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Home My WebLink About1.02 Supplemental Application Materials - Response to Conditions of ApprovalSunlight Parkway PUD ApplicaƟon Supplemental InformaƟon Staff RecommendaƟons comments in bold, and all responses to recommendaƟons are italicized 2a. It is recommended that the applicant provide supplemental visual analysis showing view of the development from Fourmile Rd This is included as an addiƟonal exhibit in this supplemental informaƟon packet 2b. Provide a supplement to the Traffic Report to include assessment of the 27th Street and Hwy 82 intersecƟon and documentaƟon of compliance with recommended sight distances at the Fourmile Rd. intersecƟon This is included as an addiƟonal exhibit in this supplemental informaƟon packet (on Kimley Horn leƩerhead) 2c. Provide an update to the topography and slopes mapping to clearly delineate where slopes exceed 30% Refer to updated Site Plan/Site Analysis, in this supplemental informaƟon packet 2d. Provide basic roadway design for the private road to address and clarify parking proposals. This should include the ApplicaƟon's reference to a potenƟal future sidewalk Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Roads & Parking in the General Development Standards secƟon) 3a. Building Envelopments shall be revised to remove all areas with slopes greater than 30% Refer to updated Site Plan, in this supplemental informaƟon packet 3b. Building Envelopments on the PUD Plan Map shall be revised to remove all areas incumbered by uƟlity easements Refer to updated Site Plan, in this supplemental informaƟon packet 3c. A detailed sight triangle area consistent with SecƟon 7-303(l) and the recommendaƟons of the Applicant's Traffic Study shall be shown on the PUD Plan Map. Encumbrances on visibility including the monument sign shall be relocated outside the sight triangle Refer to updated Site Plan, in this supplemental informaƟon packet 3d. A 25 Ō. front yard setback shall be shown for all lots Refer to updated Site Plan and PUD Guide (under Zone Standards in the Zoning DesignaƟons secƟon), in this supplemental informaƟon packet 3e. A secƟon on the sight triangle at the Fourmile Rd. intersecƟon shall be added including restricƟons on improvements that conflict with sight lines at the intersecƟon Refer to updated Site Plan, in this supplemental informaƟon packet 3f. The guide including the Landscaping secƟon shall be expanded to include guidelines for wildfire miƟgaƟon consistent with the most current Firewise Guidelines. This shall include consultaƟon of the Garfield County Community Wildfire ProtecƟon Plan and recommended miƟgaƟon measures such as hazardous fuel miƟgaƟon contained therein Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Landscaping in the General Development Standards secƟon) 3g. ln addiƟon, the Landscaping secƟon shall add guidance on avoidance of fruit, nut and berry producing vegetaƟon per CPW recommendaƟons. The guide currently encourages use of drought resistant vegetaƟon Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Landscaping in the General Development Standards secƟon) 3h. CPW Wildlife CompaƟbility Measures as outlined in their referral comments dated 2/25/23, shall be included in the PUD Guide including consultaƟon of the Fencing with Wildlife in Mind document Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Fences in the General Development Standards secƟon) 3i. Requirements for site specific Geotechnical soils study at the Ɵme of building permit including engineering for foundaƟon design and protecƟon from geologic hazards shall be included in the guide Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Building Permits in the Purpose and Intent secƟon) 3j. The guide shall address private road maintenance and management Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Common Spaces & Private Roads in the General Development Standards secƟon) 3k. The guide secƟon on ProjecƟons shall be expanded to include commons walls. This secƟon shall add to the current limitaƟons of 18 inches for projecƟon, the requirement for a Maintenance Agreement, common wall construcƟon with one hour fire raƟngs or greater, and compliance with building code and fire code requirements as adopted at the Ɵme of construcƟon. Note this may result in sprinkler requirements per the Fire District referral comments Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (already included under ProjecƟons in the Zoning DesignaƟons secƟon and then expanded upon under Building Maintenance in the General Development Standards secƟon) 3l. The guide secƟon on Allowable Exterior Wall Materials shall be expanded to require use of igniƟon resisƟve construcƟon design and materials This property, at 2808 CR 117, is not part of an established Firewise Community and the Glenwood Springs Fire Department does not implement the InternaƟonal Wildland Urban Interface Code either, and therefore does not require igniƟon resistant construcƟon based on hazard classificaƟon. The current requirements allow for fire truck turnaround and a hydrant within 500 feet of each residence. We also have evaluated the landscaping and accepted the Firewise USA Program as a guide to assist with buffer zones and having a defensible space in and around the subdivision (refer to Landscaping under General Development Standards in the updated PUD Guide). All exterior cladding will be thoroughly reviewed and recommendaƟons from the Fire Department will be adhered to with respect to exteriors combusƟble materials. 3m. A secƟon on weed management shall be included to address weed control on common areas and open space porƟons of individual lots Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Property Upkeep in the General Development Standards secƟon) 3n. A secƟon recommending the use of Radon Resistant construcƟon shall be added Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Building Permits in the Purpose and Intent secƟon) 3o. The guide needs to clarify SecƟon 7-107 Street Standards that reference street lighƟng. Street lighƟng is generally not recommended based on dark sky consideraƟons Refer to updated PUD Guide for included informaƟon, in this supplemental informaƟon packet (under Exterior LighƟng in the General Development Standards secƟon) kimley-horn.com 6200 South Syracuse Way, Suite 300, Greenwood Village, CO 80111 303 228 2300 April 25, 2023 Mr. Richard Carter D.M. Neuman Design Group P.O. Box 2317 Glenwood Springs, CO 81602 Re: 4 Mile Road Residential Garfield County, Colorado Traffic Volume Increase and Sight Distance Addendum Dear Mr. Carter: This letter has been prepared to accompany the previously prepared October 21, 2019 traffic study for a proposed residential community, 4 Mile Road Residential, which includes 12 single family attached duplex homes located on the east side of 4 Mile Road (CR-117), approximately two miles south of the Midland Avenue (CR-116) intersection and 1,000 feet north of the CR-149 intersection in Garfield County, Colorado. A vicinity map illustrating the location of the proposed development is attached as Figure 1. The surrounding area primarily consists of single-family residences and forested terrain. Cardiff is located approximately two miles to the north while the Roaring Fork River is located approximately a half-mile to the east. The site area is shown in attached Figure 2. A site plan for the proposed development is also attached. Anticipated Traffic Volume Increase with Project The previously prepared traffic study identified the amount of traffic associated with this proposed development and the expected trip distribution and t raffic assignment along with an operational analysis for the project access intersection along 4 Mile Road. Existing peak hour bi-directional counts were conducted at the location of the proposed access intersection. Morning peak hour counts were performed on Wednesday, October 9, 2019 while afternoon peak hour counts were conducted on Tuesday, October 8, 2019. The weekday counts were conducted in 15 -minute intervals during the morning and afternoon peak hours of adjacent street traffic from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. Existing peak hour counts identified that 4 Mile Road had a peak hour traffic volume of 228 vehicles per hour during the morning peak hour and 253 vehicles per hour during the afternoon peak hour. This project development is a low traffic generator with it anticipated to add 13 vehicles per hour to 4 Mile Road in each of the morning and afternoon peak ho urs once fully completed and the homes are occupied. This results in a 5.7 percent (13 vph/228 vph) increase in traffic volum es compared to the existing traffic volume. This traffic volume increase will be even less significant when compared further upstream at adjacent intersections and at the access to State Highway 82 (SH-82). Therefore, a CDOT access permit will not be needed based on the addition of this project. The 4 Mile Road Residential traffic volume increase of no more than 5.7 percent will be well under the CDOT identified threshold of a 20 percent increase in traffic volume before an Access Permit is needed. Mr. Carter 096721001 Page 2 kimley-horn.com 6200 South Syracuse Way, Suite 300, Greenwood Village, CO 80111 303 228 2300 Sight Distance As identified in the original traffic study, it is recommended that sight triangles be provided at the site access intersection to give drivers exiting the site a clear view of oncoming traffic. Landscaping and objects within sight triangles m ust not obstruct drivers’ views of the adjacent travel lanes. As directed by Garfield County, AASHTO design intersection sight distances for left turn from stop and right turn from stop were evaluated along 4 Mile Road. With AASHTO standards and a design speed of 35 miles per hour along 4 Mile Road, the intersection sight distance for a vehicle turning left from stop is 390 feet to the right, while the sight distance for a vehicle turning right from stop is 335 feet to the left. Therefore, all obstructions for left turning vehicles from stop should be clear to the right within the triangle created with a vertex point located 14.5 feet from the edge of the major road traveled way (typical position of the minor road driver’s eye when stopped) and a line-of-sight distance of 390 feet located in the middle of the southbound through lane. Likewise, all obstructions for right turning vehicles from stop should be clear to the left within the triangle created with a vertex point located 14.5 feet from the edge of t he major road traveled way and a line-of- sight distance of 335 feet located in the middle of the northbound through lane. These required sight distances have been reviewed in the field and they will be accommodated along 4 Mile Road at the proposed access intersection based on the existing clear lines of sight for the required distances. If you have any questions or require anything further, please feel free to call me at (303) 228-2304. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Curtis D. Rowe, P.E., PTOE Vice President 04/25/2023 4 Mile RoadNorthROW centerline (50')waterelecUtility Easement (15' wide)Property LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineUtility Easement (15' wide)Utility Easement (7.5' wide)stopsignstreetname signno outletsignmonumentsignUtility Easement (30' wide)Lot 1(.46 acres)20,103 SFLot 2(.38 acres)16,605 SFLot 3(.4 acres)17,362 SFLot 4(.4 acres)17,558 SFLot 5(.48 acres)20,721 SFLot 6(.59 acres)25,558 SFLot 7(.75 acres)32,835 SFLot 8(.87 acres)37,825 SFLot 9(.56 acres)24,354 SFLot 10(.68 acres)29,669 SFLot 11(.72 acres)31,260 SFLot 12(1.86 acres)81,026 SFProperty Line Property Line Property Line Property Line Property LineProperty LineP ro p e rty L in e Property LineProperty LineProperty LineProperty LineProperty LineZone District: RuralComp Plan 2030 Zone District: Residential HighROW (50')ROW (50')HOA(.12 acres)4,637 SFside yard setback (10') side yard setback (10')building envelopefront yard setback (25')front yard setback (25')rear yard setback (125')side yard setback (10')side yard setback (10')rear yard setback (125')rear yard setback (125')rear yard setback (50')front yard setback (25')side yard setback (10')/building envelopeside yard setback (10') /building envelopefront yardsetback (25')f r o n t y a r dsetback (2 5 ')front yardsetback (25')rear yard setback (50')rear yard setback (50')side yard setback (10')front yardsetback (20'/25')front yardsetback (20'/25')side yard setback (10')front yard setback (20'/25')front yard setback (20'/25')side yard setback (10')rear yard setback (50')rear yard setback (50')front yard setback (20'/25')building enveloperear yard setback (50')rear yard setback (50')property lineproperty linep r o p e r t yline Property LineProperty LineProperty LineProperty Line1122Building EnvelopeOpen Space/Natural Barrier3.9 Acres (44% of total property size)Size: 8.765 Acressnow storage easement (30') snow storage easement (30')Snow Storage Easementside yard setback (10')Steep Grade Beyond (30%+)building envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopeside yard setback (10')building envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopefront yard setback (20'/25')building envelopebuilding envelopebuilding envelopeProperty LineProposed trail/bicycle easement (10')Proposed trail/bicycle easement (10')20'clearvisualconeclear vision area (390')clear vision area (390')clear vision area (335')clear vision area (335')Steep Grade Beyond (30%+)SCALE: 1" =100'Site Plan Sunlight Parkway PUD Guide January, 2023 Revised April 23, 2023 Prepared by: DM Neuman Construction and Design Group 310 19th Street Glenwood Springs, CO 81601 TABLE OF CONTENTS Part 1 Purpose and Intent Purpose Intent Enforcement Building Permits Part 2 Zoning Designations Zone Districts Allowable Uses Zone Standards Allowed Uses Setback Exceptions Projections Part 3 Architectural Review Committee Part 4 General Development Standards PART 1 PURPOSE and INTENT Purpose The purpose for this Sunlight Parkway Planned Unit Development Guide is to establish development standards, supplemental regulations and guidelines for the development of this property. This PUD Guide will provide the framework for creating a cohesive development that values creativity and uniformity of the properties. This PUD Guide supersedes the Garfield County Land Use and Development Code (LUDC) with specific regulations that are more appropriate to the goals and objectives of this PUD. This PUD Guide was approved by the Board of County Commissioners (BOCC), Garfield County on X/XX/XXXX pursuant to Resolution No. 2020-xxx (“Resolution of Approval”). Intent This PUD Guide and Plan intends to ensure that the Sunlight Parkway PUD is developed as a comprehensive planned community that will encompass a balance of residential life while preserving open space, promoting public safety and providing necessary infrastructure. Enforcement of the PUD Guide The provisions of this PUD Guide 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 Garfield County Land Use and Development Code (LUDC), as amended. All provisions of this PUD Guide shall run in favor of the residents, occupants and owners of the land within the Sunlight Parkway PUD, to the extend expressively 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. Building Permits Building permits shall be obtained from Garfield County in accordance with County requirements for the construction of any building or structure within the Sunlight Parkway PUD or any other actions subject to the Building Code requirements. All other applicable County regulations such as building codes and environmental health regulations shall apply to activities within the Sunlight Parkway PUD. Building plans for all buildings and structures constructed within the Sunlight Parkway PUD shall conform to this PUD Guide, PUD Plan or the Project Documents. All building permits shall be accompanied by a property specific Geotechnical Soils Study, which shall include engineering for foundation design and protection from geological hazards. All building slabs, crawlspaces or basements shall be prepped for radon mitigation system. PART 2 ZONING DESIGNATIONS PUD Zone Districts The entire 8.77 acre Sunlight Parkway PUD is comprised of 1 Zone District, which allows for only residential uses. The allowable residential uses (by right) are as follows:  Dwelling, Single-Unit (duplex units only – to straddle property line)  Maximum unit size of 2,400 SF for duplex unit, with a maximum structure size of 4,800 SF for overall structure Allowed Uses Two-Unit Dwellings The centerline of party wall, between two-unit dwellings, is to be located on the property line as indicated on the PUD Plan. Two Story Two story buildings are allowed on all lots and must fall under the maximum building height set in this document. Zone Standards The purpose of this section is to identify the lot and building allowances and restrictions for each Zone District within the Sunlight Parkway PUD. Development of any lot shall comply with the standards as identified in the Zone District Dimensions guide below. Lots range in size from 1.86 acres to .38 acres (refer to Plan Map for lot arrangement). Lots 1-6 Maximum Lot Coverage = 20% Front Yard Setback = 20 feet/25 feet (20 feet allowed for side loaded driveway / 25 feet for front loaded driveway) Rear Yard Setback = 50 feet Side Yard Setback = 10 feet (Note #1) Maximum Height = 25 feet Lot 7 Maximum Lot Coverage = 10% Front Yard Setback = 25 feet Rear Yard Setback = 50 feet / 125 feet Side Yard Setback = 10 feet (Note #1) Maximum Height = 25 feet Lots 8-12 Maximum Lot Coverage = 10% Front Yard Setback = 25 feet Rear Yard Setback = 125 feet Side Yard Setback = 10 feet (Note #1) Maximum Height = 25 feet Note #1: Zero side yard setback at common wall locations as indicated on map Setback Exceptions Fences and retaining walls are allowed to encroach into the side and front yard setbacks only. No fences, retaining walls or other man-made structures will be allowed between the rear yard setback and rear property line. The purpose for this is to maintain the existing open space beyond the rear yard building envelope and to maintain historic wildlife habitat and migratory trails. Projections The only allowable projection into the setback will be at the common wall property line. At these locations, roof overhangs will be allowed to encroach into the neighboring property by a distance of 18 inches. It is the responsibility of the property owner, of the main roof line, to maintain this portion of the roof so that it functions, and appears, in the proper manner of its original design. PART 3 ARCHITECTURAL REVIEW COMMITTEE Architectural Review Committee This section specifies the authorities of the Sunlight Parkway Architectural Review Committee (ARC) and design guidelines Design Guidelines and Application Process Design guidelines shall be created and enforced by the Sunlight Parkway Architectural Review Committee. All new construction, building additions, exterior modifications (including landscaping) shall be reviewed and approved by the architectural review committee prior to any construction on the property. It is responsibility of the property owner to submit all proposals, for review, to the Sunlight Parkway Architectural Review Committee and to secure all applicable permits as required by Garfield County. PART 4 GENERAL DEVELOPMENT STANDARDS General Development Standards All development within the Sunlight Parkway PUD shall conform to the development standards specified herein. Maximum Lot Coverage (%) - Refer to Part 2, Zoning Designations, of this PUD Guide. Due to the smaller size of Lots 1-6, as well as existing easements running through the properties, larger percentages of Maximum Lot Coverage were given, in relation to the larger and more open property sizes of Lots 7-12 Overall Building Size  Maximum unit size of 2,400 SF for duplex unit, with a maximum structure size of 4,800 SF for overall structure Setbacks – Refer to Part 2, Zoning Designations, of this PUD Guide. Due to the smaller size of Lots 1-6, as well as existing easements running through the property, less restrictive setbacks were given (as compared to the larger, and more open Lots 7-12). Special consideration in laying-out the rear yard setbacks to Lots 1-5 was given so that the existing green-belt along 4 Mile Road and these properties would be preserved. All rear yard setbacks were created with wildlife, open space and preservation of existing hillside vegetation in-mind. The purpose for this is to maintain the existing open space and vegetation beyond the rear yard building envelope and to maintain historic wildlife habitat and migratory trails. Building Height (feet) – A 25 foot height limit has been set based on existing features such as topography, scale of existing vegetation, and proximity to the public right of way. Definition of building height is per the Garfield County LUDC. Building Maintenance – A maintenance agreement, for the common wall between properties and overhangs extending beyond property lines, shall be in place between property owners of each duplex. Roads & Parking – No on-street parking will be allowed. All properties/units to accommodate 1 space for in- garage parking and enough driveway space for two additional vehicles. With no on-street parking, the roadway will be 24’ from curb to curb, and be designed to meet Garfield County roadway standards. Although not anticipated at this time, if a sidewalk (within the right-of-way) is added at a future date, this too shall be designed per Garfield County standards. Common Spaces & Private Roads – Sunlight Parkway HOA to be responsible for the elimination of noxious weeds at common spaces. HOA to contact Garfield County, to schedule site visits to discuss weed management on property. All private roads to be maintained by the Sunlight Parkway HOA. Allowable Exterior Wall Materials – Natural wood materials, fiber cement siding, rock/stone, stucco and other natural materials should be the primary exterior finish to all structures. Finishes such as architectural metal panels are limited as an accent finish, and shall not exceed 25% of each elevations finish material. Materials that are not allowed are as follows: • Brick • Pressboard • Plywood • Vinyl siding • Concrete blocks or other masonry blocks Landscaping - All landscape standards and requirements will be per Section 7-303 (Landscape Standards) of the Garfield County LUDC. Property owners are encouraged to work with the existing topography, vegetation, soils, drainage and historic climatic conditions when preparing their property for landscaping improvements. New landscaping shall integrate into existing vegetation and natural land features, and shall blend-in by clumping new features together in order to maintain a more natural feel. In order to reduce contact with bears and other wildlife, residents shall avoid planting fruit and nut/berry producing vegetation per Colorado Parks and Wildlife recommendations. All new and existing landscaping shall follow recommended wildfire mitigation measures based on defensible spaces as outlined in the most current Firewise Guidelines ( https://www.nfpa.org//- /media/Files/Firewise/Fact-sheets/FirewiseHowToPrepareYourHomeForWildfires.pdf ), as well as guidelines included in the Garfield County Community Wildfire Protection Plan. Exterior Lighting – In order to preserve the natural beauty of the rural nighttime setting, exterior lighting will follow Dark Sky concepts so that lighting is limited to the illumination of ground space only. The following guidelines shall be followed when incorporating exterior lighting into property improvements:  All lights must be attached to the building and shielded, and the source of the light must not be seen on other properties. No landscape lighting, other than driveway and path lighting, is allowed. No flood lighting or high intensity discharge lighting is allowed.  No light fixtures will be allowed more than 10' above the ground surface that is being illuminated. No light fixture shall exceed 60 watts  All driveway and path lighting shall be no more than 2' above the ground plane being illuminated, fully shielded, spaced at a minimum of 30' apart, and not exceed 15 watts each.  The only light fixtures that will be allowed to not be attached to a building or structure will be at the common mailbox location, the monument sign at the entry to the property, as well as street lighting (if required). All of these lights will be shielded and used at a minimum and follow the Dark Sky concept Fences – In order to provide private exterior spaces, fences are allowed on the rear and side of structures. Fences of any kind are prohibited in front yards. Maximum fence height is not to exceed 5 feet. No fencing shall extend beyond the rear yard setback as explained in Setback Exceptions in Part 2 of this PUD Guide. All fences are to be maintained so that they are clean and safe at all times, kept in working condition so that nothing is unsightly and dangerous. Fence colors are to be darker earth tone hues that relate to the existing natural environment. Light colors, such as white and light grays, that would contrast with existing natural features are prohibited. All fencing shall be wildlife compatible, and shall follow recommended guidelines outlined by the Colorado Division of Wildlife publication Fencing With Wildlife in Mind: https://wildlifefriendly.org/wp-content/uploads/2015/09/fencingwithwildlifeinmind_coloradodow.pdf Types of allowable fences are as follows: • Wood • PVC • Vinyl • Stone Types of fences not allowed are as follows: • Chain link • Wrought iron or aluminum • Barbed wire • Electrified • Concrete block, brick or other manufactured masonry units Domestic Animal Control – As outlined in the Garfield County LUDC, all domestic animals are to be kept inside, within fenced yards or in kennels. Retaining walls – Retaining and landscape walls shall not exceed 6' in height. When retaining exceeds 6' in height, walls should be stepped to form benches of at least 6' in width. Retaining walls should be designed to blend-in with the natural landscape, and should be built with boulders, laid stone, logs, timbers or interlocking blocks. Colors are to be earth tone hues that relate to the existing natural environment. Light colors, such as white and light grays, that would contrast with existing natural features are prohibited Paving – The preferred surface material for all driveways, parking and RV storage areas are to be chip and seal, asphalt or concrete… however, the minimum Garfield County roadway standards, for the particular usage, will be permitted. Trash Containers – All trash containers must be either located within a structure attached to the residence, and be resistant to wildlife, or be stored inside the garage. No free-standing garbage containers are allowed. Property Upkeep – The exterior condition of homes and properties are particularly important, and homeowners should work to keep their homes looking well-maintained and compliant with community standards. This can be maintained easily by paying attention to a few particular areas such as: • Roofs – should be regularly maintained and cleaned • Downspouts and Gutters – should be kept in proper working condition with regular cleaning and maintenance • Building Exteriors - Owners should periodically inspect and repair exterior paint, sidings, and outside stonework on their own property from weathering, mold, and damage. • Landscaping - Homeowners should take the time to replant damaged lawns and maintain the trees and shrubbery and other landscaping features in and around their property. Property owners shall be responsible for the elimination of noxious weeds on their property. Property owners to contact Garfield County, to schedule site visits to discuss weed management on property • Sidewalks and Driveways - Homeowners should keep their driveways in good condition and clear of debris or grease. At the first sign of damage, owners should repair cracks or pitting to keep them from spreading. Driveways, as much as possible, should not be blocked with delivery items, car parts or other clutter Signage standards such as height, lighting, placement, and quantity, as applicable. All signage standards and requirements will be per the Garfield County LUDC All other adopted County zoning regulations (such as lighting and fencing) shall be applicable to any conditions not provided for by this approved PUD Plan Guide. 4 Mile RoadProperty LineProperty LineProperty LineSteep SlopeHeavy VegetationLow SlopeProperty LineProperty LineProperty LineProperty LineNorthSteep Grade Beyond (30%+)Steep Grade Beyond (30%+)SCALE: 1" =100'Site Analysis 4 Mile RoadNorthROW centerline (50')waterelecUtility Easement (15' wide)Property LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineProperty LineUtility Easement (15' wide)Utility Easement (7.5' wide)stopsignstreetname signno outletsignmonumentsignUtility Easement (30' wide)Lot 1(.46 acres)20,103 SFLot 2(.38 acres)16,605 SFLot 3(.4 acres)17,362 SFLot 4(.4 acres)17,558 SFLot 5(.48 acres)20,721 SFLot 6(.59 acres)25,558 SFLot 7(.75 acres)32,835 SFLot 8(.87 acres)37,825 SFLot 9(.56 acres)24,354 SFLot 10(.68 acres)29,669 SFLot 11(.72 acres)31,260 SFLot 12(1.86 acres)81,026 SFProperty Line Property Line Property Line Property Line Property LineProperty LineP ro p e rty L in e Property LineProperty LineProperty LineProperty LineProperty LineZone District: RuralComp Plan 2030 Zone District: Residential HighROW (50')ROW (50')HOA(.12 acres)4,637 SFside yard setback (10') side yard setback (10')building envelopefront yard setback (25')front yard setback (25')rear yard setback (125')side yard setback (10')side yard setback (10')rear yard setback (125')rear yard setback (125')rear yard setback (50')front yard setback (25')side yard setback (10')/building envelopeside yard setback (10') /building envelopefront yardsetback (25')f r o n t y a r dsetback (2 5 ')front yardsetback (25')rear yard setback (50')rear yard setback (50')side yard setback (10')front yardsetback (20'/25')front yardsetback (20'/25')side yard setback (10')front yard setback (20'/25')front yard setback (20'/25')side yard setback (10')rear yard setback (50')rear yard setback (50')front yard setback (20'/25')building enveloperear yard setback (50')rear yard setback (50')property lineproperty linep r o p e r t yline Property LineProperty LineProperty LineProperty Line1122Building EnvelopeOpen Space/Natural Barrier3.9 Acres (44% of total property size)Size: 8.765 Acressnow storage easement (30') snow storage easement (30')Snow Storage Easementside yard setback (10')Steep Grade Beyond (30%+)building envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopeside yard setback (10')building envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopebuilding envelopefront yard setback (20'/25')building envelopebuilding envelopebuilding envelopeProperty LineProposed trail/bicycle easement (10')Proposed trail/bicycle easement (10')20'clearvisualconeclear vision area (390')clear vision area (390')clear vision area (335')clear vision area (335')Steep Grade Beyond (30%+)SCALE: 1" =100'Site Plan