE EXECUTION
IN WITNESS WHEREOF, Garfield County and the Developer have executed this 2nd Amended
PUD Guide as of date effective: ___________________________, 20202025.
BOARD OF COUNTY COMMISIONERS
OF GARFIELD COUNTY COLORADO
/s/ _______________________________
________________________, CHAIRMAN
ATTEST:
/s/ _________________________
____________________________, CLERK & RECORDER
ASPEN POLO PARTNERS, LLP
/s/ ______________________________
Joseph E. Edwards, III, Authorized Agent