Loading...
HomeMy WebLinkAbout3.02 Response to Staff Comments - Final RESPONSE TO STAFF COMMENTS RIVER EDGE COLORADO, GARFIELD COUNTY, COLORADO OWNER/APPLICANT: CARBONDALE INVESTMENTS, LLC 7999 HWY 82 CARBONDALE CO 81623 970-456-5325 CONSULTANT: 8140 PARTNERS, LLC PO BOX 0426 EAGLE, CO 81631 AUGUST 29, 2011 RESPONSE TO STAFF COMMENTS RIVER EDGE COLORADO, GARFIELD COUNTY, COLORADO TABLE OF CONTENTS I. INTRODUCTION ........................................................................... 2 II. RESPONSE TO STAFF COMMENTS ................................................... 2 1. DESIGN STANDARDS FOR TREATMENT AND DISTRIBUTION OF POTABLE WATER 2 2. ADEQUATE WATER SUPPLY PLAN ............................................................... 3 3. WAIVERS .................................................................................................... 4 4. WATER AND WASTEWATER TREATMENT ................................................... 8 5. RECREATION AMENITIES ............................................................................ 8 6. PUD GUIDE ................................................................................................ 9 7. PHASING AND VESTING PERIOD ................................................................ 9 8. POA DUES ................................................................................................ 10 9. ACCESS ..................................................................................................... 10 10. RFTA CROSSING ....................................................................................... 11 11. COMPREHENSIVE PLAN ........................................................................... 11 12. AFFORDABLE HOUSING ........................................................................... 12 13. FISCAL IMPACT ANALYSIS ......................................................................... 12 ATTACHMENTS ATTACHMENT A: LETTER FROM WAYNE FORMAN ATTACHMENT B: REVISED PUD GUIDE AND PLAN ATTACHMENT C: PROJECTED POA BUDGET AND DUES ATTACHMENT D: SUPPLEMENT TO JUSTIFICATION REPORT ATTACHMENT E: MEMORANDUM FROM ANDY KNUDTSEN Response to Staff Comments River Edge Colorado, Garfield County, Colorado 2 I. INTRODUCTION This constitutes the official Carbondale Investments, LLC ("CI") response to staff comments ("Response") outlined in a Letter to Rockwood Shepard dated July 5, 2011 and has been prepared in support of an application for PUD Plan Review ("Rezoning") and Subdivision Review ("Preliminary Plan") for the proposed River Edge Colorado ("Project", "REC", or "REC PUD") in accordance with the requirements of the Garfield County Unified Land Use Resolution of 2008 ("ULUR"), as amended. This Response provides support to the documents submitted as part of the REC rezoning and preliminary plan applications. This Response documents the discussions completed with staff during the months of July and August regarding said comments. II. RESPONSE TO STAFF COMMENTS 1. DESIGN STANDARDS FOR TREATMENT AND DISTRIBUTION OF POTABLE WATER Comment 1: Section 7-105 specifically states that an EQR is 350 gallons per day. REC proposes a legal supply that will comply with the 350 gallon as an EQR, however the physical treatment and distribution of water will 'define' EQR as 189 gallons. This issue needs to be further discussed/explained and justified as this reduction does not meet the Code requirement. You'll need to add this one to the list of waiver requests. Response: CI believes that staff’s interpretation of this section of the ULUR is incorrect. CI does not believe that the planning standards for ensuring adequate water are or were intend to supersede sound engineering design principles for water treatment and delivery systems. It is important to note that even the standards and guidelines adopted by the Colorado Department of Health and the Environment (“CDPHE”) place the discretion for the design flows associated with water treatment and delivery systems on the design engineer. The design of a water delivery system is different from a determination of “adequate water.” CI agrees that the project must have 350 gallons of water in the form of water rights and source of supply per EQR and has provided evidence of a plan to obtain said legal water supply and a source with adequate water to provide said supply as detailed in the Water Supply Plan. The current status of the water rights is detailed in the Letter to Kathy Eastley from Wayne Forman dated August 30, 2011 (Attachment A). None of the documentation presented by CI to date states that CI is requesting a waiver from the requirement to provide legal water and a source of water adequate to meet the requirements of Section 7-105 of the ULUR. With respect to CI’s design analysis of the independent water delivery system, CI’s engineers have used 189 gallons per day to design the major components of the delivery system. This is consistent with accepted engineering practices and Response to Staff Comments River Edge Colorado, Garfield County, Colorado 3 standards as documented in CI’s design reports and would result in a more efficient and functional system than one designed based on staff’s interpretation of the ULUR. Please see Section 2.A.2 of CI’s Response to Review Agency Comments dated June 30, 2011 for further details concerning this issue. However, relative to the Project’s current status the interpretation of this Section of the ULUR is irrelevant. CI anticipates executing a Pre-Inclusion Agreement with the RFWSD on September 13, 2011 as discussed in the Letter to Kathy Eastley from Wayne Forman dated August 30, 2011 (Attachment A). As such, the system will be designed in accordance with RFWSD standards. 2. ADEQUATE WATER SUPPLY PLAN Comment 2: Section 7-105 states that 'an adequate water supply plan shall be required for any preliminary or final approval of a application or rezoning, PUD, limited or major impact review, development or site plan, or similar application for new construction'. The submitted water supply plan lists two court decrees as pending, therefore a response of "material injury" has been received from the Division of Water Resources. Response: CI disagrees with the interpretation by staff and the Division of Water Resources (“Division”) that a water rights decree is required to support a subdivision application. The submitted Water Supply Plan, as required by and detailed in State Statute, would result in no material injury if implemented. CI’s water engineers and attorneys can find no reason or justification for the finding of material injury. However, in an effort to remove this apparent obstacle CI delayed the hearing date in order to move forward with both the RFWSD in obtaining the desired water and sewer service agreements (See Response to Comment 1 above) and the water court in entering decrees for the water rights. The Letter to Kathy Eastley from Wayne Forman dated August 30, 2011 (Attachment A) details the status of the water rights decrees. It is anticipated that the final decrees will be entered within 20 days of the August 20 and 21 rulings. Unfortunately due to timing, it is unlikely the Division of Water Resources will have time to update their letter claiming material injury although final decrees may be available for the Planning Commission hearing. The letter from the Division solely bases the finding of material injury on the fact that decrees have not been entered as final decrees which by the action on August 20 and 21 effectively resolves this issue. Response to Staff Comments River Edge Colorado, Garfield County, Colorado 4 3. WAIVERS a) Sub-drains Comment 3a: Waiver of sub-drains for all foundations is not acceptable to staff, the reviewing engineer, the applicant's geotechnical analysis and the Colorado Geologic Survey. Response (See also response to CGS Comments): Basements are generally not proposed within the REC PUD except walk out basements along the western edge of the site due the nature of the soils and costs of construction. Based on the site conditions and depth to ground water after site grading and proposed development locations, CI engineers do not believe that sub-drains drains generally provide no advantage. However, CI will agree to provide sub-drains where basements are installed but continues to request a waiver from the blanket requirement which also currently results in requiring a sub-drain for slab-on-grade construction. CI further believes that the determination of whether a sub-drain is necessary should be determined by the foundation engineer. CI will supplement the requested waiver with more detailed information at time of final plat when final grading is prepared and a full understanding of residential unit types and foundations is developed. Additional documentation concerning this request can be found in CI’s Response to Agency Comments, dated June 30, 2011 under Section II.A.5. b) Private Roads Comment 3b: Private Roads are proposed within the development. The private road issue may take several forms so please provide clarification regarding the restrictions you are proposing - other than varying from the County road standard. By way of explanation, some County subdivision roads are considered 'public' as they may be used by the public, however ownership and maintenance resides with an owners association. Your request for "private" roads may differ in that they are more restrictive - meaning that public access is not permitted. If the latter is true it raises questions such as will the road/entry be gated? Will 24-hour security be present? Who will be able to use the roads - residents and guests, utility providers, etc.? How will you assure that the general public will not utilize the roads and how will you prevent their use? Emergency providers and any easement holders must be able to access the site, how will you provide for this? Response to Staff Comments River Edge Colorado, Garfield County, Colorado 5 Response: At this point and as a result of the most recent response from the Public Utilities Commission (PUC) to the County, CI cannot be sure what form the private roads will take in the development. The PUC’s position has varied on this Project. It was based on the PUC’s original position that CI delayed their application and sought the formation of a metropolitan district in 2010. Roads will only be gated if required by the PUC as a result of the design review process that will be undertaken upon approval of the PUD to gain access permits to the site. It should be noted that CI maintains that the access road to and from the Project is not a public highway and, therefore, not subject to PUC approval; however, if it is determined that the access road is a public highway, then CI will obtain PUC approval if required by Colorado law. The access permit is complex and will involve coordination between CDOT, PUC, RFTA, and the County. The exact result of that process cannot be fully determined at this point and is expected to take 2-3 years. Suffice it to say that CI is prepared to participate in this coordinated effort between all parties to assess and determine what intersection improvements ultimately need to be done within the framework of the entire CR 113 intersection and REC access. The process must be completed and access permit obtained prior to any final plat such that the specifics regarding the questions raised by staff will be resolved prior to plating. Clearly, even if the community must be gated, there are several mechanisms that can be used to provide access to utility and emergency service providers. It is not CI’s desire to gate the community, but CI must comply with the access requirements that the PUC imposes, if any. If no, access restrictions are imposed CI would consider dedicating the Right-of-Way Tracts to the public at time of final plat provide right-of-way uses and landscaping by the POA would not be constrained by such action. c) Road Standards Comment 3c: Modifications to road standards contained in 7-307 - please provide specificity regarding which standards are requested to be modified and justification for each modification. Response: Section 2a in Attachment B to the PUD Application submitted as part of the PUD Application documents the general justification for the modifications in road design standards needed to achieve the desired suburban form and clustered development pattern. The PUD application identifies five road way types for which modifications are sought. Response to Staff Comments River Edge Colorado, Garfield County, Colorado 6 Three of the roadway types are not addressed by the ULUR. These include alleys, garden home access (a special form of alley), and emergency vehicle access. The standards for these road forms were developed based on CI’s engineer’s and planner’s experience in developing road standards for communities such as Fort Collins, Colorado Springs, El Paso County, Adams County and others. They are consistent with AASHTO’s guidelines for low- volume roads and alley standards and nationally accepted standards of practice. The emergency vehicle access standards were further based on information obtained from the Carbondale and Rural Fire Protection District (“CRFPD”). These roadway types provide safe and efficient access to the facilities and homes they serve and are considered appropriate by the CRFPD. A design vehicle was added to the alley and emergency access road consistent with the CRFPD vehicle template at the request of the County’s review engineer as documented in the Response to Review Agency Comments dated June 30, 2011. All alleys and emergency access roads were previously designed to this template. The two major roadway types utilized in the Project specifically relate to the Major and Minor Collector (and Secondary Access) standards in the ULUR. With respect to the Entry Road, CI has proposed a divided roadway with lower design speeds than the County’s Major Collector. This road is in a residential setting and is a short segment of road between Highway 82 and the first intersection in the development. Based on the distance involved, setting, and purpose of the road, a higher design speed is unnecessary. The shoulders are set at 0-4 feet and vertical curbs are incorporated to control water and access. The County requires 6 foot minimum shoulders where there is no curb in the cross-section and a ditch adjacent to the roadway. With a curb, the shoulder width can be reduced. Curbs are not included in the County Major Collector road section. This section promotes slower residential speeds while providing for safe access. Finally, right of way width is set based on necessary facilities and utilities and not driven by surface drainage features as in the County section (i.e., the ditch is removed in favor of storm sewer and other drainage facilities). The right-of-way width varies depending upon needs within the section and is widened where turn lanes are necessary. In all other respects the Entry Road standards proposed meet or exceed the Major Collector standards in the ULUR. It also should be noted that detached and some attached sidewalks are used in the overall section which is not addressed by the County’s standards to facilitate walking. The Local Road defined by the REC PUD is designed based on the County’s Minor Collector (consideration of the Secondary Access) roadway standards and conforms to AASHTO’s guidelines and national practices for suburban road sections in neo-traditional neighborhoods for roads providing direct access to homes. The proposed section is 36 feet in width including two 10 foot lanes and two 8 foot parking lanes/shoulders as opposed to the 32 foot and 30 foot standards in the ULUR. The design speed is lower than the County’s standards since the road is used in a tight suburban community Response to Staff Comments River Edge Colorado, Garfield County, Colorado 7 with on-street parking and pedestrian facilities. The lane width has been minimized to create a sense of community and more intimate residential streets and reduce speeds while providing for on-street parking. Due to the more restricted design speed, the minimum radius is set to 80 feet consistent with the County’s Secondary Access Road and AASHTO. Again, no ditch is included in the section so right-of way widths have been reduced to 56 feet from the required 60 feet. However, additional utility and drainage easements are provided outside and adjacent to the right-of-way and bring the total available width to 66 feet. In all other respects the Local Road standards proposed meet or exceed the Minor Collector standards in the ULUR and provide for safe ingress and egress within a suburban development of this density consistent with standards from Front Range communities. It also should be noted that detached and some attached sidewalks are used in the overall section which is not addressed by the County’s standards to facilitate walking. d) Detention Comment 3d: 7-207 C.l. - detention facilities - it is staff's understanding that this code section is directly related to state requirements that post-development run- off cannot exceed pre-development levels. Please provide additional clarification/explanation on this issue. Response: CI understands and supports staff’s concern. CI and its engineers are unaware of any requirements at the State level that post-development runoff must be detained and released at pre-development rates. CI’s engineers have done a comprehensive search and contacted Urban Drainage District to verify the County’s concern and can find no such requirement, and have never run into such an absolute requirement in all their previous work or in drafting the Drainage Criteria Manual for El Paso County and developing drainage standards for several communities in Colorado. However, it is important to note that State law does address the issue. C.R.S. 30-28-133 (3)(c)(VIII) states in pertinent part that storm waters in excess of historic runoff, caused by a proposed subdivision, must be prevented from entering, damaging, or being carried by conduits, water supply ditches and appurtenant structures, and other storm drainage facilities. The intent of the law is clearly to eliminate any potential damage to existing facilities and adjacent properties. As described in the justification submitted with the PUD Application and supported by the County’s Review Engineer, the development is low in the basin and there are no drainage facilities through other properties that must be utilized to carry the flow to the Roaring Fork River. Further, downstream structures along the Roaring Fork River are actually benefited Response to Staff Comments River Edge Colorado, Garfield County, Colorado 8 by the early release of flows before upstream volumes impact the Roaring Fork River. CI is prepared to capture any volume but utilizing the Urban Drainage Storm Drainage Criteria Manual has determined that the best alternative is to capture the Water Quality Capture Volume (WQCV) for purposes of ensuring water quality and releasing excess storm flow to the Roaring Fork River prior to flood volumes reaching the site from upstream, thereby minimizing the potential impacts to downstream facilities and structures as described in CI’s justification and design reports. 4. WATER A ND WASTEWATER TREATMENT Comment 4: Water and wastewater service and treatment - this is a critical issue for the development and therefore some decision regarding private versus district should occur. If this is not possible then additional engineering information is going to be necessary to determine if the private system(s) meet preliminary plan requirements (we know that the private system is not supported by the Comp Plan). Response: CI anticipates executing a Pre-Inclusion Agreement with the RFWSD on September 13, 2011 as discussed in the Letter to Kathy Eastley from Wayne Forman dated August 30, 2011 (Attachment A). The system will be designed in accordance with RFWSD standards as documented in the design reports. 5. RECREATION AMENITIES Comment 5: Section 6-202 J. Recreation Amenities, states that "The PUD shall provide ... " The application discuses the provision of land for possible future amenities but will not construct facilities other than trails. Is this correct and, if so, how does your proposal comply with this requirement? Response: Recreational amenities are important to CI and critical to the development’s success. CI has planned a program of recreational amenities including ballfields, tot lots, picnic areas, trails, etc. The number and nature of the facilities is consistent with Section 6-202 J of the ULUR and achieves the general recreational guidelines published by the Department of Local Affairs. At the time of each final plat, CI will (1) secure with cash escrow to the POA based on the engineer’s estimate money adequate to allow the POA to construct the recreational facilities identified or others desired by the then homeowners; (2) construct certain recreational facilities as part of the subdivision improvements; Response to Staff Comments River Edge Colorado, Garfield County, Colorado 9 or (3) a combination of both (1) and (2). CI seeks the option of undertaking the effort in either or both ways to allow early construction of some facilities and to provide the homeowners latitude in making the community their own through investing developer supplied dollars. The exact nature of the program will be detailed at final plat in the related development documents. 6. PUD GUIDE Comment 6: PUD and zoning administration issues - Though the zoning of the site is requested to be Planned Unit Development the PUD Guide is required to itemize, describe and delineate the use and dimensional standards within the development. As submitted the Guide is cumbersome, difficult and somewhat unclear and ambiguous - all of which will lead to difficulties in County administration of land use in the project. Clarity and simplicity are necessary for administration - the preferred document format consists of the following (not necessarily in this order): a. Definitions (all in one place); b. Sub-zone descriptions / uses / dimensional restrictions; c. Standards; d. Use table; e. Administration - this would be processes to amend, etc. Additional information/discussion is necessary regarding the "temporary uses", uses on unplatted portions of project, administration of the 'protection zones', uses in the land use table that don't occur anywhere in the project, uses that will result in traffic not identified in the traffic study, etc. The gravel processing also needs further definition and restriction. Of course the map delineating subzones within the project is critical as well. Response: Response: A revised PUD Guide (and PUD Plan) addressing these issues and the issues identified in discussions with staff was submitted for staff consideration on August 5, 2011. As of the date of this Response no additional comments have been received. The revised PUD Guide and Plan are included as Attachment B. 7. PHASING AND VESTING PERIOD Comment 7: The submittal documentation contains information that discusses completion of the project in 2019 and the phasing plan appears to be consistent with that timeframe – yet the development agreement requests a 20-year vesting period. This causes some confusion and should be further clarified/explained. Response: The phasing program on the PUD Plan Map has been updated to match the requested vesting period as requested by staff (Attachment B). Response to Staff Comments River Edge Colorado, Garfield County, Colorado 10 8. POA DUES Comment 8: How will the POA dues affect the property owners? Any estimate on what those dues would be - quarterly or annually?. Response: The dues or costs are consistent with the services offered by the POA. The POA has limited sources of revenue with dues making up the largest share of revenues. Attachment C provides a preliminary budget estimate/projection at buildout for the POA. Average monthly dues are about $130. It is anticipated that the Neighborhood Center and Raw Water System will be operated as separate enterprises under the POA and funded with various user fees, rents and other revenues. 9. ACCESS Comment: Access - queuing at a single entry/exit will be difficult, both within the project as well as impact to SH82. The single point of access (other than EVA) is a concern to staff perhaps some discussion of future access that may occur would mitigate some concern. Response: Based on the State Highway Access Code only a single access would be permissible based on the proposed traffic volumes generated by CI. As noted in the Traffic Assessment (Appendix M of the Impact Report), the intersection operates at Level of Service A, B , and C upon signalization and queue lengths are inconsequential at buildout. Based on projections, queue lengths can be accommodated in the left turn and right turn lane on Highway 82 that would be required on Highway 82 as part of CI’s access permit and adequate storage is available onsite along the entry road for peak periods. Full design analysis will be completed as part of the proposed intersection design and permitting process. None of the preliminary analysis seems to support the concerns identified by staff at the present time and, in fact, the State Highway Access Code seems to contradict the staff’s contention regarding access and performance. REC PUD provides for future connections to the north and an additional potential connection to Highway 82 if and when the Garfield County Commercial investments (GCCI) property develops. Without knowing the nature or extent of GCCI’s development, CI cannot assume that another highway access will be approved at that time pursuant to the State Highway Access Code, but based on the projected performance of Mirand Road, there would appear to be potential benefits from an enhanced intersection at this location in 2030. CI has Response to Staff Comments River Edge Colorado, Garfield County, Colorado 11 not precluded and, in fact, provided for these connections in its plans. Access by GCCI to the CR113 intersection would require further analysis and potential upgrades to the intersection depending upon the nature of the initial design permitted by CDOT. This connection should be considered and analyzed as part of the intersection design process offered by CI. 10. RFTA CROSSING Comment: RFTA - clearly comments state that current crossings are at-grade: “Although the at-grade crossing is covered by an easement, it poses a number of issues. First, according to the traffic study, trip generation from the residential, commercial and other uses is estimated at 276 a.m. peak hour, 347 p.m. peak hour, and 3,567 daily vehicle trips. This may pose safety conflicts between vehicles, bicycles and pedestrians at the crossing. In addition, the principal intention for purchasing the ROW and rail banking was to preserve it for future passenger rail. Should a rail system be established, the at-grade crossing would need to be improved, possibly to a grade separated crossing, to address operational and safety issues. RFTA does not wish to bear these costs and wishes to seek an agreement from the applicant that the crossing be upgraded per PUC guidelines Part 723-7 (Rules Regulating Railroad, Rail Fixed Guideways, Transportation by Rail, and rail Crossings) should rail service be established.” Response: See Response to RFTA Comment on Page 34-35, Section I.2 of the Response to review Agency Comments dated June 30, 2011. 11. COMPREHENSIVE PLAN Comment: Comprehensive Plan - State statute requires that PUD's be consistent with the Comprehensive Plan, therefore analysis should include the Comp Plan as a whole –the application includes analysis of the FLUM but does not include the remainder of Chapter 2, nor is there project analysis based upon Chapter 3, Plan Elements. Response: See Attachment D for a supplement to the Justification Report. Response to Staff Comments River Edge Colorado, Garfield County, Colorado 12 12. AFFORDABLE HOUSING Comment: Affordable Housing - the proposal deviates to some degree with the ULUR requirements - particularly the pre-sale of the unit prior to construction, construction of units prior to platting of new phases, rental issues, higher % of AMI, etc.. Response: CI is prepared to provide affordable housing in accordance with adopted County requirements. However, CI would like to continue to pursue enhancements to the program as provided for in our application and gain direction from the BoCC on whether CI should pursue an amendment to the ULUR to allow for such a program in association with this development. 13. FISCAL IMPACT ANALYSIS Comment: The Fiscal Impact Analysis anticipates an absorption rate of approximately 58 units per year, how will this be affected by the highest foreclosure rate in the history of Garfield County with an anticipated 700 units in 2011? Also, the Analysis discusses one-time revenue of $1.2 million related to building permits for the project but the analysis doesn't discuss or analyze the expenditures that will result such as additional employees, overtime, vehicle cost, or administration that will be experienced by the Building and Planning Department. Direct impact to other County departments (other than Sheriff), particularly Clerk & Recorder and Health and Human Services, was not fully analyzed. Response: See Attachment E prepared by Andrew Knudtsen, Economic & Planning Systems which responds to the various aspects of this comment. ATTACHMENT A : LETTER FROM WAYNE FORMAN Attachment A Attachment A EFILED Document CO Garfield County District Court 9th JD Filing Date: Aug 22 2011 10:33AM MDT Filing ID: 39402602 Review Clerk: Kathy Hall Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A E N G I N E E R I N G, I N C 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 945-6777 Voice (970) 945-1137 Facsimile RESOURCE EXHIBIT A PROPERTY LOCATION MAP Date: 09/08/2010 File: 660-7.4 Drawn by: RP/RKM Approved by: MJE CARBONDALE INVESTMENTS LLC p 0 1,500 3,000750 Feet CARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY Attachment A Attachment A Attachment A Attachment A Attachment A # # # ## !( !( !( !(!( !(!( # !(!(!(!( !(!(!( !( !( !( !( !(!( !( ") ") # POSY PUMP and PIPELINE # ROBERTSON DITCH HEADGATE # REC ROARING FORK DIVERSION # REC WELL FIELD # REC WWTP OUTFALL ALTERNATIVE LOCATION ROARING FORK RIVER # CARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY # REC WWTP OUTFALL ALTERNATIVE LOCATION CATTLE CREEK # CONFLUENCE OF CATTLE CREEK AND ROARING FORK RIVER ROARING FORK WATER AND SANITATION DISTRICT WWTP OUTFALL ASPEN GLEN WELLS CORYELL RANCH WELLS CORYELL RANCH ROARING FORK DIVERSION q 0 3,000 6,0001,500 Feet CARBONDALE INVESTMENTS LLC Date: 2/14/2011 File: 660-7.4 Drawn by: RKM Approved by: MJE CASE NO. 07CW164 EXHIBIT C WATER RIGHTS LOCATION MAP E N G I N E E R I N G, I N C 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 945-6777 Voice (970) 945-1137 Facsimile RESOURCE Attachment A 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Ri v e r C a l l Re l e a s e No v De c Ja n Fe b Ma r Ap r Ma y Ju n Ju l Au g Se p Oc t To t a l Di v e r s i o n s Au g m e n t a t i o n Mo n t h CA R B O N D A L E I N V E S T M E N T S L L C Sa m p l e W a t e r U s e A c c o u n t i n g F o r m Co m b i n e d C a s e N o s . 0 1 C W 1 8 7 ( 0 8 C W 1 9 8 ) a n d 0 7 C W 1 6 4 In - H o u s e La w n a n d Ga r d e n To t a l To t a l Re t u r n Fl o w La g g e d Ir r i g a t i o n Re t u r n Fl o w In - H o u s e Re t u r n Fl o w Ne t St r e a m De p l e t i o n To t a l L a g g e d St r e a m Di v e r s i o n RE C R o a r i n g F o r k Di v e r s i o n La g g e d St r e a m Di v e r s i o n s Di v e r s i o n s Di v e r s i o n s BW C D C o n t r a c t Au g m e n t a t i o n R e l e a s e # o f D a y s th e C a m e o Ca l l i s o n Du r i n g t h e Mo n t h Su r f a c e W a t e r Ne t S t r e a m D e p l e t i o n Re t u r n F l o w As p e n G l e n We l l s Co r y e l l R a n c h We l l s RE C W e l l F i e l d 20 1 0 EN T E R N u m b e r o f d e v e l o p e d E Q R s 3 4 9 . 5 5 Di v e r s i o n s EN T E R W a t e r Y e a r Co n s u m p t i v e U s e Gr o u n d W a t e r Ge n e r a l N o t e s 1) T h i s s a m p l e a c c o u n t i n g s h e e t i s il l u s t r a t i v e o n l y . I t i s i n t e n d e d t o s h o w th e g e n e r a l a c c o u n t i n g m e t h o d o l o g y an d t o d e m o n s t r a t e t h a t a c c o u n t i n g ca n b e d e v e l o p e d t o c o r r e c t l y t r a c k an d a d m i n i s t e r t h e p l a n s f o r au g m e n t a t i o n . 2) W a t e r u s a g e f o r t h e f i r s t 3 4 9 . 5 5 EQ R s w i l l b e a l l o c a t e d t o 0 1 C W 1 8 7 (a s m o d i f i e d b y 0 8 C W 1 9 8 ) . T h e r e a f t e r us a g e w i l l b e a l l o c a t e d t o 0 7 C W 1 6 4 . Co l u m n E x p l a n a t i o n s 1) - 3 ) : M o n t h l y v o l u m e ( A F ) d i v e r t e d f r o m g r o u n d w a t e r s o u r c e s a t t r i b u t e d t o t h e R i v e r E d g e , C o l o r a d o d e v e l o p m e n t . 4) : L a g g e d w e l l d i v e r s i o n s b a s e d o n l a g g e d d e p l e t i o n f a c t o r s d e t e r m i n e d b y t h e G l o v e r m e t h o d o l o g y . A s p e n G l e n a n d C o r y e l l R a n c h w e l l d i v e r s i o n s a r e n o t la g g e d b a s e d o n G l o v e r a n a l y s i s s h o w i n g a l l s t r e a m i m p a c t s o c c u r i n g i n t h e s a m e m o n t h a s d i v e r s i o n s . 5) M o n t h l y v o l u m e ( A F ) d i v e r t e d f r o m s u r f a c e w a t e r s o u r c e s . 6) ™ c o l u m n s 1 , 2 , 4 , 5 . 7) I n - h o u s e c o n s u m p t i v e u s e f o r t h e n u m b e r o f d e v e l o p e d E Q R s b a s e d o n d e c r e e d d e m a n d a n d c o n s u m p t i v e u s e v a l u e s . 8) L a w n a n d g a r d e n c o n s u m p t i v e u s e b a s e d o n d e c r e e v a l u e s . I r r i g a t e d a c r e a g e p r o - r a t e d b a s e d o n n u m b e r o f d e v e l o p e d E Q R s : ( # d e v e l o p e d E Q R s + 1 , 2 0 0 to t a l E Q R s ) x 7 a c r e s . 9) ™ c o l u m n 7 , 8 . 10 ) W W T P r e t u r n f l o w b a s e d o n d e c r e e v a l u e s o f : 5 % C U a n d 3 5 0 g p d / E Q R d e m a n d . 11 ) L a g g e d l a w n a n d g a r d e n r e t u r n f l o w b a s e d o n d e c r e e d v a l u e s o f d e m a n d - c o n s u m p t i v e u s e l a g g e d b y G l o v e r a n a l y s i s f a c t o r s . 12 ) ™ c o l u m n s 1 0 , 1 1 . 13 ) C o l u m n 6 - c o l u m n 1 2 . 14 ) T h e m o n t h l y a u g m e n t a t i o n r e q u i r e m e n t i s b a s e d o n t h e n u m b e r o f d a y s p e r m o n t h t h e w a t e r r i g h t s a r e o u t o f p r i o r i t y t o t h e C a m e o c a l l . 15 ) C o l u m n 1 5 X ( c o l u m n 1 6 + # d a y s i n t h e m o n t h ) X 1 0 5 % . 02 / 0 9 / 2 0 1 1 Ex h i b i t D Attachment A EFILED Document CO Garfield County District Court 9th JD Filing Date: Aug 22 2011 10:22AM MDT Filing ID: 39402201 Review Clerk: Kathy Hall Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A E N G I N E E R I N G, I N C 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 945-6777 Voice (970) 945-1137 Facsimile RESOURCE EXHIBIT A PROPERTY LOCATION MAP Date: 09/08/2010 File: 660-7.4 Drawn by: RP/RKM Approved by: MJE CARBONDALE INVESTMENTS LLC p 0 1,500 3,000750 Feet CARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY Attachment A Attachment A Attachment A Attachment A Attachment A # # # ## !( !( !( !(!( !(!( #* !(!(!(!( !(!(!( !( !( !( !( !(!( !( # POSY PUMP and PIPELINE # ROBERTSON DITCH HEADGATE # REC ROARING FORK DIVERSION # REC WELL FIELDCARBONDALE INVESTMENTS LLC PROPERTY BOUNDARY ROARING FORK WATER AND SANITATION DISTRICT WWTP OUTFALL ASPEN GLEN WELLS CORYELL RANCH WELLS CORYELL RANCH ROARING FORK DIVERSION q 0 3,000 6,0001,500 Feet CARBONDALE INVESTMENTS LLC Date: 2/11/2011 File: 660-7.4 Drawn by: RKM Approved by: MJE CASE NO. 08CW198 EXHIBIT C WATER RIGHTS LOCATION MAP E N G I N E E R I N G, I N C 909 Colorado Avenue Glenwood Springs, CO 81601 (970) 945-6777 Voice (970) 945-1137 Facsimile RESOURCE Attachment A 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Ri v e r C a l l Re l e a s e No v De c Ja n Fe b Ma r Ap r Ma y Ju n Ju l Au g Se p Oc t To t a l Di v e r s i o n s Au g m e n t a t i o n Mo n t h CA R B O N D A L E I N V E S T M E N T S L L C Sa m p l e W a t e r U s e A c c o u n t i n g F o r m Co m b i n e d C a s e N o s . 0 1 C W 1 8 7 ( 0 8 C W 1 9 8 ) a n d 0 7 C W 1 6 4 In - H o u s e La w n a n d Ga r d e n To t a l To t a l Re t u r n Fl o w La g g e d Ir r i g a t i o n Re t u r n Fl o w In - H o u s e Re t u r n Fl o w Ne t St r e a m De p l e t i o n To t a l L a g g e d St r e a m Di v e r s i o n RE C R o a r i n g F o r k Di v e r s i o n La g g e d St r e a m Di v e r s i o n s Di v e r s i o n s Di v e r s i o n s BW C D C o n t r a c t Au g m e n t a t i o n R e l e a s e # o f D a y s th e C a m e o Ca l l i s o n Du r i n g t h e Mo n t h Su r f a c e W a t e r Ne t S t r e a m D e p l e t i o n Re t u r n F l o w As p e n G l e n We l l s Co r y e l l R a n c h We l l s RE C W e l l F i e l d 20 1 0 EN T E R N u m b e r o f d e v e l o p e d E Q R s 3 4 9 . 5 5 Di v e r s i o n s EN T E R W a t e r Y e a r Co n s u m p t i v e U s e Gr o u n d W a t e r Ge n e r a l N o t e s 1) T h i s s a m p l e a c c o u n t i n g s h e e t i s il l u s t r a t i v e o n l y . I t i s i n t e n d e d t o s h o w th e g e n e r a l a c c o u n t i n g m e t h o d o l o g y an d t o d e m o n s t r a t e t h a t a c c o u n t i n g ca n b e d e v e l o p e d t o c o r r e c t l y t r a c k an d a d m i n i s t e r t h e p l a n s f o r au g m e n t a t i o n . 2) W a t e r u s a g e f o r t h e f i r s t 3 4 9 . 5 5 EQ R s w i l l b e a l l o c a t e d t o 0 1 C W 1 8 7 (a s m o d i f i e d b y 0 8 C W 1 9 8 ) . T h e r e a f t e r us a g e w i l l b e a l l o c a t e d t o 0 7 C W 1 6 4 . Co l u m n E x p l a n a t i o n s 1) - 3 ) : M o n t h l y v o l u m e ( A F ) d i v e r t e d f r o m g r o u n d w a t e r s o u r c e s a t t r i b u t e d t o t h e R i v e r E d g e , C o l o r a d o d e v e l o p m e n t . 4) : L a g g e d w e l l d i v e r s i o n s b a s e d o n l a g g e d d e p l e t i o n f a c t o r s d e t e r m i n e d b y t h e G l o v e r m e t h o d o l o g y . A s p e n G l e n a n d C o r y e l l R a n c h w e l l d i v e r s i o n s a r e n o t la g g e d b a s e d o n G l o v e r a n a l y s i s s h o w i n g a l l s t r e a m i m p a c t s o c c u r i n g i n t h e s a m e m o n t h a s d i v e r s i o n s . 5) M o n t h l y v o l u m e ( A F ) d i v e r t e d f r o m s u r f a c e w a t e r s o u r c e s . 6) ™ c o l u m n s 1 , 2 , 4 , 5 . 7) I n - h o u s e c o n s u m p t i v e u s e f o r t h e n u m b e r o f d e v e l o p e d E Q R s b a s e d o n d e c r e e d d e m a n d a n d c o n s u m p t i v e u s e v a l u e s . 8) L a w n a n d g a r d e n c o n s u m p t i v e u s e b a s e d o n d e c r e e v a l u e s . I r r i g a t e d a c r e a g e p r o - r a t e d b a s e d o n n u m b e r o f d e v e l o p e d E Q R s : ( # d e v e l o p e d E Q R s + 1 , 2 0 0 to t a l E Q R s ) x 7 a c r e s . 9) ™ c o l u m n 7 , 8 . 10 ) W W T P r e t u r n f l o w b a s e d o n d e c r e e v a l u e s o f : 5 % C U a n d 3 5 0 g p d / E Q R d e m a n d . 11 ) L a g g e d l a w n a n d g a r d e n r e t u r n f l o w b a s e d o n d e c r e e d v a l u e s o f d e m a n d - c o n s u m p t i v e u s e l a g g e d b y G l o v e r a n a l y s i s f a c t o r s . 12 ) ™ c o l u m n s 1 0 , 1 1 . 13 ) C o l u m n 6 - c o l u m n 1 2 . 14 ) T h e m o n t h l y a u g m e n t a t i o n r e q u i r e m e n t i s b a s e d o n t h e n u m b e r o f d a y s p e r m o n t h t h e w a t e r r i g h t s a r e o u t o f p r i o r i t y t o t h e C a m e o c a l l . 15 ) C o l u m n 1 5 X ( c o l u m n 1 6 + # d a y s i n t h e m o n t h ) X 1 0 5 % . 02 / 0 9 / 2 0 1 1 Ex h i b i t D Attachment A Response to Staff Comments River Edge Colorado, Garfield County, Colorado ATTACHMENT B : REVISED PUD GUIDE AND PLAN PUD DEVELOPMENT GUIDE  RIVER EDGE COLORADO                            GARFIELD COUNTY, COLORADO        OWNER/APPLICANT:  CARBONDALE INVESTMENTS, LLC  7999 HWY 82  CARBONDALE CO 81623  970‐456‐5325    CONSULTANT:  8140 PARTNERS, LLC  PO BOX 0426  EAGLE, CO 81631          AUGUST 5, 2011  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  2  PUD DEVELOPMENT GUIDE  RIVER EDGE COLORADO                                                 GARFIELD COUNTY, COLORADO  TABLE OF CONTENTS  I. PURPOSE AND INTENT ................................................................ 4   A. PURPOSE .............................................................................................. 4   B. INTENT ................................................................................................. 4   C. RELATED CONTROLS .............................................................................. 4   D. NOTICE TO BUYERS ................................................................................ 5   E. AUTHORITY AND APPROVALS ................................................................. 5   II. ADMINISTRATION ....................................................................... 5   A. INTERPRETATION ................................................................................... 5   B. RELATIONSHIPS TO  OTHER REGULATIONS ............................................... 6   1. LAND USE AND OTHER COUNTY REGULATIONS ........................................ 6  2. BUILDING PERMITS .................................................................................... 6  C. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS ............................... 6   1. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS) ............ 6  2. AMENDMENTS TO THE APPROVED PUD ................................................... 6  D. ENFORCEMENT...................................................................................... 9   E. SEVERABILITY ........................................................................................ 9   III. ZONING DESIGNATIONS ............................................................... 9   A. ZONING CATEGORIES AND ZONING DESIGNATIONS ............................... 10  1. RESIDENTIAL USE ZONING CATEGORY ..................................................... 10  2. COMMUNITY SPACE CATEGORY .............................................................. 10  3. RIGHT‐OF‐WAY (TRACTS) ZONING CATEGORY AND ZONING DISTRICT ... 11  4. UTILITY (TRACTS) ..................................................................................... 11  IV. DEVELOPMENT STANDARDS ....................................................... 11  A. ALLOWED USES ................................................................................... 11  B. DIMENSIONAL AND GENERAL DEVELOPMENT STANDARDS .................... 11  1. DIMENSIONAL STANDARDS ..................................................................... 11  2. DEVELOPMENT STANDARDS .................................................................... 12  3. LANDSCAPE STANDARDS ......................................................................... 18  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  3  4. STORMWATER.......................................................................................... 19  C. SPECIFIC USE, FACILITY  AND ACTIVITY STANDARDS ............................... 19  1. ACCESSORY USES ..................................................................................... 19  2. ANIMAL RESTRICTION ............................................................................. 19  3. DAY CARE AND GROUP HOMES ............................................................... 19  4. RETAINING WALLS ................................................................................... 20  5. VEHICLE AND EXTERIOR STORAGE .......................................................... 20  6. ROAD AND TRAIL DESIGN STANDARDS .................................................... 20  7. SIGNAGE .................................................................................................. 20  8. FIREPLACES .............................................................................................. 22  9. NOISE ....................................................................................................... 22  10. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS UNDERGROUND . 22  11. UTILITY FACILITIES  ................................................................................... 22  12. TRASH STORAGE AND PICK‐UP ................................................................ 23  13. HOME OCCUPATIONS .............................................................................. 23  14. CONSTRUCTION ACTIVITIES AND PLANS, USES AND STANDARDS .......... 24  V. ENVIRONMENTAL HAZARDS AND RESOURCES ............................... 26  A. GEOHAZARD AREAS ............................................................................. 27  B. SLOPE INSTABILITY AREA ..................................................................... 27  C. HERON PROTECTION AREA ................................................................... 27  D. HERON ACTIVITY AREA ........................................................................ 27  E. 20 FOOT CONSERVATION EASEMENT ACCESS CONTROL AREA ............... 28  F. FLOODPLAINS ...................................................................................... 28  G. WETLANDS .......................................................................................... 28  VI. DEFINITIONS ............................................................................ 28  A. WORD CONVENTIONS .......................................................................... 28  B. DEFINITIONS ....................................................................................... 29  APPENDICES  APPENDIX A: ZONING, USE, DIMENSIONAL STANDARDS TABLES  APPENDIX B: ROAD STANDARDS    PUD Development Guide  River Edge Colorado, Garfield County, Colorado  4  I. PURPOSE AND INTENT  A. PURPOSE  The purpose of this River Edge Colorado Planned Unit Development Guide (“PUD  Guide”) is to establish development standards, supplemental regulations, and guidelines  for the development of land within the River Edge Colorado Planned Unit Development  (the “REC PUD”, “PUD” or “Project”). This PUD Guide was approved by the Board of  County Commissioners (“BoCC”), Garfield County, Colorado on ____________, 2011  pursuant to Resolution No. 2011‐___.   The provisions of this PUD Guide constitute the zone district regulations for the REC PUD  and define, without limitation, the permitted use of land and limitations or restrictions  on the use of real property. All development within the PUD shall be administered by  Garfield County, River Edge Colorado Property Owners’ Association, Inc. ("POA") and  any other appropriate authorities having jurisdiction in accordance with this PUD Guide.   This PUD Guide is supported by the River Edge Colorado PUD Plan (the “PUD Plan”)  which is recorded with Reception No. _________ in the official records of Garfield  County. The PUD Plan illustrates the general distribution of land uses, unit types and  counts, and development framework within the PUD.  B. INTENT  This PUD Guide and the PUD Plan intend to ensure that the REC PUD is developed as a  comprehensive planned community that will encompass such beneficial features as  providing a balance of residential, community and recreational uses; preserving  significant and important open space; enhancing safety; providing necessary  infrastructure; creating aesthetically pleasing man‐made and natural features; and  promoting high standards of development quality through stringent planning and  development controls. The REC PUD is intended to establish a comfortable "clustered"  form of residential environment reflected in the proposed planning standards and  development styles, and to produce an environment which manages automobiles and  maintains a scale and set of linkages that promote pedestrian travel and human  interaction in community spaces within the PUD. The mixture of housing types is  designed to meet the range of housing needs of current and future Garfield County  residents. The REC PUD authorizes a maximum of 366 dwelling units and up to 30,000  square feet of community buildings including utility and maintenance facilities.  C. RELATED CONTROLS  It is acknowledged that the REC PUD is also governed by the Declaration of Covenants,  Conditions and Restrictions for River Edge Colorado (the “CCRS”) recorded with  Reception No. _________________ in the official records of Garfield County, as they  may be amended from time to time by the POA; and the River Edge Colorado Design  Guidelines (the “Design Guidelines”) administered by the Architectural Control Board of  the POA (the “ACB”). The ACB shall review and approve any development applications  prior to County review of such applications except as may otherwise be provided in the  CCRS or Design Guidelines. The REC PUD is further governed by the REC PUD  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  5  Development Agreement approved by the BoCC on ___________, 201__ pursuant to  Resolution No. 201_‐____ and the conditions and considerations contained within said  Resolution and all other associated documents made a part of said resolution. The CCRS,  Design Guidelines, Development Agreement, Resolution No. 201_‐____ and all other  documents made a part of said resolution and all subsequently filed Final Plats and  resolutions approving said Final Plats are collectively referred to herein as the “Project  Documents".  D. NOTICE TO  BUYERS  Buyers of lots or parcels within the boundaries of the REC PUD should be aware that  requirements more restrictive than those contained in this PUD Guide may be imposed  as a result of other Project Documents such as the CCRS or Final Plats that are recorded  separately, concurrently or subsequently to this PUD Guide. The most current Project  Documents should be consulted prior to formalizing development plans for construction  within the PUD or instituting a use on any lot or tract.  E. AUTHORITY AND APPROVALS  This PUD Guide and associated PUD Plan were approved under the authority provided  by Article VI of the ULUR. The authority for Article VI of the ULUR is provided for by the  Planned Unit Development Act of 1972 [Title 24, Article 67, Colorado Revised Statute  ("C.R.S."), as amended].  The adoption of this PUD Guide and associated PUD Plan shall evidence the findings and  decision of the BoCC that this PUD Guide and associated PUD Plan are in general  conformance with the Garfield County Comprehensive Plan 2030 and all applicable  requirements of the ULUR, and that this PUD complies with the provisions of Planned  Unit Development Act of 1972.  Approval and filing of this PUD Guide, PUD Plan, and Project Documents for recording in  the Office of the Garfield County Clerk and Recorder shall create a vested property right  pursuant to Article 68 of Title 24 C.R.S., as amended, in accordance with Article I,  Division 2 of the ULUR and Development Agreement. Such right shall vest upon filing for  recording, in the Office of the Garfield County Clerk and Recorder, the first approved  Final Plat within the boundaries of the PUD. Said vested property right shall be defined  as specifically provided for by the Development Agreement.  II. ADMINISTRATION  A. INTERPRETATION  The provisions of this PUD Guide and associated PUD Plan relating to the use of land and  development of property within the REC PUD shall be interpreted by the Director.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  6  B. RELATIONSHIPS TO OTHER REGULATIONS  1. LAND USE AND OTHER COUNTY REGULATIONS  The PUD Guide is intended to address all land use and development standards  of specific interest to Garfield County and to meet the intent of the regulatory  standards contained in the ULUR which promote the Garfield Comprehensive  Plan 2030 and the health, safety and general welfare of the public. This PUD  Guide, PUD Plan and the Project Documents are intended to serve as the  comprehensive regulatory framework for the REC PUD. Where the ULUR is not  in specific conflict with a provision of this PUD Guide, PUD Plan and Project  Documents the provisions of the ULUR shall also control. All other applicable  County regulations such as building codes and environmental health regulations  shall apply to activities within the REC PUD.   2. BUILDING PERMITS  Building permits shall be obtained from Garfield County in accordance with  County requirements for the construction of any buildings or structures within  the REC PUD or any other actions subject to the Building Code requirements.  Building plans for all buildings and structures constructed within the REC PUD  shall conform to this PUD Guide, CCRS and the Design Guidelines.  No building permit shall be issued within any area of the REC PUD for which a  Final Plat has not been approved by the BoCC and recorded in the Office of the  Garfield County Clerk and Recorder unless the proposed use requiring such  building permit is otherwise specifically allowed for by this PUD Guide on  unplatted land including pre‐development site grading and reclamation and  temporary uses.  C. REVIEW AND APPROVAL OF FILINGS/AMENDMENTS  1. REVIEW AND APPROVAL OF SUBDIVISION FILINGS (FINAL PLATS)  The PUD Plan identifies the boundaries of six filings and five sub‐filings in the  REC PUD which filings were approved concurrent with the approval of this PUD  Guide and the associated PUD Plan. Each phase of the REC PUD is required to  submit specific subdivision plans (i.e., Final Plat application) to Garfield County  for review and approval as detailed in the ULUR and herein which when  approved by the BoCC shall be recorded and upon recording shall constitute a  subdivision of land and shall define the official legal boundaries of all lots and  tracts depicted on the PUD Plan.   2. AMENDMENTS TO THE APPROVED PUD  It is anticipated that modifications or amendments to this PUD Guide and  associated PUD Plan may be necessary from time to time as development of the  PUD progresses. This PUD Guide provides for two types of modifications as  defined herein: (1) Substantial Modification; and (2) Non‐Substantial  Modification. In the event there is a question regarding whether the  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  7  modification is a Substantial Modification or Non‐Substantial Modification, the  Director shall make the final determination subject to the right of appeal of such  determination to the BoCC, or the Director may refer the question directly to  BoCC.  a) Substantial Modification (Major Changes)  Substantial Modifications require approval of the BoCC. Any Substantial  Modification shall following the procedural review and approval standards  established by the ULUR including notification and hearing.   The following criteria shall be used to identify a Substantial Modification:   Any increase in the total number of dwelling units or total  building area allowed within the PUD;   Any addition of land to the PUD;   Any change in the zoning district designation of a lot or tract  to a different zoning district classified in a different zoning  category;   Major rearrangements of the boundaries of proposed  filings, lots or tracts as determined by the Director and  overall increases in development density, except as  otherwise permitted herein;   Any removal or release of any land from the PUD;   A change that would alter an approved land use standard;   A change that would include a use not previously permitted;   A change that would require an amendment to the PUD  conditions approved by the BoCC; or   Any other modification specifically identified as a  Substantial Modification by this PUD Guide.  No Substantial Modification, removal or release of the provisions of the PUD  approval resolution or PUD Guide shall be permitted except upon a finding  by the BoCC following a public hearing noticed and held in accordance with  applicable provisions of the ULUR, that the modification, removal or release  is consistent with the efficient development and preservation of the entire  PUD, does not affect in a substantially adverse manner either the  enjoyment of land abutting upon or across the street from the PUD or the  affected area within the PUD, or the public interest, and is not granted  solely to confer a special benefit upon any person.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  8  Upon approval of a Substantial Modification, the PUD Guide and PUD Plan  shall be amended accordingly.   b) Non‐substantial Modification (Minor Changes)  Subject to the provisions set forth below, a Non‐Substantial Modification in  the PUD may be approved by the Director without requiring notice or public  hearing, or an amendment to the PUD Guide except as necessary, provided  that the changes are similar in nature and impact to the listed permitted  uses and are consistent with the intent of boundaries of a given lot or tract.  Non‐Substantial Modifications shall include, without limitation, the  following:   Additions of land uses not previously listed but determined  to be similar to listed uses;   Minor rearrangements of the boundaries of lots or tracts  that result from final design of infrastructure and platting;    Any other minor changes that have no effect on the  conditions and representations otherwise approved as part  of the PUD;    Any change in the zoning district designation of a lot or tract  to a different zoning district classification in the same  zoning category except a change to a tract designated in an  Open Space Zoning District provided the lot or tract meets  the minimum dimensional standards after any changes in  lot or tract lines required by such change (Required lot or  tract line changes shall be considered non‐substantial if  they conform to the requirements of the other provisions of  this Section.);   Any change in the zoning district designation of a tract from  a zoning district designation in the Utility Use Zoning  Category to a zoning district designation in the Community  Space Zoning Category except Neighborhood Center Zoning  District provided the tract meets the minimum dimensional  standards after any changes in tract lines required by such  change (Required tract line changes shall be considered  non‐substantial if they conform to the requirements of the  other provisions of this Section); or   Any lot or tract relocation at time of Final Plat to avoid  geologic hazards determined to be substantive by a  Geotechnical Engineer.  Non‐Substantial Modifications shall be authorized by the Director upon  written request. The Director shall act upon any Non‐Substantial  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  9  Modification request within forty‐five (45) days of such a request. If the  Non‐Substantial Modification meets any of the conditions above, the  Director shall be compelled to issue an approval or, at applicant’s request,  shall refer the issue to BoCC for consideration. Where the Director finds that  the application does not meet one of the conditions above, the Director  may deny the modification or refer the application for modification to the  BoCC. The applicant shall have the right to appeal any decision of the  Director to the BoCC within 30 days of such decision. Within five (5) days of  making a request for consideration of a Non‐Substantial Modification to the  Director, the applicant shall provide notice to all adjacent property owners  located within 200 feet of the subject request. Notice shall be sent to the  adjacent property owners by certified mail return receipt requested or in an  equivalent manner so as to document receipt. The notice shall include a  description of the location and nature of the request and shall provide  adjacent property owners an opportunity to provide comment to the  Director prior to the Director's decision. Documentation of that notice  meeting these requirements shall be provided to the Director prior to the  Director's action on any such request.   D. ENFORCEMENT  Garfield County shall have responsibility for interpreting and enforcing this PUD Guide,  provided, however, POA and ACB shall have the independent right and responsibility to  enforce the provisions of this PUD Guide as provided for by applicable law.   E. SEVERABILITY  If any provision of this PUD Guide, PUD Plan and Project Documents, or its application to  any person, entity or circumstance, is specifically held to be invalid or unenforceable by  a Court of competent jurisdiction, the remainder of this PUD Guide PUD Plan and  associated documents and the application of the provisions thereof to other persons,  entities or circumstances shall not be affected thereby and, to that end, this PUD Guide,  PUD Plan and Project Documents shall continue to be enforced to the greatest extent  possible consistent with law and the public interest. Upon such a finding, this PUD Guide  and associated documents shall be modified as necessary to maintain the original intent  of the REC PUD.  III. ZONING DESIGNATIONS  All lots and tracts have been identified within a certain Zoning Category and Zoning  District on the PUD Plan. The lot and tract zoning designation tables [Table 2A and 2B of  the PUD Plan (Page 2 of 8) and Table 1 and 2 (Appendix A)] identify the Zoning Category  and Zoning District designations of all lots and tracts within the REC PUD. The use and  development of all lots and tracts shall be controlled by their designation.  It is recognized that the lot and tract boundary lines depicted on the PUD Plan are  approximate and based on preliminary engineering and are not field surveyed. As a  result, lot and tract boundary lines may be changed from those depicted on the PUD  Plan at the time of Final Plat. Such boundary line changes shall be considered a Non‐ PUD Development Guide  River Edge Colorado, Garfield County, Colorado  10  Substantial Modification provided the boundaries are in general conformance with the  intent of the PUD Plan and conform to the standards governing such changes provided  for herein.  A. ZONING CATEGORIES AND ZONING DESIGNATIONS  The lots and tracts within the REC PUD are designate into one of four Zoning Categories  and one of several Zoning District designations within each Zoning Category. Zoning  Categories represent broad use types and include Residential, Community Space, Right‐ of‐Way, and Utility Use Categories. Zoning District designations represent more limited  or restricted zoning classifications given to each lot or tract within the PUD. The Zoning  District designation of each lot or tract provides more specific regulatory requirements  under this PUD Guide.  The following Zoning Categories and Zoning Districts are established by this PUD Guide.  1. RESIDENTIAL USE ZONING CATEGORY  The Residential Use Zoning Category includes all Zoning District designation that  provide for various forms of residential use within the REC PUD. The Residential  Zoning Districts established by this PUD Guide include:   Attached Home (Lots) Residential Zoning District   Estate (Lots) Residential Zoning District   Executive (Lots) Residential Zoning District   Garden Home (Lots) Residential Zoning District   Town (Lots) Residential Zoning District   Village (Lots) Residential Zoning District  2. COMMUNITY SPACE CATEGORY  The Community Spaces Zoning Category includes all Zoning District designations  that provided for community activities and community outdoor spaces and  amenities within the REC PUD. The Community Space Zoning Districts  established by this PUD Guide include:   Common Area (Tracts) Zoning District   Garden/Orchard (Tracts) Zoning District   Neighborhood Center (Tracts) Zoning District   Open Space (Tracts) Zoning District   Park (Tracts) Zoning District  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  11  3. RIGHT‐OF‐WAY (TRACTS) ZONING CATEGORY AND ZONING DISTRICT  The Right‐of‐Way (Tracts) Zoning Category and District provides for legal  vehicular and pedestrian ingress and egress to all lots and tracts within the  Project and, in concert with utility and drainage easements, provide corridors  for utilities to service the REC PUD.  4. UTILITY (TRACTS)  The Utility (Tracts) Zoning Category includes all Zoning District designations  created to provide for any required major utility facilities such as water  treatment plants and maintenance facilities that might be necessary to serve  the REC PUD. The Utility Zoning Districts established by this PUD Guide include:   Irrigation and Maintenance (Tracts) Zoning District   Water and Wastewater (Tracts) Zoning District  IV. DEVELOPMENT STANDARDS  A. ALLOWED USES  The Use Table [Table 3 (Appendix A)] establishes the uses allowed by right as principal  or accessory use.  Uses that are not specifically identified in the Use Table [Table 3 (Appendix A)] shall be  considered to be uses that are not allowed, except that any use that is not specifically  identified but is included within and consistent with the definition of any uses permitted  by right, and similar to or compatible with other uses permitted by right within a Use  Designation shall also be permitted as a use by right.  In the event of any question as to the appropriate use type of any existing or proposed  use or activity, the Director shall have the authority to determine the appropriate use  type. In making such determination, the Director shall consider such characteristics or  specific requirements of the use in common with those uses allowed by right. A  determination of the Director may be appealed to the BoCC following the procedures  established by the ULUR.  B. DIMENSIONAL AND GENERAL DEVELOPMENT STANDARDS  The following dimensional and general development standards shall apply to all lands  within the REC PUD.   1. DIMENSIONAL STANDARDS  Table 4 (Appendix A) details the dimensional standards applicable to all zoning  districts within the REC PUD. All development within the REC PUD shall conform  to the dimensional standards specified herein. Development is further subject  to additional building location and dimensional standards as provided for in the  CCRS. Conformance with the dimensional standards herein contained does not  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  12  guarantee conformance with the CCRS.Only one principal use shall be located  on a lot. However, there shall be no limit on the number of principal uses that  may occur within any tract within the REC PUD provided said uses and  structures conform to these dimensional, development and performance  standards in this PUD Guide. When multiple uses by right are proposed on a  tract within the REC PUD, implementing the use shall not require a Land Use  Change Permit as defined by the ULUR and only require building permit review  if a building is proposed to be constructed or the use of an existing building will  be changed in accordance with Section 2‐105 of the ULUR.  2. DEVELOPMENT STANDARDS  All development within the REC PUD shall conform to the development  standards specified herein. Development is further subject to additional  development standards as provided for in the CCRS. Conformance with the  development standards herein contained does not guarantee conformance with  the CCRS.  a) General Development Standards   (1) Lighting  All exterior lighting shall be full cutoff or cutoff design so the light  source is not visible by adjacent property owners or lands upon any  adjacent Community Space Tracts. Direct source lighting is not  allowed (i.e., the actual light bulb is visible). See also specific  standards by Zoning Category.  (2) Fences  Wood rail fences that conform to the Design Guidelines are allowed  on rear/side lot lines of residential lots to provide delineation of  private space. Fences in front yards are prohibited.   Wood rail fences may also be permitted by the POA in Community  Space Tracts to provide for protection of playgrounds and key or  important features or to enhance safety. Fencing shall be placed in a  manner that does not interfere with the ability of wildlife to cross  roads and move between Open Space Tracts. Fencing along roads  shall be prohibited unless necessary for safety.  Fences shall not exceed 4 feet in height.  (3) Drainage  Positive drainage shall be maintained from all buildings. Lots shall  be drained utilizing the designated drainage and utility easements.  No lot owner shall take any action which aversely impacts the ability  to utilize any drainage or utility easement located on their lot for its  intended use.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  13  (4) Foundation Drains   Foundation drains shall be required for all foundations except  foundations which are slab‐on‐grade. Foundation drains shall be  daylighted at least 10 feet from the foundation wall or to a storm  sewer unless otherwise provided for by a Colorado Registered  Professional Engineer. Where a foundation drain must be connected  to a storm sewer or extended onto a Community Use tract, written  approval of the POA shall be required.  (5) Landscaping and Reclamation  Disturbed soils shall be landscaped as soon as practical upon  completion of construction. BMPs shall be maintained until such  time as landscaping is established and ensures the retention of soils  during rainfall events. All landscaping and lot/tract reclamation shall  conform to the landscaping and reclamation standards in the CCRS.  (6) Hazard Mitigation  All development shall conform to the Hazard Mitigation Plan filed  with the Final Plat and any plat notes.  b) Zoning Category/District Specific Development Standards  All development shall conform to the following development standards.  Where both zoning category and zoning district standards are provided, the  zoning district standards shall control.   (1) Residential Zoning Category  (a) Driveways  Driveways within the front yard shall be no wider than 10  feet. No driveway shall be allowed within the front yard on  any lot which has access to an alley or internal access drive  (i.e., Garden Home Lots). Driveway approaches shall meet  the requirements in Appendix C and shall be surfaced in  uncolored concrete.  (b) Lighting  No fixture shall be placed more than 10 feet above the  surface it is intended to light.  (c) Parking Areas  A minimum of 2 off‐street parking spaces shall be provided  for each dwelling unit. The minimum dimensions for each  off‐street parking space are 9 feet by 18 feet. All off‐street  parking spaces shall be surfaced in asphalt or concrete.  (2) Neighborhood Center Zoning District  (a) Parking and Drives  One off‐street parking space shall be provided for every 400  square feet of indoor floor area. Minimum dimensions for  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  14  each off‐street parking space are 9 feet by 20 feet. Parking  accessibility including the ratio of required accessible  parking spaces shall conform to "ADA Accessibility  Guidelines for Buildings and Facilities" published by the U.S.  Department of Justice. Paved surfaces shall be striped to  demarcate the parking spaces.  Parking areas, loading areas, aisles, and access drives shall  have a durable, all weather surface made of materials that  are suitable to the uses to which the parking area will be  put. Appropriate parking surface materials may include, but  are not limited to, asphalt, concrete, or paving blocks.   Parking and drive surfaces shall be graded, with a minimum  grade of 2% for asphalt, 1% for concrete, and 2% for paving  blocks, or as otherwise determined by a Colorado  Registered Professional Engineer. Driveway approaches  shall meet the requirements in Appendix C and shall be  surfaced in uncolored concrete.  Two‐way drives accessing the parking areas and building  shall be a minimum of 20 feet wide. Turning radii of all  drives servicing the buildings shall conform to Carbondale  and Rural Fire Protection District requirements which may  include providing hard surface tracking aprons and  mountable curbs as well as require the use of both travel  lanes.   Parking areas shall be landscaped in accordance with the  Landscape Standards in CCRS.   (b) Lighting  Light sources shall not exceed 15 feet in height.   (c) Site Plan Approval  The site and landscape plan for the Neighborhood Center  Tract shall be approved concurrently with the final plat  which includes the Neighborhood Center Tract. Building  permits shall be obtained as required. The site and  landscape plan shall conform to this PUD Guide and Design  Guidelines.  (3) Utility Zoning Category  (a) Parking and Drives  One off‐street parking space shall be provided for every  2000 square feet of indoor floor area. Minimum dimensions  for each off‐street parking space are 9 feet by 20 feet.  Parking accessibility including the ratio of required  accessible parking spaces shall conform to "ADA  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  15  Accessibility Guidelines for Buildings and Facilities"  published by the U.S. Department of Justice. Paved surfaces  shall be striped to demarcate the parking spaces.  Off‐street parking areas, loading areas, aisles, and access  drives shall have a durable, all weather surface made of  materials that are suitable to the uses to which the parking  area will be put, and are compatible with the character of  the proposed development and the surrounding land use.  Appropriate parking surface materials may include, but are  not limited to, asphalt, concrete, paving blocks, or "grass"  pavers.   Parking and drive surfaces shall be graded, with a minimum  grade of 2% for asphalt, 1% for concrete, and 2% for paving  blocks or "grass" pavers, or as otherwise determined by a  Colorado Registered Professional Engineer. Driveway  approaches shall meet the requirements in Appendix C and  shall be surfaced in uncolored concrete.  Drives access the parking areas and building shall be a  minimum of 20 feet wide. Turning radii of all drives  servicing the buildings shall conform to Carbondale and  Rural Fire Protection District requirements which may  include providing hard surface tracking aprons and  mountable curbs as well as require the use of both travel  lanes.   Parking areas shall be landscaped in accordance with the  Landscape Standards in CCRS.   (b) Lighting  Light sources shall not exceed 15 feet in height.   (c) Site Plan Approval  The site and landscape plan for each Utility Tract shall be  approved concurrently with the final plat which includes the  tract within its boundaries if structures are planned as part  of the subdivision improvements. Alternatively, the site and  landscape plan for a Utility Tract may be approved in  accordance with the site plan review process required  under the ULUR if development of the tract is proposed  subsequent to platting. Building permits shall be obtained  as required.  (4) Open Space Zoning District  (a) Buildings Limited  Buildings are limited to buildings associated with utility  placements including the Glenwood Ditch.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  16  (b) Roads  Roads are limited to utility maintenance roads. Roads shall  be designed as two‐track roads or utilize "grass" pavers  adequate to support the required apparatus. Roads shall be  limited to the maximum extent practicable and landscaped  to limit the road's visual impact. Roads may be designed  where appropriate as soft trails.  (c) Parking and Drives  Parking shall be prohibited in Open Space Tracts except in  association with utility and open space maintenance and  construction.   (d) Lighting  Exterior lighting shall be prohibited in Open Space Tracts  except as necessary to meet Federal and State regulatory  standards in association with utility facilities.   (e) Site Plans Approval  Initial landscaping and recreational facility plans for each  Open Space Tract shall be approved concurrently with the  final plat containing the Open Space Tract. Landscaping shall  meet all landscape requirements of this PUD Guide and  applicable approvals.  All recreational trails and other facilities shall be designed,  constructed and placed in accordance with applicable  approvals and the CCRS.   (5) Common Area Zoning District  (a) Buildings Limited  Buildings are limited to buildings associated with utility  placements including the Glenwood Ditch; small open‐air  recreational structures such as pavilions; and restrooms.  (b) Roads  Roads are limited to utility roads. Roads shall be designed as  two track road or with "grass" pavers adequate to support  the required apparatus, but shall be limited to the  maximum extent practicable and landscaped to limit their  visual impact.   (c) Parking and Drives  On‐street parking is generally considered adequate to serve  any potential Common Area Tract uses. No designated  parking spaces shall be allowed. Parking required for utility  facilities shall occur on maintenance roads.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  17  (d) Lighting  No exterior lighting shall be allowed except bollard trail  head lighting provided for by the CCRS or security lighting  determined to be necessary by the POA. Any lighting shall  be full cutoff, cutoff, or semi‐cutoff fixtures, as may be most  appropriate for the intended purpose. Additionally lighting,  as may be required to meet State or Federal regulatory  standards in association with a utility facility, shall be  allowed, but shall be applied in a manner that limits the  amount lighting and light spill from the areas required to be  lit to the maximum extent practicable.   (e) Site Plan Approval  The landscaping and facility plans of Common Area Tracts  shall be approved concurrently with the final plat containing  the Common Area Tract. Modifications to the design and  landscaping consistent with this PUD Guide and the CCRS  shall be permitted and may be undertaken by the POA or  their assigns without County review and approval except as  such may require a building permit. Landscaping shall meet  the landscape requirements of the CCRS.  All recreational trails and other facilities shall be designed,  constructed and placed in accordance with CCRS.   (6) Garden/Orchard Zoning District  (a) General Development Standards  Garden and Orchard Tracts shall meet the same  development standards as Common Area Tracts.  (b) Wildlife Controls  Seasonal wildlife proof fences shall be used to protect active  garden and orchard areas from bears and other wildlife.  Composting shall only occur in bear‐proof containers.  (7) Right‐of‐Way  Zoning District  (a) General Development Standards  Streets shall be designed and constructed in accordance  with the approved Final Plat and the road standards herein  contained (Appendix B). All Right‐of‐Way Tracts shall be  maintained in a manner that facilitates access to lots and  tracts within REC and provides for adequate emergency  ingress and egress throughout the REC PUD in accordance  with Carbondale and Rural Fire Protection District  requirements. Landscaping shall meet the requirements of  the CCRS.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  18  The landscaping plan for each Right‐of‐Way Tract shall be  approved as a component of the Final Plat approval for each  Right‐of‐Way Tract included within the particular final plat  being reviewed. Building permits shall be obtained as  required.   (b) Lighting Standards  Lighting shall meet the requirements of the Lighting Plan  approved as part of the final plat. Additional lighting may be  added or lighting may be modified by the POA or its assigns  to meet applicable State and Federal requirements or to  enhance safety as necessary without review or approval by  Garfield County. Building permits shall be obtained as  required.  3. LANDSCAPE STANDARDS  This section details the landscaping requirements in both the public realm,  including the street character of the REC, and the private spaces. Landscaping  for individual lots shall be based on the landscape framework within public  spaces.   a) Landscaping Required  All land within the REC PUD, in both private and public landscape zones shall  be landscaped in accordance with this PUD Guide and the CCRS.  Landscaping shall be installed as soon as practicable after the land is  disturbed and construction has been completed which shall generally be  presumed to be no longer than 30 days following completion of  construction when construction is completed during the growing season  (i.e., May 1‐October 1) or June 1 of the following year unless otherwise  approved. As long as soil is in a non‐vegetated state or in a disturbed  condition, erosion and sediment control measures shall be maintained in  accordance with Section X of this PUD Guide.  All plant materials must be kept in a healthy condition. Dead plants must be  removed and replaced as soon as practicable which shall generally be  presumed to be the spring of the next growing season. Landscaping must  include a properly functioning automated sprinkler and/or drip irrigation  system, with individual zones for non‐turf areas.  b) General Landscape Standards  All landscaping shall conform to the following general landscape standards.  (1) Fire Hydrants and Utilities  Landscaping shall not obstruct fire hydrants or utility boxes. Trees  and shrubs shall not be planted within 4 feet of existing overhead or  underground lines.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  19  (2) Clear Vision Triangle  Landscaping shall be planted and maintained in a manner that does  not impact site distances at street and alley/court intersections. A  clear vision triangle shall be maintained at all street and alley/court  intersections. No shrubs greater than 30 inches high shall be  planted within a clear vision triangle. Trees within a clear vision area  shall be pruned of branches lower than 8 feet above the ground.   (3) Parking and Storage Prohibited  Areas required as landscaping shall not be used for parking, outdoor  storage and similar uses, but may be used for snow storage  provided drainage and potential pollutants are managed so as not  to impact stormwater water quality or flood adjacent properties.  4. STORMWATER  All construction and construction sites shall conform to the requirements of the  Colorado Water Quality Control Act and Clean Water Act. Owners are  responsible for ensuring that their property conforms with these requirements  at all times and that required CDPS Permits are obtained. Regardless of whether  or not a CDPS Permit is required for any proposed construction or on any  construction site, appropriate BMPs shall be maintained at all times and storm  drainage facilities including ditches, storm drains, drainage easements, roads  and sidewalks, and streams, rivers and ponds shall be maintained free of  sediment or other pollutant discharges. Any owner discharging sediment or  other pollutants to any storm drainage facilities shall be responsible for any  damage caused by such discharge and shall be responsible for clean up.  C. SPECIFIC USE, FACILITY  AND ACTIVITY STANDARDS  1. ACCESSORY USES  Accessory uses are allowed in association with all principal uses. Accessory uses  shall not be sited prior to the principal use and shall be clearly secondary to the  principal use in scale.  2. ANIMAL RESTRICTION  Animals are permitted on residential lots subject to Garfield County regulations,  with the exception that the keeping of horses, other livestock, or poultry which  is prohibited. In accordance with the RFC Conservation Easement, additional pet  restrictions shall apply to certain lots and areas within the REC PUD which shall  be enforceable under the CCRS.   3. DAY CARE AND GROUP HOMES  Day care and group homes shall be subject to all requirements of the ULUR as if  the REC PUD were zoned Residential‐Suburban (RS).  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  20  4. RETAINING WALLS   Privacy walls are prohibited. Retaining walls are permitted and must be comply  with Garfield County regulations.  5. VEHICLE AND EXTERIOR STORAGE  All vehicle, material and equipment storage shall conform to the ULUR as if the  REC PUD were zoned Residential Suburban (RS).  6. ROAD AND TRAIL DESIGN STANDARDS  a) Roads  Roads shall be designed and constructed in accordance with the standards  in Appendix B. Pavement design shall be in accordance with the  recommendations of a geotechnical engineer at time of final plat.  b) Pedestrian and Trail  System  A sidewalk system with 5 foot wide sidewalks on both sides of every street  within the REC PUD with the exception of alleys and courts shall be designed  and constructed in association with each final plat. This system shall be  100% ADA compliant and provide access to all the major amenities of the  community.   A soft trail system interconnects with the sidewalk system and forms an  approximate 1.5 mile secondary pedestrian network connecting the various  residential areas to each other and to the open space and recreation areas  shall be designed and constructed in association with each final plat.   The soft trail shall be constructed to meet the following criteria:    4’ wide, compacted decomposed granite surface within 4”  minimum depth, sealed, over a weed barrier fabric and  compacted sub‐grade.     8’ wide easement for each path segment which can overlap  with utility easements.    Up to 8% gradients but not fully ADA compliant, with stairs  and segments greater than 8%.    7. SIGNAGE  All signage shall conform to the requirements of the ULUR as if the REC PUD  were zoned Residential Suburban (RS) except that that the following signage  shall be allowed in accordance with the following standards.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  21  a) Community Identification, Wayfinding  and Educational Signs  Community identification, wayfinding and educational signs shall be allowed  in accordance with the following standards. Community Identification and  Garden Home Identification Signs shall obtain a sign permit from Garfield  County in accordance with Article XI of the ULUR. Wayfinding and  educational signs placed by the POA shall be exempt from obtaining a sign  permit from Garfield County.   (1) Community Identification Sign‐Tract  AY   Tract AY shall be allowed one ground‐mounted  development/subdivision identification sign which shall not exceed  100 square feet in area and 8 feet in height. The sign shall be  setback a minimum of 10 feet from all lot/tract lines. The placement  and design of the sign and any associated plantings shall meet CDOT  criteria for the clear vision triangle. The sign shall further comply  with the requirements of the RFTA Open Space Easement recorded  in Book 1143 at Page 1 and amended in Book 1217 at Page 593. The  sign may be unlighted or lighted in one of the following ways: (a)  backlit utilizing individual back lit letters or logos which are  silhouetted against a softly illuminated wall; (b) utilized individual  letters with translucent faces, containing soft lighting elements  inside each letter; (c) metal‐faced box signs with cut‐out letters and  soft‐glow fluorescent tubes; or (d) sign face lighted with shielded  downcast lights.  The signs shall be illuminated only with steady,  stationary, shielded light sources directed solely onto the sign  without causing glare. Light bulbs or lighting tubes used for  illuminating a sign shall not be visible from adjacent street or  residential properties. The intensity of sign lighting shall not exceed  that necessary to illuminate and make legible a sign from the  adjacent travel way; and the illumination of a sign shall not be  obtrusive to the surrounding area.  (2) Community Identification Sign‐Community Space Tracts   One ground‐mounted community identification sign shall be  allowed on each street frontage of any Community Space Tract. No  community identification sign except that allowed on Tract AY and  Tract AA shall exceed 30 square feet in area and 5 feet in height.  The ground‐mounted community identification signs located on  Tract AA may be enlarged to 50 square feet to include tenant  information. Ground‐mounted community identification signs may  be unlighted or meet the lighting standards for Community  Identification Signs in Tract AY.  (3) Garden Community Identification Sign‐Garden Home Tracts   One ground‐mounted garden home tract identification sign shall be  allowed at each entry to any Garden Home Tract. No garden home  tract identification sign shall exceed 30 square feet in area and 5  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  22  feet in height. Ground‐mounted signs may be unlighted or meet the  lighting standards for Community Identification Signs in Tract AY.  The ground‐mounted garden home tract identification sign, if  utilized, shall include the range of addresses included within the  Garden Home Tract.  (4) Wayfinding and Educational Signs  Unlighted wayfinding and educational signs may be located on any  Community Space Tract. Signs shall be no taller than 8 feet and have  a sign area of no more than 10 square feet.  8. FIREPLACES  Open hearth, solid‐fuel fireplaces shall be prohibited. Natural gas and any solid‐ fuel burning stove (defined by C.R.S. 25‐7‐401 et. seq.) shall be allowed.   9. NOISE  Noise shall not exceed applicable State noise standards. Additional applicable  noise standards shall be applicable to all utility facilities and temporary  construction and development activities.  10. UTILITIES DISTRIBUTION AND COLLECTION SYSTEMS UNDERGROUND  All utilities except control panels and boxes shall be located underground.   11. UTILITY FACILITIES   a) Noise  All utility installations or facilities shall be so operated that the noise level  inherently and regularly generated by these activities across lot lines shall  not exceed 55 dbA at the nearest residential lot line.  In the event the  measured noise level exceeds the applicable noise level standard, the noise  level shall be adjusted so as to equal the noise standard.  The noise level  standard shall be reduced by five dBA for a simple tone noise such as a  whine, screech, or hum, noise consisting primarily of speech or music, or for  recurring impulse noise such as hammering or riveting. Exhaust from  ventilation units, or other air control device shall not produce a noise level  greater than the noise level standards set forth in this section.  The noise level shall be measured utilizing the "A" weighing scale of the  sound level meter and the "slow" meter response (use "fast" response for  impulsive type sounds) at a position or positions at any point on the  receiver's property. In general, the microphone shall be located 4 to 5 feet  above the ground; 10 feet or more from the nearest reflective surface,  where possible. However, in those cases where another elevation is  deemed appropriate, the latter shall be utilized.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  23  b) Vibration  All utility installations or facilities shall be so operated as not to create a  vibration which is perceptible without instruments by the average person at  or beyond any lot line of the lot containing such activities. Ground vibration  caused by motor vehicles, trains, and temporary construction or demolition  work is exempted from this standard.   c) Smoke  All utility installations or facilities shall be so operated as not to emit visible  smoke as dark as Ringelmann number 2 or its equivalent opacity for more  than three minutes in any one‐hour period, and visible smoke as dark as  Ringelmann number 1 or its equivalent opacity for more than an additional  seven minutes in any one‐hour period. Darker or more opaque smoke is  prohibited at any time.   d) Particulate Matter and Air Contaminants  All utility installations or facilities shall be so operated as not to emit  particulate matter of air contaminants which are readily detectable without  instruments by the average person at or beyond any lot line of the lot  containing such activities.   e) Odor  All utility installations or facilities shall be so operated as not to emit matter  causing unpleasant odors which are perceptible by the average person at at  or beyond any lot line of the lot containing such activities.  f) Humidity, Heat, Cold, and Glare  All utility installations or facilities shall be so operated as not to produce  humidity, heat, cold, or glare which is perceptible without instruments by  the average person at at or beyond any lot line of the lot containing such  activities.  12. TRASH STORAGE AND PICK‐UP  All trash stored or placed outdoors for pickup shall be in bear‐proof trash  containers.  13. HOME OCCUPATIONS  A home occupation shall meet the requirements of the ULUR as if the REC PUD  were zoned Residential Suburban (RS).  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  24  14. CONSTRUCTION ACTIVITIES AND PLANS, USES AND STANDARDS  Construction activities shall conform to the following standards and  requirements.  a) Construction Activities and Plans  (1) Phase 0 Site Reclamation  The property within the boundaries of the REC PUD was heavily  damaged by previous grading activities. In advance or concurrent  with the platting of any portion of the REC PUD, reclamation  activities are allowed to occur within the entirety of the REC PUD  boundaries. Prior to undertaking reclamation activities, security as  identified in the Development Agreement shall be posted and  detailed plans for reclamation shall be submitted to the the Garfield  County Planning and Building Department which plans shall include  the locations of proposed activities and actions including equipment  stroage and contractors offices and other facilities, grading, BMPs,  drainage, storage areas for materials, and locations of materials  processing along with standards for the proposed activities  including standards for dust control, noise, and hours of operation  consistent with this PUD Guide and the ULUR. The Phase 0 Site  Reclamation shall be shall be administratively approved by the  Director within 30 days of submittal. The administrative approval  may be a referred to the BoCC in accordance with the ULUR. The  approved construction plans shall include detailed plans concerning  restoration activities and BMPs and appropriate restoration and  BMP security provisions for areas where stockpiles will be  maintained.  (2) Construction Activities in Association with a Final Plat  At the time of submission of final plat, detailed construction plans  shall be submitted and approved concurrent with the final plat. The  construction plans shall address all aspects of final plat  infrastructure, facilities and housing construction. Construction  activities may be allowed both within the boundaries of the final  plat and on unplatted lands within the REC PUD. The construction  plans shall detail the staging areas, fabrication areas, construction  and fabrication operations, equipment storage, location of  construction facilities such as construction office and equipment  and materials storage, construction BMPs, materials processing,  drainage, dust control, and noise along with standards of operation  and performance of all such activities so as to minimize impacts to  surrounding properties to the maximum extent practicable in  accordance with this PUD Guide and the ULUR. Activities located  outside the platted areas shall be appropriately secured to ensure  their removal and/or restoration upon completion of construction  in association with the final plat or such other time as may be  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  25  agreed to by the BoCC in approving the final plat. The plans  approved concurrent with final plat shall constitute the approved  construction plans. All approved construction plans shall include  detailed plans concerning restoration activities and appropriate  restoration security provisions.  b) Construction Uses  (1) Accessory Uses  In association with approved construction activities, accessory  construction uses include temporary restrooms, port‐a‐lets, break  or changing rooms, construction offices, model homes, mobile food  service wagons, and other buildings and facilities of a temporary  nature necessary to support construction activities shall be allowed  on both platted and unplatted ground within the REC PUD in  accordance with the approved construction plans.  (2) Materials Processing  Materials processing including crushing and concrete batch plants  shall be allowed in association with construction in accordance with  the approved construction plans. Dust control, screening, hours of  operation and noise abatement measures shall be appropriately  integrated into any approved construction plans.  (3) Construction Signs  Temporary construction signs denoting the architect, engineer or  contractor for a project under construction are allowed provided  there is only one sign per lot frontage, the sign area does not  exceed 24 square feet, the sign does not exceed 6 feet in height,  and the sign is removed within 7 days following after the issuance of  the Certificate of Occupancy for the project. No sign permit shall be  required from Garfield County.  (4) Contractor’s Equipment and Materials Storage Yard   Contractor’s equipment and materials storage yards shall be  allowed in association with construction in accordance with the  approved construction plans.  (5) Infrastructure and Building Fabrication  Infrastructure and building fabrication areas may be proposed  within the REC PUD at time of final plat as part of the construction  plans on either platted or unplatted ground which may include  buildings. Appropriate standards for ensuring minimization of  impacts along with clearing and site restoration including  appropriate security to cover such activities shall be included within  the construction plans.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  26  c) Standards  (1) Drainage and BMPs  Construction site drainage shall conform to all Federal, State and  local standards, regulations and laws. A SWMP and required BMPs  shall be maintained at all times through restoration and  revegetation.  (2) Fuel Storage Areas  Containment measures shall be provided for all fuel storage areas to  prevent release into any waterbody. Inventory management or leak  detection systems may be required. These measures shall be  addressed in the construction plans as part of the Phase 0 Site  Reclamation or final plat.  (3) Noise and Hours of Operation  Noise during construction shall meet Garfield County and State  standards and laws. Outdoor construction activities shall not occur  prior to 7:00 am or later than 7:00 pm.  (4) Machine Maintenance  Maintenance of vehicles or mobile machinery is prohibited within  100 feet of any waterbody. Emergency maintenance may be  conducted until the vehicle or machinery can be moved. These  measures shall be addressed in the construction plans as part of the  Phase 0 Site Reclamation or final plat.  (5) Spill Prevention  Measures shall be implemented to prevent spilled fuels, lubricants  or other hazardous materials from entering a waterbody during  construction or operation of equipment and/or facility. If a spill  occurs it should be cleaned up immediately and disposed of  properly. These measures shall be addressed in the construction  plans as part of the Phase 0 Site Reclamation or final plat.  (6) Waste  Storage  Areas used for the collection and temporary storage of solid or  liquid waste shall be designed to prevent discharge of these  materials in runoff from the site. Collection sites shall be located  away from the storm drainage system. Other best management  practices such as covering the waste storage area, fencing the site,  and constructing a perimeter dike to exclude runoff may also be  required. These measures shall be addressed in the construction  plans as part of the Phase 0 Site Reclamation or final plat.  V. ENVIRONMENTAL HAZARDS AND RESOURCES  The REC PUD includes some environmental hazards and resources of importance to the  development of the REC PUD. These hazards and resources include: geotechnical  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  27  hazards (Geohazard Buffer Area), slope instability areas, heron protection area, heron  activity areas, conservation easement access control area, and floodplains. The areas  are shown on the PUD Plan and any final plat on which standards or controls may be  applicable. These hazards and resources should be considered at time of final plat and  when undertaking the development of any lot or tract within the REC PUD.  A. GEOHAZARD AREAS  The Geohazard Buffer Zone is an 80 foot buffer area around geologic hazards identified  at the time of approval of the PUD Plan. These areas as well as areas identified during  Phase 0 Site Reclamation, within each final plat shall be investigated prior to platting  and any "geohazard areas" identified at that time shall be shown on the final plat. Each  final plat shall include a plat note requiring that no structures shall be located within  designated "geohazard areas" unless investigations are completed and appropriate  mitigation measures are proposed by a qualified engineer and such mitigation is  implemented as part of construction. Detailed mitigation plans of utilities and road  crossings of "geohazard areas" identified hereon or on the final plat shall be provided at  time of final plat and implemented at time of construction.  B.  SLOPE INSTABILITY AREA  Slope instability areas are proposed for mitigation during Phase 0 Site Reclamation. No  structures shall be placed in areas identified as being subject to slope instability on any  final plat. Engineered plans stamped by a qualified engineer of all roads, pipelines,  utilities and other facilities crossing areas located within a Slope Instability Area shall  address the hazard and include specific and appropriate mitigation to ensure the  reasonable protection of life and property. All mitigation measures shall conform to any  hazard mitigation plan approved as part of a Final Plat.  C. HERON PROTECTION AREA  Section 5.3 Part b of the RFC Conservation Easement requires all lots located within  "200 meters of the heron rookery to be bermed and visually screened from the heron  rookery through the planting of trees and other adequate vegetation, which screening  shall be as dense as possible while still allowing for tree growth." Screening plans shall  be reviewed and reasonably approved by the RFC prior to initiating construction.  Screening plantings shall be maintained by the POA in accordance with the RFC  Conservation Easement and CCRS.  D. HERON ACTIVITY AREA  At the time of final plat, the "Heron Activity Area" will be established on the face of the  final plat by plat note identifying which lots are subject to construction timing  restrictions. The "Heron Activity Area" shall be established by a site visit to active heron  nesting trees by an accredited wildlife biologist during the spring months prior to filing  of any final plat. Empty or unused nests or roost trees shall not be considered active  heron nesting trees. Any lots on the final plat located within 200 meters of an active  heron nesting trees as designated on the final plat shall be subject to a construction  season restriction which shall provide for no external construction activities for new  building erection between March 1 through August 1. After the initial construction of  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  28  subdivision infrastructure required under any subdivision improvement agreement and  initial home construction within the boundaries of a final plat, the construction  restriction shall no longer be applicable. The PUD Plan identifies the boundaries of the  "Heron Activity Area" that would exist as of the date of the filing of the PUD Plan for  purposes of illustration and shall have no regulatory effect.  The restrictions associated with the "Heron Activity Area" are only enforceable by the  POA (or its assigns). Garfield County shall have no responsibility to enforce but shall  have the right to enforce the restrictions placed upon the final plat.  E. 20 FOOT CONSERVATION EASEMENT ACCESS CONTROL AREA  The 20 Foot Conservation Easement Access Control Area is a hardscape and landscape  strip designed, installed and planted to protect the RFC Conservation Easement from  human intrusions in undesirable locations to help preserve the conservation values  within the adjacent easement. Recreation within this area is prohibited. The hardscape  and landscape features shall be maintained in accordance with the approved  Conservation Access Control Plan filed with each final plat for the REC PUD. Changes to  these areas shall not be made without consulting the RFC.   In addition, signage shall be provided and maintained within the "Conservation  Easement Access Control Area" that identifies the area and discourages or restricts  access as required by the conservation easement. The restrictions associated with the  "conservation easement control area" shall be enforceable by the POA (or its assigns)  and RFC in so far as the restrictions relate to requirements of the conservation  easement. Garfield County shall have no responsibility to enforce.  F. FLOODPLAINS  No structures or fill shall be placed within an identified floodplain on the PUD Plan or on  the applicable Flood Insurance Rate Map except as specifically provided for by the REC  PUD to facilitate utility and bridge crossings of Cattle Creek. Work within any floodplain  shall require approval by Garfield County in accordance with Garfield County's  floodplain regulations.  G. WETLANDS  Wetlands shown on the PUD Plan were mapped in 2010 and represent the jurisdictional  wetlands present on or immediately adjacent to the REC PUD at that time as defined by  State and Federal laws. All activities within wetlands shall conform to Garfield County  regulations and State and Federal law.  VI. DEFINITIONS  A. WORD CONVENTIONS  The following guidelines and conventions shall be used in interpreting this PUD Guide:   In general, words used in the present tense shall include the future; the  singular shall include the plural; and the plural the singular.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  29   The words "shall," “must,” “will,” “shall not," “will”, “may not," "no …  may," and “no … shall” are always mandatory. The word "should"  indicate that which is recommended but not required. The word "may"  indicates a use of discretion in making a decision.   The word “used" includes "designed, intended, or arranged" to be used.    The masculine gender includes the feminine and vice versa.    References to “distance” shall mean distance as measured horizontally  unless otherwise specified.   When used with numbers, "Up to x," "Not more than x" and "a  maximum of x" all include x.   Unless the context otherwise clearly indicates, conjunctions have the  following meanings: (1) "And" indicates that all connected items or  provisions apply; (2) "Or" indicates that the connected items or  provisions may apply singularly or in combination; and (3) "Either...or"  indicates that the connected items or provisions apply singularly, but  not in combination.   All definitions which reference the C.R.S. and Building Code are  generally intended to mirror the definitions used and in effect on the  effective date of this PUD Guide or as they may be subsequently  amended. If a definition in this PUD Guide conflicts with a definition  under State statute or regulation, the State definition shall control over  the PUD Guide definition except where a definition in this PUD Guide  has further limited the size, number, or other specific parameter  associated with a defined use.   The dimensional standards herein are considered mandatory. However,  the diagrams and illustrations that accompany the dimensional  standards are illustrative. Where a conflict between any dimensional  standard and diagram or illustration occurs, the dimensional standard  shall control.   Uses shall be interpreted in accordance with this PUD Guide.  B. DEFINITIONS  The following are the definitions for the terms contained in this PUD Guide. Words  defined herein shall have the specific meaning assigned, unless the context clearly  indicates another meaning. Words used in this PUD Guide shall have the definitions  contained in the ULUR unless they are specifically defined herein or their dictionary  meaning if defined neither herein or in the ULUR.If it is determined that any definition  contained in the ULUR is applicable to the REC PUD and is in whole or partially in conflict  with a definition set forth herein, the interpretation will favor consistency with the  definitions and provisions in this PUD Guide.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  30  The definitions are organized alphabetically.   1. ACCESSORY USE   A use located on the same lot or tract as the principal building, structure or use  to which it is related and that is supportive, secondary, and subordinate to and  customarily found with the principal use of the land.  2. ACTIVE RECREATION AND SERVICES  Active recreation refers to a mix of recreation uses that includes the following  facilities or facility types: athletic fields, building or structures for recreational  activities, concessions, community gardens and orchards, restrooms, sport  courses or courts, children's play area, dog play areas, bike and walking paths,  trails and associated facilities and may provide for supervised or unsupervised  recreational activities. Neighborhood Center Tracts may also include community  or recreation centers, pools, and accessory uses such as Community Service  Uses. Such accessory services shall be designed and scaled to serve the  residents of the REC PUD and their guests and recreationist utilizing any  adjacent and internal public recreation facilities.   3. ADMINISTRATION FACILITIES   Government, quasi‐governmental or property owners’ association offices  providing administrative, clerical or public contact services that deal directly  with the citizen and governmental functions, together with the incidental  storage and maintenance of necessary vehicles. Typical uses include federal,  state, county, city, metropolitan district, special district, not‐for‐profit  organizations providing governmental‐type functions, and property owners  associations offices.   4. AFFORDABLE HOUSING AGREEMENT (AHA)  An agreement between the applicant and Garfield County based upon the  Affordable Housing Plan as required by Article VIII of the ULUR for the REC PUD.  5. AGRICULTURAL/HORTICULTURAL  USES  Agricultural and horticultural uses include the planting, cultivating, harvesting,  and storage of hay and horticultural stock or ornamental plants for use within  the REC PUD for landscaping or revegetation and erosion control activities. The  planting and cultivation of hay and nursery stock or landscape materials is  allowed to continue on both platted and unplatted portions of the property  until such time that development make the use impractical in accordance with  the provisions of this PUD Guide. Agricultural uses do not include community  gardens or orchards which are allowed in specific Garden/Orchard and Common  Area Tracts defined within this PUD Guide and PUD Plan, or home gardens or  other similar uses which are allowed as an accessory use on all residential lots.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  31  6. ALLEY  A roadway designed to serve as access to the side or the rear yard of those  properties whose principal frontage is on a street or Community Space.  7. ARCHITECTURAL CONTROL BOARD ("ACB")  The Architectural Control Board of the REC PUD established by the CCRS.  8. ARCHITECTURAL PROJECTION  Any projection that is not intended for occupancy and that extends beyond the  face of an exterior wall of a building, including, without limitation, a roof  overhang, mansard, unenclosed exterior balcony, marquee, canopy, awning,  pilaster and fascia, but not including a sign  9. ATTACHED  HOME (LOT) ZONING DISTRICT  A zoning district intended to provide large lots for medium sized attached or  detached homes with limited private outdoor space. Attached Home Lots  provide for zero lot line development with at least 10 feet between buildings.  Attached Home Lots may be developed with attached homes on adjoining lots  or coordinated with adjacent detached homes to provide larger side yard areas  by offsetting homes to one side or the other on each lot. The intent is that  attached homes be designed to mimic the look of a large single‐unit dwelling.  Attached Home Lots generally should be located internally to the development  and front streets or Community Spaces. Attached home lots provide for  somewhat limited architectural variation but substantial lot layout variation due  to the variety of attached and detached arrangements that may be constructed.  Attached Home Lots are alley loaded. Only one home is allowed per lot.  10. BERM  Berm means a strip of mounded topsoil which provides a visual screen.  11. BEST MANAGEMENT PRACTICES (BMPS)  The specific management practices used to control pollutants in storm water.  BMPs are of two types: "source controls" (nonstructural) and "treatment  controls" (structural). Source or nonstructural controls are practices that  prevent pollution by reducing potential pollutants at their source, such as  proper chemical containment construction sites, before they come into contact  with stormwater. Treatment or structural controls, such as constructed water  quality detention facilities, remove pollutants already present in storm water.  Best Management Practices can either be temporary, such as silt fence used  during construction activity, or permanent detention facilities, to control  pollutants in stormwater.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  32  12. BOARD OF ADJUSTMENT ("BOA")  A quasi‐judicial body appointed by the Board of County Commissioners whose  authority and procedures are described in C.R.S. 30‐28‐117 and C.R.S. 30‐28‐118  and ULUR.  13. BOARD OF COUNTY COMMISSIONERS ("BOCC")  The Board of County Commissioners of Garfield County whose authority and  procedures are described in the C.R.S. and ULUR.  14. BUFFER  An area between land uses providing fencing, berms, mounds, plant materials or  any combination thereof to act as visual or noise buffers.  15. BUILDING  Any structure built for the support, shelter or enclosure of persons, animals or  property of any kind. Portions of buildings connected by fully enclosed  attachments that are useable by the buildings' occupants shall be treated as one  building  16. BUILDING CODE  The Building Code adopted and enforced by Garfield County, Colorado at the  time a permit for construction of a building or structure, or other activity  requiring a building permit from Garfield County is required.  17. BUILDING COVERAGE  Building Coverage means the total area of a lot or tract covered by a building or  buildings, measured at the ground level. Building Coverage is measured from  outside of all exterior walls at ground level and shall include stairways,  fireplaces, all cantilevered or supported building areas, ground level covered  porches and decks, garages, and swimming pools. Building Coverage does not  include roof overhangs; unenclosed walkways; usable areas under above‐grade  porches and decks, uncovered decks, porches, patios, terraces and stairways,  less than 30 inches high; or similar extensions.  18. BUILDING ENVELOPE  The portion of a lot or tract depicted and designated as a “Building Envelope” on  the PUD Plan and whose boundaries are legally defined on the Final Plat. The  specific purpose of all proposed building envelops is identified within this PUD  Guide. All buildings must be located entirely within the Building Envelope,  provided however that driveways, entry/address monuments, parking lots,  utilities, grading, irrigation and drainage systems, retaining walls, water  features, sports courts, playgrounds, landscaping and such other similar facilities   may be located outside the Building Envelope unless otherwise specifically  restricted within this Guide.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  33  19. BUILDING HEIGHT  The vertical distance measured from the average elevation of the finished grade  adjoining the building to the highest point of the roof surface, if a flat roof; to  the deck line of mansard roofs; and to the mean height level between eaves and  ridges for gable, hip and gambrel roofs. The height shall be measured as the  averaged maximum height of any building segment from finished grade at any  point directly above that grade location. Architectural projections including  towers, spires, cupolas, chimneys, observation towers, and flagpoles may  extend above the maximum building height not more than 10 feet.   20. BUS STOPS, BENCHES, AND SHELTERS  Roadside pullouts or signed areas with street furnishings and small bus shelters  used as a staging location for travelers to transfer between pedestrian and  bicycle modes and transit.  21. CLEAN WATER  ACT ("CWA")   The Clean Water Act, also known as the Federal Water Pollution Control Act,  and including amendments thereto by the Clean Water Act of 1977, 33 U.S.C.  Section 466 et seq., as amended.  22. CLEAR VISION TRIANGLE  The area created by drawing an imaginary line between points 20 feet back  from where the curb lines of the intersection quadrant meet.  23. COLORADO DISCHARGE PERMIT SYSTEM ("CDPS" AND "CDPS PERMIT")  The Colorado Discharge Permit System or a permit issued by the state of  Colorado under Part 5 of the Colorado Water Quality Control Act (Title 25,  Article 8 of the Colorado Revised Statutes) that authorizes the discharge of  pollutants to waters of the state, whether the permit is applicable to a person,  group or area.  24. COLORADO WATER  QUALITY CONTROL ACT  Title 25, Article 8 of the Colorado Revised Statutes, as amended.  25. COMMON AREA (TRACT) ZONING DISTRICT  A zoning district intended for a variety of community uses.  These tracts are  generally located within residential areas of the development to be left open to  break up residential areas with landscaping and allow for pedestrian circulation  connections to occur between the community spaces. Community gardens and  orchards or other community‐oriented uses desired by the residents within the  REC and not involving the construction of builings can be allowed in the  Common Area Tracts unless specifically restricted. Common Area Tracts such as  at the entry to the REC and at entry points to the trail may include identifying,  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  34  educational, and direction/wayfinding signage. Drainage facilities and buried  utilities and associated appurtenances are provided for in Common Area Tracts.  The use of Common Area Tracts will evolve over time as there is need for  improvements. The intent is to reserve flexibility for community uses desired by  the residents into the future. Generally, however, these spaces will remain open  and be planted with a mixture of native and cultivated species and serve as  transitions to Open Space Tracts.  26. COMMUNITY GARDEN OR ORCHARD   A vegetable garden and/or orchard that is communally cultivated and cared for,  which use shall be permitted on the Garden/Orchard Tracts. Subject to the  CCRS, Garden/Orchard Tracts may consist of individual plots, multiple caretaker  areas, sitting areas, small‐scale children's play areas and other accessory  horticultural related uses, and may be used for community festivals and  celebrations.  27. COMMUNITY IDENTIFICATION, WAYFINDING  AND EDUCATIONAL SIGN  A sign placed by the POA (or its assigns) identifying the REC community or  features therein, providing location and directional information within the  community, or providing educational or other necessary information to  residents and visitors.  28. COMMUNITY MEETING FACILITY  OR RECREATION HALL  A facility for public gatherings and holding events such as weddings, wedding  receptions, community meetings and meetings and events sponsored by  neighborhood groups, religious groups, philanthropic organizations and so forth.  29. COMMUNITY SERVICE FACILITIES   A facility for government, special districts, quasi‐governmental or property  owners’ association maintenance and service vehicles, equipment, supplies,  office and staff to serve the REC PUD area.  30. COMMUNITY SERVICE SPACE(S)   Leasable space within the Neighborhood Center, which space may be used for  Community Service Use(s).  Community Service Space(s) shall be owned by the  POA or their assigns.  31. COMMUNITY SERVICE USES  Not‐for profit or for‐profit uses that may, subject to the PUD Plan and the CCRS,  be operated within the Community Service Space(s), if any. Community Service  Uses shall be operated by a Community Service Tenant for the benefit of  residents of the Community and may include, without limitation, a day care  facility, a sandwich/coffee shop, and/or a health club.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  35  32. COMMUNITY SERVICE TENANT   A tenant or concessionaire of any Community Service Space operating a  Community Service Use.  33. COMMUNITY SPACE ZONING CATEGORY  Those areas identified as Open Space, Common Area, Garden/Orchard, and  Neighborhood Center Use Designations by the PUD Guide and PUD Plan and  created as Tracts by a Final Plat. Community Spaces are provided as a means of  establishing areas for community activities and providing community outdoor  spaces and amenities. Each Community Space is owned by the POA or their  assigns. These areas are provided for the benefit of the owners within the REC  PUD for the specific uses provided for by this PUD Guide.  34. CONSERVATION EASEMENT   A certain Grant of Conservation Easement, dated February 3, 2000, by and  between Sanders Ranch Holdings, LLC, its successors and assigns, as grantor,  and Roaring Fork Conservancy ("RFC"), as grantee, recorded at Reception  Number 559036 and survey map, dated December 24th, 2008, defining the  boundaries of said easement recorded at Reception Number 804200 in the real  property records of Garfield County, Colorado, as the same has been or may be  supplemented or amended from time to time.  35. CONSTRUCTION   To make or form by combining or arranging building parts or building elements,  to include but not limited to examples such as road construction, community or  recreation facility development, utility facility development, home construction,  or parks development, and including the initial disturbance of soils associated  with clearing, grading, or excavating activities or other construction‐related  activities (e.g., stockpiling of fill material).  36. CONSTRUCTION SIGN  Construction sign means a temporary sign announcing development,  construction or other improvement of a property by a building contractor or  other person furnishing services, materials or labor to the premises, but does  not include a "real estate sign."  37. CONSTRUCTION SITE   Any location where construction or construction related activity occurs.  38. CONSTRUCTION STORM WATER  MANAGEMENT PLAN (SWMP)  A specific individual construction plan that describes the Best Management  Practices (BMPs), as found in the current SWMM, to be implemented at a site to  prevent or reduce the discharge of pollutants. The purpose of a SWMP is to  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  36  identify possible pollutant sources to stormwater and to set out BMPs that,  when implemented, will reduce or eliminate any possible water quality impacts.  39. CONSTRUCTION USES AND ACTIVITIES  Construction‐related uses include those uses necessary, supportive or incidental  to the construction of the REC PUD or construction of homes, buildings or  facilities within the REC PUD during the development period.  40. CONTRACTOR’S EQUIPMENT AND MATERIALS STORAGE YARD   The temporary use of land for the purpose of storing machinery, equipment and  supplies including office and repair facilities for use in supporting construction  activities associated with the development of REC PUD infrastructure or  housing, buildings or facilities within the REC PUD.  41. COVENANTS, CONDITIONS AND RESTRICTIONS ("CCRS")  Covenants, Conditions and Restrictions for River Edge Colorado (the “CCRS”)  recorded with Reception No. _________________ in the official records of  Garfield County, as they may be amended from time to time by the POA.  42. DAY CARE CENTER  A non‐residential facility licensed by the State of Colorado for the care and  supervision of more than 8 children or adults for periods of less than 24 hours  per day. Day care centers include preschools and nursery schools.  43. DAY CARE HOME  A private residence used for the care of 8 or fewer children other than the  operator's own children for a period of less than 24 hours per day and the  operator of which possesses a license from the State of Colorado.  44. DESIGN GUIDELINES  River Edge Colorado Design Guidelines as defined in the CCRS. The Design  Guidelines establish architectural and building material standards, landscape  design requirements, site design criteria, and a design review process for  development within REC PUD and are adopted by the POA and may be  amended from time to time. The Design Guidelines shall be administered by the  ACB.  45. DEVELOPER  Developer means any person who seeks a permit or approval for the  construction of a development from Garfield County.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  37  46. DEVELOPMENT  Any change to improved or unimproved real estate, including, without  limitation, constructing, relocating, rehabilitating, reconstructing or expanding  or enlarging (but not maintaining) a building or other structure or portion  thereof, or establishing or changing a use, or mining, dredging, filling, grading,  paving or excavation.  47. DEVELOPMENT AGREEMENT  Any agreement entered into with the BoCC detailing any commitments made  between a developer and Garfield County.  48. DIRECTOR  The Director of the Garfield County Building and Planning Department, or  authorized representative, or such other person who may be named by title by  the Garfield County Board of Commissioners to administer Garfield County’s  Unified Land Use Resolution (ULUR) or other such code intended to govern land  use in Garfield County.  49. DWELLING UNIT  One or more rooms designed to function as a single living facility and containing  only one kitchen plus living, sanitary and sleeping facilities.  50. DWELLING, SINGLE‐UNIT  A dwelling unit located on a lot with no physical or structural connection to any  other dwelling unit.  51. DWELLING, TWO‐UNIT  A dwelling unit within a structure containing two dwelling units, each of which  has primary ground floor access to the outside and are attached to each other  by party walls without openings, and where each dwelling unit is located on its  own lot, and which may include interest in common areas, land and facilities  appurtenant to the dwelling units. A Two‐Unit Dwelling does not share common  floor/ceilings with another dwelling unit.  52. EXECUTIVE (LOT) ZONING DISTRICT  A zoning district intended to provide semi‐private residential lots for the  development of large custom single‐unit dwellings. These lots provide areas for  custom homes and allow for the architectural variation. Executive lots may or  may not front a street or alley (i.e., Right‐of‐Way Tract) and may be accessed via  long private driveways located within designated access and utility easements.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  38  53. ESTATE (LOT) ZONING DISTRICT  A zoning district intended to provide large street‐oriented residential lots for the  development of large single‐unit dwellings. These lots generally should be  located along the western and southern edge of the development area. These  lots provide areas for custom and semi‐custom homes, allow for substantial  architectural variation, and provide generous private outdoor spaces. Estate  Lots are front loaded.   54. FILING OR SUBDIVISION FILING  A final plat within the REC PUD.  55. FINAL PLAT  A map with supporting statements of certain described land prepared in  accordance with the Garfield County subdivision regulations as an instrument  for recording of real estate interests with the Garfield County Clerk and  Recorder. (C.R.S. 30‐28‐101 (5))  56. FLOOD INSURANCE RATE MAP  Flood Insurance Rate Map (FIRM) means the official map on which FEMA has  delineated both the areas of special flood hazard and the risk premium zones  applicable to the community.  57. FLOOR AREA  The total square footage of all levels of a building except a basement, as  measured at the inside face of the exterior walls (i.e., not including furring,  drywall, plaster and other similar wall finishes). Excluded from the definition of  floor area balconies and terraces, decks and patios whether covered or not,  covered walkways, other roofed facilities which are not enclosed, basements  and crawl spaces, mechanical rooms, garages or other enclosed parking areas,  and attic spaces.  58. FRONT LOT LINE  The boundary of a lot located along a street (i.e., Right‐of Way Tract). On a  corner lot, the Front Lot Line is the line which best conforms to the pattern of  the adjacent block faces. In the case of alley accessed and loaded lots, the Front  Lot Line shall be boundary of a lot which is most nearly opposite and most  distant from the Rear Lot Line.  59. FRONT SETBACK LINE  The imaginary line extending across the full width of a lot, parallel with the  Front Lot Line between which no building, structure, or portion thereof shall be  permitted, erected, constructed, or placed except a front porch, bay window, or  architectural projections. Front porches shall be allowed to encroach up to eight  (8) feet into the front yard. Bay windows shall be allowed to encroach up to two  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  39  (2) feet into the front yard. Architectural projections shall be allowed to  encroach up to four (4) feet into the front yard.  60. FRONT YARD   The area between the Front Lot Line and Front Setback Line.  61. GARDEN HOME TRACT  A tract of land generally designated for development of Garden Home Lots.  Portions of the Garden Home Tract may be designated, zoned and platted as  Right‐of‐Way Tracts or Common Area Tracts. The tract designation is used only  as a means of providing cross‐references and general standards for Garden  Home lot platting and development and does not serve as a formal designation.  62. GARDEN HOME (LOT) ZONING DISTRICT  A zoning district intended to provide locations for smaller two‐unit dwellings or  single‐unit dwellings with almost no private outdoor space for those people who  desire to limited yard maintenance and who focus their outdoor activities within  the Community Spaces within the REC PUD. Garden Home Lots are located  within pods within designated Garden Home Tracts. Garden Home Lots provide  for zero lot line development with at least 10 feet between buildings. Garden  Home Lots generally should be located internally to the development near or  adjacent to Park Tracts. Homes should be generally laid out near the exterior  edges of the Garden Home Tracts with small common areas and alleys (located  within Right‐of‐Way Tracts) focused toward the core of each Garden Home  Tract. Garden Home Lots provide for limited architectural and lot layout  variation and architectural themes within each Garden Home Tract should be  consistent throughout. Garden Homes shall be internally loaded from alleys  with garages located to the interior side of the Garden Home Tract facing the  alley or court providing access to the Garden Home Lot. No Garden Home Lot is  permitted direct access to a street through the exterior Garden Home Tract  boundary line.  63. GARDEN/ORCHARD (TRACTS) ZONING DISTRICT  A zoning district intended to be areas specifically set aside for cultivating fruit  trees and fruit and vegetable gardens. The production may be shared amongst  the community for consumption or utilized by individual participants, while  excess may be sold at local farmers markets, as determined by the residents in  accordance with the CCRS. The Garden/Orchard Tracts are intended to become  an identifying element for the REC community and distinguishing amenity  around which festivals, celebrations, traditions, can be organized and revolve.  Structures are generally limited to garden sheds or similar facilities necessary to  support cultivation and agricultural fences meeting the Design Guidelines and  the requirements of this PUD Guide. Drainage facilities and buried utilities and  associated appurtenances are allowed in Garden/Orchard Tracts. Soft trails and  identifying, educational, and direction/wayfinding signage are also allowed.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  40  64. GROUP HOME  A facility providing custodial care and treatment in a protective living  environment for the handicapped or the aged person. This category of facility  includes, without limitation, group homes for persons who are sixty years of age  or older, group homes for the developmentally disabled or mentally ill, drug or  alcohol abuse or rehabilitation centers, and facilities for persons with acquired  immune deficiency syndrome (AIDS) or human immunodeficiency virus (HIV)  infection.  65. GUEST HOUSE  Lodging attached to the principal dwelling or located within a garage or  accessory structure, and intended for occasional occupancy by visitors or guests  of the family residing in the principal dwelling. A guest house is not considered a  dwelling unit. A guest house may not be rented or otherwise occupied for  extended periods. A guest house is an accessory use.  66. HOME OCCUPATION  Any business or service of limited scope, conducted entirely within the dwelling  and carried on solely by its residents and up to one fulltime equivalent  employee who resides elsewhere, and which is clearly incidental and secondary  to the principal use for residential purposes and which does not alter the  exterior of the property or affect the residential character of the neighborhood.   67. INFRASTRUCTURE AND BUILDING FABRICATION  The temporary use of land for the purpose of fabricating REC PUD infrastructure  and building components. Building and infrastructure fabrication may be  conducted inside temporary buildings constructed for the purpose of fabrication  or outside. Temporary buildings may be utilized and removed or converted to a  Use by Right if said conversion would conform to this PUD Guide.  68. IRRIGATION AND MAINTENANCE (TRACTS) ZONING DISTRICT  A zoning district are intended to serve as areas set aside for facilities necessary  to treat and distribute raw water for irrigation within the REC PUD area and  provide facilities for POA maintenance facilities and equipment for maintaining  infrastructure, Community Spaces, and Right‐of‐Way Tracts within the  development. All Irrigation and Maintenance Tracts are to be owned, operated  and maintained by the POA or other its assigns. These areas are provided for the  benefit of the owners within the REC PUD for the specific uses provided for by  this PUD Guide. Drainage facilities and buried utilities and associated  appurtenances are allowed within Irrigation and Maintenance Tracts. Soft trails  and identifying, educational, and direction/wayfinding signage are also allowed.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  41  69. LANDSCAPED AREA  Any land set apart for planting grass, shrubs, trees or similar living materials,  including, without limitation, land in an arcade, plaza or pedestrian area, and of  which fences and walls may be a part.  70. LANDSCAPING  Materials, including, without limitation, grass, ground cover, shrubs, vines,  hedges or trees and nonliving natural materials commonly used in landscaped  development.  71. LOT  A parcel that has been subdivided pursuant to a legal subdivision approval  process and is precisely identified by reference to a filing, block and lot.  72. LOT LINE  The property lines defining the exterior boundaries of a lot or tract.  73. MAJOR REARRANGEMENTS  Major rearrangements shall include changes that significantly alter the  alignment of roads and community spaces proposed in the PUD Plan not  generally necessitated by reasonable realignments and changes due to final  engineering design or resulting from the conversion of one residential lot type  to another. Major rearrangements have the effect of changing the concept or  framework of rights‐of‐way and community spaces presented in the PUD Plan.  74. MATERIALS PROCESSING  The processing of onsite sand and gravel deposits, claimed as a result of site  development conducted in accordance with the approved reclamation, grading  or development plan, for use in the construction of REC PUD infrastructure and  housing, buildings or facilities within the REC PUD including the screening,  crushing, stockpiling, washing and creation of concrete from processed sand  and gravel resources. While the primary purpose of materials processing is to  utilize available onsite materials for construction of REC PUD infrastructure and  minimize hauling, nothing in this definition shall limit excess materials which  cannot be utilized for REC PUD infrastructure and site development activities  from being exported offsite for use elsewhere.  75. MODEL HOME  A dwelling temporarily used as a sales office or demonstration home for  residential units under or proposed for construction, said dwelling being used as  an example of a product offered for sale. The dwelling may be furnished and be  used as a sales facility and office while being used as a model home. A model  home may be occupied provided an occupancy permit or final inspection  authorizing occupancy has been approved by the building official.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  42  76. NEIGHBORHOOD CENTER (TRACTS) ZONING DISTRICT  A zoning district intended to provide meeting, gathering, recreational, and  service facilities for residents of REC. Multiple Civic and Community Uses may  occur on these tracts to meet the needs of REC residents as allowed by this PUD  Guide and as may be approved by the POA. These services may include  community service uses with incidental merchandise sales or community  activities such as community garage sales. Drainage facilities and buried utilities  and associated appurtenances are allowed in Neighborhood Center Tracts. Soft  trails and identifying, educational, and direction/wayfinding signage are also  allowed.  77. NOXIOUS WEED  An alien plant or part of an alien plant that has been designated by Colorado  state regulations as being a state Noxious Weed  78. OPEN SPACE TRACT ZONING DISTRICT  A zoning district intended to provide an area of the community that is  naturalized with limited use that helps to buffer environmentally sensitive areas  and RFTA trail from the development areas within the REC PUD, while allowing  limited passive uses including walking, running, hiking, wildlife and scenery  viewing. The primary purpose of Open Space Tracts is to provide natural spaces  within the Project. As, such, landscaping of Open Space Tracts is to be  predominantly native and drought tolerant species. Improvements within Open  Space Tracts are very limited and include only portions of the soft trail system;  seating/viewing areas; identifying, educational, and direction/wayfinding  signage; drainage facilities; and buried utilities. Access roads for the utilities  including the Glenwood Ditch may be provided as well as small utility buildings.  79. OWNER  An individual, corporation, partnership, association, trust or other legal entity or  combination of legal entities which is the record owner of an undivided fee  simple interest in one or more lots, parcels, or dwelling units.  80. PARK  (TRACTS) ZONING DISTRICT  A zoning district intended to provide for active recreation activities including  organized sports and play activities. Playgrounds, tot‐lots, hard courts, and  multi‐use fields for organized recreation, games, and play are allowed in Park  Tracts. Buildings are generally limited to picnic shelters, and small pavilions and  amphitheaters. Drainage facilities and buried utilities and associated  appurtenances are allowed in Park Tracts. Soft trails and identifying,  educational, and direction/wayfinding signage are also allowed.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  43  81. PASSIVE RECREATION  Recreational activities that do not require prepared facilities like sports fields,  playgrounds or pavilions. Passive recreational activities place minimal stress on  a site's resources and are highly compatible with natural resource protection.  Passive recreation include, but is not limited to, hiking, wildlife viewing,  observing and photographing nature, picnicking, walking, cross country skiing,  bird watching, bicycling, running/jogging, and fishing. Passive recreation may  include benches and seating areas, picnic tables, viewing areas, and  interpretative and directional signage. Generally, areas under passive recreation  serve as habitat areas, and therefore passive recreations uses shall be limited to  those recreational uses not detrimental to habitat uses. Uses such as camping,  motorized vehicle recreation, or any similar activity shall not be considered  passive recreation uses.  82. PHASE 0 SITE RECLAMATION  Reclamation of the entire REC PUD in advance of platting. Phase O Site  Reclamation includes grading and certain facility placement in order to restore  the site with soils and vegetation, complete a majority of the required materials  processing, undertake strategic geotechnical investigations, restore habitat,  place utilities and structures such as Glenwood Ditch and grade separated  crossing of RFTA trail, and prepare the site for future development.  83. PORCH  Porch means a covered, unenclosed (except for railings) structure that projects  from the exterior wall of a principal building, has no floor space above, and is  intended to provide shelter to the entry of the building and supplemental  outdoor living area.  84. PRINCIPAL USE  The activity(ies) on the lot or parcel which constitute the primary purpose or  function for which the land and any principal structure is intended, designed, or  ordinarily used.  85. PROJECT DOCUMENTS  The CCRS, Design Guidelines, Development Agreement, Resolution No. 2011‐ ____ and all other documents made a part of said resolution along with all  subsequently approved Final Plats and resolutions approving said Final Plats.  86. RIGHT‐OF‐WAY (TRACTS) ZONING DISTRICT  A zoning district for tracts intended to provide legal vehicular and pedestrian  ingress and egress to all lots and tracts within the REC PUD and, in concert with  utility and drainage easements, provide corridors for utilities to service the REC  PUD. Right‐of‐Way Tracts also provide areas for development of landscaped  areas, street lights, directional signage, and street furnishings to help establish a  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  44  sense of place in accordance with this PUD Guide and the Design Guidelines.  Right‐of‐Way Tracts are intended to be owned, operated and maintained by the  POA or its assigns. These tracts are provided for the benefit of the owners  within the REC PUD for ingress and egress to all lots and tracts within the REC  PUD.  87. RIVER EDGE COLORADO PUD ("REC PUD", "REC", OR "PROJECT")   The Planned Unit Development zone district authorized by the Garfield County,  Resolution No. 2011‐___, and containing the property described on the PUD  Plan, and including the PUD Guide, PUD Plan, and Project Documents.  88. RIVER EDGE COLORADO PROPERTY OWNERS’ ASSOCIATION, INC. ("POA")  The association formed to manage and maintain property in which lot and tract  owner within the REC PUD own an undivided common interest; manage,  maintain and deliver services identified in the CCRS to properties within the REC  PUD; and control the use and development of properties within the REC PUD  pursuant the PUD Guide, PUD Plan, CCRS, and Project Documents.   89. RFTA OPEN SPACE EASEMENT  That certain Grant of Easement Open Space Easement, by and between Sanders  Ranch Holdings, LLC, as grantor, and RFTA (formerly the Roaring Fork Railroad  Holding Authority), as grantee, recorded on August 2, 1999 at Reception  Number 549754 in the real property records of Garfield County, Colorado, as  the same has been or may be supplemented or amended from time to time.  90. RFTA ROW  The right‐of‐way located immediately east of the REC, which right‐of‐way  currently is used as a bicycle and pedestrian trail. The RFTA ROW is preserved as  a rail corridor and falls within the jurisdictions of RFTA and the Colorado Public  Utilities Commission.  91. REAR LOT LINE  The boundary of a lot which is most nearly opposite and most distant from the  Front Lot Line. Where an alley abuts a lot, the Rear Lot Line shall be the  boundary of the lot abutting the alley (i.e., Right‐of‐Way Tract).  92. REAR SETBACK LINE  The imaginary line extending across the full width of a lot, generally parallel to  the Rear Lot Line between which no building, structure, or portion thereof shall  be permitted, erected, constructed, or placed unless specifically allowed  pursuant to this PUD Guide.   PUD Development Guide  River Edge Colorado, Garfield County, Colorado  45  93. RESIDENTIAL ZONING CATEGORY  The Residential Zoning category is the Zoning Category within which all  residential zoning districts are classified. All residentially zoned lots and tracts  within the Residential Zoning Category may be utilized for residential use and  are subject to similar standards governing development. The intent of these lots  and tracts within this category is to provide for the development of single family  detached and two‐unit dwellings.  94. SAFETY SERVICES FACILITIES   Safety services facilities are for the conduct of safety and emergency services  including police and fire protection services and emergency medical and  ambulance services which may include fire stations or police stations.  95. SIDE LOT LINE  Any boundary of a lot which is not a Front Lot Line, Rear Lot Line or Side Street  Lot Line, and generally perpendicular with the Front Lot Line.  96. SIDE SETBACK LINE  The imaginary line extending across the full depth of a lot, generally  perpendicular with the Front Lot Line, and parallel to the Side Lot Line between  which no building, structure, or portion thereof shall be permitted, erected,  constructed, or placed unless specifically allowed pursuant to this PUD Guide.   97. SIDE YARD    The area between the Side Lot Line and Side Setback Line.  98. SIDE STREET LOT LINE  The boundary of a lot located along a street (i.e., Right‐of‐Way Tract), generally  perpendicular with the Front Lot Line, which is not a Front Lot Line or Rear Lot  Line. A lot having two street frontages has both a front lot line and side street  lot line.  99. SIDE STREET SETBACK LINE  The imaginary line extending across the full depth of a lot, parallel with the Side  Street Lot Line and most nearly perpendicular to the Front Lot Line between  which no building, structure, or portion thereof shall be permitted, erected,  constructed, or placed unless specifically allowed pursuant to this PUD Guide.   100. SIDE STREET YARD    The area between Side Street Lot Line and Side Street Setback Line.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  46  101. SIGNS  Any object or device or part thereof situated outdoors or in an exterior window  which is used to advertise, identify, display, direct or attract attention to an  object, person, institution organization, business, product, service, event or  location by any means, including, without limitation, words, letters, figures,  design symbols, colors, sculpture, motion, illumination or projected images.  102. SIGN AREA  The surface area upon, against or through which the message is displayed or  illustrated.  103. SIGN HEIGHT  Height of a sign, high or in height means the vertical distance measured from  the elevation of the nearest sidewalk, or, if there is no sidewalk within twenty‐ five feet, from the lowest point of the finished grade on the lot upon which the  sign is located and within twenty‐five feet of the sign, to the uppermost point  on the sign or the sign structure, whichever is higher  104. STORMWATER MANAGEMENT MANUAL ("SWMM")  The Stormwater Management Manual that contains the policy and criteria  pertaining to stormwater runoff, including federal, state and local regulations  pertaining to stormwater law and water quality.  105. STRUCTURE  Anything constructed or erected with a fixed location on the ground above  grade, but the term does not include poles, lines, cables or other transmission  or distribution facilities of public utilities  106. TEMPORARY SALES OFFICE  An office established temporarily on a property to make the initial sale of real  estate products located on the property. Said office may be located in a model  home or within a permanent building built for future Civic and Community Uses  or a temporary building placed specifically for the purposes of providing a sales  office.  107. TOWN (LOT) ZONING DISTRICT  A zoning district intended to provide reasonably sized lots for larger tract or  semi‐custom homes with greater private outdoor space than in the Village Lot  Residential Zoning District. Town Lots generally should be located along the  western and southern edges of the development area and back Open Space  Tracts, but may also be located internally to the PUD and back Park,  Garden/Orchard, or Common Area Tracts. These lots provide for limited  architectural and lot layout variation. Town Lots are street or alley loaded.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  47  108. TRACT   Any physical portion of the REC PUD which is designated on the PUD Plan as a  Tract as opposed to a lot, and the boundaries of which are depicted on the  applicable Final Plat.  109. ULUR  The Garfield County Unified Land Use Resolution of 2008, as it may be  amended.   110. UTILITY DISTRIBUTION AND COLLECTION SYSTEMS  Any below ground facilities used for the transmission, distribution, delivery,  collection, or storage of water, sewage, electricity, natural gas, communications,  electronic or electromagnetic signals, or other services which support the  development of the REC PUD and any uses within the REC PUD including  associated above ground accessory structures and facilities to support such  below ground facilities.  111. UTILITY FACILITIES   Any above ground structures or facilities used for the production, generation,  treatment, transmission, distribution, delivery, collection, or storage of water,  or sewage which support the development of the REC PUD and any uses within  the REC PUD including without limitation water and sewage treatment  works/facilities.  112. UTILITY ZONING CATEGORY  This zoning category in includes those zoning districts established to provide for  any required major utility and maintenance facilities such as a water treatment  plant or POA maintenance facility that might be necessary to serve the REC PUD.  The category includes Irrigation and maintenance Zoning District and Water and  Wastewater Zoning District.   113. UTILITY AND SAFETY SIGNS  Signs required alerting people to dangers or providing service or safety  information associated with utility placements or facilities or safety issues  associated with a location or site.  114. VILLAGE (LOT) ZONING DISTRICT  A zoning district intended to provide small lots for medium sized tract or semi‐ custom homes with limited private outdoor space. Village Lots generally should  be located along the eastern edges of the development area and internally to  the development. They generally back small Open Space Tracts, or Park,  Garden/Orchard, and Common Area Tracts. These lots allow for very limited  architectural and lot layout variation. Village Lots may be street or alley loaded.  PUD Development Guide  River Edge Colorado, Garfield County, Colorado  48  115. WATER  AND WASTEWATER  (TRACTS) ZONING DISTRICT  A zoning district intended to provide areas set aside for facilities necessary to  treat and distribute potable water including the construction of water  treatment plants and transmission facilities, or collection and treatment  facilities for wastewater including lift stations and wastewater treatment  facilities. Unlike the water and wastewater facilities located within Right‐of‐Way  and Community Spaces or utility easements, Water and Wastewater Tracts are  identified for more significant water and wastewater facilities than traditionally  accommodated in public spaces and easements including facilities necessary to  serve the REC PUD and other development areas within the region. These tracts  are intended to be owned, operated and maintained by the POA or its assigns.  These areas are provided for the benefit of the owners within the REC PUD for  the specific uses provided for by this PUD Guide. Drainage facilities and buried  utilities and associated appurtenances are allowed in Water and Wastewater  Tracts. Soft trails and identifying, educational, and direction/wayfinding signage  are also allowed provided they do not conflict with the primary use at the  discretion of the owner.  116. WATER  IMPOUNDMENTS  Detention and retention facilities required for the treatment of water to  enhance water quality to acceptable levels before discharge to lakes, rivers,  streams or groundwater; or to provide storage volume to enable reduction of  stormwater runoff flow rates. This definition shall include detention of water  prior to distribution to raw water or potable water customers and the detention  of water as a development amenity. Some uses allowed hereunder may require  the appropriation of water rights.  117. ZONING CATEGORY  A classification used to group each for of Zoning District designations into a  group which represents a broader class of uses under which the specific Zoning  District designation falls.  118. ZONING DISTRICT  A specifically delineated area within which uniform regulations and  requirements govern use, placement, spacing, and size of lots, parcels and  buildings which is given to each tract and lot within the REC PUD.    PUD Development Guide  River Edge Colorado, Garfield County, Colorado  A‐1  APPENDIX A: ZONING, USE, DIMENSIONAL STANDARDS  TABLES   Table 1 and 2 provide the Zoning Category and Zoning District designations for all proposed  lots and tracts approved as part of the PUD Plan. The use designations identified hereon  represent the intended use designation of each lot and tract for purposes of applying the  provisions of this PUD Guide. Table 2 is sorted by Filing, Block, Lot/Tract.  Table 3 identifies the principal and accessory uses allowed in each Zoning District within the  REC PUD.  Table 4 identifies the dimensional standards applicable to each Zoning District.    PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐2    Table 1. Zoning Districts Table by Zoning Category and District1,2  Zoning Category and District Filing# Block # Lot/Tract # Residential Use Attached Home 1 B3 1-20 2 B7 13-23 2 B8 6-13 Estate 6 B19 1-8 Executive 6 B22 1 Town 1 B4 1-9 1 B5 1-5 1 B6 1-25 2 B8 1-5 3 B9 1, 3-18 3 B10 1-18 4 B11 1-16 4 B13 1-11 4 B14 1-5 4 B15 1-12 5 B1 1-18 5 B2 1-9 6 B20 1-13 6 B21 1-4 Village 2 B7 1-12 3 B9 2 4 B12 1-8 6 B16 1-11 6 B17 1-13 6 B18 1-11 Garden Home 1A B25 1-21 1B B26 1-13 2A B24 1-28 4A B23 1-19 5A B27 1-14 Community Uses Open Space 1 AH, AP, AU 2 BH1, BH2 3 BB 4 BN, BO 5 AN 6 AQ, CE      PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐3    Table 1. Zoning District Table by Zoning Category and District (Continued)  Zoning Category and District Filing# Block # Lot/Tract # Community Uses Continued Common Area 1 AC, AE, AV, AY 2 BD, BE, BF, BG 3 BT, BU, BV 4 BK, BL, BQ, BR, BS 5 AL, AZ 6 AT,CD Garden/Orchard 1 AB 2 BA 5 AM Neighborhood Center 1 AA Park 1 AI 2 BI 3 BJ 6 AX Right-of-Way Uses Right-of-Way 1 RC, RF 2 RB 3 RD 4 RA, RH 5 RG 6 RE 1A AD1 1B AJ1 2A BC1 4A BM1, BM2 5A AK1 Utility Uses Irrigation and Maintenance 1 AG Water and Wastewater Utility 1 AO 6 AR 1 The use designations identified hereon represent the intended use designation of each lot and tract for purposes of applying the provisions of the PUD Guide. In accordance with the PUD Guide, the final legal boundaries of all lots and tracts are established upon recordation of an approved final plat for each filing. 2 Table duplicates Table 2A on the PUD Plan without lot and tract areas.      PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐4    Table 2. Zoning District Table by Filing, Block and Lot1,2  Filing # Block # Lot/Tract # Zoning District1 1 B3 1-20 ATTACHED HOME 1 B4 1-9 TOWN 1 B5 1-5 1 B6 1-25 1 AA NEIGHBORHOOD CENTER 1 AB GARDEN/ORCHARD 1 AC COMMON AREA 1 AE 1 AG IRRIGATION AND MAINTENANCE 1 AH OPEN SPACE 1 AI PARK 1 AO WATER AND WASTEWATER UTILITY 1 AP OPEN SPACE 1 AU 1 AV COMMON AREA 1 AY 1 RC RIGHT-OF-WAY 1 RF 1A B25 1-21 GARDEN HOME 1A AD1 RIGHT-OF-WAY 1B B26 1-13 GARDEN HOME 1B AJ1 RIGHT-OF-WAY 2 B7 1-12 VILLAGE 2 B7 13-23 ATTACHED HOME 2 B8 1-5 TOWN 2 B8 6-13 ATTACHED HOME 2 BA GARDEN/ORCHARD 2 BD COMMON AREA 2 BE 2 BF 2 BG 2 BH2 OPEN SPACE 2 RB RIGHT-OF-WAY 2A B24 1-28 GARDEN HOME 2A BC1 RIGHT-OF-WAY 3 B9 1 TOWN 3 B9 2 VILLAGE 3 B9 3-18 TOWN 3 B10 1-18    PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐5    Table 2. Zoning District Table by Filing, Block and Lot (Continued)  Filing # Block # Lot/Tract # Zoning District1 3 BB OPEN SPACE 3 BH1 3 BI PARK 3 BT COMMON AREA 3 BU 3 BV 3 RD RIGHT-OF-WAY 4 B11 1-16 TOWN 4 B12 1-8 VILLAGE 4 B13 1-11 TOWN 4 B14 1-5 4 B15 1-12 4 BJ PARK 4 BK COMMON AREA 4 BL 4 BN OPEN SPACE 4 BO 4 BQ COMMON AREA 4 BR 4 BS 4 RA RIGHT-OF-WAY 4 RH 4A B23 1-19 GARDEN HOME 4A BM1 RIGHT-OF-WAY 4A BM2 5 B1 1-18 TOWN 5 B2 1-9 5 AL COMMON AREA 5 AM GARDEN/ORCHARD 5 AN OPEN SPACE 5 AZ COMMON AREA 5 RG RIGHT-OF-WAY 5A B27 1-14 GARDEN HOME 5A AK1 RIGHT-OF-WAY 6 B16 1-11 VILLAGE 6 B17 1-13 6 B18 1-11 6 B19 1-8 ESTATE 6 B20 1-13 TOWN 6 B21 1-4 PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐6      Filing # Block # Lot/Tract # Zoning District1 6 B22 1 EXECUTIVE 6 AQ OPEN SPACE 6 AR WATER AND WASTEWATER UTILITY 6 AT COMMON AREA 6 AX PARK 6 CD COMMON AREA 6 CE OPEN SPACE 6 RE RIGHT-OF-WAY 1 The use designations identified hereon represent the intended use designation of each lot and tract for purposes of applying the provisions of the PUD Guide. In accordance with the PUD Guide, the final legal boundaries of all lots and tracts are established upon recordation of an approved final plat for each filing. 2 Table duplicates Table 2B on the PUD Plan.    PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐7    Table 3. Use Table  LAND USE CATEGORIES1 LOT OR TRACT DESIGNATION Estate and Executive Lots Town Lots Village Lots Garden Home Lots/Tracts Attached Home Lots NH Center Tract2 Open Space Tracts Agricultural/Horticultural N N N N N N N Administration Facilities N N N N N A N Bus Stops, Benches, and Shelters N N N N N A N Community Garden/Orchard N N N N N N N Community Identification Signage N N N N N AS AS Community Meeting Facility or Recreation Hall N N N N N A N Community Service Facilities N N N N N A N Day Care Center N N N N N A N Day Care Home AS AS AS N N N N Group Home AS AS AS N N N N Guest House AS AS AS N N N N Home Occupation AS AS AS AS AS N N One Unit Dwelling A A A A A N N Recreation and Services, Active N N N N N A N Recreation, Passive N N N N N A A Safety Services Facilities N N N N N A N Two Unit Dwelling N N N A A N N Utility Distribution and Collection Systems AS7 AS7 AS7 AS7 AS7 AS7 AS7 Utility Facilities N N N N N N N Water Impoundments AS6 AS6 AS6 AS6 AS6 AS6 AS6 Land Use Symbols: A - Allowed as a Principal Use subject to the restrictions herein contained; N - Not Allowed; AS - Allowed as an Accessory Use subject to the restrictions herein contained.      PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐8    Table 3. Use Table Continued  LAND USE CATEGORIES 1 LOT OR TRACT DESIGNATION Common Areas Tracts Park Tracts Garden/ Orchard Tracts Water and Wastewater Utility Tracts Irrigation and Maintenance Utility Tracts Rights of Way (includes ROW Tracts) Unplatted Land Agricultural/Horticultural N N N N N N A10 Administration Facilities N N N A A N N Bus Stops, Benches, and Shelters AS AS AS N N AS N Community Garden or Orchard A N A N N N N Community Identification Signage A A A A A N N Community Meeting Facility or Recreation Hall N N N N N N N Community Service Facilities N N A A A N N Day Care Center N N N N N N N Day Care Home N N N N N N N Group Home N N N N N N N Guest House N N N N N N N Home Occupation N N N N N N N One Unit Dwelling N N N N N N N Recreation and Services, Active A A A N9 N9 N3,8 N Recreation, Passive A A A N9 N9 N3,8 N Safety Services Facilities N N N N N N N Two Unit Home N N N N N N N Utility Distribution and Collection Systems AS7 AS7 AS7 AS7 AS7 AS AS7 Utility Facilities N N N A A N A4 Water Impoundments AS6 AS6 AS6 AS6 AS6 AS6 A6 Notes: 1 All uses and activities shall be conducted in accordance with applicable standards within the PUD Guide and as specifically limited in the Grant of Conservation Easement dated February 3, 2000 and recorded February 7, 2000 in Book 1171 at Page 929 with Reception Number 559036 in the Office of the Garfield County Clerk and Recorder. 2 NH Center Tract = Neighborhood Center Tract. 3 Extensions of park features including lighting, trails, landscaping and other features maybe extended into a Right-of-Way Tract provided they do not interfere with the primary use and purpose of the Right-of-Way Tract and such extensions are approved by the owner of the Right-of-Way Tract. In addition, tracts or areas dedicated as a Right-of-Way Tract but where roads have not been constructed may be used on a temporary basis as open spaces and for trails and other Active Recreation and Services Uses and may be landscaped in accordance with Open Space, Common Area, or Park Tract standards until such time as the road is constructed and opened for use and the landscaping is approved by the owner of the Right-of-Way Tract 4 Unplatted land within the REC PUD may be developed with Utilities of all forms allowed within the REC PUD. These Utilities shall be removed and the area reclaimed if when platted they are not located on platted lots or tracts that allow for such uses. Utilities shall be located in permanent or temporary easements and their location shall generally conform to the PUD Plan. 6 Limited to stormwater detention and retention ponds for water quality and quantity management except as otherwise specifically provided on the PUD Plan. All facilities shall be located within appropriate drainage easements except those located on the same lot or tract the facility it is designed to serve, or tracts specifically platted for that use. 7 Located in easements or Right-of-Way Tracts where facilities serve more than one dwelling unit. 8 Landscaping, street furnishings and other amenities may be provided in accordance this PUD Guide and Design Standards provided they do not interfere with the primary use and purpose of the Right-of-Way Tract. 9 Extensions of park features including lighting, trails, landscaping and other features maybe extended into tracts dedicated to utility uses (Water & Wastewater and Maintenance & Irrigation Tracts) provided they do not interfere with the primary use and purpose of the tract and upon approval of the owner of the utility tract. In addition, tracts dedicated to utility uses where facilities have not been constructed may be used on a temporary basis as open spaces and for trails and other recreational uses and may be landscaped in accordance with Open Space, Common Area, or Park Standards until such time as the utility facility is constructed and opened for use provided the owner of the utility tract authorizes said interim use. 10 Unplatted land dedicated as an Open Space Tract on the PUD Plan shall not be used for agricultural/horticultural uses.    PUD Development Guide  River Edge Colorado, Garfield County, Colorado     A‐9    Table 4. Dimensional Standards  Zoning Category and District Minimum Lot Size (ft2) Minimum Lot Width (ft) Maximum Building Coverage (%) Maximum Floor Area (ft2) Front Setback (ft)1,11 Rear Setback (ft)1 Side Setback (ft)1 Side Street Setback (ft)1,11 Maximum Building Height (ft)1 Residential Use Attached Home 4500 50 60 3200 (5000)5 252 7 06 10 35 Estate 9000 50 50 6000 252 10 5 15 35 Executive 43560 100 30 12000 15 15 15 15 35 Garden Home 2100 20 80 3600 (5000)5,7 108 18 06 59 25 Town 5900 50 50 3600 152 10 (7)3 5 10 35 Village 5000 50 60 3200 104 10 (7)3 5 5 25 Community Uses Common Area NA NA 10 1000 (100)7 10 10 10 10 15 Garden/Orchard NA NA 10 1000 (100)7 10 10 10 10 15 Neighborhood Center NA NA Building Envelope10 10000 1010 1010 1010 1010 35 Open Space NA NA NA 10013 10 10 10 10 10 Park NA NA NA NA 10 10 10 10 25 Right-of-Way Uses Right-of-Way NA NA NA NA NA NA NA NA NA Utility Uses Irrigation and Maintenance NA NA Building Envelope10 NA 510 510 510 510 25 Water and Wastewater Utility12 NA NA Building Envelope10 10000 510 510 510 510 25 Notes: 1 See CCRS for additional restrictions on the location and height of buildings. 2 Porches may encroach up to 8 feet into the front yard. Bay windows and architectural elements may encroach up to 3 feet into the front yard. No encroachment shall interfere with any drainage or utility easement. 3 Setback shall be reduced when lot is alley loaded. 4 Porches may encroach up to 5 feet into the front yard. Bay windows and architectural elements may encroach up to 3 feet into the front yard. No encroachment shall interfere with any drainage or utility easement. 5 Total square footage of both dwelling units when dwellings are attached. 6 A minimum of 10 feet is required between each one family or two-family dwelling. 7 No single recreational building such as a pavilion shall exceed 1000 square feet. No utility building shall exceed 100 square feet. 8 Front Setback is measured from the exterior boundary line of the Garden Home Tract which is generally congruent to the exterior lot line of the Garden Home Lot unless a Community Use tract lies between the Garden Home Lot and exterior boundary line of the Garden Home Tract. 9 Measured from the Right-of-Way Tract boundary line located within the Garden Home Tract. 10 All buildings shall be located within building envelops as identified on the final plat. 11 No building shall be located within a clear vision triangle. 12 Water and Wastewater Utility tracts shall be regulated as Common Area Tracts until a utility use is located within the tract. 13 No utility building shall exceed 100 square feet.     PUD Development Guide  River Edge Colorado, Garfield County, Colorado  B‐1  APPENDIX B: ROAD STANDARDS  All roads, alleys and courts within the REC PUD shall be constructed in accordance with the  standards and specifications contained in this appendix.     1 / 1 4 / 2 0 1 1 R O A D D E S I G N T A B L E 1 A p p . B - 2 1 / 1 4 / 2 0 1 1 E X I S T I N G S H 8 2 W I D E N I N G T Y P I C A L S E C T I O N A p p . B - 3 1 / 1 4 / 2 0 1 1 C O L L E C T O R S T R E E T T Y P I C A L S E C T I O N A p p . B - 4 1 / 1 4 / 2 0 1 1 E N T R A N C E / S H 8 2 I N T E R S E C T I O N T Y P I C A L S E C T I O N A p p . B - 5 1 / 1 4 / 2 0 1 1 L O C A L S T R E E T T Y P I C A L S E C T I O N A p p . B - 6 1 / 1 4 / 2 0 1 1 A L L E Y S T R E E T T Y P I C A L S E C T I O N A p p . B - 7 PUD Development Guide  River Edge Colorado, Garfield County, Colorado  C‐1  APPENDIX C: DRIVEWAY CURB CUT TYPICAL AND  SPECIFICATIONS  All driveway curb cuts within the REC PUD shall be constructed in accordance with the  standards and specifications contained in this appendix.    E x h i b i t : D a t e : 8 1 4 0 P a r t n e r s , L L C T i t l e : P r e p a r e d b y : O w n e r / D e v e l o p e r : C a r b o n d a l e I n v e s t m e n t s , L L C 7 9 9 9 H W Y 8 2 C a r b o n d a l e , C O 8 1 6 2 3 P h o n e N o : 9 7 0 . 4 5 6 . 5 3 2 5 0 1 / 1 4 / 2 0 1 1 A p p . C - 2 E x h i b i t : D a t e : 8 1 4 0 P a r t n e r s , L L C T i t l e : P r e p a r e d b y : O w n e r / D e v e l o p e r : C a r b o n d a l e I n v e s t m e n t s , L L C 7 9 9 9 H W Y 8 2 C a r b o n d a l e , C O 8 1 6 2 3 P h o n e N o : 9 7 0 . 4 5 6 . 5 3 2 5 0 1 / 1 4 / 2 0 1 1 A p p . C - 3 E x h i b i t : D a t e : 8 1 4 0 P a r t n e r s , L L C T i t l e : P r e p a r e d b y : O w n e r / D e v e l o p e r : C a r b o n d a l e I n v e s t m e n t s , L L C 7 9 9 9 H W Y 8 2 C a r b o n d a l e , C O 8 1 6 2 3 P h o n e N o : 9 7 0 . 4 5 6 . 5 3 2 5 0 1 / 1 4 / 2 0 1 1 A p p . C - 4 E x h i b i t : D a t e : 8 1 4 0 P a r t n e r s , L L C T i t l e : P r e p a r e d b y : O w n e r / D e v e l o p e r : C a r b o n d a l e I n v e s t m e n t s , L L C 7 9 9 9 H W Y 8 2 C a r b o n d a l e , C O 8 1 6 2 3 P h o n e N o : 9 7 0 . 4 5 6 . 5 3 2 5 0 1 / 1 4 / 2 0 1 1 A p p . C - 5 H G F " ~ 0 "' w i5 u I 0 E I 0 => 0. / IS w :i: (/'I 3 Q. / ~ / z " u; w D 0 '<! " z a: w w z " z w / 3 Q. "' ::; w "' Q. N 0 c "' ~ N 0 "' 0 / (/'I "' ~ z " Vi w 0 0 0 e "' 0 / (/'I ~ CD w "' lJ "'< 00> ci ~;;; ~ z ~~~~ ON >-~ z '-.Z I ~~(/')~ ~a>~g ~L1S~!A .. :tU<X) a.~).'. .. ww m ~ ~ !;( 0 z<>w l.oJ c.5 b ::::! -l _, _, LLO...Q.Q_ 2 LEGAL DESCRIPTIONS: eABW....A U:CAo. ll(SCRJP!lO< -PARC(C A (SWIH PARCtL) -lt\tRS (DC( M A l'RACT OF' LM0 9 fUAltD IN 1't£ CAST HAl.F <X stCTlON 12, f~SiP 7 SOUTI1. RAN(,( 89 YitST. ANO IN THC wtST HAl.r er sec~ 7 AND IN THC NORJH lfllf Of SCCTI()!j 111. TOM<SlfiP 1 S()UTl1, R1'NG! M MST Of 11£ i TH Pll~QPAL MERl[l~. COONN CK' CARfE.D. STATE <X CO.ORAi)(). BEINC MOR{ PARllOJLAl!LY OCSCRBiD AS fOllOWS: 8[QNNNC AT A POINJ CH THE WESTER.Y RIQIT Q"" WAY UN[ Of ca..~AOO STATI H!QIWAY 82, ""IJ<CE A 2 1/'t' BR•SS CAP, fOONO N Pl.AG: "10 <Xl'REClLY MARK£() AS 1\£ SQlll(ASl CORHi:R Of SAD SECTION 7, SEARS S 1e·,~·20· E A Oi,STAP+Ct f$ 11$0.14 FEtr: n€NCE. ALCl'C SA'O RIGHT rs WAY UNE S 09'.55'09 E A OISTAN<X Of 401.79 rm, n-ENCE. S 09'35'09 E A OISTANCi Of 1545.87 ffET: n-Et+CE, 626.05 FIIl AtCNG 1l£ NtC <I" A CUR\1£ TO lHE LEH W.14\NC A RADlJS CE 1482.50 FEET, A CENlRAL ANG..£ Of" 2411'«~ AHD SUBTENDNC A CHOll> BtutNC CE S 21«41'02° E A OISTMC( OF' 621-41 FCEI: ll-(t+C(, S l.3"46"54 E A DISTmcc OF' 387.28 F'Etl: M NCE. 2'l4.32 FIIT Al.ONC 1)£ ARC Of A CUO\I: TO lliE R,CHT, HA"NC • RADIUS Of 2815.00 FIET, A C£HTRA!.. ANCU 0:-5'59'26' AHO SJ6TENlMNC A (){(:ft[) BEAAINC a s J0'4711 E A Oi'SlN+CE a 2941.19 f£ET: n-ENCE, DEPARTING SAJO RIGH CF WAY l.JNE N 89"5J16 W A DJSTANCE Of 21&07 f£ET; ll€NCE. H 40"'2.no w A O:'STANct u 69.3& FEtT: 1)£NC(, S 31'28"29 w A ~STAHCE Of J<.36 rEET; n€NCE. S 3J"S2,2 W A DISfANCt fS 10.80 FEET: n€NCE. H ~r19 W A (l'$1ANC£ U <41 ,4~ FUT; n€NCE. H 29':11'JI w A [);STANCE or 8.28 rtET: 11£NCE, N 2<1&':24 W A ~STANO: 11 2~22 Frrl: n-ENCE, H 69'CXT5J W A IXSTANC£ or 9.87 f£ET; n-ENCE, S 87'l1'•U W A DISTANCE Of 22.60 f£ET; n-ENCE, H 5n~'"Cl1 WA llSTANCE 0: 17.23 FfIT; n-ENCE. H ~49 W A USIA.NC( <I" 26.07 FEET: 11£NCE, N 46"2'"2 W ' ~STANCE or 9.99 rEET; »€NC[, H <44"2~ W A O:STANct U 21.~ F'Etl; »€NC[, H 5$':!0'08 W A O!SIANct U <49.~ F'Etf; 'D€HCE. H ~"2$·40 W A O:SIANct U <49.94' F'Etf; D€NCE. H 6$12"2J w A l)SIAN~ r$ J6.4!t FEU: ll€NCE. H 46':14"'0" W A O:'STANct U ~18 F'Etl; oo+cE. H 68"49(:1 W A llSlANCE U 2~U FUI; n€NCE. H <4T41':1Q WA 1)'$1ANC£ <$ 1&13 F'EtT; »€NC[, H J0"26.40 W A O:SlANct U 24.$8 F'Etl; 11£NCE, N 25'41'1l1 W A ~SIANO: Of JD.08 FrrT: n-ENCE, H 1811 '."59 W A OISTAHCE Of .l4.61 f£EJ: n-ENCE, H J0'58'"21 W A llSTANCE or 29.J2 FEH ll£t+CE, H 21~"14 W A. llSTANCE Of 27.50 FfIT; n-ENCE. H J0"16'07 W A llSTANCE <I" 22.97 FEH: l>OCE. N 25"41'.38 WA ClSTA.NC£ <S 169,44 HIT: n€NCE. H <4117'J9 ( A O:SlANCE U 82.61 F'Etl; »€NC[, H J8"3"~2 ( A (XGIANC[ ('$ 15,89 F'Etl; n€NCE. H 3""26.44 W A O:SIANct U 262c40 rtET: n€NCE. H 57':18V9 W A O:SIANC( U 102.•7 rEET: 11£NCE. N 5.l'4YJI W A ~SIANO: Of l~JI FEET; n-ct+CE. H 55~1 w A. DiSTANCE Of" 12UJ FEO: n-ct+CE, H ~14'~7 W A CISTANCE <I" 11&.42 FECT: Ht+CE, H 4916'64 W A [»;STANCE Cf" ll6.JJ FEET; Ht+CE, H 44"30"'51 W A llSTANCE Cf" 150.05 FEET; 'll-OCE, H J2"'-4~~ WA (X'STM-la;: or 102.14 HI:T: ll(NC(. " 3r44·19 w A M I ANO: /1 m.12 IEE!: ll€P+CE. H 1810'02 w A !)STANCE or 47.26 FUI: DOCE. H 2~19 w A !)'STANCE U 109.20 rEET: oo+cE. H JS'Ol 'J6 W A [)STANCE fS 71.09 FUT; n€NCE, H <41'J2'·47 WA [l$TANC£ <$ 152.2J rEET; n£t+CE, H 40"2274 W A IXSTANC( or JJ9.82 fEET; n-ENCE, H 6<4"2Cr5J W A IXSTA.NC£ or J.U~ FUT; n-ENCE, H 4~Wl6 W A rkSTANC£ Cf 52.42 FE£1; Ht+CE, H 44'"5Y41 W A llSIANCE or 1!>4.66 FEET: M MCr. N 37,\:)•43 W A (ISTANQ'" (F 86 ~ ITTT: n€NCE. H STtll 'J2 W A CISTANCE « ••.89 FEIT; n€NCE. H J0""·1 2 WA llS1ANC£ <$ 85..12 F'Etl; »€NC[, H JTJ9'"Cl2 W A O:STANct <$ i'9.09 F'Etl: ll€P+CE, H J?"JrJO W A O!SIANct <$ 6.3.32 F'Etf: f).(NC[. H 20'0rl$ W A CISIANCE U .)J.9& F'Etl: n-ENCE, H J9'5T25 W A QISJANC[ Cf 42.02 FE£1; n£t+CE, H 25"J6'"04 WA OISTANcr: Cf 107.17 FEET: n-ENCE. H J0".,."08 W A USIA.NC( <I" 1602 FEET: n-ENCE, H 11 'J9'01 W A OIST.w::£ Of 107-90 FEO; n£1+CE, H 24"56'"Cl6 [ A llSTANCE Cf 163.60 fEET; n€NCE. H 6YJ9." ( A CX.SIANCE <'$ 117.81 rtET: n€NCE. H 6J14'"4J ( A <X-SIANCC U J9J.S4 rtET: ll€NCE. H 011$'26 WA Cl'STANCE U 21.~ FUI: ll€P+CE. H EIO':ll11 C A l).'$TANC£ U )tl.00 F'Etl; oo+cE. H 8915''06 ( A O:STANCC rs 65.SEi F'Etl: 11£NCE, N >TWO< E A MT1'NCE Of 51l.12 Fm: nu+cE, S 34"51i5 E A. OISTAN<l: CF JJ.06 fEET; Ht+CE, S 8\'J9'!l0 E A. OISTANC£ <F 89.61 fEET; HNCE, H ~"Oroo [ A asJANCE Cf 26.36 FEO: n-ENCE, H OiJ8"J1 [ A OISJANCE (J' 27.9J FECT: 1)£NC(, N 3T41~7 WA ~STANCI: Of 28.06 FITT: oo+cE. H ~I S ( A O:STANCC rs 212J F'Etl: n€NCE. H 81'0rJO ( A O:SlANCE rs Jf>.49 re:tT: 11£NCE, S ~·,.·31 E A ~STANCE Of :;<.OS rEE:l; D€NCE. S 4:;.~'"$8 E /t OISTm CC Of 20.9$ fl:CT: n€NCE. S U.'4470 ( A CllSTAHCC f$ 29.18 rtET: t).(NCE, S 11111 7 W A (X.'$1ANct <$ 26.42 F'Etl: ll€NCE. S 14'$8-.ll ( A DISTANCE: f$ J0.14 rEET: DOCE. S 4J"<42,0 E /t CllSTAHCC f$ 69.77 rtET: 11£NCE. S Jl'J<!ll E A ~STANO: rt 56.76 rEET: n£t+CE, S 49"J8.46 E A. OISTM1C£ Of 40.12 fEET: nu+cE, S 45'J0"'55 E A. OISTMCE Of 40.88 FIET; HNCE, S 6016'.18 E A. OISTANC£ CF 4J.J9 fEET; HNCE, S 7J16"24 E A. OISTANC£ CF 67.60 fEET; 11£NC(. S ~1;1115 E A ~STAHCE Of 15.16 rEET: 1)£NC(, S ~'J7"l'l E A ~STANCE Of 52.31 rEET; n€NCE. S 3J"28"11 E It. OISTANa: f$ 46.95 rtET: n€NCE. H 86"2077 ( A O:SlANCE rs 61.04 F'Etl; n€NCE. H J1'S9'09 ( A O:STANCC f'S 41.01 F'Etl: 11£NCE, N 06~J8 E A M l 1'NCE Of 31.16 FIT!: n-ENCE, H 72'08'"Cl7 [ A O:SIANCE Cf U8 FEii; Ht+CE, S 24"51'W E A OISTANC£ <F n.J5 fEET; n-ct+CE. S 41"52"47 E It. OISTANC£ (J' 50.71 fEET: n-ct+CE. S S4'«'11 E It. OISTANCI (J' J8.J1 fEET: n£NC(, S 8J".WJ9 E It OISTANCC Of 87,IS rtET: ll(NCE. s s,,m ! • ~srANc:t or 11.06 rm, n€NCE. s 41"$116 ( A DISTAHIX or 88.6$ rEET: M NCE. S S7''91J E A ~STAHCE Of 65.60 rEET: ll€P+CE. S 49'SS~J8 ( A CllSTMct OF 74.96 rtt'T: DOCE, S 6U)4'$2 E /t CllSTANa: f$ 0 .•4 rtET; n-ct+CE. S 71"46'W E It. OISTANCI <$ 56c.4S fEET JO lHE POOH Cf" 9£0".NmC. CQHA'N NC AH ltRf.A. Of 85. 924 ACR£S. MCH CR lfSS. 3 5 8 RIVER EDGE COLORADO PUD PLAN A TRACT Cf' LANO SlnJA.TtD ti TI-( CA.ST HAl..F CF S(CTlON 12. ~5i'i!P 7 SOUfH, RAN(l: 11i wm, NC) IN !Ii[ ll[ST Hlif Of S('1J()t< 7, TO\'lllSHf 7 SOJTH, RANCE ~ 'M:ST ~ THE 61H PRINCIPAL ULRIOIAH, COUNTY CF CAAF'ELO. STATE Of CO..ORlt.00. BflNC MORE PARTICULARLY OCSCR:ern AS fQ.lOWS: BECINN NC CARFlELD COONlY stR\ofYOO'S 2 ljr 91.ASS, f OJr() IN F\.lt.C[, AHJ OOlRECll Y 'ARl<!:O AS T>t: SWTIUST <XllNER or SAO Sl:CTI<JI 7, T1llKl: S 49"2t1s· E A OISTAHCC CF ~19.-$4 ra:r TO Tl-IC T';R\I( POINT CF et.Cl'.HN:NG; Df;NCE. S 69'4J'JO' ( A DISTANCC r.f 100~H rU:T TO A POOH CH THE YltSrt:RlY UH£ <S ff ROAIUfC rORK TRol.NSl l AUTHORITY TAAHSPC»HATION ~RIOCft (AS£MCH1: H HCE. AlQHG THE 111£S1E:RL Y LINE CF SAO EA~WEHT S 19'J8"52. E A OISTAHCI CF 264•.Sl FEEi: Tl-(NC(, 494 • .)4 rtcr Al.CMG THC /tRC a It CUfh( TO THC RIGHT. HAV.NC A RAO.US CF 2815.00 rcn A CCNTRAL. AAQ.E Of IO'G,)'.42 M.(J SlllTtNONC "' 01MD ~ARING CF s a ·.m:n· E A OISlNfC( ~ •93.70 FttT: Df;Nct, s 09·35·09· E A Dl'SfANCC or 120.78 rttr: Tt£NC(, ((PARTINC THC 11(ST(R1..Y t.H£ a $.A!O EASEMENT N fi5'J6'14" W It. Cl'STANct a 60.•S rtET: 1'1€NC(, H 49'$4'10' w A DISTANCE r.I 6-4.72 rtCT: 1'1€Nct. H 49'$4'10' W A CXSTANCE r.I 86.91 F'ECT: T>t:NCE." <ai no·. A bSTANCE ~ :;4.JO FE.ET: D<Nct. H ~·4nr w A OISTANC:t a 12J.97 f'EtT: D£HC£. H enti•' w It DISTANCE « 9100 rt.tr; K NCC. H 29·35'JI" 'I A DISTANCE CF 1151.:i.8 ~(T; H NCE. H 78'00'<4J. W A DISTANCE <J" JJ.84 f[[T; 1'1€NCC. S 79·41·~~ w A OISTANCC ~ 17.80 rtCT: 11-(NC(, S 22'$7'$2' W A DISTAN<X « ~.OS FtET: 1\€Nct, s snrsr w ,. ois TAHCt ~ 4S.48 rtCT: H NCE. H 82"J2'~· W A DISTANCE Q" 2&2J fITT; !\£NCI:, N 59~YD3' WA ~STAHCE Of ~71 rm: n€NCC, H 71"20'<44" WA DISTANCE r.I 8:t.1J rt.CT; H NCE. H J6"4J'IO" W A DISTA.NCE CF 9J.22 FITT; Tl-£NCE. H 2~"J9'2i9 W A OISTANtE Of 181.92 fEEl; ll-£NCE, N 6510'24" W A DISTil.NCE CF 9&<4J FEET: ll£NCE, S ~·otJJ' W A D!STA.NC£ Of ~20 fEET: Tl-CNCE', s 56')J'52· w A OIS'T.t.N(:E Of J9 . .)4 FtEf: fl.€NCC, S 20'49'JJ' W A OIS'l'AH<X Cf <42.96 FtEf; 1'1€NCC, s 37'27'4J' E A OSfANct or 21.60 FCET; n<Nct. H 1ronr w 1t. CMSTANC£ a 89.66 rttr: 1'1€Nct. S 70-74'1r w A OISTNfCt Of 70.~ rtCT: 1\€Nct. H ~·Jg' w It. CllSTANCt Cf $S.5S rttr: Df;NCE. S 34'28'$8' W A OISTAN(( Of •UJ FtET: H NCE, N 14'2f48" E A DISTAHCt: <X 68.20 FfIT: fl.€Nct, H 0$11'46' w A DISTAHCC or n,~ rtt'T: 1'1€NC£, H 1$'20"0$" ( It OISTAHCE or 10.82 rt(T; Ttt:NCE, H 2~··cr E It DISTANCE CJ" U,14 FITT; H NCE, H 10"3<4'~· E A DISTANCE Of ~11 fEIT; fl.€Nct. H ~·sr ( A OISTAHCE or 47.16 FUT: fl.€NC[, H 03'48'08• ( A. DISTANCE fS J6.48 fEU; H HC[, H 04·40•52• E A. DISTANCE Cf 71.0J HfT; Tl-£NC[, H 07"Jf51" E A DISTAHCE Of" !>4.66 FEET; TICNOC, H 29"26'14• WA OISTANCC (I: UGO IUT: H NCE, H Jtoo'u· W A OISTAN<l: CJ" 61.05 f'ITT; H NCE, H 26iT2g· WA DISTANCE CJ' ~~2 fEIT; Tl-£NCE. H 38106" W A DISTANCE or 4"4.J6 rtET: H HCE. H SJ11'l2' WA OISTAHC£ ()f J7.7J FITT: 1)£NC(, N 59~4''8" WA ~Sii.NCi: 11 :;4,!6 rm: Tl-£HC[, H 87"51'JS" W A. OISTit.NCE or J6.97 FITT: Tl-£NC[, H 57"Jl'4r w A. DISTANCE or S.~70 HIT; Tt<Nct, H 81"56'22' W It. OISTit.NCE a ~02 f'ttT: Tl.£NCt H 0411·29· WA OISTAHCC C'S 158.65 FE£.T: Tl-£HC[. H J5"50'41 " W A OISTit.NCE or 41.JO fEIT; H NCE. H 54"4S'OJ• W A DISTANCE ()f 24.10 FEET; n-(NC(, H 23"51'45' w A DISTANCE a 209.99 f'EtT: fl.€Nct. H 11':18'3T W A DISTAHCC or Jl82 F'tt'T: K NCE, N 41UHS" £ A ~SIANG: Of 7&19 FE.ET: D<Nct, H 06"29'01" W It. DISTANCE a 117.20 f'Etl: n£NC[, H ~·2r w It. OISTiUKE a 9'.24 rctr: fl.€NCC, H lrJ2'0J' w It. OISTAHCC or OlaJ rtt'T: fl.€NC£, H 01':1T"6. w A DISTANCE or 141,4~ f't(T; n-(NC(, H 09"56'14" ( It OISTAHCf fX 50.16 FCE.T: fl.€Nct. H 191ru· w A DISTANCC or 91.4)4. F'((T: 1\€Nct. H U-41"$9' w A DISTANCE or 13"4,SS F'Etr; H NCE. H 19"2$•9" W A DISTANCE CF 7<4,18 rrtr: ll(NCE, N 19'3)06' W A OST1'NCE Of 4117 rm: Tl€NCC. H 2rJO"o1· w A DISTAHC( or 72.2J rtt'T: 1'1€NC£, H 0016'.JO" ( It OISTAHCE or 217.77 F'Et'T; H NCE. H ooio'JO' E It DISTAHC[ Of Jl 2.9' f[El TO M POJi!T OF B[Q~'t{NG, Cttn.AJN NC Mt Ni[A Cf 7J,OOJ ACRES. MORE Cf!' l.fSS. ~ ]CQ'THER Will-I. PARCQ. C: A !Riel or W'1> SITU<TtO ~ 1\£ SMH>\:ST OOAATER Of SECT'Qt< 7, l°""5HF 1 SOIJl'H. ~ $& 1ttST or THE SnCTH MHOPAL .WER!O~. COUNTY ~ CAAf'aO. STAT£ or CXll.CR>OO. OCINC 11(1111: PAR'!(!Mllt.Y OCSCl'OED AS f'QU.OWS: 8EC!NtfNC A.l A P0:NT OH ntE lr£STERl'I' RIGHT OF WAY LINE Of COl(lfW>O STATE HCHWA.Y 82, 11-lDa: A. 2 1/2• BRA.S'S f.>P, FOl.H) IN Pl.ACE AND PROP£RlY ~ AS THE SCMJTH(AST OORNt R OF' SNO SECTION 1, ee.ARS S 78'01'4.l' ( A OIStN«:e: or 2054.18 rw: ntENCE. ~SAO WESTERLY RK:Hr OF WAY LINE H 09'~'10· W A O!STNCE Of 188.1• THENC£, 282.60 FEET lt.l.OHC ntE ARC or A. Cl.JIVE TO M LfFT WMNC A. RADIUS OF 2915.00 FECT. A C£NTR,ll ~Clf Of 5"J.l'lr Nf> Sd)IDIJIMC A 01MD IE>R!NC Of N 12'21"49• WA. DISTAHCE Of 232.49 fEIT; THENC£, OEP.IRJlNC SAID RICKT Of WAY LN: S 90'00'00' E A DISTANCE OF 49.74 FEET; THENCE. S 06"01 '00' E A. OISTIHCE OF 202.i'O fEIT; THENCE, S 04•34·~· E It OIST.wcE ~ 260.10 f'ECT TO TllE POOO or BECINN!~. CONIAmlNC l>l II(}. or o.2;< ACR!S, liOAC Ill! L!SS. 0 5001,000 2.DOO ~-I Feet VIC INITY MAP TABLE 1 ·LAND USE SUMMARY TABLE ··~-~·-· tOtAI.. AREA f$ P\JOISUBOMSt:IN 1Si$AC lOlH.AAEA~OPENSPACEN.ID OlHEROOMMUNITYSP.tCES '""" OPEN SPACE (PASSM) ''"""' TOT AL MEACK-USEMll.£ OPEN SPACE(~ Sl(ffJ '"'"' 1..IMITEOUSE:OPEN SPACE:!>~ Sl.Ctt) "'"' 0£TENllOtl AREAS4UMITE0US€) """' PERCEN"lCf'ENSf'JrCE ,. .... OTHER OP£H MOOOMMUNJJY Sf',ICE "''"" RECREAJICtfAL <FEN SPACE lP.iRK.5)1 17C8AC COMlolefl AAEJ.S (GENERAL I' 1l!31fC COMloleflAAEJ.S~EN) """" NE~CENTER 230olC USEAEU CCM.lUNrTY -SPACE(~ $1.~ .,.,,., PERCEN-J OTHER OOMMUNRY SPM:E 227"' TOTM.AAEAC*' RJOiT~·WAY 2"""' NEIGHBORHOOD CENTERBUI LOINGANDPARKING StJMMARY f0JAl..~9UU>NG~(MAXNIJMJ tO.O:OSF TOlH.OOMVl'AYSNIOPNtK!«G.IAP£AS(IAA.'<MJMJ I 218.CXXlSF TOTM. ftON~ESIOEHTIAL Fl~ SPM::E (MA.X.IMIJMt I 10.0'JOSf UTILITY TRACT BUILDING ANO PARKING SUMMA.R'1'1 lOTM.AAEAC*' Ull.ITV TRACTS I 3~7K; BUl.DHGAA£AlMA.'OMUM'J I Xl-.OCOS.f ORMWA.YSANOPARKNG"'RE"5(1Ml'IMUM) I :t'OO'JOSf HOff.RESIOENl~ FlOClR SP.tCE tMIUOMUM) I a>.CXXlSF LOT AND TRACTCOUNTs' RESID6NTIALUge$ ,.. NOOH90RHOCO CElflER USE ' UTt.nYUSE ' OPEN SPM'.:E USE " RECREAT (IN,I(, u se (PlrtU..St . OCWl.400 A.RCA USE (GEN~ AN DMCH~~~ "' RIGHT-C#-·WAY USE " OFF.STREET PARKING SPACES RESID6NT"'l.1 ,.,, NEDI~ CENTER (MAXIWJMf "' OPEHSPM:E 0 PARK.$ .a.NOCCM.o,Qf AAEA$ (MA.'CM.N)' " UTl.ffY"(~ ' NUMEJEA 0, O'W!l.l.ING UNITS ... GROSS RESIDENTIAL DENSITY 230UNl'ra.fACRE PAAKSAAEAlSOOOMMOtiLYREFERRED TOASAClNEOF'fN SPACE f ~8ASEOON PROf'OSEO EASE.ME1illS FOR DETEHTOil f"CWOS 1EXCLUOESPRCfiOSEDRAWWATEl!S'WSlEMDETErfTIOOPOt:>l OCATED RAWW.UEROETENllDN PONDEASENENl IN TR>Ct PC 1 WCl.UOES lW::. SPOTS P£A 0'<\EU.JNGUHIT Q.l·STA:EET P~AL.$0 PRCMOEO BUT NOT HCLU0£0 ltl TOTAL •ooeSPAa P£R.<OSOU.lrAEFEET OF-BUllDINGAREA. Cff.SlREET PlrAKINGAL.SOPRO'lll0£D all ...OT INCtUDEO IN TOlM. ONSJREET PAA:KlNG0ENEA>U.YCCN$IOEAeo .-OECJJAtE 10 SEfMCE PARk$A.~0CCMMCH AA£AS Gut .-0011 IClNAL OE$1GNA.TEO PA.AKING MAY ee PROo/IOED •atlE SPAa P£R ZOOSOUNtE FEET Cl-BULDIHGAAEA OPf.SlREEl P..-A<ING ALSO PR<MOED MA.;Nle.tN«:.E VEHICLE SP.tCES SHALL .rt.SOSEPRO'VIOEO 'IHCWOESIRAIGlilK:N & MMITENNCE NlOWATER & ~lE'WATER UTILITY TRACTS ls.EE l"61.E2AA'Cl 281.0l NlO TAACJ ZONINGOESIGHA.TICWSCH P"'1£2o.'9f$ THE~EOGE:~PW~ FOR THE ZONIOOOISl~ICJ OESIGNATIDNCK-EACH l01 AHO TRACT AA'{) THE f'tOOOICE fCR lJHDUSE.H..LCMANCES.AHOST.AHOJRDS 'mc:MOEO AS NE<:ESSMY 10 ~PLAY FIElDS. OOURIS NlD Pl.AYCiROUNDS ONSlREEl PN!l<IHG ISGEHERH.LY OOtlSIOfREO AOEQJA.lE r e SERVICE PARKS ANO CCM\.C:H ~ El.IT uPTO 1$AeerTICHAI. OE$GiA.TEOP~$P.f(::E$ MAYeE PROV(IEO 10 .r¢CCMX>A1E: USERS LEGAL DE SC RIPTION S PARCEL MAP SCALE: N.T.S . 2 3 5 6 8 9 10 PUP APPROVALS ANO CERTIFICATIONS MllllQllD: TllE NJTl+ORRY Fett THIS PUD Pl.Nf, ACCDllP.IM'tC P\JO CUDE R4D OTHER PROJECT OOCUMENTS. AS 0£:rlN£0 I'll THE PlO Q.10£, tS PROv(IO) UNOCR ARTICl..t YI « THC CARF'IEU> COUNTY UNlrtO LANO l1SC R£SOLUl!Dt< 11 2008, AS All9IOOl (UU>!i n+E 'lJIH()A1lY FDR AllllO..E ~ rl: lliE Ul.UR <S l'l<Ol<OCO 'DR IJt Tl1E PLANNED UNIT DEVElOPUOO ACT Of 1972 (1\Tlf 24', JRflCl.f 67, C.R.S., AS MIEP()f()), ~-Of IH~ PuD PuVI MSlW<I ID 800IO Of CARnll.D CWITY COllM!SSM:1€RS' Rl30t.U'TION COllM--!SSO<-.-,RS~IHA~~~i:;s ':'~.:." :..~C:.. 8:° ~~~~TY OOWPR(HEJ<SIVE PW< AHO AU. """'°'81.E REOUIROltN'!S or n+E W"-NI) THAT ll4S M PuVI 00\IPl.CS WTIH THC PW<NID UNIT Dml.OPW'1' N;T ~ 1972. >fST[Q mm; AP9ROVAL or Ulfi Pi.AA SHAU. CREAlE A vrsrro ~ERlY RiCHl P\IRS\ll.."tf T(l A.ROCLE 68 or nnE 24. C.R.S .• AS AUEl«O. lHE TERMS OF ~ ITTTED PRa>ERTY RK:Hr ARE DET.AJLED tN THE RMR EDGE cot.ORJOO PUO DMl.OPMENT ~~ APPRO'\lt:D 6Y eoMO OJ" GARFIELD COIJHTY CClilt.tiSSOHERS. R£S0LUl!Dt< ---- CJ:R!ff.AI[ CJ Ol!!QStlP n+E '-'ClEJISIGHOO. CNl90!CW,( IN>\:STllDITS. U.C. eEl<G SOU: Ol'OiER(S) IN rtE SMPl.E rt AU. THAf RE>o. ~ SffUAT!O !I< CARflEl.11 <XUITY. OX.ORAOO. LOCATED W!THIN 11£ BOUNDARIES 11 ll4S PuO PIM CONTA.N~ 159.16 ACRES, MORE OR LESS. HA.S 8Y THES£ PRESENTS LAID OUT THIS M PIJH UNDER: TK: NA.t-E or llMR EOC£ COlORAOO PW. I 1-EREBY A.FTIRW T~l I AM lHE ~ER CR NJJHORIZED RO'R&NTAlNE rt 11( !NO\'OOIL HA"HC OMIERSl<IP llTEJEST IN 1\£ Pll()P(J!lY OESCR&:D ~W. IN WlltE'SS llic:AEOf, I tiAVE SCT MY KAHO AHO SOrl THIS _ (IAY r:R ------- A.O .. 20_. STAT(r!COCl.ORAOO ) )SS COUNTY or CARflEl.11 ) TllE ..rotE ~ FCHOONC STATEMENT WAS ACXNOWtEDCID BEFORE ~ TlllS _ DA.l' OF -----· 20_ AD., 8Y ~~~ISWN EXPIRCS; ------------ CJ:RllUJ[ CJ SU!M)'QR 1. LIT TUTILf. 00 H£REBl' CERTFY THAl I AM A. f'RClfES5lOtW. ~D SUMYOR LICENS(O lffl£R tHE lAWS Of THE STATE Of COl<FJOO. THAT lHS M PLAN IS TRt£, CORRECT ~D C<».IPLCTE. 00 nw Sua-1 PUO PU.~ WAS BAS£D UPCW AH ACO..RA.1£ SUIMY or ~o PRCF£.RTY PfiEPAAED BY ME. CR UNDER WY SlFEIMSION, MO <XJIRECTLY Sl-CWS Tl£ LOCA.TO'i ,i,.'f) [);WI:NSK>NS CF i'tl FfAJUft£'S Ml SHOWH HEREON. IN Wilt£$ llic:AEOr. I tiAVE SCT MY KAHD AHO SOrl THIS _ (IAY r:R ------- A.O .. 20_. ~·~ESS-IDffA!.--W'l>~SU,_.,..RYt'IOR=-- CJ:R!ff.A![ CJ APl'R!1tN. !liE l!OIRO or CWITY COllM!SSIONERS Of CARl'IELD COUHl'Y. COl.ORAOO. i<tlE8Y -nos Pl.O ""'" llilS _ DAY rt , A.G .. 20_ FOR ~LINC WTIH TH( CWt< ANO lll'OOROOI ~ CARFJELD COlNTY, SA.D N>POOl.Al BOMC DOCUMENTED H BOi\RO or CARAU.O COUPfTY CO.WU:.sst<HRS• Rt:'SOlurlON ___ _ CHI< ..... 800IO or CWITY OOW!SSIONERS. CARfl(l.O COUNTY, ODLCR>OO Wln+£SS: Q.(RK 10 THE 9CWlO or CARnE1.0 CCQm' 00111:.WIS'SIONERS Qil!!C NC) R£CQ!!ll£R'S C[!!!U.AI!'. llilS PUO PUoN ~ Ft.EO rOR RECOOO IN THE OFFICE Of TI-£ Q.Db( NO RECORtt:R or ~ OOUNJ'Y, C<X.ORIOO. AT _ O'Cl.OCK __ , OH THS _ l».Y OF 2<>_ ANO IS OUl..Y REC:OAC€D WlTH R£CEJ>~ HO. ------ Ct!Rl< ""<> RECORO£R ~~--TY,_----------------~ NOT FOR CONSTRUCTION PRELIMINARY ENGINEERING IN SUPPORT OF THE GARFIELD COUNTY PUD ~REZON ING) ANO SUSOIVISION (PRELIMINARY PLAN) RE\llEW PROCESS FOR RIVER EDGE COLORADO The soi. ~tpOH: of thne ~ps •nd d rawl"IS, •nd the •uotlated p/fn$ and reports, Is to $1,,!l)l)Oft tile G•rflt&d Col.inly PUC (Rc-1oning) •nd SubcliYiiion (Prclimirwiry ,,.,n) review ptOcus Nsed on the reql.lirC'mC'flts of G.lrfic-ld County Unified brid !he Resolution of loot, u •mtr1dcd. The m;ipi Ollnd d~wings,. •nd the U)Qei•ttd plfRS •nd reports, Pfl@s.ent the OYer•tl deslf:n Intent, lavout. faclhdes coordlNbon •nd oper•llonal c.on.fipatlons based on Gariield County, •w09rilte ilCfflCY. •nd Industry standards. The mapi •ind dr•wlngs, •nd the associate<d pl•ns and reports,. •re lntendtld to show pra<tbbillty and gviOc final design, If apptOVed, and •re not irllended 10 provide the priell~rv or final design kl formation nttessa~ to wpport thie permitting or awoval proc~ ol othtt agencies . lhcJ.e m•ps and drawings,~ the •S$CX~ttd pe,ll$ 'llnd rt90rtS ~~ prc-~rcd by CH' under lhe dirKtion Qf • rtsn,tcrcd Pofmlonal enginttr (Willi~ S. Otero, St"e of Colort1do Proffliion•I EngWaeC'f, Rt'iiW•tion •32163). 9 10 OWNER/DEVELOPER: Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No; 866.934.8140 www.8140partners.com 1118 TUTTlf SURVfYINC. S CAVll:U; Tt/17'/J SVHY4'J7HC S4'HY/C4'S 721 8Jak# A1'41"11/d' CIM..ood 5/>M9S. C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHIT£CT: Z E H R E N A~D AISSOCIA.1'EI, I HC ~~~.-A~~:;~ KEY MAP : 8/3/11 R1.VS!1H AOOR!SSES EXIWIJfTS 8't CAllfllD COtMTY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRWMINAAY PLAN) SUBMITTAL ISSUE OATE DESCRIPTION PROJCCT N UMOCR; 10-00 1 PROJECT MANAG ER: S. OTERO DRAWN eY: C. SNYDER CHECKED eY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN COVERSHEET (1 OF 8) SHEET NU MeER: PUD01.01 H G F 0 ;t 0 ~ b z I N 0 E I 0 => 0. / IS w :i: (/'I 3 Q. / ~ / z 0 u; w D 0 '<! 0 z a: w w z " z w / 3 Q. :::. ::; w "' Q. N 0 c "' ~ N 0 "' 0 / (/'I "' ~ z 0 Vi w 0 0 0 e "' 0 / "' ~ CD w :::. lJ :::. < !Zi o ci !l; <~ ~ -"' z ~~~~ ON >-~ z '-.Z I ~~.")~ ~a>~g ~L1S ~!A .. :tU<X) a.~).'. .. ww m ~ ~ !;( 0 4 O w l.oJ c.5 b ::::! -l _, _, LL O...Q.Q_ 2 3 TABLE 2A ·LOT AND TRACT ZON ING CATEGORIES AND ZONING DISTRICTS BY ZON ING CATEGORY OH I Nu \.A. ... """"b A.Nu "'"" TRICTS I AUNGl l Bl.OCl(I LOJlfRACU iAREA(SQFl) AREA (AC) I AVERAGHOJ AREA(SQ Fl) RESIDENTIAL. ZOH1 NG CATE<~Y ' 8J I .. ., "'"' 281 .... AHACIED IQ.IE ZCHNGCISTRCT 2 87 ~23 l062< 131 -~,,., l .. I ~· .,,,. II OW' .... 6 '" I .. &J-'12 ... '"q' EXECUTIVEZONnuu:.TRC 6 .,, I '"" ,,. ""' ' 6' •• &1613 ,,. . .,. I .. .. ,,,,. e1 rn• I 91 1.2! 111n )I) U!l ' .. •• ~-"" '~ ' .. .... .. .. '" .... ' '" I 1-18 llUOl "" 7,3i'I T~ ZONNGtlSTFU;T . !OI I 1-IS !ii<!! 2l!l ··~ . ,, 1-11 llili ''" ·~ z . " .. '"" 081 ··-~ • "' 1-11 ..... "' '-"' . 8 ... "'" "" .. ~ 5 " •• .... '" 7.Yf/ • "" 1-IJ --, .. 6,161 ~ 6 .,, 14 u~ o .. ,_ 2 87 I 1·12 10107 I Q 511!1 ' " ? ""' Oii , .. WUG: ZOONGDSTRCT . ,,, •• 50813 117 <"'2 . ' 1-11 w-"' '" 6 817 1·13 71!0) lk S!ro 6 '" 1-11 .... ,., ,~ .. "" 1.21 ..... 21? .... •• "' 1-13 ""' ,,, '"" G\AOEH IO!E ZONNG:CISTRCT IA ... 1 ... .. ... ,., , .. .. "" . .. ~~ ,. ,~ " "" 1-14 '"" II ·-SUBTOTAL 2,l2f,&W ,,., "°'TOTAL "" AVERAGE: ~3U COM!IJNllY SPACE ZC>jlNG CATEGORY ' AH 13.00 ,., 1100 -.---"' ~~' '" •01.371 -.---.., ""' '" •·= ,..,...--... ll.917 o .. ,.,.,, >-;--'"' ""' "' ""' CffH SIJotE ZOONG:CISTRCT >-;--... -~ IW '----.-"' ~-"' ~----.----BO w-"' M--. I "' '37113 ,,, IJ.1.1 1! Ir-I "' k>8J ... M'~ ,..._,-" "'"' .... .,,,.. WBTOTAL f,76'.,0.f8 ... so AVERAGE; f~~ "er TOTAL 15% I "' I ,,. ' !--;--,, '°" OOl 1oo; !--;--AV "·"' ... """' ' AY oz 1 Ill "" 01 lll "" ,,.. I .... ~ ---.,--.. "'' oca ,.,. ~ ---.,--BG 16881 "' 16,881 0 -,---er U te oca 2_6tC § CO&IMCtfloJtE).lCNNGDSTRCT ... ... •• ... BV ~"'' 031 16.0lb lll . 8" """ ... 11.&tO ::> ---.----II. ""' ... ''"' ----.-80 <1319 ... <1m ----.-"' 011 ... (811 ----.-.. .. , 012 .,,. -. II. """' 216 9(2'Ji -. "' ""' 017 ,.., --.---Al ,,.,. ... ,,,.,. -.-co ""' ... .u 523 WBTOTAL $ft)13 f U J "a: TOTAL "' AVERAGE; 25,166 GNUJ:Nl~ZONNGllSTRCTm I .. KV.019 2 .. 107.0t9 BA ""' '"' 62.32) ... '""' 117 ''"" SUBTOTAi,. .Z20,380 "" AVERAGE 13,460 "c:\C TOTAL 3" NEOeattOCOCENTER ZOONGllSTRCTI ' I M ...... ,., ICl),1!ll WBTOTAL fDq.109 1Jll AVERAGE; f~f09 "er TOTAL '" P""lWNGCISTRIOT~ M 2<1291 , .. ,.,,,, I • 213.cm Ht! 213.00: I ., ..... , .. 101.ces I ... ..,,G "' la.\613 WBTOTAL "~"" 11.08 "Of TOTAL "" AVERAGE: !86,01< RIGiT·Cf·WAY ZOMNG CATEGORY ' RC "'"' '" 215,IS? !--;--... '8ft '" 6'.ft ,__, .. .. ,. .. "' 1.39.192 I : RD 8!1815 20. 88.81~ ~ .. ,,,.., '" 1616'9 ~ ..___,..._ .. 73105 ... ,,, ... ii l!X}(T.(X-:W...YZCNNGllSTRCT r---r-"" """ 1ra """ ~ ,..._,-.. t50.91S . .. l!Q9t6 'Ir '°' "'°' "' "'°' "' t---;r "'' $7m Oll '"~ ::> llA IJ;I ..... ... 2$, ... >----;;:-'"' '""' .,. ?<"3 >----;;:-''" ,.,. '°' .... !-..--"'' I ' 0,, i01S SVBTOTAL f,flf~fjf ,.,. AVERAGE 19,350 "OF TOTAL f6" ~TILITY ZQllHG CATEGORY I IP.ltGAU:J.-~ lrUliT£mNCE ZOONGllSTRCTI ' I I "' "'"' "' ..,,., 'NATffiANO'AASTEWAT~~ I "' """ ... """ UllJTYZOONGDSTRCT 6 AA "'"'' llS """'' WBTOTAL f 55,656 UT "er TOTAL "' AVERAGE; 51,"5 TOTAL ;,9131,010 iS9.16 'TH::~H(iCATW:.RYNIJOISTlll::T ~T~SUNTJ6)~SKtrU,.eeU11JlEOINN"F\YNGtlEPR<MOONSaTH::FW~ IN~\CE'HTH Tl£f\IOOJ(£. Tl-EFtW.LEGAl BOJNl:AA.E.S<S JU L0lSNtDlAACTS6EST~t.f'CN~OC:HfS Nt~fNM. A.AT FOR tACHFtm 2 3 TABlE 2B ·LOT AND TRACT ZONING DISTRICT BY FILING AUNGI BLOCK I L01/IAACll ZOlllNGOIS1RIC1 I Bl ,_., AITN)fftOUt: I M 19 I " 16 '""" I " ... ' ... hEOeCfHQXl(lHIER I "' -I IC CQl.\ION .... I ,., I I NJ RRIJATOl l.llDUllHEJll,,.'il I I ,.. """''"" I I ~ "'" I I li.'l 'Ml~llAM"l-_~I~~ I I ,,. I HJ ""''"" I " I I ' """"'""" "" ROl.0:-'MY I ; llf " "' 121 .......... " IC • Fll)G.(1JMY 18 "Bl! "3 GAA({Nl(lj( .. "' ROll.0:-'M.V 2 " 112 """' " ,.,, .. .. ~~ 2 " 16 1""" , " '"' AITN).EOKUE , .. -2 "' IE ' .. """"'""" , "' 2 ' ""' ""''"" 2 AS ROO~•v " "' .... ...... _ " "'' Rnf.(1.'MY ' BW , .. 1'""" ' " I ' " ' .... oo: ' -..-... ,,._ 3 ... """'"'"' 3 11!1 ' ~ '"" ' I " ' ... CQI."'""" ' ., ' lij5 ·~~ ...... • Bii .... """ . Bl2 ·~ .... IM:E • Bil \.11 I . I BH 16 '""" • '" "' l • .. ""' . I ... • .. l'.XN.'#Vt4NIU. . fN • ., l(.ff]fSPACE • I "' I . .. l O'.M.\KlN"1£A • es • ... • "' ROf.(f.!IMV .. 8" ... GAA({Nl(lj( .. ... .. "" ROll.(J.wi\V I . .. ' 92 1$ 1'""" I II. CQNONAllEA ... ' ,,. """''"" ' IC!. OOIJION .... 5 I .. ROCl-U"-'IMV " -l>I , ... "-NH- " Nl1 '~~~ ...... 6 816 '" 6 I "' 113 """' 5 PUP NOTES 1. P\.O SUitOllDS Ck ~~~~~~~o~o~~~~~xtt-Slx (366) CM€u~ B) CONIROWNC DOCUMENTS: Tl11S PUC> Pl}..1,1 IS ~ 8Y THE F\O OE\'El OPWOO OUIOE roR Rl'VER E0CE COUJRAOO (POO CUlD[): TH( OEC!.AAATIOO Cf CMNANTS. COHOffiONS NI) RtsrRICllONS l'a! RNt11 (DC( 00.0RAOO (<X:RS) AECOOOO> W~H RECEPTD< I " OF1'U r1' CLEA>< ANO AEC>:lAOOI: ANO PRMCT OOCUllOITS 10EHTr(O wmt!N JKt FU> 28 -LOT NfO TRACT l'OfiNC OIS'l'RICT SY F1UNC• LOCATED HEREON l((NmES 1HE: IDESICNAT>CWS Of' AU. LOlS AHO TAACT'S WITHIN THC RN'(R tOCE CO.ORAOO PUO. OPMtNJ ~ USES WlTHN THE RNtR tOCC COJ.aw>C> PUO StlN.l. CON!ORW. 10 TttS I P\.O CUIO!'., cc~ N'i() PROJ[CT oocuwoos, AS OUIHW sr TM( PW CUIOE. ~ ~~M~~~cw:~irH~~~L~[~Dor~ ~~0£ CQ.ORAOO PW. PRO'VlED, ff0'1lil'E'YrR, Tt'AT '#HER[ TH£ PROYlSK>NS Of TllS PUO PlHI, THE Pt.JO cu.ot. ANO l'AOJECT OOCUMOITS DO HOT lllORESS A PAROCUlAA S<.eiECT. TliE l'A(MSl(»IS Of ~&~~::=.l:"°CAR%~~2~~:'~~~ PR0VDE0 9Y THE P\JO CU.OE. ~~=.ro~~/c:r~~~VISf~ ~:~~~~ roucw Sd10MSOH 2.llOOOS A) PA!VATE R<WJS A.'() AUE'l'S; AU ROADS ANO AU.D'S SHAll 8E CMNEO. Cf'ERATIO MO MAINTAINED AS PRtVA'f't R04DS ~ AU.CYS BY THt RNtR toet COLCttAOO PROPE:RT'Y OWNtRS' ASSOOATION, INC. (POA) (OR flS ASSX:NSi riE~&~.c~~~=T~~~~-~~J.Ti£~~ ~ ~~~:a~~~ ~f:li-~Hr~~~H~~Om'A~~~ EE CONSTRUCTED AS PARJ Of' fH£ SA.aJMSIOH ll.l'RIMMENTS AS DETAILED IH THE 000..CPMOO ~~lWJ~l.._~ AOPUCAll! St9JllASOI [t.lPR\'Ml!OOS ACREElENT {OBICN ANO 3.- (>lA'.l<l(;E ANO OR1'N>GE f ACILfl(S """'AINE!> ORAfiAGI: ANO OIUJ-r>0UTIE$ COCAT\ll COTS """ TRACTs. EXCEPT Tl10S( stR'llNC AN INOMOUAL I.OT !iH'U. BC OR ITS .ASSICHS.. ll£ MAHT'EtWa Of' ALL ORNNN:il: .V.0 CWWNAGC LOI ~ 0!£ AESPoollBIJl\' Of 1\£ PROF£R1Y Olll<ER. URES SHN..1 BE APflR'CM:O Bf THE POA OR ITS ASSlCNS. B) OBSTRUCTION Of l)AA'.tW;[ AND UTUTY EASEUOfTS: NO f'ROPERTY OY!'Nf.R HM THE POii. (OR ~:>=o~~{= ~~~~oos.ctRSON..~EE~~ ~ LOCAJEO W!JHIN N<Y OAA'.WIC€ CIR UTIUJY £.ASEME.NT. THE P0e;RTY OWHCR OR POA (OR If = ~~~~~As~E=~lfo~u~~roW~ORwim,~~s ~~:.c~ =Nf OA ~~~~OR~~~iITTrv~r:~~~~TtO wmtlN A t"'lAHAC€ OR UTIUT'Y (AS(M£NT AESU.nNG FftOM THE: Pl.ACCUt NT OR MAlNTEPW<:t ~ uruncs CIA" C»?A.HAC£ rACllTltS '#!THIN A ~ At() unurv CASF)l(NT 8Y A Ull!l"r COMPNn' OR ltt: POA (OR llS ASS/CNS). C) G(NEJtll OAAN>GE PROY.DED: AU. OPEii SPAC!:, C()ljU()N AllEA. PARK. GN<OOi/alOiAR!l, NI) RIGMT-OF'-WAr 'MACTS M.tr at unuzco 8'I' ll£ ~ (OR rrs STORtl«ATtR C NtCES5ARY TO P wmtlN R~ HISTMc.Al.J.Y" 0 ""°' EDCE ARCAS SHAU. NOi Q TRANSMISSION UNl.£.SS SUCH J(.fEAATION IS =~E~ ~~~~~CNS) A'tO SAJ0 QWfC"'8 CONFORM. TO CARflELD COUNlY •• COll!INION IA!l- ~hm= ~~==~~~~~E~~ ~~=A~NAl.~RteamED ~ 8CXlK 1171 Al PACE: 929 Al fiECtPllOH I se.90.36 IN Tl!E: Cff'a: f$ Tt< GARn(lO CCUfN OLE~< ANO R(COR1l(R. (CONS~RVAllCI< EASE""'1) WiE ::~~~~:~r :r_~5<{ :rHrcu~~~.'MTH THS fU) ~. C) K:RON PROTECOON AREA: PROP£RlY LOCAlID SOUTH Of' CA.TTL£ CRIIJ< .V.0 'tfTHIH TlE "HERON PROTECTION A/ffA. AS D£PCTIO 1-EREC»I Sl-W.l fE BERMEO AND VISlW.1.Y" SCREENED IN ACCOROANCf 111Tll SFCTlON 53(9) Of M" ~R\IATI()rf FASFVOO THf RfSTRICTIONS ~tAlFO wmt TtlE Pit.ROH PROTECTION iP!.A" NIE EHFORC£.A9l.C B't Tl!E ROMING fe&C CONSERVANCY OR POA (OR ITS ASSGNS), CAAiJELD COUNTY SHAl.L HAvt NO R£SP0HS18UJfY TO OIF'Cllet TABLE 3 ·DEDICATIONS BY FILING OPEN SPACE 8 0) CONSERVATION £ASO.t£NT M'.:CESS CONTRa.. AREA: AREAS 0£P:CT£D HERECfl AS 'CONSEINAJXW £.oSOjOO ACaSS CON1llOI. AREA" Sl1AU 8E P!N<lfD ANO Bl'RllEO AS AP-14!( ANO " COHSUl. lAll()N WlT'H TME: ROAR:NG rORK CONSCRVAHCY l O H[LP ro O:.'SOOURACC ACCCSS IHTO 'D€ CONSERVATION E:ASE:lil!Nl. SCR([H:M; ANO 81.f'F(RlNG ~ PURSUNn ro Tl!E ~LE: PROYISOHS <$ lllf: CONSCRVAl'lON E:ASEM!NT SHAU. 9E CCMPU:l'tO IC ACCCIROANCC WITH THE: SCHEOW: (1' ,_..EMTS oornnro IN ll<E Ol\'!:L()PWE)ll ACll(0<£"'. MA'll1llWiCE or TliESE ~ENS~Cl~~~~~:~~nl&'g;=.!.._~"')'EIN~. SIGNI« Siilli.l BC PROv«O NJ0 Wi:Nl:m(O Win-IN 1H( 0CONS£RYAn:lH EASEMOfT AC:Ct'SS CONIROI. AR£>." ""' IOO<TrCS TliE AREA ANO O<SCOURAGES OR AESTRCIS .cass AS RECU •ro BY ltt: (X)NS(llYAllON f'ASEMO<T. II( R£SlRICTlONS ASSOOATEO WJIH ltt: °CONSERl'AllOlt ~&'k:~ ~~ ~;s81:~ ~Jt:"°tQ(~~w~E~Cf'6r"'J~,"°"'"0 CONSERVATIOH EASEMENT. CMfnO COUNTY SHAU. HA.VE KO RESPONS 8UTY TO (Nf'ORC( • E) COOSTRIXOON SEASON RfSIRICTICHS: CONSTRIJCIDt WffilN ThE l£RON PflOITCOON ZONE SHAU. IE Rt:STRICTECI IN ACC:OID\NCE WJTH 1l£ CONSHNAJIJH EASEMENT (SEE AL.SO NOTE U.). Ttt: R£SIRICllONS AS.SOCIATEO Wllli Ttt: "HER<l!I l'ROIECllOO Za<E" S"'Ll BE El'fCl!COOl.E B'Y ~~fa' E=IHCY .ANO POA (OR llS ~I-i;ARf (l.O w.t11Y S><AU. l'Avt NO ~ -MO LOI MO 1lllC1 ~ LDCAIOIS ~~~5lW!~~~TE:E~~~ ~ ~.~NAL~r:J:£\J3lt:~IWff Cl" £.4S£MtMT. OR AS BY LAW. PROPOSED EASEMENT LOCATIONS OCPCITO HEREON RE~ T TION ANO EXTENT Of lHE £ASENEN1S 1HOUGHT TO BE NECESSARY TO S ClfUOO PUO MO SURAOUNOINC PflOPERTIES. M: SPE.C1f'IC EAS(MOOS 0 8Y THE F1KAl Pl.Al ASSOOATtD WJTH CACH fU'(;.. THE RtMOVAL. OR AOOnON CY ~ on AS SHOWN KCRe:()N Al n 1.1r Of flW. Pl.AT SHAU NOT BE CONSICE:REO A SU~ MOOlflCAOON. ~T'8J~ ~ T~~-JC;~ ~~:;c : ct~~~~ ~T. <.QT ANO 1Rle1 llOlf()'1lt ES AS R£PR£SUll 1HE -~MAJ[ lll1U<O£D LD1 RID TRACT ~S.. LOT N4D S SHAU. BE CAf.AJCO 8Y Tl£ FINAL Pl.AT ASSOC-IA.ITO Wl1l-i EACH FUN:;. TH( Y.:N:)R ADJUST~ CS LOT OR TRJ('.J BOUNDARY ltfES AS OffiNEO 8Y TH( PUO CU()( AT TIME OF FINAL Pl.AT SHU NOT B£ CONSIO£R£"0 A SUlSTANT1AL 11.COf'ICATIOO, &.lllUC~ A) HOIQN ACllVITY ~ Al ltt: nl€ Of ..... pt},!, Tit( "HERON ACTMTY "11!,A" w:u. BE ESIABLIS>(O ON ltt: fN;;( or ll€ nNA.1. A.AT 8Y Pl.AT NOTE IOCNTfYiHC Wif(H LOTS ARE St$.IOCT TO CONSTRUCl(lH l'l.l'.NC Rl:SlltCTIC:WS .. Tl!( ~ ,f(l'MTY 119.• SHAU. II: (ST"8LJSl-£0 8Y A SIT( v.srr ro A.CTNE HCRON NCS™G 1RE£S BY l>I ACCR£llll£0 "1LC00: BlllOCIST IJURHC PR:a< TO flJNC rs NN fUW.. Pl.AT. EMPTY OR UNLJS{() N£STS OR ROOS1 NOJ BE CONStEREO ACM ~ROH HESllHC TRE£S. N('( LOTS ON lHE FlHAl.. P 200 NETERS Of AA AC'TM ~ROH lf.:SHHC TR£IS AS OCS:CNAT£D ON JK[ 5'.8.JECT TO A COHSTROCllON SEASON RESTJllCTDI 'M-ICH 9-\All Pf«MDE FOR NO E:icJEJ!fCA1. CONSTR\JCTIOO AClMTIES f at HEW BUlD.NC ERECTIOH BEl'WEEN MAROt 1 1HROUCH NJCUST I. Afl[R THE INITW. catiTROCllON rs SUEDVSION HFRASTRVCJURE R£0URED UNO£R N<Y SUl>MSOf lllJIRCMMOO Aeff:EMENT N() IHITL't ~( CONSfRIJCIJOr.J WffilN JK[ OCUllDAAIES Of' A flNAI. Pl.AT. Tl£ COHSTRIXTION R£STR ICTIOO SHM1 NO LONC£R B£ APPlJC.AElf. 1l£ PUO ~ IOEN11fl£S TI-£ BOUNDAAES CK lHE "1:RON AC1Ml'I' MfA~ THAT YIOULO DIST "5 Of THE (11.l[ Of THE Fll.JC Of 1HS POO Pl.AN FOR l'UllPQS{S ~ UUSIRA1~. SCAE:EN:NC Ko\$ "lSO ee:EN F'ROVUO AS A M!AHS ~ MlllCUINC POTtNTIAL urtcrs TO HCAONS WITHlll ~ sPAll: 1RACTS 1¥.JTHIN OR HEAR TH[ t XSJIKG iOOH ACTMTY JIREA' llE:P:C'f'tO ON ltt: POO PW<. THESE ,,,.,...CS SHAU. BE ..STAU£0 AS PART (1' REWWJl)N ANO llAllT~N EO BY ltt: POA (OR !IS ASSCNS) I< ACCOR!W<a: WITH DIC CCRS. =El'ffG S1NltJNl!)5 NIE ~~~Jru~D~~ c'r~~ \CT~{~cr::NT~Nro 1~1\~1~&t~ ~~ CCRS. AClMTIES 'MiDi MAY" BE N£C£SSllRY JO EH~ SlCCESSfUL REVECETAT!CW ~ SUSTAIN Pl»flS :ili~.wm:r:ro~ ~~~ f'f&~~? =~1 ~~~ AC110NS SIXH AS Uflurt Fl£PA'RS SHAU. 8£ .AU.OWED WlllfOUT RCSTR'.CllON. Tt£ RiSTRICOONS ASSOQAJ£0 WITH M )!ERON ACTMTY .Alff.A" N1£ (JU ENfORC£.ABI.! BY THE ~(~~(iH~?o5"&~t:~~ ~NOU:OO~~~ 1tFQRC[ llJT Stwl B) UC>ffiNG: NCHT111€ UCHflNC (1' TliE OPEN SPAC!: I RACTS IS NOi P(RM!11EO. UCHllNC er Al.I. LOlS A.'tO TRACTS SlfAU. MECT TH( u::HT STANDARDS COHlo\HtO IN lliE PU> CUJOE NIJ CCRS. ~~'foo~~~"'$~OST~N<~L~~;;~S AHO CENERN.lY ACOCPTfD Sl~ P\.R...JS11[0 8Y THE AM£R'£ilN ASSO!».TIOO Of STAT£ HIClfl".AY" AND llWfSPORIATION CfflCW.S. '· <EJtolMO -A) fl(IC)Opt},jN~ NO STROCTURES OR TAAl.S SHAU. BE LOCATED Wl!HN ARCAS O!S~IEO AS ~·~g'fm !k"~.i:".'t"J.PEO!SIRw< BROCE ANO uruocs ACROSS c;mc CREEK 9 10 9. OP(1I !l>ia --l'(SIAClllllS A) Rn A TRA.IL Nf) CONSERVATK:fi EASCUO« ACCESS= ACCESS 10 ROAR~ FORK T.W.SIT ~~(~i~l~~~ci~'f=~H<:t~~~CAS~SHAU. 8 [ BJU OA PROYIDEO WITliOUT TH£ E.xM£SS CONS£wr or THI'.: Rn A OR RfC, AS ~JE. A.'iO lH[ OWHER or NN PfO>ffiTY CNrR 'M+ICH SUCH ACCCSS Wll CROSS. M ft(SJRICTIONS ~rrn WITH ACC£"SS TO TH[ RfTA llWL OR <nfS[RVATION EASMOO S>iAll BE [HfORtf.AB.[ ~u~· ~~: :-:.:=:u-:;o i.~· ANO POA (Cl< flS ASSICNS). CARflEID B) TAAL CLOSUR(S, 11WLS W11HIN OPEN SPACE TRACl> SWtJ. BC CLOS£t> IJURINC 1\£ St NSITIV£ 0£Efl' ~ tJ.K '*1.Nf(A S£.AS0H (OCCtM~ I THROUCH MARCH l l). l1t\'1 CL~S ARC (Nl'a!CE'8L£ BY TH( POA (OR ITS ASSCN5). GARnCl.ll C<l<NTY SHAU. KAI\: HO RCSPONS8UTY TO ENl'a!CE. 10. lflOIDllU -CMIEN HOWE 1RACTS AJ, AK, ANO BC ARE R!:STRICIED ro Al"FOR!IA&£ HOUSING AS DEFf£D BY i!ROO.£ 'Wiii Of l1-E UL._ N() H ~'trR £0C£ COLCR'OO AfFOROl\9LE HOUSING Pl.Ml At() ACREEMOO. II. 011J1CA11JN MC> ...rowG: (I Tlld'S: IN ACC<A».Nef Will-I APP1...JCA8l..[ LAW ANO CCRS, A1l OPEN fl>NJ., C0WM>N N8, CA.IU:N/OROWlO, PAAJC, NEJGfflORHOOO COOIR.. ~T-U"-WAY", WATER & WASrtWAT[R. AHO ~TION a tu.:rtTC.PWa TRM;TS SHlt.l 9€ H0.0 8'I' TM( POA (OR ITS ASSlCNS) "" T\i( BC•Em or TliE PRoPEl!l'Y O'lll<ERS '""" 11€ RN()> EOCE OOl.ORJOO PUO. 12. -MO -COlllQ. ING5CM'llC MO -EROSD< ANO SEOiWEHI CONTROL l.IEASdlES SHAU CONFORM TO THI: EROSION NiO SEOMOO CONlRQ. MEAStR£$ OCTM!D IN I H( £ROSION ANO stlXIENl CDHIROL P1Nf AISOCIA1£D •llH EACH Ftw. PV.T ... o 1\£ PUO CUil:. At.1 LOTS Nf> TRACTS SHALl B£ LAHDS:oPED IN ACCa!OAHCE MTH H l.AMOSC'JPE STNG!rRDS CONTAINED .i TlE PW W O£ MIO DESICH CUIOQJNES. ffHGAilON SHAU <XH"CtlM TO THE Pt.JD QJI)[ Nl> CCRS. SURVEY NOTE S EEJJU1'GS ARE Ra.Al M: TO A BORiNG or N 89'29'41'W ON ni£ UNE BaWEEH CA.RFlElD COUNlY EffASS DP AT S( CORNER SECTION 7 N-.'O Ct.JmElD COJNTY BRASS OP TO 'MTNESS CORN:R TO S 1/4 CORt<l:R ~ S!:CTION 7. ~()HAI. SU!M'f WOHUllOOATlON, PHS, ncs «) C>niER 5'.flYE'\' CONlRO!. HfORWATION CM BE: f OUNO 00 Tl< PROJE:tr M_TA SRl(Y MAP. DATA SOURCES C'MflflD OOl.M1Y C(OCfW'HIC ltf"atW.TION SV'SIDI. 201 D, CNlf10D COUNTY (\'Al"l<IS'°"""'S) Gl:OTEC>flCAI. Elt;INWONC ST\Jll'I, NO'<EllllER 2010. HP ctOTECH CATTLE CREEK ANO CARBONIW.E TOl'OCAAl'HIC ~ UHltO STATES Cl:OUlCICAI. SlllMY n otrl: Nf) 'if:CCfA.nOH ASS£SSMOO' R(PQRl , CE:C(MB£R 2010, ROCKY MOt.lllTA.H EC<l..OCICAI... SDMO::S {VARIOUS SOURCE'S) UTILI TY SOURCES POTABLE: n TCR:1 ROo\R'iNC FORK wArtR Nf> SANl'JAA'f DISTRICT OR H.TEANATlV'E SN«TM« S£wtR:1 ROo\R'iHC FORK WAJ'CR N() SANl'JM'Y DISTRICT OR At.TEANATIVE £1.(CIRICITY, H()t.Y CRO$S KATlJRAL GAS= SOORCE GAS TEl..£PHONE: Ottf£.Sl COMWOOJCATK:WS aBl.I: COMCAST AAW WATER RRK".ATKltt.:' Rfll£R EOCE ~ OWNERS ASSOCfATIOO, INC. 1 LOT 1, 822 MAY BE S£IMD BY CEMTIW. WATER, SANl'JARY SE.WC:~. RAW 'WAJER IRRCATION ~ ~CE LINES OR INOMOOAI.. W£ll AHO SEWAGE DfSPOSA.l... SYSIEW. THE PllRCHASl:R IS RE~BlE FOR tnrmRUCTION or N(f SON.CC ~~ OR lNDl'VO.IAl. SYSlOIS. OTHER COMMUNITY SPACES • 811 I ll CUMULATIVE CUMULATrVE CUMULATIVE CUMULATIVE CUM ULA Tl~ • I 811 •• (E$To\1( OPEN SPACE OPEN SPACE OPEN SPACE FILING Al<EA(AC.) (%) AREA(AC.) s 820 113 • 8)1" .. '""" ' "" I 1 3.07 8.B% 3.07 1B 0.00 0.0% 307 2 1.69 14,0% 476 6 IO """""' I AR MIERN«t~lf*TtFIUluTY 6 • [<XII.~ 6 "' "'" 2A 0.00 0.0% 4.76 • "' """"'""" IA 0.00 0 0% 476 3 7.03 35.0% 11.79 4 9.45 34.3" 21.23 6 CE ""'""" • .. ROG.0:-'M.V 'TIEzo,IM;>CAIWJRY A!l>OSTJa;T ~fx;ws tENTF(D l(R(ON SMl4.L BE UT WED II 4A 0.00 0.0% 21.23 N'f'llllGTtt:~SCfTtt:f\llWCE. fl~'a"1THMf'\IOWlE. Tl£FlW. 5 3.15 22.3" 24.38 l£Glil..l!CUl!WtESCfHJ.LOTS~JIAACIS6€STAiUHDl.IFOIRE<:CF:~H:J~CfAH N'fl!CMDFIW. Pl.AT Fat EACH~ 5A 0,00 00% 2•.38 6 16.12 42.2% 40.50 'EXCLUDES NEIGHBORHOOD CENTER 'INCLUDES BOTH GEllERAL A/ID GAROENIORCHARO COMMON AREA TABLE 4 ·LANDSCAPE AREAS AND STANDARDS TRACT TYPE TRACT IDENT I FIC ATION LANIDSCAPE STANDARD' OPEN SPACE AH,AN,AP,AO,AU. B B, BH1, BH2, BN , BO, CE OPEN Sl'ACELAllOSCAPE STANDARD COii.MOii AREA AC,AE.AJ..AT ,AV,A Bl. llQ. BR, BS. BT, Y, AJ., BO, BE, BF, BG, BK, BU. BV, CO COM MON AREA LANDSCAPE STANDARD GAROENIORCHAAO AB.AM.BA GARDEN/ORCHARD LANDSCAPE ST AN DARO UllLll'f' AG.AO.AR UTUTV LANDSCAPE ST AN OARD NEIGHBORHOOO CEllTER AA NEIGHORHOOD CWT ER LANDSCAPE ST AllDARD PARK Al, AX.Bl. BJ PARK LAllOSCAPE STANDARD RIGHT-OF-\111.V IRA, RB, RC. R02, RE, AJ1, AK1. BC1, BM1. RIGHT -CE-WAY ~OSCAPE ST ANOARO 'LAllDSCAPE PLANS MEETING THE LANDSCAPE ST AHOARDS CONTAlllEO Ill THE CCRS SHAJ.l BE SUBMITTED TOGARFIB.D COOlfTY G HOW EACH TRACT 1'<1Ll BE LA NOSCAPED AS PART OF THE SUBOIVISIOtl v.lTH EACH APPLICATION FOR FINAL Pt.AT OETAIUN 11.f'RO\IEMEITTS REQUIRED. 'TRACT RD SHALL 8E LAllDSCAPEO I" ACCORD AN CE v.lTH OPEN Sl'ACE LANDSCAl?E ST AN DAROS \'oliEN PLAITED UNLESS ROAD EXTENSIONS TO THE ll ORTH ARE PLAllNEOAllD AP!'RO\IED. AND SAID EXTENSIONS v.lLL 8E CONSTRUCTED AS PART OF THE SU BDIVISION 1"4'ROVEl.ENTS AS PART OF SUBOl\llSION FIUllG. \'MEN ROADS ARE EXTENDED TO THE NmTH THROUGH TRACT RO, TRACT RO SHAlL BE LANDSCAPED OR RE·LANOSCAPED Ill ACCOROAllCE v.1TH THE RIGHT ·OF·WAY LANDSCAPE ST All OARO. 'INCLUDES IRRIGATION & MAINTENANCE AllO WATER & l'l'ASTE\\~TER UTILITY TRACTS. 5 6 OPEN SPACE (%) B.B% 8.4% 9,B% 9.2"' B.7% 15.7% 20.7% 20.!% 20.4% 20.2"' 25.4% COMMON AREA COMMON AREA COMMON AREA COMMON CUMULATIVE CUMULATIVE COMMUNITY (AC.)' (%1 (AC.)' AREA (%) P.ARKS(AC.) PARKS(%) PARKS(AC.) PARKS (%) AREA (%) 7.18 20.5% 7.18 20.5% 5.59 16.0% 5.59 16.°"-45.2"' O.DO 00% 7.18 19.6% 0 00 0.0% 5.59 15.3" 43.3% 227 188'1. 9.45 19 4% ODO 00% 5.59 11.S'l 40.7% O.DO O.°"-9.45 1B.2"' O.DO O.°"-5.59 10.8'1. 38.2"' O.DO O°"-9.45 17.2"' ODO O.°"-5.59 102"' 36,1% 0.53 26% 9.97 13.3% 4 89 24.4% 10.43 14.094 43.0% 1.77 6.444 H.74 11.5% 243 8.9% 12.93 126% 44.8% O.DO O.°"-11.74 11.1% ODO O.°"-12.93 12.3" 43.5% 3.51 24.9% 15.25 12.8% O.DO O.°"-12.93 10.810 44.0% ODO O°"-1525 126% ODO O.°"-12.93 10.7~ 43,5% 1.64 4.3% 16.89 10.6% 415 10.9% 17.08 10.7% 48.8% TABLE 5 ·LOTS BY FILING . AFFORDABLE HOUSING AND CONSTRUCTION SCHEDULE I LOTS BY FILING AFFORDABLE LOT SUMMARY I CUMULATIVE AFFORDABLE SC HEDULE OF FILING ESTATE' TOWN "1 LLAGE ATTACHED GARDEN HOMES AFFORDABLE (%) PLATTING ' 1 0 -'--39 0 20 0 0 0.0% 201' -10 0 0 0 0 13 ,, 18.1".4 """ 2 0 5 12 19 0 0 12J)% 2016 2A 0 0 0 0 28 ~ 30.1'4 2016 ·~ '--0 _ .__o -"-o _ 0 -'--21 -'--0 -1-26.1"4 2018 3 0 35 1 0 0 0 21.2"' _.__ 2021 .----0 .. -'--8 -0 ~ 0 0 ~ 16.7% 2023 4A 0 0 0 0 19 0 1s.s" 2023 5 0 27 0 0 0 0 14 1'4 2026 5A 0 0 0 0 14 14, 18.0% 2028 6 9 17 35 0 0 0 1S0'4 2031 9 167 "' 39 95 5" 15.0% 201'-2031 1 INCLUOES EXECUTIVE LOT 7 APPR.OXIMATE PROPOSED Pl.A TIING SEQUENCE ANO SCtiEOULE. SUB.eCT TO CHANGE 8ASEO ON MARKET CONOfTIONS. 8 9 10 OWNER/DEVELOPER: Carbondale Inves tments, LLC 7999HWY82 Carbondale , CO 81623 P hone No: :970,456.5325 CIVlL EN GI NEER/P LANNER : SURVEYOR: 8140 Partners, LLC PO Bo x 0426 Eagle, CO 81631..0426 Phone No: 866,934.B140 www.8140partners.com llfDI Tt/17/J SVHY4'J7HC S4'HY/CKS 721 8Jak# A1'41"11/d" CIM.ood 51>M9s, C<J/«(lo(Jo 8'601 (970) nB-9708 (ro11 9 41-9007) .fa/~l#-UA~ LANDSCAPE ARCHIT£CT: Z E H R E N ,t,~D AISSOCIA1"EI. I HC ~~~ .. A~~:;~ KEY MAP: 8/3/11 Rl.VS!IH AOOR!SSES EXIWIJflS BY CAllflUI COOOY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRW MINARY PLAN) SUBM ITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10 -00 1 PROJECT MANAG ER: S. OTERO DRAWN eY: C. SNYDER CHECKED eY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN GENERAL NOT ES (2 OF 8) SHEET NU Me ER: PUD02.01 H G E D c e A ~~ RURAL ~~ (SINGLE ,~ FAMILY j&t0 HOME), ' j 1 2 \ 1 l x 2 RESIDENTIAL SUBURBAN (VACANT) : \ ' - 3 I I I ~l at :!!,~ Q! IQ! li'ii ·+ I I 5 --------·-··-··--··-·· -··-··-··· "'T£.'f' I .. .,r _,_ -- MATCHLINE SEE SHEET PUD03.02 3 5 I I I I 6 100 0 SCALE IN FEET RESIDENTIAL SUBURBAN (VACANT) 'I 100 ~\ I ' I I I I I I '\ \ \ \\ I I I \\ 200 8 NQIES.; L PROP. 15' Oltt.'MAC'lt & UTU'l'Y CAS01£NT. 2. PROP. CfUDINC RCPRESENJS WA.SS !M:RLOf CIWllNC.. (FRONT) 5' EASOilENT toT UN£ ~-,-----r I I §I I ffi gi i~ "'1 1"' .....l. ______ l_ (REAR) TYPICAL LOT UTILITY & DRAINAGE EASEMENT S SCAI.(: IN.l .S. NOTl: 1 AU DWalSIONS .tit! J'r1)tCAl. t.Nl.C$$ NOTtD O'IHERW'<SE IN lH( PlAHS. 1 5' (AStMt NT 'M-!(R( R(.,l,R L01 UN£ IS RXIHT--0(-WAY. --~~ 8 9 10 CURVE TABLE CUM HO. """"' LEJ<CTH DaTA Cl U.!iO' 1~19' 64'28'o:i- C2 H.50~ 189..87" 244.28'00. Cl 178.00 ' 62.40' 20'05'10· C4 74.0t " 291.Jl" m·ir.a· cs 97.00" J.80" 2"1''J6' cs 97.0Ct 1 ~.52' 6 1'·44'13• C7 s.50• 12.•.r a.r,,rzr c.! J28.00' 11 . .Jll' 1$51"0(," C9 328.1)1)' 6151' 10'55'11· CIO J28,00' 60.34" 1UJ:t25' Cll 178.00 " 4_:;i;· r2nr Cl2 178,00' 57,49' 18'J0'16- CIJ 178.00' m.99' 19'Jt58• C14 74.0t ~ "8.&l' •s·32·•r CIS 122.00· 95.10' 44'J9'46. Cl6 2n.oo· 85.62' 18'02"!1' Cll m .oo· 85.45' 18'1?'l6' Cl8 272.00' 62.19' 13'05'58' Cl9 m.oo· 26.40" 5'J,rl51" C20 J28.00' 28.66" 5·00·22· C21 J28.00' 66.09' IJ 'Jl'42. rn 328.0ll" ll.57' 2"2tl6" C2J 1'l2.00' 61.69' 4'SJ'4J' Cl< 122.00' 75.59' 5"59'$4' C25 722JJO' 7S.59' 5"59'$4' C26 712.00' 18.76' 6'15'00' C21 7'11..00' 22 . .lO' ,.,6'J;r C28 s.50• IJ.J5' 90'0Cl'OO' C29 266.00' 108.76' 2Y25"l9" ClO s.50• IJ.J5' 90'00"00" CJI 174fUXJ" 4:io,4J' 1'29"2T 02 s.50• ll.J5' 90'00"00" Cll 234.00' 95.68' 2Y25'Yi" Cl4 s.50• IJ.25' 89'1102' ell m .oo· 28.12' 104"15' Cl6 718.00' 6$.29" 4'48'29' Cl> 778.00' 65.08' 4'4T"' Cl8 778.00' 65.08' 4'41JJ' Cl'l 778.00' 6$.08' 4'-4133" C<O 778,00' 40.oo· 2"$6'44" C4I 122.00 · J1.99' 15·01'2:r C<l 80.00" •J.62' J1·1•·1s· C<J m .oo· 89.&l" 18'55·20· C« J28.00" J9.56' 6'5'4"J&" C<6 s.50• 12.•.r 8J"46'12" til 1:.3,00 · llOBi" GY:.1rn· LE GEND GENERALIZED LAND USES ~ U1\UTt USE OPEN SPACE USE ENVIRONMENTAL FEATURE·S CXIST. SI.OPES Cf!EATER THNf M PROP. SLOPES CREATOt TKMI 20X: H(R(IN PROTC:CTION AR£J,. H[RQN ACTMlY ARrA £XIS1. ..ut.N()S £XIS1. FlOODPLNrf UWTS OlHER F£ATURES OR PIAN INFORMATION OCST. 9Ul..O:HC Fll<lf'. LOT /TRACT Lo< PROP. ll.OCK 80l..H»R'f OCGT. • POOP. EASEMOO LN: EXIST. P1tOPOITT' UNE (PROJECT UliCT'i) EXIST. PR(»l[RTY UNE EXIST. TOtliWSHP LINE OCGT. St:CTION l.liC 0<&1. lON:NC 90U<OARY ~ rxlST. COOT R-O-w ~ !ANCOO 6.51" 70.57 " Jl.52' 176.l6" 1.90' 57.98 ' 1,62' Ji.89 " J1.l5' l0.28" 2.27' 29.00' J0.80 " Jl,07' :io.11 ' 43.17' 4J.59 ' Jl.2J' ll.21 ' 14..J.4' JJ.16' 6..79' J0.86 " J7..8J ' J7,8l' J9.42 ' 11,151 ' 8.so· 55.15 ' s.50• n.n· 8.50' 48.52 ' 8.39" 14.06' Jl.66" ll.56" 31.56' lZ.56 " ZO.OO! 16..09 ' 22.37 · •S.JJ' 19.81 ' 1.62' s:..:.r CHOOO 14.40' 7~28' 62.(16" IJ6.4a" J.80" 99.$4' 11.J5' 79.W' 62.•2' 60$ ·~· 57.24' 60.69' 57.29' 92.1'1' 85.27' 86..08' 62.<15" 26.39' 28.65" 6$.98' IJ~7" 61.67' 75.55' 75-55' 7&.72' 22..J8' 12.o:t 108.01' 12.02' •s..•.r 12.02· 515.01 ' 11..95' 28.12' 6$.21" 65.o•r g5,m· 65.Q6" JU9' Jl.90' •l.08' 89.42' J9..54' 11..JS' 111.1 r @ EXIST. ~ P1H, NO. 5 RESIR & OP {LS.. 20133) 0 EXJSl ~ P1H, NO. 5 RESIR & OP {LS.. 22~ U.H.0.} $-OCST. OOUtlTY SUIMY!R 8RASS CJP 1 FOR CCINENIEP«:E N() El& Of PRESOOATiOH, R!:CliT-Of-WAY IS ~AS Oll£R OOUMIJNJTY SPMl: lJS[, 9JT SHt.a BE RECtlATED AS RtCHT-Cf-WA'f. 2 ZON:NC OF 00< L.01 ANO TRACI IS IOO<Tl'CO IN T'8.£ lA AHO 28 0. Pl« l or 8 <$ THC fliV(R £00C PUC Pl..AH. J (!MRQHM(NTAI. F'CATVA't S A(PR(S(NT KCV (rt.l.Fi'l)Nl.(NTAI. o;w$1(€AAllONS '1'MAJ SHAU e€ CO.SURED ANO /QlOESltO. AS P\l.T HOit AEST~C"TlONS 0. El(H rnw.. fl.AT •• iliS N>f>Ra>RIATE. SIT PUD NOTES ON PAGE 2 Cf" 8 Cf Tl«: R.V£ft EDGE PUC PL.AH FOR YCll:E INFCllMATIOH. 9 10 OWNER/DEVELOPER: Carbondale Inves tments, LLC 7999HWY82 Carbondale , CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Bo x 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com llWll TUTTlf SURVfYINC. S CAVll:U; l't/1'1'1.4' SVHY4'J7HC S4'HY/C.4'S 721 8Jak# A1'41"11/d' CIM.ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOC IA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/J/11 R1.VS!1H AOOR!SSES CXIWIJflS 8Y CAllfllD COOOY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE OATE DESCRIPTION PROJCCT N UMOCR: 10-001 PROJECT MANAG ER: S. OTERO DRAWN eY: C. SNYDER CHECKED eY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN (3 OF 8) SHEET NU MeER: PUD03.01 2 3 H G F I ' e I I SEE A 100 0 100 200 SCALE I N FEET 2 3 5 8 •:Tf MATCHLINE : / / SEE SHEET PUD03.01 O I I 0 1 I " I "I U I "' "' CURYE NO. RAOJJS LCHCYH C(UA lAHG(NT CHORD CIOO 1028.00' 49..JO' r o's1· 2U5' 49..29' CIOI 1028.00' 65.04' J"Jtll. J2.5J' M .OS c102 102e.oo· ru1· .rJ8'2:r Jue· 55..29' CIOJ 1028.00' 40.01' 2'1J'48" 20.01' 40.01' CI04 1028.00' 65..t g' SJB'00° J2.60' 65.18' CI05 1028.CXJ' Eil.42' S 25'2•r J0.12' 151.41' CI06 128.CXf 14().48' 62'52':-ict 7&2f.i' 1 Jl.SJ' C107 9l.OO' $4.81 ' 54·03·00• 28.24' $4.00' CI08 972.00' $$.60' S\6'.5$' 27.81' ~~9· C109 97:2.00' 73..36' 4'19'2a· J&..70' 73..35' Cl 10 972.00' 73.79' 4·20·~· J6.91' 73.71' Cl11 972.00' 74.M' 4"24'0l9 J7.J -f 7UJ' c112 912.oct so.ext 2'56':~w 25.or ~.oo· c11 J 12_cxr J1...54· ~·05~2· 16.o:r J1..29· Cl 14 72.00' 97.24' 77'22'49' 57.66' 90.02' rRAcra (P!llJC/ 21»52 SI. ~15~. :.:. L~:; :,~~,-1= ~· °':a~ ::. ~:. 29~2~·~· 1~!; ~=·1 '""'c"°1<'"'s-1'-.,,.a.oo"""· ...,.,,,,.,,..,,,....,woo.,,oa."'1"'~"'·'"1'"''7""'.oo"".',.aiaio..,.,,,.,,02"·"' c11s s.so· 12..50· s.n6'5r 7.69' 11.•1· cu1 2Ja.oo' 11~· •·1s1r e.1r 11.51· 1-c-,.-.-+-oa-.-oo-·-+-11-.1-r -+-1-,·-29-·o-,.+-,9-,,-,. ..... 16-.'#-1 Cl17 376.00' 4.&2' 0''2'01· 2.31' 4..62' Cll2 2J8.00' 8'.lg' 20'19'(W 42.6"' 83.95' C147 68.0<>" 69.SS ~3$'$8° 38.16' 66.$6' cna 212.00· 10.59· 19•onJ· JMJ' 10.21 c13J 2JS.oo' 21.1 s· 5"0$'Jt" 1 0.~· 21.1s· '"""'c""1<a,.,.-i-92"-,"'"oo"°· +'",.'"',.•"-s"· ""'w""'~°"·o~5·'-'-92"".1""•·"-'-1:io'"'.20"-'I. ~;~ ~=: ;~:~: ·.~:;~~: ~~~ ;~:~: ~:: ~~-:~: a;;:;· 2e;~:. :~:~ 1-~-:~-9-+-:-~-~-9: ..... !~-:;-~:-,'-~'-!-::z-·.+-:~-~-:-:-::-: .. c121 2M.oo' 6U1' u·or1&' JO.et &1 .2-4' c•J6 u2.oo· s 1.go· 11·20'!16' 2&..0J' 5u1· ,_c_15_•-+-•-"-~-· ..... oo_.so_·_,_,._00_·2_s·+-2•_.7_T ..... ••_.1_0· .. c122 268.00' 9.11 · 2·04·,,,· 4.~· 9.71' c131 262.00· 40.ot 8',s·,.,-io.08' .c.o.o.r I c 1s1 6J.~· 5"4.56· •9"1t:n· 29.10· 52.92· c123 2SJ.OO' 1",:;.1· 34'46'20" 79.22· 1s1.20· cue 1o.so· ~2' 4708"58" .J0.1s· 56..39' 1-c-15=1-+-2,-.~-00-.+-,~-,,-,"'· -x-,-,.-2a7•+-52-.a-r-+-,~-.,-1 .... c12' 322.00· 2eu o· 50"01'or 1so.2r 2n2s· c139 10.•6' 66..29' ss~·1 e· J W ' siar c1s.c 22155' 1J9.l4' J5"<1tq.• n.02' n1.10· Cl25 26&00' 55.15' 11'4129" 27.61 55.06' CHO 70.46' 0.61' 0"29'45" 0.30' 0.61" t-c~15=5-+-,.-,-507• -+-"5-.1~1 .-+-2-lr-317'56-.+-,,-.,-J'+-l<-.7-5' .. C126 8.50' 12.:g· S..'J•f 52" 7.7J" 11.44' Cl41 223.51" 52.99' 1s~·05• 20-62' 52.87' C156 70.~· 16.28' 13'13'!16" 8.18' 16..r.>' Cl27 376.00' 2$3.88' .58"28'58" 13U4' 249.14' C142 222.00· 20.,6.4' 5·1 9'41 • 10 . .53' 20.64' '"""'c""15"'7-+-oa"-."'so"°· +..,.51"'.66"'·+-.,,."""',;°"·1"'1 ·+-':io"".•"'•·+..,.~'-".9"'T,i C128 197.00' 141.18' 41"0J'l6" 73.71 138,11 C14J 68.00' ~I' 34'08'00" 20.88' 39.91 ' C156 2~00' U2.08' J710'l4" 12.91 U0.22' c129 n.rxr 42,,!t Jso·o1· 21 .ao· '1.8'· c10 12a.oo· &u.r 28'50'21t J2.9 1' 6J.15· '"""'c""159,..,-+-'10'-'."'so"°·+..,.sa"'.ss"'-·+,.;,,.-',a""'<"'1·-+-1'"1.z"a·+..,.57"'.•"'-9·,i 5 6 8 9 CtllVt HO. RAOAIS LOGTH DEl.1' lAHCENl CHM!> C160 70.5():' 55.26' U '54'4J' 29,14' "-86' C161 276.!IO' 170.07' l5'14°ll0 87..82' 167.41' C162 27~00' 31$,0' 6'32'14• 1$7.91' 31$,JO' c16J is1~00· 306.ot s-13'43• 15.).16' mi.ar C16'4 2915.00' l82.60" 5')J'1r 141.41' 282.49' C16$ 281.5.00' 117.67' 2"2'J'4I9 58..84' 117.66' C166 206.00" 45.18' 12'26'46° 22.68' 45J)9' C167 206.oo· 15.25' 4'12'01· 7.6S 15.24° C168 206.oo· 61.11' 16'5C>'OO' J0.78' so.sg' C169 208.00' 61.39' 1Et5o4'38' J0.92' 61.17' C170 208.oo· 55.58' 15't8'34• 27.96' 55.4 1' cm 20e.oo· 63.49. 1r29·25· 32.ocr W5' c112 zoe.oo· J.26' O"SJ'scr 1.63· J.w· C17J 208.00" 52.65' 14'3()'12· 26.47' 52.51' C174 20El.oo· 66.10' 18"12'24• JJ.lJ' 6.S.82' 9 10 .. P~-1-~1 r- ~ COMMERCIAL I (LIMITED) I I ~ I II I I I ,t ' I I I \wd -' I I ,, ' I \ \ I I I \ I I I i\ C11NE N:>. RAD.US L(NCIK 00. TA NfCCHI CHOAO C'l75 208.00' 1J,,29' 3'J9'J6. Ei..~' 13 ,28' C176 8.50' 1~· 90'00'00' 8..50' 12 .02' C'l77 8.SO' 1J.l$' 90"00'00' 8,50' 12 .02' C178 Ol.00' lJ.01' 1·34•47• 6..$1' lJ.01' C'l80 152.00" 51.85' 19'Jt38• 26.18." 51 .60" c 18 1 152.00' 44,64° 16"49•35• 22.43° 44,48' c rai 152.00· 89.45' JS4J'o1· 46.06' 88.1&' c reJ 152.00· 100.151' J~·2r s2.23· 98.78' (:184 152.00' SJ,6()' 20'12'11" 27.06' 5J.J2" C't85 476.50' 65.57' 75l'OJ' 12.M' 65.52' C'l86 523.50' 18.06' 1'58'J5" 9.0J' 18.o&' C187 523.50' 64.27' 702'04'" 32. 18' 64.23' 10 OWNER/DEVELOPER; Carbondale Inves tments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVIL ENGI NEER/PLANNER: SURVEYOR : 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com TUTTlf SURVfYINC. S CAVll:U; 17/17'1.4' SVHY4'17tYC S4'HWC.8'S 721 Siok• Al4!1'1u«t CIM1111f>Od ~~$. Cci«odo 81601 (970) g1e-voe (ro¥ 9"7-9007) .fa/~lu-UA"1ft LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOC IA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/J/11 R!VSOO AOORESSES OOllll!lllS B'I' (',Allf(UI COOOY SfAff 1/H/11 REZONING (PUD) AND SUBOMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMDCR: 10-001 PROJECT MANAG ER: S. OTERO DRAWN eY; S. SNYDER CHECKED BY: t.4. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN (4 OF 8) SHEET NU MeER: PUD03.02 N 0 "' ~ H G F E D c e A CIRWE ~-RAO:US l.(NCJH 00,tA AHGrNl 010RO C200 21.lOO" 49.&4' 1l"24'2r 25..04' 49.73' C201 8~' 11.94' 80'J0'55• 1:20' 10.99' C204 8.!iO' 11.94' 80'JO'~· 7,20' 10.9'9" C205 21J.0Cl" J1~14' 8.4'4&0 19" 194.40' 287.18' C206 m .oo· 64.1r 6'29'1~· J2 .. r 64.ll' C207 512.0Cl' 72.lJ' TJJ'29" J6.11' 72.06' C208 512.00' 12.10· 1'12"42" 6.05' 12.09' C209 266.0CI' 19.29' 4"07'26" 9.65' 19.2'9' C210 168.00' 20.1J' "18·09· 10.or 20.12' C2 1 I 268.0CJ" 90.69' 19'23'19" 4f>..71f 90.2EI C212 8.!iO' 12.2l' &2"24'52" 7.44' 11.20' C21.S 268.00' 5~UJ' 12'29'J4" 29.JJ' :>&J2' C214 268.00' 80.53' 1T1Ji'o1· 40.57' 8:>.2J' C215 268.00' 62.02' 1l"15'JJ" J l.15' 61.83' C216 2M.OCI" J .52' 0"45'06" 1.76' J .52' C217 712.()()' 107.66' T$9'26" 53..92' 107.$8' C218 150.01' 59.25' 2Z'J1'52' J0.02' $8-87' C219 150.01' 61 .64' 2J'J2'41° Jl.26' 61 .21 ' C220 150.01' 58.22' 22'14'06' 2U8' 57.65' C221 150.01' 61 .82' 2J'36'50" J1.J6' 61.J9" C222 150.01' 61.5.f 2J'J0'11' J l.21' 61.10' C22l 150.01' 65.46' 25'00'08" J.126' 64.94' C224 150.01' 6'1.Jt 24'J4'Cllf J2.66' OJ.SJ' C225 150.or 61.10· 2.no'16· J0.96' 60.68' C226 208.U)" 94..59' 26'0J"22" 4&.IJ' 9J.76' C227 208.00' 72.74' NOtn• J6.74' 12.Jr C22B 17.00' 210.07' 11 ·09·25· 20<"<' 109.81' C229 126.01' -412..86' 18T4J'25• 866.73' 251.45' C2JO 112.00· 4J.J2' J'l2'$$" 2 1.67' 4J.J2' C2JI 208.(X)" 36.81f 10'09'JJ" 18.49" .56.8.f C2J2 1S2.CICl' l4.18' 12'SJ'OS" 17.16° l4.1 1° C2ll a26.oo' JG.1r 730·10· 16.09' .56.1r C'2J4 328.00' 65.48' 4"J1'5J" JV6' 65.47' C2JS 828.00' ~.97' .rs2'2J" 2&.00' ~.96' C2.l6 212.00· 19.0l' !'08'% 9.12' 19.0J' C2J7 212.ocr 121.5tr Jxs1·J2· 62.51' 11ut C2.J8 8.!(f 12.23• &2'24°:12' 7.44· 11.20' C2J9 268.oo· 110.54· 2jJ7'54' 56..07' 109_75· C240 21J.00' llJ.9J' J(l'J8'51 ' S&J6' 112.~· C2'1 8.!IO' 11.91 80'40'48' 7.22" 11.00' C242 107.00' 164 . .J8" 88'01"09" 10J.J6' 148.68' C20 !17.00' Jl.ClO' 31'09'26" IS.89' ~.62' C2« 152.00' IJl .!14' 49"J5'07" 7()..21' 127.48' C245 328.00' J0.06' 2"04'48" 15.0J' J0.06' C246 212.00· 20.07' 5"2!1'29" 10.04' 20.06' W7 268.00' 60.J9' 11!<'36" .lOJl' 60.26' C248 26e.OCI' 21.9J' 4"41'1/ I0.91 21 .92" C249 21J.OO' 10.86' 7$5'J2" S.44· 10.$7' C250 21J.OO' 60J!l2' 16'21'40" JO.fit 60.62' C251 21J.OO' 62.12' 16"42'J9" J l .28' 61 .90' C252 107.00' 52.9J' 28'20'26' 27.02' 52.J9' C253 16J.OO' 51.65' 18"09'25" 26.05' 51.44' C254 !6J..(l(l' $9.91' 21"0J'29" JO.JO' $9.57' C255 472.00' 157.tr 19"04'42" 79.J2' 1$6,44 ' C2S6 21J.OO' 109.21 29"2J'J5" 55..87' 108.08' CUfM: llO. ~tt.IS lnG'fH !Xt,1A C270 428.00' 50.00' 6'4-t'J6" 25.0J' 49.97' c211 8BS.oo· 1a.19· no·2s· 9.10· 1a.19' C272 -426.0C)' 50.00' 6'4-l"J6" 25.0J' 49.97' C27J 426.00' 50.00' 6'4-1'36" 25.0J' 49.97' C274 426.00' YJ.00' 6'4-l'J6" 2$.0J' •9.97' C275 16J.OO' J4.6S' 12"10"45" 17.J9' 34.58' C276 16J.OO' 82.26' 23'54'49" 42.02' 81.39' C277 42&00" a.oo· 1'0·fl8" 4.CIO' S.00' C278 16J.OO' $3.IJ' 18'40'31" 26.eo' 52.90' c279 1&J.oo· 7J.03' 25· ... nr J1.16· 12.47' czeo MO' 13.l$' WllO'OO" a.50· 12.ot C281 912.0()' 11.84' 0'414'J7' S.92' U.84' C232 9 12.00' 50.oo· J'D8°28" 25.01' 49.99' C23J 912.00' 50.<Xi J'Otf28' 2$.0 1' 49.99' C18< g12.oo· 50.oo· J'Dtl'2a· 21.or <9.<l'l' C285 912.00' 1.26" 0'04"44" 0.6J' 1.26" C286 187.00' 22.al' 6"~·21· 11.42' 21JJO' C237 187.00' 50.oo· 15'19°11' 25.IS' 49.a!t' C288 187.00' 50.00' IS'19'11· 25.IS' ·O.a!t' C289 16.J.OO' 6$.10' 22'!>J'oo• J2.~· 64.67' cm 1a1.oo· 1u6' 22'1J6'2a· .J(i.59' 11.ar C291 16J.0Cf S7.27' '2(ff)7'47" 28.93' ~.97' cm 1211.00· 101.&I' 11'27'50" 1.J.00' 1os.<r C2'9J JOJ.OC>' 210.J9" J9'.iC6'59' 109.6J' 206.19' C294 JOJ.00' 2J..49' 4'Z6'28' 11.7$' 2J.48' cm 151.00· 20S.16· 75·5t52· 122.58· 193_24· C2'96 212.CM)' 9J.2S' 25'12'10' 47.l9' 92.50' C297 1S7.00' :,our 1T19'05" 23"'.16' 260.81)' C2'98 J72.00° 44.52' ti'~\"25• 22.29' 44.49° C299 J.72.00' 69.2!J' IO'.l9'S6" J.4.72' 69.l!t' CJOO 372.00' 81.36' 17.31'$0" 40.8'' 81.19' C301 372.00' 69.47' 10'4 \'58• 34.!4' 69.37' CJ02 372.IJO' 19.29' 2'~'14• 9.~· 19.29' ClDl 212.00· 101.1r 2r1ne· 11.!'' 100.15· C.304 212.00· 101.11' 2i19'J8. 51.54' 100.16' C.305 212.00' 16.IJ' 4·z1'J1" 8.07' 16..12' C.306 628.00' 55.34' 5·02·57• 27.69' ~.J2' CJOJ 628.00' 60.0J' 5'28"J6' JO.l)C' 60.01' cJ08 62'8.00' 48.io' 4·z .n1· 24.1 1· 48.19' C.309 151.00· 20.n· rss.·09· 10.41' 20.17' CJIO 1S7.00' 72.99' 26'.JB'tr 37.11 72 . .>4' cJ11 912.00· ss.ot s.ss·41• 29.ot ~.or 2 3 3 ' ' .... 5 SEE -------''""I() r-··· 1NG 1A ~"'!fl ,-1&... ~ ;. (SU W ET IUXH.fO} ~ ! .... ' .... 5 6 PROP. RAW WAl ER f!RIGATION' PR£-TlifAlMOO/ OElEllllOll PONO EASEU<NT 6 8 MATCHLINE S EE SHEET PUD03.04 8 9 100 0 SCALE IN FEET PUBLIC LAND (RESOURCE/ RECREATIONAL) \ ,-·\ \ I \ 9 \ I I ,, \ ' ' 10 100 200 10 OWNER/OEVELOPER; Carbondale Inves tments, LLC 7999HWY 82 Carbondale , CO 81623 P hone No: :970.456.5325 CIVIL ENGI NEER/PLANNER: SURVEYOR : 8140 Partners, LLC PO Box 0426 Eagle, CO 81631.-0426 Phone No: 866.934.8140 www.8140partners.com TUTTlf SURVfYINC. S CAVll:U; 17/17'/,f SVHY4'17tYC S4'HWC.8'S 721 Siok• Al4!1'1u«t CIM1111f>Od ~~$. Cci«odo 81601 (970) g1e-voe (ro¥ 9"1-9007) .fa/~lu-UA"1ft LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOCIA1'EI, I HC ~~~.-A~~:;~ KEY MAP : 8/J/11 R!VSOO AOORESSES OOllllllllS B'I' (',Allf'(U) COOOY SfAff 1/H/11 REZONING (PUD) AND SU80MS10N (PRW MINAAY PLAN) SUBMITTAL ISSUE OATE DESCRIPTION PROJCCT N UMDCR: 10-001 PROJECT MANAG ER: S. OTERO DRAWN BY; C. SNYDER CHECKED BY: t.4. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN (5 OF 8) SHEET NUMBER: PUD03.03 2 3 H G F ;._ '""- B A 2 3 -,_ PLANNED UNIT DEVELOPMENT (OPEN SPACE} 5 5 6 ' \ I I l ' I \ I I \ I \ I I \ \ \ I PUBLIC LAND (RESOURCE/ RECREATIONAL) \ I ~ .... \ \ \ \ \ \ \ \ I "' % \ \ \ \ \ \ '-, ( \ \ \ I I " I \ I I I I I \ I \ \ \ I ' I I ) ( \ \ \ ' \ I 8 9 10 100 0 100 200 SCALE IN FEET CURYE TABLES CUM: NO. IWl!US: lrNC TM OE'.LTA TNQ:NT CHOOO C400 2J.UX>' 104,20' 25'J0'52° 52.98' IOJ.34° C'OI 266.00' 100.67' 22'S3'J2" ~.06' 14».95" C<C-02 1432.50' 626.0ei' 14'11'45" 317.76' 621.41' C<O.l 2911.00' 294.32' 5·19·2~· 1'7.JO' 294.l i ' Co404 270:..00' 65.2"9' 1'21'10• J.2.65' ~.29' 8 9 10 OWNER/DEVELOPER: Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com llWll TUTTlf SURVfYINC. S CAVll:U; Tt/17'/J SVHY4'J7HC S4'HY/C4'S 721 8Jak# A1'41"11/d' CIM.ood 5/>M9S, C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHIT£CT: Z E H R E N ,t,~D AISSOCIA1'EI, IHC ~~~ .. A~~:;~ KEY MAP : 8/3/1 1 R1.VS!1H AOOR!SSES CXIWIJflS 8't CAllfllD COOOY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10-00 1 PROJECT MANAG ER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN (6 OF 8) SHEET NUMBER: PUD03.04 N 0 "' ~ H G D c . . ' ~ ri ~!: ,o SM~·~.1'r !011 <JlJ $J ~$3"£ lOll ""'SJ. 2 3 ~4A ' , I ' ' " ' ' I \ TRACT BM PLAN N ~ so 0 50 100 SCALE I N FEET 2 3 ~ '2. (" LEGEND B .. i::iC __ .. O:IST. C-ONS!RVAOON EASElMOO EXIST. BULD'NC O:IST. lll'UUHDS O:IST. FUX!OPlA'N UMITS PROP. l01/fRACT LINE PO()P.lllOCK__, PROP. F'lJNC 90UNOARY EXIST. .t: PRCP. CAStllENT Llh{ 5 D<IST. P1<0f'l:RTY UN( (PRWCCT u•rrs) O:IST. P1l(IP(RTY UNC O:IST. TQf!WSHP UNE EJ:IST. St:CTIOH LINE EXIST.ZONJ«:~ (3 EXIST. COOT R-0-W MONUWENT ~ ~ I J;/ @ D<IST. P!IOP£RTY PIN. NO. 5 R(8'R & c;P (LS. 20 IJJ) 0 EXIST. P!IOP£RTY PIN. NO. 5 RE8'R & c;P (LS. 22680 UJ<.O.) ~ EXIST. COWIY SU!Mre>I ~ c;P ~ I. PROP. CR..Mrte REPRESENTS MASS <MRLOT GRADING. 5 I I I I •• ·~ I I ' ' f1 N!tl2"1~'W I :!0.94' I ' i_ !.Or ,g :n '666 SI. ' / UN 21 5JJl ~'· llO!i"l$;"\f'I: ' '"'" 3111 s.r. 6 TRACT BC PLAN ALL TRACT BC LOTS ARE DEED RESTRICTED FOR AFFOROA8L£ HOUSDNG. 8 8 9 CURVE TABLE ~HO. lllll<US L(N(;lH C€LTA C2 66.22" 6..:11' ~11•40• CJ ...,,. JJ.92" 2"20'J8" C< ....,,. .JJ.eo· 29'14'J8" cs eo.oo· •l.62' 31·1 , .. ~· cs 97.00' 88.78" 52"26'14" C1 ...,,. 14~94' 12'5$"•5" CB eo.ocl" 52.04" 3716'12· C9 g7_00· 80.4.l" 4730·23· CIO 97.00' 1.JZ.91' 7$30'21" C11 66.22" 4J.42' J7J4'()4' e12 06.22" JJ.25" 28'46'())' e1J 66.22" 12_92' 11'10'49' Cl4 272.<Xt 74.51" 15'41'46" Cl5 121.00' 26.7'9" 12'41'1J' e11 •2.n· ~.JJ" 7$4.5'01' et8 121.00' ~.n· 25'40'2J' Cl9 272.00' 15..31' J'l.fJ.4" e20 121.00' 35.74° 16'5$0 19" C21 .528.00' J9.56" 6'~'.,9" en a1<r 12443' !J"46'22" e2J ·~· J6.~· IJ'48"0J" Cl< 121.00' 55.76" 16"2 .. 0<" e2S 151.00' 104-.2•' .W02'10· e26 60.00' 4.'4$' ns·oo· e27 60.00" 11.79' 11·15·,n· e28 49.50' 27.47" J r •rxi- el'l 60.00" l~.24" 100'29'58. CJO ·~· 29.76' lfOIJ'J.4" Cll oo.oo· Jl.88' JOL6'4S eJ1 oo.oo· l3.0()" J1'lO'JI" CJJ 122.00' J1.gog· 15'0 1"25" CJ6 60.00" 44.J.5' 42"21'16° CJ] oo.oo· 16..88' 16'06'5.e" eJS 121.00' 49.~' 2$40'1J' el9 40.20" 19.58' 2153•43• C<O 42.22' 11.61 ' 15·45.·1r C<• 121.00' 56.JJ" 2&·40·1r C42 42.22' 42.64' $751'44" C10 tOS..07' ll.!16" IT58"2J" e11 268.00' SS.15.' 11•47•29• en 10$..01' 2g_gs· ·~20'58" eJJ 10S.07' 27.02' 14·u ·1r w 105.07' 28.88" IS'«'"7r e75 105..07' 35.70' 19'27"59" C76 105.01' 4.19' 111·02· en 102.50· l1U4' 8"04"0J" e78 102.55' 41.91' 2.f24'~" e'9 102.55.' J7.~· 20'52'09" C80 102~· JS.15" 21'38'5,. CSI 187.$.3' S.01· l"J1'4T C82 102.55' 29.!W 1Ei'42'l5" C8J 187..8.J' J9.24' 11·53·or CS< 187..8J' 4J_~· IYIJ"S6" C85 $7.00' 1$...79' 1$'$1"40' C86 ·~· 20 • .l<" 11·15·2r C81 187..8.J' 1444$' .n4·2r C88 $7.06' 42.21' 4n.n1· C89 $7..00' 2g.JJ" 29'27'08' C90 57.05' 28.97" 29"05'J6" C'll 51.0S" JS.91" l9"0<"4'" cg1 25.l.OO" 80.)9" 18'12'2J' cgJ ·~· 12.06' 6'40'29' cg, 57.05' -49.82° 50'01'47" cgs 25.J.OO' 50.69" 11'28"48. cg. 15).00' 22.46" so5·09· cg7 15J.SJ" 12.22' ''16"27" cg3 '9.!ll' 47.85' .l4"28"20" egg 15J.SJ' 44.19' 1s·21·20· CIOO 15J.SJ" J2.5J" 1r 2nr Cl01 -· 241' r~·ir C102 m.oo· 48.03' 8"Jt4•' C10l 80.84' 45.47" J2"1J'll" CID< .522.00' 5J.42° 9'J0"22· C10!> 80.84' 24.14" ITOS'Jr e i oo l22.00' 60.19' 10'42'.SS' C107 m .oo· 50.40· S58"0J" eios l22.00' 51.10· 9'11'59" e 109 81.07' l.74' 2"J8"45" CHO e1.07' 54.68" J8'J8'41. C111 m .00' 1678' rwoe· 9 10 TANC£NT CHml ~l9' 6..77' 17.J.4' JJ-.:;,s· 17.28' JJ.44" 22.37' •l·.08' o.1r 65.71" 7.50' 14 .91' 26.98" 51.13' 42.&9" 78.15" '9.26" 122.76" 22.52" 42 .'5' 16..98' 32.90' 6.48' 12.90' 37.49" 74.2.S" 13.<15' 26.74' Jl.66" 50•.66" 2J.1r 53 .77' 7.06' 15.Jl' 18.00' l5.61" 19.81' 39.54" 7.&2' IL,5.5' 18.52' J6,76" 18.JS" 55 .. 16" 54.2J" 102.24° 2.2J' 4.4$' 5...91' 11 .71' 14.10' 27.12" 72.14° 92 .26" 14.92" 29.71' ,...,. J1 .5.f 1&.U )2.58" ,...,.. J1.~· 2l.25" •J·.ll" 8.49' 16.82' 2S.J8" 49.6J' ur 19.38' SM' 11 ,51' 28.68" 55 .et 2J . .)4" 40.8$" 16.62' Jl.82" 27.67" 55 .. 0.- ·~· 2g .ss· 1).59' 26·.95" U.sl' 28"9' 18.02' l5.5J' 2.09' 4.1 9' 1.2J' 14.4J' 21.25" 41.62" 1&.39' J7.15" 19.61' JS·.52" 2.$1 ' $.()!' 15.06' 29.80" 1'9.69' 39 .16" 21.'9" 43 .28' 7.9ei' 1$.74' 10-20' 201.J I " 1.2)' 14.44' 22.12' 41.25' 11.oo· 29.0f 14.80' 28 .66" 20.2s· JS ..... 40.54" 80 .06" ..... 12.05' 2!.52" 48.25" 25.4.J" 50 .til" 11.24' 22.4$' 6..11' 1--12.22· 24.67" 41 .1)' 22.2J" 4•.06' 16..32' 32 .47' 1.02" 241" 24.06' 41 .~· 2J.~· 4•.87' 2!.77" 5J.J6" 12.lti' 24 .05" l0.1a· 60.10' 2S.25" 50•.J5" 15.91" 51.65" 1117' J .7•' 28.43' !ll·.65" 8)9' 16.78' 10 OWNER/DEVELOPER: Carbondale Inves tments, LLC 7999HWY82 Carbondale , CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com 1118 TUTTlf SURVfYINC. SCAVll:U; Tt/17/J SVHY4'J7HC S4'HY/CKS 721 8Jak# A1'41"11/d' CIM..ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: KEY MAP : 8/3/11 R1.VS!1H AOOR!SSES CXIWIJflS 8't CAllfllD COOOY SfAff 1/14/11 REZOHNG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10-001 PROJECT MANAG ER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN TRACTS AD, AJ, AK, BC, BM (7 OF 8) SHEET NUMBER: PUD04.01 2 3 ) H G F ~ 0 ~ ~ ..., ~ g I .... 0 E I 0 => 0. / IS ..., :i: u> 3 Q. / ~ / z " Vi ~ ..., 0 D '11 <.> z a: ..., ..., z ~ " z ..., / 3 Q. :::. ::; ..., "' Q. N 0 c "' ~ N 0 "' 0 / u> "' ~ z <.> Vi ..., 0 0 0 B r----r "' 0 / u> ~ CD ..., :::. lJ :::. < 0 N ci !l; <~ ~ -"' z ~~~~ ON>-~ z ......_.z I ~~u> ~ ~a>~g ~L1S~!A .. :tU<X) a...~).'. •. ww m ~ ~ !;( 0 z o ..., .... i:: .... ~ggg LL 0... Q. 0.. 2 3 5 .- Loop DF?~ -r FILING 118 TRACT A'"\ I I \ \ TR ACT AD I AJ & AK PLA N ALL TRACT AJ & A!< LOTS ARE IJt lU t<t~lt<ll:l tlJ t U>< AFFOR OAB LE HOUSING. 5 6 \ l t I t \ 8 9 N ~ 50 0 50 SCALE IN F"EET ------CU RVE TABLE CUIM NO. R>DOJS LD«i'll< 00.TA / cuo 247JK)' 50.7'>" 11"46'2t" Ct41 e.10· 12.77' 86"0$"16" CU2 528.00" JHO" ;~·23• CUJ 523.QO" 60. .. ,. 6"3J'l7" CIU 1(1.00' 15..71 ' 9CYOO"OO" CU5 247.00' 2•.0J' S'J4'28" CU6 10.00' 1$..71 ' 90"02'19" CU 7 67,10' 4J,()5' .)6'4!>°19" cus &1.10· J2.81' 2a11 1·00· C149 52150" 18.06' 1'58'32" C150 67.10' lO . .a· 26'0 1'48" Cl51 67.10' 22.10· ursns· C152 67.10' 20.34" 1747'46' C1~ 67.10' 30.18' 2$'46'12· C1~ 67.10' 5.49' •·•n.r C1 ~ 912.00" 56.0t J'Ja'4)' C1'6 109.66' $..•8' 2"$3°28" C157 74,75' 6208" 4735'21" C1S9 1{).00' 9.65" 56°2Y48' C160 10.00' 14.'4' 82'42'49' C162 108.66' ~.&l" 29"20"02" C16J 109.66' 18.6-2' i'49'12' c• .. 102.CICf 31.Ct9' 20"5-0"0J" C165 102.0C)" 44.5"1' ~·oc>"l6" C166 102.00' 47.5:2' 26'54'56" Cl67 102.00· J1.Z9" 17.)4'4-4' ,160 lWIQ" Si.+1" 1J·o.-or C190 523.00" 24.0:2" TJ6·21· Cl91 523.QO" JS.44" J'50'5-4' Cl92 78.oo· 76.16' 55•53•34• Cl9$ lOJ.00" 68.29" 12"54'49" Cl96 78.00" 9J.82" 58'$4'49• C197 l()l.QO" 2'.02' 4°.52°34' C198 65.or 28.87' 25"26'27" C199 102.00' l7.5il' 21'04'20' C100 lOl.00" 118.07' 22·19'36' C201 65.01 ' 27.'1:.8' 24·02·Jr C202 65.01' 25.82" 22'4$'()5" C20J 6M1' 2l.S2" 20'3J'l4" C204 65.or 20.4-1' 17S9'14 ' Cl«> 170.00" 1.-r..· T26"J;· C206 110.00· JJ.I•" 11'10'06' C107 65.oo· 10.'0' 9"10'15' C208 170.00" 21.$4' 711'38' C209 65.00" 24,10' 21'14'26" C210 65.00" 27.4.J" 24'10'JO' C211 65.00" 26.ZS" 2l'08'17' C21l 528.00" 46.15' ;·00·30· C2'3 102.00' 17.5-1 ' 9'50'1J' C2 1' 65.oo· 37.5"2' lJ'04'13' C2l0 65.oo· 49.08' 'J'l$'$7' C2.ll 213.00' 9$.2:7' 2f>'3tJr C2l2 65.oo· JS.la" J1'11"0J' C2ll 65.00" JS.la" J1'11 °0J' C2J4 65.oo· 32.2:2' 2a'24'0J" cm 65.00" 19.41' 1106'20" C2J6 65.00" 27.+7' 2.&'12'38' C2J7 65.oo· 28.Jll" 25"21"57" C2J8 65.00" lO.~· 26·~·23• C2l9 65.oo· 22.54" 19'41'20' C2•0 67.00' 10.44' 8'~'45• C241 61.00" 26.l&' 22'8'l9" cm 61.<Xt l0.89" 26'25'10' C2•l 61.00' 2J.~)" 20"l0"0<" C244 •72..00' 90.72' 11"00'4J' C2•5 472.00' 2•.0J' Tl5"02" C246 43.00' 52.0IS' 69'23'5"5" C2'7 •n.ocl" 42.42' 1·03·53· C2•8 4J.OO' 79.4-7' 1C6'53'02' m• 21).00' U.00' J'4.5'~7' 8 9 10 100 INaNI CHOl<O 25..•6' 50.6'" 7.9•f 11.60' 17.86" J5.69" J0.24' 60.37" 10.00· 14.14' 12.0J' 2•.02' 10.01· 14.1 $' 22.29' 42.31' 16.74' l2.•9' 9.0l' 18.05' IS.S t' J0,22' 11.15' 22.(J()' 10.sr 20.16' IS.JS' 29.9J" 2.75' 5..•9' 29.()"I' !13.01" 2.u S...•8' J2.96' 60.31" 5~r 9.Hi' ur ll.21' 2a.••' ~02" 9.JJ' 18.60' 18.7!)" J6.8'l. 22.62" 44.1 6' 2'.10' 46..9CI' 15.71 Jt.17' r>IHO' 98.U 12.or 24.02' 17.7'' J~•6' 41.42' 7l.17' J4.29" 68.15' 1152" 88.26" 12.02· 24.02' 1.i.68" 28.5.f 18.91 37.30' 19.'9' 117.JJ' IJ.84' 21.08' 13.08' 2~65' 11.19' a:xr 10.29' 20.3.f J.6t 7.2 5" 16.62' .lJ.O!I' 5.2f 10..39' 10.69' 21.3,J' 12,19' 2l.96' IJ.92' 27.22' IJ.JI' 2~01" 2109' 46.1-4' 8.73' 17.49' 19.JO' 37.00' 2~18' 47,9J' 4&45' 94.CS' 18.14" J4.9'· 18.U' J4.9'" 16,45' ll..89' 9.78' 19..JJ' IJ.94' 2'-26" l·Ul' 28.51" 15.56' l0.26" 11.2&' 22.2J" 5.2J' 10.4J' IJ.Jl0 26..12' 15,7J' l0.62" 12.12' 21eo· 4)..!IO' 90.~· 12.02' 24.00' 2.9.77' 48.96" 21.22' 42.•1" ~g·· 68.6.f 1.00· 14.00' 10 OWNER/DEVELOPER: Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER : SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com 11181 Tt/17/J SVHY4'J7HC S4'HY/C.4"S 721 8Jak# A1'41"11/d' CIM.-ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9108 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOCIA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/3/1 1 Rl.VS!IH AOOR!SSES CXIWIJflS 8't CAllfllD COOOY SfAff 1/14/11 REZOHNG (PUO) AND SU8DMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10 -00 1 PROJECT MANAG ER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PUD PLAN TRACTS AD, AJ, AK, BC, BM (8 OF 8) SHEET NUMBER: PUD04.02 H G F <.;) ~ 0 a: ~ (j I 0 I E z a_ a: 0. / IS w :i: (/'I 3 a_ / ~ / z <.;) u; w D 0 '<! <.;) z a: w w z " z w / 3 a_ :::. ::; w a: a_ N 0 c "' ~ N 0 "' 0 / (/'I " ~ z <.;) Vi w 0 0 0 e "' 0 / (/'I ~ CD w :::. lJ :::. < 0 .. ci ~;;; ~ z ~~~~ ON >-~ z '-.Z I ~~(/')~ ~a>~g ~L1S~!A .. :t U <X) a.~).'. .. ww m ~ ~ !;( 0 4 O w l.oJ c.5 b ::::! -l _, _, LL O...Q.Q_ 2 LEGAL DESCRIPTIONS: eABW....A U:CAo. ll(SCRJPllO< -PARC(C A (SOJTH PARCtL) -lt\tRS !00: M A l'RACT OF' LM0 9 fUAltD IN Tt£ CAST HAlF <X stCflON 12, f~SiP 1 SOUTI1. RAN(,( 89 YitST. AND IN THC wtST HAl.r er sec~ 7 AND IN THC NORJH lfllf Of SCCTI()!j 111. IOM<SlfiP l Sl1Jil1, RAHG( M MST Of T1£ i TH PR~QPAL MERl[l~. COONN CK' CARfE.D. STATE <X CO.ORAi)(). BEINC MOR{ PARllOJLAl!LY OCSCRBiD AS r ot.LOWS: 8[QNNNC AT A POINJ CH THE WESTER.Y RIQIT Q"" WAY UN[ Of ca..~AOO STATI H!QIWAY 82, ""IJ<CE A 2 1/'t' BR•!S CAP, f OONO N Pl.AG: 00 <Xl'REClLY MARK£() AS 1\£ SOJll(AST COOHi:R <F S.D SECTION l , SEARS S 78'<~'20' ( A Oi,STAP+Ct f$ 11$0.14 FEtr: n€NCE. ALCl'C SA'O RIGHT rs WAY UNE S 09'.55'09 E A OISTAN<X Of 401.79 rm, n-ENCE. S 09"35'09 E A OISTANCi Of 1545.87 ffET: n-Et+CE, 626.05 FIIJ AtCNG 1l£ NtC <I" A CUR\1£ TO lHE LEH W.14\NC A RADlJS CE 1482.50 FEET, A CENlRAL ANG..£ Of" 2411'«~ AHD SUBTENDNC A CHOll> BtutNC CE S 21«41'02° E A OISTM C( Of 621-41 FCEI: ll-(t+C(, S l.3"46"54 E A DISTmcc Of 387.28 F'Etl: 11€NCE. 2'l4.32 FIIT At<:NG 11( ARC <F A CUO\I: TO TliE R,CHT, HA"NC • RADIUS Of 2815.00 FIET, A C£HTRA!.. ANCU Of 5'59'26' AHO SJ6TENlMNC A (){(:ft[) BEAAINC a s J0'4711 E A Oi'Sl N+CE a 2941.19 f£ET: HNCE, DEPARTING SAJO RIGH Of WAY l.JNE N 89"5316 W A DJSTANCE Of 21&07 FEET; ll€NCE. H 40"2.n o w A O:'STANct IS 69.3& FEU: 11€NCE. S 11'28"29 w A ~STAHCC <F J<.36 rEET; n€NCE. S 3J"S2,2 W A OISfANCt f$ 10.80 HET; n€NCE. N ~r19 W A (l$1ANC£ 1$ 4i1,45 FUT; bo(NC[, H 29':11'JI W A [);STANCE or 8.28 rtET: 11€NCE, N 2<1&':24 W A ~STANCE 11 2~22 Frrl: n-ENCE, H 69'CXT5J W A IX'STANC£ or 9.87 fIET; n-ENCE, S 87'l1'•U W A DISTANCE Of 22.60 fIET; n£t+CE. H 5n5'"Cl1 WA ll'STANCE 0: 17.23 FfIT; n£t+CE. H 50'09"49 W A U'STANC( or 26.0 7 FE.tT: 11€NCE, N 46"21"1 W ' ~STANCE or 9.99 rEET; KNCE. H 44"2~ W A O:STANct U 21.~ FEU; J).(NC[, H 5$~ W A O!SIANct U 49.~ F'Etr; 'D€HCE. H 56"2$·40 W A O:SIANct U 49.94 F'Etr: D€NCE. H 6$12"2J w A 1)$1AN~ r$ J6.4!t FEEi: ll€NCE. H 46"54"04 W A O:STANct U ~18 F'Etl: oo+cE. H 68"49(:1 W A [)STANCE U 2~U FtEI; KNCE. N 4T41':1Q WA llSl ANCE U 1&13 F'EtT: KNCE. H J0"26.40 W A O:Sl ANct U 24.$8 F'Etf; 11€NCE, N 25'47'1l1 W A ~SIANCE <F JD.08 Frrl: n-ENCE, H 1811 '."59 W A DISTAHCE Of .l4.61 fIEJ: n-ENCE, H .l0"58'"21 W A ll'STANCE or 29.J2 FEH n£t+CE, H 21~'1 4 WA. llSTANCE Of 27.50 FfIT; n£NCE. H .l0"16'07 W A llSTANCE <:F 22.97 FECT; l>OCE. N 25'41'.38 WA ClSTANC£ <S 169.44 FEET: KNCE. H 4117'J9 ( A O:STANCE U 82.61 F'EtT; oo+cE, H J8"J4~2 ( A (X.SIANC( ('$ 15,89 F'Et1; oo+cE. H J4"26·u W A O:SIANct U 262,.40 rtET: n€NCE. H 5~ W A O:SIANct U 102.47 rEET: 11€NCE. N 5.l'4YJI W A ~STANCE <F IDSJ8 IEE!; Ht+CE. H 55~1 w A. DiSTANCE or 12UJ FEO: n-ct+CE, H 561 4~7 W A CISTANCE <:F 118..42 FECT; Ht+CE, H 4916'64 W A CISTANCE Cf" IJ6.J.l FEET; Ht+CE, H 44".l0"'51 W A CISTANCE Cf" 150.05 FEET; 'll-OCE, N JT-4~~ WA (X'STM-la;: or 102.14 HI:T: ll(NCE. " 3r44·19 w A M IANCE /1 m .12 IEE!: fl€P+CE. N 1810'02 W A 1)$TANC£ or 47.26 F'(EI; DOCE. N 2~19 w A !)STANCE U 109.20 ra:T: oo+cE. N J S'Ol 'J6 W A [)STANCE U 71.09 FtET; KNCE, H 41'J2'·41 WA [);STANCE U 152.2J ra:T; n£t+CE, H 40"2274 W A IXSTANC( or JJ9.82 fIET; HNCE, H 64"2Cr5J W A IXSTANC£ or J.U~ FEH ; n-ENCE, H 4~WJ6 W A rk'STANC£ Cf 52.42 FEH ; Ht+CE, H 44'5Y41 W A ll'STANCE or 1!>4.66 FEET; M MCr. N 37 ,\:)•43 W A (ISTAN(;f (F 86 ~ ITTT: KNCE. N STtll'J2 W A CISTANCE « 44,89 F'EtT: KNCE. N J0""·1 2 WA llSTANct U 85..72 F'EtT; KNCE. H JTJ9'"Cl2 W A O:STANct U i'9.09 F'Etr; ll€P+CE, N J7'JrJO W A O!SIANct U 6J.)2 F'Etl: 1>€NCE. N 20'0rl$ W A CISIANCE U .)J.9& F'Etl: n-ENCE, H J9'5T25 W A OISTANC£ 0: 42.02 FUT; n£t+CE. N 25"J6'"Cl4 WA OISTANcr: 0: 107.1 7 FEET: n£NCE. N J0'.34"08 W A USTANC( <:F 1602 FEET: n-ENCE, H 11 'J9'01 W A DISTAHCE or 107.90 FEO; n£1+CE, H 24"56'"Cl6 [ A asTANCE Cf 163.60 fIET: KNCE. N 6YJ9." ( A CX.SIANCE <'$ 177.81 rtET: n€NCE. N 6J14'.4J ( A <X-SIANCC <$ J9J.S4 rtET: D€NCE. N 01'1$'26 WA !)STANCE U 21.~ FtEI: D€NCE. N 80'5111 C A l).STANC£ U )tl.00 F'Etf; oo+cE. N 8915''06 ( A O:STANCC rs 65.SEi F'Etl; ll(NCE, N 5n.o'O< E A M IANCE <F 51).12 Fm: Ht+CE, S 34"51i$ £ A DISTAN<l: CF JJ.06 fIET: Ht+CE, S 81'J9'!l0 £ A. DISTANC£ <F 89.61 fIET: HNCE, H 56"07'"Cl0 [ A a5JANCE CJ" 26..116 FEO: n-ENCE, H Oi.l8"'J1 [ A ~STAACE (J" 27.9J FECT; ll(NCE, N 3T'1 ~l WA ~STANCE <F 28.06 Frrl: oo+cE. N 50'00"1$ ( A O:STANCC rs 212J F'Etl; KNCE. N 82'tlrJO ( A O:Sl ANCE rs Jf>.49 re:tl: 11€NCE, S ~J'><"J8 E A ~STANCI: <F :;<.OS rEE:l; D€NCE. S 4:;.~'"$8 E /t O!STm CC Of 20.9$ fl:CT: KNCE. S U.'4470 E A CMSTAHCC f$ 2'9.18 rtET: n€NCE. S 11111 7 W A <X-SIANct U 26.42 F'Ett: ll€NCE. s 14'Str•1 ( A O!STANCE: f$ J0.14 rEET: DOCE. S 4J"42,0 E /t DISTAHCC f$ 69.77 rtET; 11€NCE. S Jl'J<!ll E A ~STANCE <F 56.76 rEET: Ht+CE, S 49'J8.46 E A. DISTM1C£ Of 40.12 fIET; nu+cE, S 45'J0"'55 E A. DISTM CC Of 40.88 FIET: n-ENCE, S 6016'.18 E A DISTANC£ CF 4J.J9 fIET; n-ENCE, S 7J16"24 E A DISTANC£ CF 67.60 fIET; ~E. S ~1;1115 E A ~STAHCE <F 15.86 rEET: 11€NCE. S 6J'J7"l'l E A ~STANa: <F 52.31 rEET; KNCE. S 8J"2871 [ A DISTANa: f$ 46.95 rtET; KNCE. H 86"2077 ( A O:Sl ANC( rs 61.04 F'Et1; KNCE. H J1~'09 ( A O:STANCC U 41.0 1 F'Et1: 11€NCE, N 06~J8 E A M TANC[ <F 32.16 Frrl: n-ENCE, H 72'08'"Cl7 [ A O:STANCE CJ" U8 fEH; Ht+CE, S 24"51'W E A DISTANC£ <F n.J5 fIET: Ht+CE. S 41"52'"47 E A DISTANC£ (F 50.71 fIET: n-ct+CE. S 54'«'11 E A DISTANCI (F J&J1 fIET: n£NC(, S 8J'.Y.rl9 E It DISTANCC Of 87,15 rtET; 11€NCE. s s,,m ! • ~srANc:t or 11.06 rm, 'f).(NCE, s 41 "$116 ( A O!STAHIX or 88.6$ rEET: 11€NCE. S Sl''91J E A ~STAHCC <F 65.60 rEET: ll€P+CE. S 49~~J8 E /t DISTM ct OF 74.96 rtt'T: DOC£, S 61'04'$2 E /t DISTANa: f$ 0 .44 rtET; n-ct+CE. S 71.46'W E A DISTANCI (F 5'5.45 fIET TO lHE POOH CF 9£0".N<H~ CQHA'N NC AH ltRf.A Of 85. 924 ACR£S. MCH CR lfSS. 3 5 8 RIVER EDGE COLORADO PRELIMINARY PLAN A TRACT Cf' LANO SlnJATtD ti TI-( CA.ST HAl..F CF S(CTlON 12, ~5i"i!P 1 SOUfH, RAN(l: 1'i wm, NC) IN !Ii[ ll[Sl Hlif Of S('1J()t< 7, IO\'lllSHf 7 SOJIH, RANCE M 'M:ST ~ THE 6 1H PRINCIPAL ULRIDIAN, COUNTY CF CAAF"ELO. STATE Of CO...ORAOO. BflHC MORE PARTICULARLY OCSCR:ern AS ra.iOWS: 8£CINN NC CARFlELD COONlY stR\ofYQfS 2 ljr 91.ASS, r OJr() [N FUC[, AHJ OOlRECll Y 'ARl<!:O AS T>t: SOOTICAST <XllNER or SAO Sl:CTI<JI 7, l\lllCE S 49"2t1s· E A OISTAHC( CF ~79-.54 ra:r TO Tl-IC 1';R\I( POINT CF BCC!NN:NG; K NCC, S 89'4J'JO' E A O!STANCC U 100~44 rU:T TO A POOH CH Tl-IC YltSTt:RlY UN£ <S n£ ROAIUfC rORK TRol.NSI T MJTl-IOR!T'r' TAAHSPC»HATION ~RIOCft (AS£MCNT: H NCE. AlQHG THE 111£S1ERL Y LINE Of SAO Elt~WENT S 19'J8"52. [ A DISTAHCI CF 2644.Sl FEET: Tl-(NCC. 4904 FtCT Al..CMG THC /tRC fX A CUfh( TO THC RIGHT. HAV.NC A RAO.US a 1815.00 rcn A CCNTRAL. AAQ.E Of IO'G,)'.42 M.(J SlllTtNDNC It 010RO ~ARING CF s ,,·.m:n· E It DISTNfC( or 49),70 FttT: K NCC, s 09·35·09· (A OSTAHCC or 120.78 rtu: Tl-£NCC. ((PltRTINC THC 11($T(R1..Y 1.11£ t::I $.AID EASEMENT N fi5'J6'14" W A ClSTANct a 60.45 rtET; 1'1€NC(, N 49'54'10' w A DISTANCE or 6-4.72 rtCT; 1'1€NCC. N 49"$4•10• w A DISTANCE CF 86.97 F'ECT: T>t:NCE." <ai no·. A b STANCE r; :;4.JO FE.ET: Tl-(NCC. H 56"4t2r w " DISTANC:t a 12.1.97 f'EtT: n£NC£, N 8Y4f24' w A DISTANCE CF 9100 rcrr: 1'1€NC(. N 29·3~).ll" 'I A DISTANCE CF 119,:i,e f'E(T; H NCE. N 78'00'4J. W A DISTANCE Of JJ.84 FU:T: 1'1€NCC. S 79·41·~~ w A DISTANCC Of l'-80 rECT: 1'1€Nct. S 22"$7'$2" W A OISTNfCt or ~.05 FtET: 1'1€Nct, s $9'31'Sr w A DIS TANC( or 4$,48 rECT: ffNCE. H 82"32'~· W A DISTANCE Q" 28.23 fITT: !\£NCI:, N 59~YD3' WA ~SIAHCC <F ~ll rm: 1'1€Nct, H 71"20'<14" WA O!STANCE OF S:..13 rtCT: H NCE. N Jf>"O'IO" W A DISTA.NCE CF 9J.22 fITT; Tl·£NC£, N 2~"J9'2Z-W A DISTANtE Of 181 .. 92 fIEl; ll-£NCE, N 6510'24" W A. DISTil.NCE Of 9&43 fEET: ll£NCE, S ~·otJJ" w A D!STANC£ Of ~20 FEET: Tl-CNCE, S 56'lJ'52. W A DISTANCE Of 39 • .)4 FtET: 1'1€NC(, S 20'49'.ll' W A OIS'l'AH(( Cf 42.96 Fttr: 1'1€Nct, s 37'27'4.J' ( A DISTANC( o r 21.60 ra:T: Tl-fNct. N 1ronr w A D!STANC£ a 89.66 r ccr: 1'1€NCC. S 7074'1r w A DISTANCC Of 70.~ rECT: 1'1€Nct. N ~·39• w A DISTANCt Cf SS.55 rttr; K NCE. S 34'28'$8" W A OISTAH<X Of •UJ FtET: H NCE, N 14'2f48" ( A DISTAHCt: Of 68.20 ffIT: 1'1€Nct, H 0$11'46' WA O!STANCC CF 11.~ rttT: 1'1€Nct, N 1a"20'0$' ( It O!STAHCE or 10.82 rtt.T: H NCE, N 2~·4cr [ It DISTANCE Of 44,14 f[Il; ll£NC£, H 10'34·~· £ A DISTANCE or ~11 fEIT; 1'1€Nct. N ~·5r C A CMSTAHCE Of 47.16 FUT: n£NC[, N 03·43•oe:• ( A. O!STANCE ~ 36.48 fIU: H NCE. N 0'4"40'~· [ A. DISTANCE Cf 71 .03 Hfl; Tl-£NCE, H OJ"Jf51" £ A DISTAHCE or !>4.66 FEET; TI C NOC, N 29"26'14• WA O!STANC( (I:" U GO !UT: H NCf, N Jtoo'u· W A DISTAN<l: Cf 61.05 fITT; ll£NCE. H 26iT29" WA O!STilr.NCE or 5'5.52 fEIT: Tl-£NCE. N .l814'.l6" W A O!STol.NCE or 4-4.J6 fEIT: Tl-£NCE, N 5311•32• W A DISTANCE or J7.7J fEET; ll(NC(, N 5g~4•41• WA ~STANCE 11 :;4.!6 rm: ll£NCE, H 87'51'.lS" 'I A DISTil.NCE CF J6 .. 97 fEIT: ll£NCE, H 51".ll'4r WA DISTil.NCE Of 6~70 FEIT; Tl<Nct, N 81~'22" 'I A DISTANCE a ~02 f'ttT: Tl..£NCt N 0411·29· W A OISTM-IC( C'S 158.65 FE£.T: Tl-£NCE. N .l5"50'41' W A O!STol.NC( or 41.JO fEET: H NCE. H 54'4S'oJ· w A. DISTANCE or 24.10 FEET: Tl-(NC(, N 23"51'45' W A DISTAHC( a 209 .. 99 FttT: 1'1€Nct. N 11~Jr w A O!STANCC a Jl&2 rttT: K NCE, N <IUHS" E A ~STANG: <F 7&19 Frrl: Tl<Nct, H 06"29'01" 'I A DISTil.NCE a 117.20 f'EtT: n£NC[, H ~·2r w " DISTiUKE a 94.24 rcn: 1'1€Nct, N lrJ2'0J. w A O!STANCC a 63.8J rttT: 1'1€Nct, H 01~r40· w A DISTANCE Cf 141,4~ rECT; Tl-(NCC, N 09'56'14' ( It CNSTAHCf fX 50.76 FCE.T: 1'1€NC(, N 19"1 T u · w A O!STANCC a 9U)4 rtET: 1'1€Nct. N U-4f $9' w A OISTAHCE Cf 1).4,5$ F'EtT; ffNCE. H 19"2$49' W A O!STilr.NC[ Cf" 74.18 fITT: ll(Nct, N 19'3)06' W A OSTANCE <F 4117 rm: 1'1€Nct, H 2rJO"o1· w A O!STANCC CF 12.23 rttT: 1'1€NC(, H ooi6'.JO' ( It O!STAHCE or 217.77 rtt'T; H NCE. N ooi6'.JO' [ It DISTAHC[ Of Jl 2.94 f[[l TO M POJilT OF B[Q~'t{NC, Cttn.AJN NC Mt NiEA Cf 7J.OOJ ACR[S, MORE Cf!" l.fSS. ~ ]CQ'THER WllH. PARCQ. C: A !Riel or ""'° SITU<TtO ~ 11( SOJTH>l:Sl OOARTER <F stCT'Qt< l, l°""5HF l SOIJl'H. RltNGC $8 1ttST or THE SnCTH M HOPAL .W(R!O~. COUNTY ~ CAAf'aO. STATE or CXlLCRAOO. BCINC llOllE PAR'!(!MllLY DESCl'OED AS f'QU.OWS: OCC!NtfNC AT A PO:NT OM Tl-IE lr£ST£Rl.J' RIGHT OF WAY UN£ Of COLOfW>O STATE HCHWA.Y 82, 11-lEM::E: A 2 1/2• BAAS'S f.>P, FOl.H) IN PLACE AND PROP£Rl...Y ~ AS THE SCIUTHCAST OORNt R OF' SND SECTION 7, ElE.ARS S 78'01'4.3' E A OIStN«:C or 2054.18 rw: THENCE. ~ Slt.O WESTERLY RK:Hr Of WAY UN£ H 09'~·10· W It DISTNCE Of 188.14 THENC£, 282.60 FEET Al..OHC Tl-IE ARC or A. Cl.JIVE TO Tl-£ LfFT WMNC A. RADIUS OF 2915.00 FUT. A C£NTfW... ANGt.f Of 5"J.l'lr Nf> Sd)IDIJIMC A OIMO IE>R!NC Of N 12'21"49. w A. DISTAHC[ Of 282.49 rm: THENC£, OEP.IRJlNC SAIO R!CKT Of WAY LN: S 90'00'00' E A DISTANCE OF 49.74 FEET; THENCE. S 06'01 '00" [ A O!STIHCE or 202.10 rEIT: THENCE, S 04•34·~· E It OIST.wcE ~ 260.10 f'EET TO TllE POOO or BECINN!~. CONIAmlNC l>l II(}. or o.2;< ACR!S, liOAC Ill! L!SS. 0 5001,000 2.DOO ~-I Feet VICINITY MAP TABLE 1 ·LAND USE SUMMARY TABLE LANO AREAS tOTAI.. AREA f$ P\JOISUBOMSt:IN 1Si$AC lOTH.AAEA~OPENSPACEN.ID OlHEROOMMUNITYSP.tCES '""" OPEN SPACE (PASSM) ''"""' TOT AL MEACKo USEMll.£ OPEN SPACE (~ Sl(ffJ '"'"' 1..IMITEOUSE:OPEN SPACE:!>~ Sl.Ctt) "'"' 0£TENllOtl AREAS4UMITE0US€) """' PERCEUlCf'ENSf'JrCE ,. .... OTHER OP£H M O OOMMUNJJY Sf',ICE "''"" RECREAJICtf>t <FEN SPACE lP.iRK.5)1 17C8AC COMloleflAAEJ.S(GENERAl.j' 1l!3AC COMloleflAAEJ.S~EN) """' NE~CENTER 230AC VSEAEU CCM.lUNrTY -SPACE(~&.~ .,.,,., PERCEN-J OTliER OOMMUNRY SP.-CE 227"' TOTM.AAEAC*' RJ@il~·WAY 2"""' NEIGHBORHOOD CENTERBUILOING ANDPARKING StJMMARY TOTA1..~9UU>NG~(MAXNIJMJ tO.O:OSF TOTH..OOMVl'AYS NIOPNtK!«G.IAP£AS(IAA.'<MJMJ I 218.CXXl SF TOTAL ftON~ESIOEHTl,AI.. Fl~ SPM::E (MA.X.IMIJMt I 10.0'JOSf UTILITY TRACT BUILDING ANO PARKING SUMMA.RY1 lOTAt.AAEAr$-Ull..ITV TRACTS I 3~7K; BUl.DHGAA£AlMA.'OMUM'J I 2'.1-.0COS.f ORMWA.YSANOPARKNG"'RE-'S(IM'ICIMUM) I :t'OOCOSf HOff.RESIOENT~ FlOClR SP.tCE tMIUOMUM) I a>.CXXlSF LOT AND TRACT COUNTs' RESID6NT1,AL.U~ ,.. NOOH90RHOCO CElflER USE ' Ult.n'l'USE ' OPEN SPM'.:E USE " RECREAT (IN1'(. U$E (PlrtU..St . OCWYON A.RCA USE (GENER.Al. AN DMCH~~~ "' RIGHT -<:#·WAY USE " OFF.STREET PA RKING SPACES RESl06NT"'l..1 ,,, NEDI~ CENTER (MAXIWJMf "' OPEH SPM'.:E 0 PARK$ .a.NDCCM...:;:N AAEA$ (WXJNIJM)t " Ult.JJY"[~ ' NUMEJEA o,-O'W!l.l.ING UNITS ... GROSS RESIDENTI.O.L DENSITY 2.30 UNl "rafACRE PAAKS AR:EAlSOOOMMOtil..YREF ERRED TOASAClNEOPEN SPACE r ~8ASEO ON PROf'OSEO EASEME1i1TS FOR DElENTOil f"CWOS 1EXClUOESPRCfiOSEDRAWWATEl!S'WSlEMDETEffTIOOPOt:>lOCATED IVlNW.UER OETENTIDN PONDEASENENT IN TR>CT PC 1 WCLUOES TW::. SPOTS P£A 0'<\EU..JNGUHIT Q.l·STA:EEl P~AL..$0 PRCMOEO 9UT NOT HCLU0£0 ltl TOT>t •ooESPAa PER-<O SOU.lrAEFEET OF-9UILOINGAREA. Cff.STREET PlrAKINGAL..SO PRO'lllOED 9UT ...OT INCtUOEO IN TOTM.. ONSJREET PAAKlNG0ENEA>U.YCCN$IOEAeo .-OECJJAtE 10 SEfMCE PAF«$A.~0CCMMCH AA£AS EIUT .IOQLI IClNAL OE$1GNA.TEO PAAKIHG MAY ee PROo/IOED •atlE SPAa P£A ZOO SOUNtE FEET Cl-BULOIHG AAEA OPf.STREEl P..-A<ING AL.SO PR<MOED MA.;Nl6NN«:.E VEHICLE SP.-CES SHH..L .rt.SOSEPROVIOEO 'IHCWOESIRAIGllTK:N & MMITENNCE NlOWATER & ~lE'WATER UTll..llY TRACTS ls.EE T"61.E2A.N-Cl 281..0T A.'lO TAACl ZONINGOESIGHA.TICWSCH P"'1£2o.'9 f$ THE~EOGE:~PW~ FOR THE ZONIOOOISIRICT OESIGNATCW OF EACH LOT AHO TRACT AA'{) l HE f'tOOOICE FCR lJHD USE H..LCMANCES .AHOST .AHDJRDS 'mc:Mom AS NE<:ESSMY 10 ~PLAY FIELDS. OOURIS NlO Pl.AYCiROUNDS ONSTREEl PN!l<IHG ISGENERH..l.'1' OOtlSIOfREO AOEQJA.TE ro SERVICE PAA.KS ANO CCM.\.C:H ~ El.IT vPTO 1$AeerTICHAI. OE$Gi.t.TEOP~$P.f(::E$ MAYeE PROV(IEO 10 .r¢CCMX>A1E: USERS LEGAL DE SC RIPTION S PARCEL MAP SCALE : N.T.S. 2 3 5 6 8 9 10 PLAN APPROYALS trfflllll'.!I. lH[ lff"RfNN.. OF THIS PRELM:HARY ~ PllRSUNCT TO 8QlltD OF CM"ELO COlMY COWMISSOHERS' Rt SOLUTIOH SHALL t'dOCHCE nc: nNo:NGS ANO ~CISION or TH( 8)UO OF" GNf'l(LO OOUPfTY (X).i~SSIONERS TMAT THIS PR(UMIKARY PLAH F'OR R!V(R (DC( COl.ORAOO IS IN Ci£ro€RAI. OONr D0MAHCE Wl1H THE OARl'IElD atuil'Y CX)l.0>0(>€WJE ....,. .,., All Al'l'OCA!ll.E R£0UIR£llOITS OF lltE CARFla..D COJNlY urtFlEO L)H() USE fBOl.JJTlOH or 2CKll. AS oWOfOCD. {ULl..fi). ANO TKAT MS PRf1 (MINA.RY PUN COt.FI IFS 'MTH 11-f" PRCMSIOHS. or THr R M"R FOCf" OOIClR.llX> POO APPROVFO FIY AOARO Cl' CAAn!LD cwirv COllMiSS!ON!RS' R!SOl.llMN ---- CEl!lllCll[ gr .!fPl!(1t& 1H( l80ARO or COUNTY COt.NiSSION(RS " c.Ntt'(l.D COUNT'I'. CO;.ORAOO. H(R(8Y ~ 1KS PftEU..iHARY PIHi TH~ _ t)\Y <F , AD. 20_, 5'/D APl'fl(Nll. BEJ<C OOCWEIITTD ~ mNtO Of CAAn ELD COUtflY COWlSSOERS' RE!iOlUTOi ---- 0WRMNt 90AAO OF COOHTY COW!SSIONERS, CAAFIELO COUNT'r. COLOIWX> WlftESS: O.CR'i< TO THC ~ o r GARnQ.O COUNTY ~ll>SSONtRS NOT FOR CONSTRUCTION PRELIMINARY ENGINEERING IN SUPPORT OF THE GARFIELD CO UNTY PUD ~REZON ING) ANO S USOIVISIO N (PRELIMINARY PLAN) REVlEW P ROCESS FOR RIVER EDGE COLORADO the soi. ~l'pC)H: of thne ~ps •nd d rawl"IS, •nd the •ssotlated p/fn$ a nd reports, Is to $1..1f)l)Oft tile G•rflt&d Col.inly PUC (Rc-1oning) •nd SubcliYiiion (Prclimirwiry ,,.,n) review ptOcu s Nsed on the reql.lirc-cnc-nts of G.lrfic-ld County Unified brid !he Resolution o f loot, u •mtr1dcd. The m;ipi Ollnd d~wings,. •nd the U)Q(i•ttd pl•ns •nd reports, Pfl@Soent the owr•tl deslf:n Intent, lavout. f.aclhdes coordlN bon •nd oper•llonal c.on.fipatlons based on Gariield County, •w09rilte "Cencv. •nd Industry sta ndards. The mapi •nd dr•wlngs, •nd the associate<d pl•ns •nd reports,. •re lntendtld to show pra<tbbillty .and gviOc final design, If •PP"OVed, and •re not irllended 10 provide t he priell~rv or final design kl formation necessa~ to w pport thie permitting or awoval proc~ ol othtt agencies . These m •ps a nd drawinss, ~the •S$CX~ttd pe,ns 'llnd rt90rtS ~~ prc-~rcd by CH" under the dirKtion of' rtsn,tc rcd .,.-ofmlonal e nginttr (Willi~ S .. Otero, St"e of Colort1do Proffliion•I EngWaeC"f, Rq.iW•t ion •32163)- 9 TO OWNER/DEVELOPER: Carbondale Inves tments , LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.53 25 CIVlL ENGI NEER/PLANNER : SURVEYOR : 8 140 Partners, LLC PO Bo x 0426 Eagl e, CO 81631..0426 Phone No ; 866.934.8140 www.8140partners.com llWll TUTTlf SURVfYINC. S CAVll:U; Tt/17'/J SVHY4'J7HC S4'HY/C4'S 721 8Jak# A1'41"11/d" CIM..ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9108 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHIT£CT: Z E H R E N A~O AISSOC IA.1"EI. I HC ~~~ .. A~~:;~ KEY MAP : 8/3/11 Rl.VS!IH AOOR!SSES EXIWIJflS 8't CAllfllD COtM1Y SfAff 1/14/1! REZOH NG (PUO) AND SUBDMS10N (PRW MINAAY PLAN) SUBM ITTAL ISSUE OATE DESCRIPTION PROJCCT N UMOCR; 10 -00 1 PROJECT MANAGER: S. OTERO DRAWN eY: C. SNYDER CHECKED eY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN COVERSHEET (1 OF 8) SHEET NU Me ER: PRPN01.01 ~ f:l 0 z I N 0 I z a_ g w :i: (/'I H G F E D c 2 3 5 TABLE 3 ·DEDICATIONS BY FILING OPEN SPACE OTHER COMMUNITY SPACES CUMU LAT IVE CUMULATIVE CUMULATIVE OPEN SPACE AREA(AC.) CUMULATMo CUM ULATM' OPEN SPACE 0 PEN SPACE OPEN SPACE COMMON AREA COMMON AREA COMMON AREA COMMON AREA(%) CUMULATIVE CUMULATIVE COMMUNITY FILING (%) AREA (AC.) ('lo) (AC.)1 (%) (AC.)1 PARKS(AC.) PARKS(%) PA RKS (AC .) PARKS ('lo) AREA ('!.) 8.8'11 3.07 6.6'11 7.16 20.5'6 18 0.00 0.0'11 3.07 8.4'11 0.00 0.0% 169 140'll 4,76 98'll 227 T88'll 2A 0.00 0.0'11 4.76 9.2'll 0.00 0.0% IA 000 00'11 67'11 000 0.0% 7.03 11.79 15-7'11 0.53 1.6% 9.45 3-4.3'11 21.23 tn 6.4% 4A 0.00 0.0'11 21.23 20.1'11 0.00 0.0% 3.15 2438 3.51 2•.9"' SA 000 00% 2438 000 0.0% 16.12 42.2'll 40.SO 25.4 ... t.64 4.3% 'EXCLUDES tlEIGHBORHOOO CENTER 1 IN CW DES BOTH GENERAL ANO GAROEtl/ORCHARO COM MOO~ TABLE 4 ·LANDSCAPE AREAS ANO STANDARDS TRACT TYPE TRACT IDENTIF ICATION L ANDSCAPE STANDARD' Cl'EN Sl'ACE OPEN SPACE LANDSCAPE ST AllDARD COMMONAAEA COt.'JAON AREA LAHOSCAPE ST AN OARD GAR OEN/ORCHARD GAAOEIWRCHARO lAllDSCAPE ST ANOARO Ullll AG, AO, AA UTILITY lAllDSCAPE STANDARD llEIGHBQlHOOO CENTER NEIGHORHOOO CENTER LANDSCAPE STANOARO PAAK PARK LANDSCAPE STANDARD RIGHT·Of·~Y AJ1.AK1. BC1, BM1. BM2) RIGHT-OF-WAY LANDSCAPE STANDARD 7 18 20.5'11 5.59 16.0% 5.59 16.0" 7~18 19.6 ... 0.00 0.0% 5.59 15.3 ... 43.3 ... 9 45 T9 4'11 0.00 OO'll 559 11 ,511. 407'll 9-45 0.00 O.O'll 5.59 10.8'11 38.2'll 9 45 17-2'4 0.00 oo ... 559 10.2% U7 13.3% 4.89 244'11 10.46 14.0% 43.0% 11 .74 11.5'4 2.46 8.9'11 T2-93 12.6 ... 11 .74 11.104 0.00 0.0% 12.93 12.3'11 43.5'11 1525 0.00 oo ... 10.6 ... 1525 12 ~ 0.00 oo ... 12-93 10,7'*' 435 ... 16.89 10_6 ... 4.15 10.9"' 17.06 10.7% 46.6 ... TABL E 5 ·LOTS BY FILI NG, AFFORDABLE HOUSING, ANO CONSTRUCTION SCHEDULE LOTS BY FILI NG FILI NG ESTATE1 TOWN 'IALLAGE ATTACHED 39 20 18 12 19 2A IA 3S " 4A 27 AFFORDAeLE LOT SUMMARY GARDEN HOMES AFFORDABLE 13 13 28 21 CUM ULATJ~ AFFOR DABLE {%) 0.0'% 18.1"4 12.0'll 33.1% 261% 21.2"' 16.7% SC HEDULE OF PLATTI NG 2 2014 2014 2016 2016 2018 2021 2023 -'LANOSCAPE PLAllS MEETING THE LANDSCAPE STANOAROS COllTAINEO JN THE CCRS SHALL BE SUBMITTED TO GARFELO COONlY l\ITH EACH APPLICATION FOR FlllAL PLAT DETAILIJIGHOWEACH TRACT WLL BE lAllOSCAPEO AS PART OF THE SUBOMSIOM IMPROVEMENTS REQUIRED. SA ---+--2028 'TRACT RO SHALL 8E LANDSCAPEO IN ACCOROAllCE "'TH OPEN SPACE lAllOSCAPE STAll OAROS 1'>1iEll PLATIEO UNU:SS ROAD EXTEllSIOllS TO THE NORTH ARE PLANNED ANO APPROVED, ANO SAID EXTENSIOHS "'Ll 8E COllSTRUCTEO AS PART Of THE SUBDIVISION IMPROVEMENTS AS PART Of SUBDMSIOll FILING. 1'>1iEN ROADS ARE EXTENDED TO THE HORTH THROUGH TRACT RD, TRACT RD SHALL BE LANOSCAPEOOR RE·LAllOSCAPEO IN ACCOROANCE WTH THE RIGHT-OF-WAY LANDSCAPE STANOARO. 3 INCLUOES ll.RIGA.T ION & MAJtfTENANCE ANO WA.TER & 'WASTEWA.TE':R UTILITY TRACTS. 2 3 17 2031 167 2014.2031 1 INCLUOES EXECtJTIVE LOT t APPROXIWi TE PROPOSED Pt.A TTING SEOOENCE AND SCHEDULE. SUB.ECT TO CH' ANGE BASED ON MARKET CONDITIONS.. 5 6 8 9 PLAN NOTE S 1. CXllRllJ.Nl OOCllilDd'5: lHIS PllEUMJWr< PlNf IS SUPPatTED N«'J CONlROU.£D BY TllE P\.O P~. P\JO lltV!lOl'W(NT CUI)( f<ll! lb'l(l< EDCt' COl.ORAOO (P\JO CUIOE). THE OEWW.1"" <Y' Co.tlW<TS. CONOIOONS AHO l!E'iTRt!IOOS f(IR Rll'[R (OC[ COl.ORAOO (CCRS~ ""' PROJECT oocuwnm W<TIAED WfJKN 1l£ PUO QJOE Al..1 Cf 'MllCH WERE .ifflR{MD BY THE G.IKELO OOAAO or COUNTY COMMISSIONERS BY RESOlUTION I ---· A.'ll SIWl CONTROL THE REVE.'W Of THE FIRST ntW. Pl.AT. UPON R£CORDN; Of Tl£ R~ [DC[ PU> (N THE OfTIC[ or 11-£ CH!fln.D COUNTY O..ERI< mo RECORllER TllE R£CORD£0 PUO Pl.AN, PUD cutDE. CCRS. "-'«D PRO.ECT ()()().NfJ(fS SHAU TAKE ffl:ECBENC( IN lllE REVEW CJ" mt SUBS£0UENT fTfW. P'lAT. 2. SUlllWIDS: tHE STANOAAOS NiO REOU:REMENTS CONTAI~ IN' THE A?f'RCM:O P\.O P~. POD CU!OE mo fRO,,{Cf DOCUMENTS mo ARllQ..f v or Tff( Ull.R Sl-W.1 COHTR(Jl TllE PU.TING or LAHOS WITHIN TH[ ~VER EDC£ PUD. l. ~ SUBD.VSON PK4SINC/PlATTI~; sueoMSIOH PHA.51!(;/Pl.ATTIHC Sl'W.l fOUOW SUED'rt-SION flLIN(;S /AS IOCMTifl O ltR[()N NiO PR<N.Cm ~ EJ'f ff FOO CUK>L 4. PW -IClltS: AU. P\JO P\;H NOlES SHAU. llf ll'PUOOlf TO THE PllfUllltW<'f !'\/.,, ALL P\JO Pl.AN l«!rCS APPt..ICl8.! TO A. nNN. ~T 9'WJ.. BE INCLUXO AS NOTCS ON Tt-( FINAi. PLAT. SURVEY NOTES ll€/ll<Nl)S ~ R!l.<ll'IE 10 • ll(AR:NG Cf N 69'29'47'« "' Tl( UN( 8(1W([N GloRfEID coom BRASS C>P AT SE Co+'N[R SECTION 7 N<O CAAf(LO CQUllY BJlAIS C>P TO lllTN(SS CORNER TO S 1/4 OlllNER D' SECTION 7. AOCtllONAL. SllN(Y lilONUM(NlA.n:>H, PINS, m ~o OJHtR SIPl(Y CONTROL 1HFORMA.nOH CN4 BC rOUNo ~ TllE PROJECT Ai.TA. SUFM'Y M>P. DATA SOURCES CARF'QO COUNTY CEOGRAP!fC tNro~ SYSTtw. 2010, GARF'ELO COUNTY (VJJIOOS SOIJiCES) CE01CCllN~ CHCINctRHC Sil.Or. ~ 2010. HP CCOTtCH CATIU: ata K mo CJrR90NClALf fOPOG:RAPHIC Ol.JAORN(;IL ~ITCD STATES ~Q.OC:CALSUMY 'M Lcurt mo vtGtTA.OOH ASstS'SMtNT REPCRT. OECEMOCR 2010, ROCKY MOUNT•'N ECOl.OCICAJ. SEJM:ES (VARIOUS SO<JRCCS) 8 9 10 10 OWNER/DEVELOPER: Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER : SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com TUTTlf SURVfYINC. S CAVll:U; Tt/17'/J SVHY4'J7HC S4'HY/C.4"S 721 8Jak# A1'41"11/d' CIM.ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9108 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOCIA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/3/11 R1.VS!1H AOOR!SSES CXIWIJflS 8't CAllf(lJI COOOY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT NUMOCR: 10 -00 1 PROJECT MANAGER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN GENERAL NOTES (2 OF 8) SHEET NUMBER: PRPN02.01 "' '" 0 ~ ~ a_ ::i; a 0: a_ I "' 0 I z a_ g w :i: (/'I H G F D c e A ~ RURAL ~ {SINGLE J FAMILY HOME) RURAL II (SINGLE FAMl!,,Y'..I , HOME) ' ' -~-1 ~ I I I I PLANNED UNIT 1 · DEVELOPMENT (OPEN SPACE & SINGLE FAMILY 1 · R:::.~;u; r. ,, ,,, 1fc If '*' - 2 2 RESIDENTIAL SUBURBAN (VACANT) 3 3 5 MATCHLINE SEE SHEET PRPN03.02 5 181.92' 56.05' J7.80' ll.84' 119.!>8 93.00 123.97 5<.JO' 86.97' 64.12' 60.45' 120.78' 21544 .SJ ' NORTH PROPERTY -CURVE TABLE CUIM IWlUS 2815.00 I I I I I 6 LfNCTH DELTA 49 4 . .:54 tO'J42 RESIDENTIAL SUBURBAN (VACANT) . \ \\ ' I ' \ \ \ 'I I \ \ TIMGOO C>iORD 247.81 493.70 8 SOUTH PROPERTY LINE TABLE W<E BEARING OISIANC::( UNE'. atAAlNG ()ISi~( l100 s 1n6J E 55.4 5 l150 N 571 J2 w 44.ag l101 'S 6f"4"52· E 43.44' l151 N 32"35'48. VI 815.S'f l102 S 49'55'38. E 74.!il6' l152 N 44·5,n1·V1 154.66" U OJ S 5739·13· E 65.IS<l' l1SJ N 45'0'36" W 52.•2' LlO.C S 4 1'~1'16" E 86.65' L15' N S4'20'5l. 1 l•.~· LI ~ s 5711 12 ( 77.06 LIS$ 40"2224 .3J9.82 L106 s 8J"JllJ9" ( 87.15 Ll56 41'32'47 152.23 L107 s $4'44'2 1 ( 38.3 1 Ll57 N ~'1'36 'W 71.09 l108 s 41'~247 ' ~-" l158 2T!>8'19 109.20 l109 I ~ l159 N 18'1012• W 47.26' 1I:!L 798' l160 3744'19" :552.12' _..!:!!!__ E J i.16' l161 hi J2"49'55• v. 102.14' _!!Q_ E ~ l162 hi 44•.:50'51• v. 150.0!>' L11J [ ~ LISJ N 49"16'4• W 1JS.JJ' ~ ( ~ LI&< 56"14 57 118.42 ~ c ~ l16S 5s·ss 11· 126.lJ Lii6 s c 1$.86 L166 5.3"4JJI 105.Ja l1 17 S 7S1624 E 67.60 l167 N 51589 w 102.47' ll 18 S 60'1fi'J8. E 4.l . .39' l168 ~ J4"26'44• v. 262.-40" ll19 S 45·30·~· E 4-0.88' l169 tf J8"J4'5r E 15..89' l120 S 49"Jff46. E 4-0.12' l 170 tf 41 '17"J9. E 82.61° Ll21 s ll'li'59" c 56.16' L171 ~ 15'41'l8 •• 169.44' L122 S 43'42 10 C 69.17 L172 N 30'16 7 w 22.97 L12l s 14.~4 1 ( J0,14 L17J hi 21"5914 v. 27.~ L124 s 11"111r w 26.4 2 Ll74 ' J0'58'21 • 29.J2 L1 25 s 1nno· c 29.18' L175 N Ul'll'J9" • J4,61 ll26 S 45·59·sa· E 20.95' l1 76 N 25'47'19W JO.oe· U 27 S 6J'J4'J8. E 54.05' l1 77 ' J0'26'40 •• 24.58' ll28 N 82"2'.lO"' E J6.4 9' U 78 hi 4"741 '50"' v. 78.78 ' ll29 N 50'0'15• E 22.2J' L1 79 hi 6849'2 1· v. 25.1 4' LIJO •• 28.06' Ll 80 hi 45·54•4• w 55.18' WI c 27.gJ L181 Ill 36.45 lnr c 26.66 ~ 49 .9 4 ~ c 89.61 ~ w ~ ~ s ' JJ.08 :@: w I 29~:;.• Lll5 N 5750•4• £ 50.12' LIM 6 Li li N 89'15'6• E 65.56' l186 N 50'9'49• W 26.07' l1J 7 N acrsr11· E 50.00' l187 N 5125'19 W 17.18' l1l8 N 715'25· W 21.79' l186 IS 87l1"44. v. 22.50' l1Jll N 8J'14'4J• E J93.~' l189 N 69'0'5Y W 9.8T l140 N 6SJ9'JJ• E 177.8 1' l190 hi 24"16'24• v. 25.22' l14 1 N 24"56'6• E 16J.&50' l191 29"51'31 .. ~ 8.28' L142 N 11'J9'1 w 107.90 Ll92 58"27'19 41.45 L14l N JO'J48 w 164.72 L19J 83"52'12 lo.80 l144 N 25.364 w 107.17 L194 8T28'29 l6.35 l145 Jll'sns w 42.02 l19S 40'2JJO 69.lS l 146 N 20"2'15• 'II JJ.ge· l196 ' 1!9'5J'16". 2 18.07" l147 N .5T32'JO• W 6.5..32' l197 S JJ'46'5-4• E -387.28° ll48 N JTJ9'2• W 79.09' l198 S g-35•9• E 1545.Sf l 149 N .50"3J'J2. W 85.72' l199 S g-35•9• E .401.79" SOUTH PROPERTY -CURYE TABLE CURV( RADIUS l.£NGIH Df:l.JA I ANQ:Nf Cl-tORO CIOO 26J$.OO 29-4 . .32 5·59 26 141.JO 29-4.19 C101 1482.50" 626.0-5' 24'11'44. .117.76" 621.41" 100 ~ I. PROP. 15' OAAW« &: UTUIY EASEMOO. 2. PROP. ®lllNC RtfRfSENJS WSS CMRLOT GRAlHC. J. FOR SlllEET TYP'°'1. SECllONS. SEE Sl<ECT -J.04. N ~ 0 100 200 IN FEET 8 9 PROPERTY ZONING EXISTING ZOflJNQ PR0P0SE0 ZON:NG: R£'SIDOOW. SUBIJtl,l,N UTILITY SOURCES 10 POTASLC WATCR: ~ITARY StwtR= CU:C1R~llY: ROltRINC FORK WATER ~ W.11:All'r' OIStRCt OR ~WIHATN'E ROltRINC FORK WATER A}I!) W.11:All'r' OIS'IRCT OR ~WIHATN'E HOLY CROSS NATURAi. Cl& l n.EPHONt;; C>Sl.~ SOU!CE GAS OW£ST COM!ril,Jl'f;CAJIOHS COMCAST AAW WAT{R flRIC.4.Tl<»t AM:R EDCE PROPERlY OWW£RS ASSOCfAllON, 1NC. (F'RONT) 5' £A5EUEHT ~-r ----T LOT UM: I I 81 18 ~~ -1 .~ ~I I ~ .J. _____ .!,_ 10' EASO.IEHf z (REAR) TYPI CAL LOT UTILITY & DRAINAGE EASEMENTS SCAI.£: N.l.S.. NOITo I Al.L O!t.!t NSIONS AA( ~ \l'fl.CSS NOTQ) OT'HO?W>SC IN THE A.NfS. 2 5• fASO,lfHJ" Wr£RE REAA LOT LINE ts AICHT-CJ"-'IWAY TRACT. INCLWNG CAFU:N MOMt LOTS. LEGEN D ENVIRONMENTAL F'EATURES (1CJST. Sl.OPts Cll£Al£I< 11W< .W: CEOtwN!D OOITTR AA£A ~ EXIST. WEnMOS EXIST. FlOOOPtAIN LIMITS OTHER F'EATURES OR Pl.AN INFORMATION EXIST. BUILDING EXIST. QDiWOOO OTCH PR{)f>. LOT/lllACT LINC PROfl. BLOCK OOUNOAAY PROfl. FUNG BOUP<bR'l' EXIST. a: PROP. EASEMOO UN£ (JCJST. Pll()P(R!Y LNE (PROJECI LMITS) EX1Sl PROPCRTY LIE EXIST. TOtmSHrP LIE EXIST. SECTION LINE EXIST. ZOl'O.C 8)ffWlY {!] EXIST. COOT R-0 -W WONl.MEHT ® C•ST. Pll()P(R!Y ~H. NO. 5 RESAA • CN> (LS. 20UJ) 0 (JCJST. Pll()P(R!Y ~H. NO. 5 RESAA • CN> (LS. 22680 U.N.O.) ·~ (JCJST. COON1Y SU...,.,. BRASS CN> PROPOSED UTIUTIES ) t ::i: ~ C:.J 9 SN<llARr S(W(l1 UNE POT~ WATER UNE RAW WATER LINE STORM ~It UNE ORA!JW:iE (>!ANNO. DRA!IUGE OUll£T DRA!tua: OOJ( CULV£RT 10 OWNER/DEVELOPER: Carbondale Inves tments, LLC 7999HWY82 Carbondale , CO 81623 P hone No: :970.456.5325 CIVll ENGI NEER/PLANNER: SURVEYOR: 81 40 Partners, LLC PO Bo x 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com TUTTlf SURVfYINC. S CAVll:U; Tt/17/J S VHY4'J7HC S4'HY/CKS 721 8Jak# A1'41"11/d' CIM.-ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9108 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N A~D AISSOCIA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/3/11 R1.VS!1H AOOR!SSES CXIWIJflS 8't CAllf(U) COOOY SfAff 1/14/11 REZOHNG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBM ITTAL ISSUE OATE DESCRIPTION PROJCCT N UMOCR: 10 -00 1 PROJECT MANAGER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (3 OF 8) SHEET NUMBER: PRPN03.01 3 5 6 H G F -·· ........ 0 3: 0 ~ ~ a_ ::; a 0: a_ I "' 0 I E z a_ 0: 0. / IS w :i: u> ~ a_ / 5 / z 0 ti\ w D D '<! 0 z iii: w w z " z w / 3 a_ :::? ::; w 0: a_ N 0 c " ~ s A SEE 2 3 5 6 '"' ""'' fMl (<rol-) \Jlb11 Sf. PAOP.11o'OIWNAGC & "'W' wt•Oll ~ Iv J;.IC.~2A , ..... _.1~ 100 8 100 200 RESIDENTIAL SUBURBAN {VACANT) 8 9 10 1 EXIST. P£RMN£1ff EASE.WOO l ~;;,:: ltis:w~ ~~ I I I ~ I 'V Exist .'·$' c.<sMNl. •.$' WOO.Y or I ! 1 \\ ANO • wt:S1£RLY or DESCR<SEO , 1 , I 1 CE•lERUNE 900< '80 P.oGE 2~ ' I // I '\ • ~I \ 11i/ 1 • COMMERC~L ,· ~ (LIMITED) I ----1 '8 I l I ~ I \ \ i . I COOT P:C1N _____ _. I ' ~ I I II I I I I I ' I I \ I ~' ·~"' I I I "'' . J . I I I 1 .. -·. I I \ \ I ~~ ' I \ I i\ 9 10 -- OWNER/DEVELOPER; r~~ -k='\~~ Riverw&dae · COLORADO g Carbondale Investments, LLC 7999HWY82 Carbondale, co a1 623 P hone No: :970.456.5325 CIVIL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com LANDSCAPE ARCHITECT: KEY MAP: 8/J/11 R!VSOO AOORESSES OOllllllllS B'I' (',Allf(U) COOOY SfAff l/H/l l REZONING (PUD) AND SUBOMSlON (PRWMINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMDCR: 10 -001 PROJECT MANAG ER: S. OTERO DRAWN SY: C. SNYDER CHECKED SY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (4 OF 8) SHEET NU MSER: PRPN03.02 ~ 0 ~ ~ a_ ::; a 0: a_ I "' 0 I z a_ g w :i: u> N 0 "' ~ H G F E D c e A ' \ \ ~ ( . \ .\ J. EJCISl.WffiJJ<OS~ 1YP. ' .. 2 3 ~ 3 ' ' .... .... ' .... ' ........ .... .... .... ' .... .... PLANNED UNIT DEVELOPMENT (OPEN SPACE & SINGLE FAMILY RESIDENJ'/AL) 5 6 5 6 I I I I I I I 8 \1 _,; ··- POOP. 91..1WN<l (INaOl'E(l 20'X50") {TO B[ ()fflNED AT TIM[ Of mw. Pl.AT) I ,, I\ I \ \ ' \ ' \'\!\ I I I \ I I -l:.-!1 8 \ rEX.lST.811<E I TRAll I \ \ I I ' I I I 9 100 0 SCALE IN FEET PUBLIC LAND (RESOURCE/ RECREATIONAL) 9 10 100 200 10 OWNER/DEVELOPER; Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVIL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com TUTTlf SURVfYINC. S CAVll:U; 17/1TU" SVHY4"17tYC S4"HWC4"S 721 Siok• Al4!1'1u«t CIM1111f>Od ~~$.. Cci«odo 81601 (970) g1e-voe (ro¥ 9"7-9007) .fa/~lu-UA"1ft LANDSCAPE ARCHIT£CT: Z E H R E N ,t,~D AISSOCIA1'EI, I HC ~~~ .. A~~:;~ KEY MAP: 8/J/11 R!VSOO AOORESSES OOllllllllS B'I' (',Allf(U) COOOY SfAff 1/H/11 REZONING (PUD) AND SU80MSlON (PRW MINAAY PLAN) SUBM ITTAL ISSUE OATE DESCRIPTION PROJCCT N UMOCR: 10 -001 PROJECT MANAG ER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: I.I. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (5 OF 8) SHEET NUMBER: PRPN03.03 "' '" 0 ~ ~ a_ ::i; a 0: a_ I "' 0 I z a_ g w :i: (/'I H G F E D c e A 2 ' -~ ..... 2 3 56° -ROW 10· 10' SAl<ITAll'I SEWER 10" MJf, STORW. ~O'.wJN. TYPICAL SECTON A-A ·""!~ SMfTNn' ""':1 S(W[R ~oo· .u,N, 1 ._ __ •;,:.o·...;•c:."-:_-1 TYPICAL SECTON 8 -8 3 5 MATCHLINE SEE SHEET PRPN03.03 -.,.-~v -----.,~~------------- IOO<>MM<';'c' \ , 1 \ •\, I \ r, 1 1 \ ;j \ \ 1 1 .;i, CX$T. SO' oPCN SPACE EASEMENT SOOiC 114J AT l \ \ \ \ \ \ ~ \ PAC€ 1 AWENDCO BY 800!< 1211 PAGE 59J \ t \ \ \ • \ l\ EXIST. RAILROAD CORSllOCfl: 8CTWttK SAHOCRS \ \, \ l1 \ \ RANCH NOAlH P1lOPC!m' UNE (.WP 367.J) NC> \ ' ' \ \ SAHOOIS RAHC>t SOUTH PAOPl:RTY UN( (MP I ', \ \ \ 368.77) IS St.8J[Cf TO LICENSE Qt.IHT BOOK \ \ 1 I \ ' l lil Al ... ~ ~~J NtJ AWt;IUIUtl 11'\,KLIU I , \ I SOOK 1217 'A!'(M:E 59& ., I \ \ I I I •\ I -.... \ I ~ I ' I \\ I \ I ,\ I V PROP. :!>' CU:NWOOO Ol'!CH l:ASOIEHT I \\ '1 \ ' \\ \~~D<IST.25' I \\ \' \ ~= ~ '\ \\ 1 REC. NO. ?98016 ~,, \ ~ \ \ \ \ • r"' J '\ \ \ \ , I \ I \ ~ I \ I l 'l \ \ ~~ \ \ ROW \ I \ \'. I 1l \ \ \ I \ ,\\,; I ~ \ \ \ \ \ \•oe ' -Y ' \ \ \ .... ~\ \ ~ \ ;, g, \ I \ I \ ~ \i,'1 ~ \ \ \ \ \- \\ \ '\ ·~, \ \ "', \ \ \ '~ \ \\ \ ~\\\.I .. \ ..... I I I I I I I I I I ~ ... \ I I \ PUBLIC LAND (RESOURCE/ RECREATIONAL) I I I I I I "' % \ I \ \ \ \ I \ \ \ '-1 ·~~ . )i ..... , .. r'El<JST.8](( I TRAIL ( , e· 15 ' P01'8.£ WAT(R P01'8.[ WATER 5' 5' S'OCW.11.K -,_ PLANNED UNIT DEVELOPMENT (OPEN SPACE} 5'' U(HT ,. -!ITCH ......_.I 5'1 ""M(llT ~· SOCWA!l<, ·~t <d =ER .. -""" .. PAV[D Sl+OULOCR I 12' 12' r:tJJS[O MEI>Wt 12' ~ i ~ I TYPICAL S ECTON C-C :..r -ROW " 5• 12' RllS!O .i:o.,. 12" -15' 15° +--u.- v> I ~Fi ~~ STORU C 0 POT'8l.[ SlW!:R I()" M~. WATER TYPICAL S ECTON D-P 5 6 ,, \ ' ,~, \' ' \ \' l ,, "\ \ ' \' ,\ I ' \ ' \ \ I ' \ ' \\ \ \ \ \ \ RURAL (A CR/CULTURAL) +- .. PAVED SHO.lD£R ,. 12' \ ..,.,,.()[ llllCH I ·~ 5'' .... -,,[)fl ~· 5' 90CWAU< I t.'.·'..\_ !QI(; 'T'd>C.11. 5• !,<5€UOO -..0( 'IRl£1S ~LOTS 1'Jft RIC>(F-(JP-WAY I \ I I " I I I I I I I I I \ \ \ I 8 9 10 N ~ 100 0 100 200 SCAL E IN FEET 8 9 10 OWNER/DEVELOPER: Carbondale Investments, LLC 7999HWY82 Carbondale, CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER : SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com lliU Tt/171.4' SVHY4'J7HC S4'HY/C.4'S 721 8Jak# A1'41"11/d' CIM.ood 5/>M9S, C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N KEY MAP : 8/3/1 1 Rl.VS!IH AOOR!SSES CXIWIJflS 8't CAllfllD COOOY SfAff 1/14/11 REZOHNG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10 -00 1 PROJECT MANAG ER: S. OTERO DRAWN eY: C. SNYDER CHECKED eY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN (6 OF 8) SHEET NU Me ER: PRPN03.04 2 3 H G F E D c TIRACT BM PLAN 2 3 \ I \ } \ 5 TYPICAL SECTION A-A 5 8 TRAC T BC PLAN ALL TRACT BC RESTRICTED FO~OTS ARE DEED HOUSDNG. AFFOROA8L£ 20' ROii 10· 10· TYPICAL SECTION B-B 6 8 9 10 LEGEND B EXIST. CONSERYAJ10tf £ASE.MOO 20' CONSER\IATICW fASalOO ACCESS CONTRCt AAEA O:IST. BIJLDINC (XIST. wtll..M05 o:sr. rt.oo~~ u..-rs A<OP.LOT,ITRACTU£ AlCJP_ BLOCK 9!).H)AA'( A<OP.ALINC- CIIST. I Pf10P (AS(M( (X5T. -· NT lNi: [)(Sf 1Y UN( (PROJECT UlllTS) · PROP£RTY LINE EXIST. TOIWNSHP LINE EXIST. SECTION LINE (!I [XIST. ZONtt; EIOllNDAAY @ CX5T. COOi R-0-W OCHJMEMI (XIST. PROPERTY PIN Q D<5T. l'ROf£R1Y ~·· NO. > ll(8l.ll • CJI> (LS. 201Jl) ~ ,NO.>R(81.11 •CJI> PROPOSED [)(5T. OOJN1Y SUIM'IOR BRASS CJI> {\.S. 22680 UJlO.) _....,....,_..i,_L-1.UUT.U.ILJ]!T]f!E~~S ) :c:r ~ f:l S4'iJTARY SO'fR LINE POT"8l£ W'ATEft LME RAw WA.lCR UNE SlORW SEWER UN!: ORAIWiGE C~NEl ORA/NACE OUTLET O•M•ACE aox CUt.>tRT AR( lfltl•N<T WAlER <XW.ITY /DEIDITIOO POND 50 ~SC~A~LE~l~N~F~E~:~~~~S~Oiiiiiiiiiiii;;::~1 00 9 10 OWNER/DEVELOPER: SURVEYOR: P hone No: :970.456.5325 8140 Partners LLC PO Box 0426 ' Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com LANDSCAPE ARCHITECT: KEY MAP : PROJECT MANAG ER· DRAWN BY: . C. SNYDER CHECKED BY· SHEET TITLE; M. SAWYER SHEET NUMBER: PRPN04.01 2 3 ) H G F " ~ 0 ~ ~ ~ I .... 0 I E z a_ "' 0. / IS w :i: (/'I 3 a_ / ~ / z " Vi ..., w ~ 0 D '11 " z a: w w z ~ " z w / 3 a_ :::. ::; w "' a_ N 0 c "' ~ N 0 "' 0 / (/'I " ~ z " Vi w 0 0 0 B "' 0 / (/'I ~ CD ~~ lJ !Zi <O ci !l; ,.._ ~ -"' z ~~~~ ON >-~ z '-.Z I ~~~3 ().~~'JA ,,-w -~~~~ wwm ~ ~ !;( 0 z<>w l.oJ f-I:: f- :::! gg g LLO...Q.Q_ 2 3 5 FILING 18 TRACT A~ TR ACT AD I AJ & AK PLAN AlL TRACT AJ & A!< LOTS ARE lJt lU t<t~lt<ll:l tlJ t U>< AFFORDABLE HOUSING. 5 I I \ 6 \ l t UH 5"' SJ. torr usa SJ. 8 -------- / --r-----\-------- 8 9 10 50 0 50 100 SCAL£ IN FE£T 9 10 OWNER/DEVELOPER: Carbondale Inves tments, LLC 7999HWY 82 Carbondale , CO 81623 P hone No: :970.456.5325 CIVlL ENGI NEER/PLANNER: SURVEYOR: 8140 Partners, LLC PO Box 0426 Eagle, CO 81631..0426 Phone No: 866.934.8140 www.8140partners.com 1118 TUTTlf SURVfYINC. SCAVll:U; Tt/17/J SVHY4'J7HC S4'HY/C4'S 721 8Jak# A1'41"11/d' CIM.ood 51>M9s, C<J/«(l<(Jo 8'601 (970) nB-9708 (ro11 941-9007) .fa/~l#-UA~ LANDSCAPE ARCHITECT: Z E H R E N ,t,~D AISSOC IA1'EI, I HC ~~~ .. A~~:;~ KEY MAP : 8/3/1 1 Rl.VS!IH AOOR!SSES CXIWIJflS 8't CAllfllD COOOY SfAff 1/14/11 REZOH NG (PUO) AND SUBDMSlON (PRW MINAAY PLAN) SUBMITTAL ISSUE DATE DESCRIPTION PROJCCT N UMOCR: 10-001 PROJECT MANAG ER: S. OTERO DRAWN BY: C. SNYDER CHECKED BY: M. SAWYER SHEET TITLE: RIVER EDGE COLORADO PRELIMINARY PLAN TRACTS AD, AJ, AK, BC, BM (8 OF 8) SHEET NUMBER: PRPN04.02 Response to Staff Comments River Edge Colorado, Garfield County, Colorado 3 ATTACHMENT C : P ROJECTED POA BUDGET AND DUES Assessed Value:16,899,704 Effective Mill Levy:46.10 Average Monthly Dues (2020): 130$                                                                     2020 Projected Budget Revenue Operating Assessments (Dues/Fees/Fines) 626,100                                                              Interest 75,000                                                                Miscellaneous Income 22,000                                                                Investment Income 56,000                                                                Total Revenue 779,100$                                                             Expenses Administrative Expenses Accounting Fees 11,300$                                                               Audit 6,400                                                                  Legal Fees 8,600                                                                  Management Fees 16,000                                                                Office Supplies/Other 6,400                                                                  HOA Website 2,800                                                                  Board Meeting Expenses 600                                                                      Operating Expenses Wages & Benefits 95,700                                                                Secretarial Services 1,100                                                                  Training and Employee Related Expenses 1,100                                                                  Bad Debt Expenses 4,700                                                                  Rent 11,300                                                                Telephone 2,300                                                                  Heat/Gas 3,200                                                                  Electric 11,300                                                                Computer Maintenance 1,400                                                                  Owner Social Events 13,500                                                                Design Review/Covenant Enforcement 33,800                                                                Maintenance Expenses Project Caretaker(s)78,800                                                                Common Area Maintenance 36,900                                                                Street Landscaping Maintenance 101,400                                                              Biking/Hiking Trails 5,600                                                                  Snowplowing 22,500                                                                Street Maintenance 28,200                                                                Mowing 9,000                                                                  Raw Water Distribution System Maintenance (To be Paid by Raw W ‐                                                                           Neighborhood Center and Associated Facilities (To be Paid by  Neighborhood Center Fund)‐                                                                            Vehicle Expenses Maintenance 3,400                                                                  Insurance and Registration 2,300                                                                  Fuel 2,800                                                                  Mileage 1,100                                                                  Fixed Expenses Insurance 5,100                                                                  RFC Fees/Conservation Measures 25,300                                                                Other Expenses Replacement Reserve 168,900                                                              Capital Improvement Fund 56,300                                                                Total Expenses 779,100$                                                             Net Income ‐$                                                                     Projected River Edge Property Owners Association Budget at Buildout Attachment C Response to Staff Comments River Edge Colorado, Garfield County, Colorado ATTACHMENT D : SUPPLEMENT TO JUSTIFICATION REPORT Attachment D 1 River Edge Colorado Requests for Approval of River Edge Colorado Planned Unit Development and River Edge Colorado Preliminary Plan Supplement to Rezoning and Subdivision Justification Report August 30, 2011 This supplement (this “Supplement”) is provided as a supplement to the Rezoning & Subdivision Justification Report, dated January 18, 2011 (the “Justification Report”), to more specifically address how Carbondale Investments, LLC’s (“CI”) proposed River Edge Colorado Planned Unit Development (the “Project”) complies with the Garfield County Comprehensive Plan 2030 (the “Comprehensive Plan”). Additional detail on the Project, how the Project will be serviced, other improvements and public benefits derived from the Project, and the Project’s compliance with applicable standards and criteria of the Garfield County Unified Land Use Resolution 2008, as amended (the “ULUR”), are provided in the Justification Report. The Comprehensive Plan, adopted in November 2010, represents the County's most up-to-date long term vision for development within the County. As demonstrated herein, the Project complies with the vision, policies, goals, and strategies identified by the Comprehensive Plan. This said, given the nature of community master plans, it is expected that not all elements of the Comprehensive Plan are applicable or relevant to the Project. Accordingly, this Supplement focuses on how the Project conforms to the Sections (or elements) of the Comprehensive Plan that are most relevant to the Project. 1. FUTURE LAND USE MAP As an initial matter, the approximately 160-acre property (the "Property") upon which the Project is proposed to be located is designated “Residential High” by the Comprehensive Plan Future Land Use Map 2030 (the “Land Use Map”). The Land Use Map also indicates that the Property falls within an existing “Unincorporated Community,” which is described by the Comprehensive Plan as "a small town that has not been incorporated," Comprehensive Plan at 72, and across State Highway 82 from a “Rural Employment Center,” which is described by the Comprehensive Plan as a “geographically consolidated area[] where there is a concentration of light industrial and business park uses.” Id. at 21. Such characteristics indicate that the Property is an appropriate place for the type of residential uses and densities contemplated by the Project. The density of residential uses contemplated for the Residential High designation is: 3 dwelling units per acre to 1 dwelling unit per < 2 acres. Id. at 27. The Comprehensive Plan provides that “criteria for determining Residential High density within the allowed range will be specifically determined by the Planning Commission based on ‘degree of public benefit,’ considering factors such as: amount of affordable housing (including a mix of housing types), amount of Attachment D 2 parks/trails/open space, energy conservation, fiscal impacts on the County, preservation of views, providing for schools and other public needs, etc.” Id. The average residential density proposed for the Project of 2.3 dwelling units per acre falls well within the residential density range contemplated by the Comprehensive Plan for the Residential High designation. Approval of the proposed density is more than warranted given the public benefits that will be provided by the Project. These benefits are described in more detail throughout this Supplement and the Justification Report but include, among other things, affordable housing, a diverse mix of housing types at a range of prices, nearly fifty percent (50%) of the Property devoted to parks, trails, and open space for Project residents, preservation of the County's rural character and views, and conservation of wildlife habitat and important riparian areas. See id. at 23 & 27. Notably, these public benefits can only be achieved if the Property is rezoned to a PUD district, which the Comprehensive Plan provides is a compatible district for the Residential High designation. Id. at 27. 2. HOUSING Section 2 of the Comprehensive Plan addresses the vision, goals, policies and strategies for housing within the County. The Comprehensive Plan envisions “a diverse stock of housing available to a variety of incomes and requires new residential development to provide a portion of affordable housing.” Id. at 38. The Comprehensive Plan also provides that housing should be “located near existing infrastructure and amenities so that families can live, work and play in their communities.” Id. The Project furthers Goal 1 and Policies 1 and 5 of Section 2 of the Comprehensive Plan as set forth below. Goal 1 – To bring about a range of housing types, costs, and tenancy options that ensure for our current and future residents affordable housing opportunities in safe, efficient residential structures. Policy 1 – Garfield County is committed to take [sic] appropriate, cost- effective measures to assure that new development contributes its fair share to providing housing affordable to those that live and work in the county. Policy 5 – Encourage provision of affordable housing closer to where jobs are located. Id. at 39. The Project will increase the County’s housing supply while promoting diversity and neighborhood vitality and improving the quality of life of residents of the County. Specifically, the Project will provide in the Roaring Fork Valley 366 residential homes made up of a mix of housing types at a range of prices. Housing types will range from attached homes to small single-family attached and detached garden homes, village homes, larger estate homes, and one Attachment D 3 executive lot for a custom home. CI anticipates that the garden homes, which will have less square footage than other types, will attract younger, first-time home-buyers and current homeowners that want to downsize. The village homes and estate homes will provide move up opportunities for growing families. Lot sizes within the Project will vary from 1,700 to over 5,000 square feet for garden homes and from 5,000 square feet to over 1 acre for other housing types. Housing prices are expected to range from approximately $160,000 to $200,000 for affordable homes to approximately $1,000,000 for other housing types. CI currently anticipates that approximately 40% of the houses within the Project will be priced under $550,000, while upwards of 97% of the houses within the Project will be priced below $750,000. CI is making every effort to find Project savings in order to further reduce prices while still building a high quality, desirable and comfortable neighborhood that is compatible with its environmental context. Homes within the Project at the lower end of the anticipated pricing scale will be constructed using materials and methods of comparable quality as, and with fixtures similar to, homes within the Project at the higher end of the anticipated pricing scale. See id. at 39 (setting forth the goal that residents be provided with housing opportunities that are in safe, efficient structures). Further, residents of all homes within the Project will have the same rights to access and use common areas and common amenities within the Project. In addition, although for-rent multi-family housing is not included within the Project, consistent with the Comprehensive Plan goal of providing a range of tenancy options, homeowners will be permitted to lease their homes or bedrooms within their homes. See id. Such leasing will be subject to applicable laws and regulations, any affordable housing agreement entered into by CI with the County and the Garfield County Housing Authority ("GCHA"), and the private covenants to be recorded against the Property. If required by the County, CI also is prepared to comply with the affordable housing requirements currently set forth in Article VIII of the ULUR including setting aside fifteen percent (15%) of the lots within the Project for affordable housing. This said, CI is concerned that strict application to the Project of the ULUR’s qualified earnings requirement and certain provisions of the County’s general form of affordable housing agreement will cause occupancy of the affordable homes within the Project to lag behind occupancy of market rate homes and ultimately undermine the Comprehensive Plan goals with regard to affordable housing. These concerns arise from changing and uncertain conditions in the lending markets which suggest that lenders likely will require in the near- to long-term higher down payments and higher incomes to qualify borrowers for loans. Due to changes and uncertainty in the ability of low and moderate income households to obtain financing for purchasing residential properties, affordable housing developments like the one contemplated for the Project, recently have been unable to attract a sufficient pool of potential buyers and therefore have faced an increased risk of unsustainable Attachment D 4 vacancies. Experience in other jurisdictions including Denver, Gunnison County, Boulder, and elsewhere have shown this to be the case in recent years. In light of these conditions and to increase the pool of potential purchasers of the affordable homes within the Project, CI proposed as part of its initial submittal package to deviate from certain requirements of the ULUR and the County’s general form of affordable housing agreement by, among other things: (i) increasing the AMI for qualified earnings; (ii) recording a deed restriction against the affordable homes that allows for FHA financing; and (iii) delaying the start of construction of affordable homes until qualified purchasers are identified. In exchange for these deviations, CI would be able to provide affordable homes with semi-custom finishes and larger-than-required minimum floor areas. CI has not proposed any changes to the pricing formula established by the ULUR. CI’s proposed deviations are detailed in the Justification Report at page 15 and the draft Affordable Housing Agreement attached at Tab 8 of CI’s initial application packet. Notwithstanding the foregoing, subsequent to its initial submittal, CI consulted with the County and GCHA and now understands that it is the County’s position that CI’s proposed deviations to the ULUR and the County’s general form of affordable housing agreement might not be permissible without an amendment to the ULUR. As such, CI is prepared to comply with the current ULUR affordable housing requirements if such requirements are imposed on the Project. CI respectfully requests, however, that the County remain open to exploring with the CI, as the Project moves through the entitlement process, alternative affordable housing scenarios that may be more effective in addressing the County's affordable housing needs. The following Section 3 of this Supplement addresses how the Project facilitates Policy 5 of Section 2 of the Comprehensive Plan, recited above. 3. TRANSPORTATION The Comprehensive Plan identifies as a key issue facing the County that "[a] large job base exists in the Roaring Fork Valley, but the most affordable housing in the County continues to be in the Colorado River Valley which has resulted in significant commuting and traffic impact." Comprehensive Plan at 14. The Comprehensive Plan acknowledges that this condition results in "long commutes (and attendant time and costs), traffic congestion (especially through the constricted SH 82 corridor in Glenwood Springs) and road-impacts." Id. at 38. Moreover, per the Comprehensive Plan, such "[l]ong range commuting affects not only the well-being of the county's workforce, [but] also [] the ability of the county to attract businesses that will increase the diversity of employment and the long-term stability of the county economy." Id. By developing modestly priced and affordable housing within the Roaring Fork Valley, the Project will provide residents of the County with the opportunity to live closer to upper valley work in a location that does not require them to drive through Glenwood Springs. As stated in the Comprehensive Plan, “affordable housing anywhere in the Roaring Fork Valley does offer Attachment D 5 the potential of being closer to upper valley work without having to pass through the traffic bottleneck in Glenwood Springs.” Id. at 38-39 (emphasis added). The Project also furthers Goal 1 of Section 3 of the Comprehensive Plan as set forth below. Goal 1 – Ensure that county roads are constructed and maintained on a safe and fiscally sustainable basis. Id. at 44. The Property does not abut or access directly onto a county road. However, as documented in the Traffic Assessment for River Edge Colorado prepared by Fehr and Peers, dated December 2010 (the "Traffic Assessment"), the intersection of County Road 113 and State Highway 82 currently is considered dangerous, has significant traffic delays, and will warrant a traffic signal in coming years with or without the Project. See Traffic Assessment provided in Appendix M of the Impact Analysis provided at Binder 2 of the initial submittal. This said, according to the Traffic Assessment, this intersection is unlikely to meet warrants for a traffic signal until near or after build-out of the Project. Although the improvements needed for this intersection are not a result of the Project, CI will participate in the funding of such improvements. Moreover, CI is prepared to take responsibility for leading, in consultation with the County, the negotiations and application process with the Colorado Department of Transportation (“CDOT”) for planning, designing, and constructing the improvements at this intersection. Were it not for the Project, funding for this improvement would be unavailable, significantly delayed, or would become the responsibility of the general public. 4. ECONOMICS, EMPLOYMENT AND TOURISM Section 4 of the Comprehensive Plan addresses the County’s vision, goals, policies, and strategies related to economics, employment, and tourism within the County. The Comprehensive Plan identifies that a primary issue for the County is its “strong desire to continue to diversify the county economy.” Comprehensive Plan at 47. The Comprehensive Plan establishes the following goal in furtherance of this issue: Goal 1 – Maintain a strong and diverse economic base (for both employment and income generation) To this end the Comprehensive Plan lists out “key factors that affect business recruitment,” including the “availability of housing for workers” and a “quality of life that appeals to workers.” Id. By providing affordable, safe, and efficient housing for workers in the vicinity of Roaring Fork Valley employment centers, including the Rural Employment Center located across State Highway 82 from the Property, a regional bicycle trail, and RFTA bus lines, the Project will strengthen the County's ability to attract and keep businesses in the County consistent with Goal 1. See id. at 37 & 47. Attachment D 6 The Comprehensive Plan also recognizes that the tourism industry is an important part of the regional economy and identifies the following characteristics of the County that will enhance the tourism industry: Policy 6 - . . . the County recognizes that the tourism industry is enhanced by (1) open space and scenic vistas, (2) public trails and other recreational opportunities, (3) public access to public lands, (4) a healthy environment and habitats for hunting and fishing, (5) green belts and open area between communities, (6) clean air and water, (7) local foods and local produce. Id. at 47. Consistent with this policy, the Comprehensive Plan also provides that there is a need for future development within the County to balance the need for economic development with policies to ensure minimum impact on sensitive environments. Id. at 16. The Project accomplishes this need while enhancing several of the characteristics listed in Policy 6. Specifically, the Project will improve the environmental condition and habitat potential for the Property while minimizing the Project's impact on adjacent sensitive environments by providing extensive open space areas and buffers adjacent to such environments. Details regarding these environmental improvements are provided in Section 5 of this Supplement. In addition, the Project will provide nearly 50% of the Property as open space which far exceeds the 25% required by Section 6-202 of the ULUR. In addition to the open space to be provided within the Project area, in 2000, a 54-acre conservation easement (the "RFC Easement") was granted to the Roaring Fork Conservancy ("RFC") by CI's predecessor in interest. This grant was specifically in contemplation of an overall PUD/clustered development plan for the Property. The RFC Easement prohibits the subdivision of and virtually all development within the easement area. In addition, the RFC Easement requires that an annual stewardship fee be paid by CI, its successors and assigns, to the RFC for overseeing and protecting the easement area. To date, the RFC has received roughly $350,000 for this purpose. Monthly fees paid to the RFC are approximately $2,850. Development of the Project also will improve the visual qualities of the Property to the benefit of residents and tourists using the RFTA trail, State Highway 82, and County Road 109. In this regard, the Property falls within the "Visual Corridor" depicted on Atlas Map 38, Appendix C of the Comprehensive Plan. No explanation of the visual qualities attributable to this corridor, or more particularly the Property, is provided in the Comprehensive Plan. The existing view of the Property to passersby travelling along the RFTA trail or State Highway 82 is that of a highly disturbed landscape that is sparsely covered with grasses and forbs. Trees and denser vegetation located along the Roaring Fork River along the western boundary of the Property are not a prominent feature of the landscape given the lower elevation of the Roaring Fork River compared to the Property. When viewed by those travelling along County Road 109 and by residents of the Ironbridge community, the backdrop of the Property includes State Highway 82, Attachment D 7 hillside road cuts, and commercial and residential developments, with some taller peaks further in the distance. Given this existing condition, development of the Project will not disturb any views or vistas, nor will it disrupt any notable visual characteristics of the corridor. Rather, construction of the Project will enhance the visual qualities of the Property for the benefit of residents and tourists alike by, among other things: • Clustering residential development and active recreational areas to maximize preservation of passive recreational areas and naturally landscaped open space; • Not removing any mature trees; • Planting new trees within residential lots and common open space areas; • Providing large vegetative buffers and open space areas in the vicinity of the RFC Easement, and vegetation and berms along the Roaring Fork Transportation Authority right-of-way ('RFTA ROW"); and • Re-grading and re-vegetating the Property in a manner designed to blend in with the natural landscape of the surrounding area. 5. RECREATION, OPEN SPACE, AND TRAILS Section 5 of the Comprehensive Plan addresses the County’s vision, goals, policies, and strategies related to recreation, open space, and trails. The Project furthers Goals 1 and 3 as set forth below. Goal 1 - Assure that new residential development provides recreation opportunities for county residents that are appropriate to the density and type of development or that contribute land and/or funding to a county-wide trail and recreation system. Goal 3 - Open space dedications must include provision for maintenance. Id. at 51. The Project will provide significant open space and recreational opportunities and superb pedestrian and bicycle linkages for its residents. Specifically, CI intends to put nearly 50% of the Property into some sort of open space or passive or active recreational use. This is in addition to the 54-acre RFC Easement which, as noted in Section 4 of this Supplement, was established in contemplation of a PUD/clustered development plan for the Property. Thus, the Project will more than satisfy the Comprehensive Plan's goal of assuring that new residential development provides recreational opportunities for residents and sets aside sufficient open space. Id. A wealth of amenities will be provided to residents of the Project including the neighborhood center, parks and open space, and an interconnected trail and sidewalk system. The neighborhood center will serve as a central gathering place for residents, and will offer opportunities for several neighborhood amenities, such as, a fitness room and other indoor and outdoor recreational facilities. Park areas, which will be provided internal to the Project (and away from RFC Easement), will offer informal recreational opportunities, such as, tot lots, dog Attachment D 8 parks, playfields, and a trail system. In addition, in keeping with the Property's agricultural heritage and rural character, CI anticipates that areas designated on the River Edge Colorado PUD for “garden/orchard” use will be used, at the residents' election, as communal vegetable gardens and/or orchards. Subject to any rules and regulations of the property owners association established for the Project (the "POA"), it is anticipated that the garden/orchard tracts will provide opportunities for individual plots, multiple caretaker areas, sitting areas, small-scale children's play areas or other ancillary horticultural related uses, and will be used for community festivals and celebrations. The amenities to be provided within the neighborhood center, garden/orchard areas, and park areas ultimately will be decided by the residents of the Project. The west portion of the Property generally will be set aside as a naturalized area. In addition to preserving the Property's rural character, this area will buffer the RFC Easement from areas proposed for development. The soft trails along the western portion of the Property will allow residents to enjoy views of the Roaring Fork River and wetland area; however, these trails will be setback from such areas to avoid disruption to these sensitive environments. Notably, while the amenities and recreational opportunities described herein will not be open to the general public, CI intends for the Project to provide housing for full-time County residents. As such, the Project will provide recreational opportunities “for county residents” as contemplated by the Comprehensive Plan. Equally important, the Project anticipates that the POA will own and maintain the recreational and open space areas and trails within the Property. Also, as noted above, the RFC owns and maintains the RFC Easement; however, CI pays an annual stewardship fee to cover maintenance costs. These ownership and maintenance frameworks directly respond to a key issue raised by the Comprehensive Plan that the public strongly supports the preservation of open space, but does not support public funding to maintain such space. See id. at 50 (stating that "[i]n a 2010 public opinion survey, the respondents . . . expressed strong support for open space preservation, however, they did not support public funding"). Further, to avoid saddling the POA with unreasonable costs and burdens, recreational and open space areas will be conveyed to the association in phases in a manner and order that will ensure the POA's capacity to administer and maintain the same. 6. AGRICULTURE Section 6 of the Comprehensive Plan addresses the County’s vision, goals, policies, and strategies related to agriculture. The Comprehensive Plan states that the County “has preserved rural character and agricultural heritage by encouraging the retention of important agricultural lands, working farms and ranches while preserving rural character and agricultural heritage [and] has encouraged conservation of lands that protect important wildlife corridors, natural habitats, important viewsheds and other critical open space.” Id. at 52. In keeping with the foregoing vision statement, the Project furthers Goals 2 and 3 and Policy 3 of the Comprehensive Plan as set forth below. Attachment D 9 Goal 2 - Preserve a significant rural character in the county. Goal 3 - Preserve scenic and visual corridors in the county Policy 3 - Encourage clustered development in areas that present potential incompatibility. Id. at 53. CI recognizes the necessity of protecting important agricultural lands and working farms and ranches within the County but notes that, although the Property was once operated as a ranch, given the poor condition of the land, prior removal of topsoil from and other grading activities on the land, the inundation of noxious weeds, and the zoned and planned uses of the Property, the Property is unsuitable for large-scale or commercial agriculture. This said, the Project has been designed to preserve a rural, small town atmosphere reminiscent of 'old Colorado', while enhancing the Visual Corridor (see discussion in Section 5 above), improving the wildlife corridors and natural habitats within and adjacent to the Property, and creating open space in excess of what's required by the ULUR. The Project's landscape aesthetic will be simple and informal and will emphasize the use of native plant and landscape materials that are adaptable and appropriate to the climate and environment of the area. The Project will preserve nearly 50% of the Property as open space, more than half of which will be reclaimed and enhanced naturalized open space. These naturalized areas will be located in large part adjacent to the RFC Easement and therefore will act as buffers from residential uses and will provide higher quality habitats and improved wildlife movement corridors from what exists today. In addition, CI currently is working with Colorado State University and the U.S. Forest Service to establish a nursery on the Property that will supply plants for restoration of the Property. Two thousand native plants, trees, and shrubs currently are planted within the nursery and will be used for wind and erosion control. CI anticipates that in the coming years the nursery's production will be expanded to include 10,000 plants which plants will be used throughout the Project. As described in Section 5 above, in keeping with the Property's agricultural heritage, other areas of the Property will provide opportunities for community gardens and orchards. Lastly, the protection and enhancement of wildlife corridors, natural habitats, viewsheds and other critical open achievable by the Project's clustered development pattern could not be achieved under the Property's existing Residential/Suburban zoning. Rather, because the Residential/Suburban zone district requires a minimum lot area requirement of 20,000 square feet, development of the Property would result in a sprawling large-lot development with significantly less open space, environmental, and scenic benefits. Attachment D 10 7. WATER AND SEWER SERVICES Section 7 of the Comprehensive Plan addresses the County’s vision, goals, policies, and strategies related to water and sewer services. The Project furthers the goals, policies, and strategies set forth below. Goal 1 - Ensure the provision of legal, adequate, dependable, cost-effective and environmentally sound sewer and water services for new development. Policy 4 - Require new development to mitigate impacts on existing water/sewer systems. Strategy 1 - Work with existing special districts to coordinate their plans with county policies and plans. Strategy 2 - Encourage special districts to expand services to development of any new “centers” in the unincorporated areas. Id. at 57. As provided in the Justification Report, CI is committed to providing dependable, cost- effective and environmentally sound sewer and water services for the Project, in conformance with the Comprehensive Plan and the provisions of the Colorado Department of Public Health and the Environment's ("CDPHE") regulations governing such actions. At the time of submittal of the Justification Report, consistent with the Comprehensive Plan's discouragement of the proliferation of private central water and sewer systems, id. at 57, CI indicated that water and sewer service for the Project would be provided through centralized systems owned and operated by either the POA or the Roaring Fork Water and Sanitation District (the "Roaring Fork District"). CI now intends to obtain water and wastewater service from the Roaring Fork District. CI and the Roaring Fork District are in the final stages of drafting a Pre-Inclusion Agreement that will provide the terms under which the Project will be included into the District and receive water and wastewater service. Consistent with Policy 4 above, the agreement also will set forth CI's obligations to construct and/or finance improvements to mitigate impacts to the District's water and sanitation system including, among other things, CI's obligation to finance an expansion to the District's wastewater treatment plant. The parties have agreed to all of the material terms of the agreement and are now engaged in the final drafting of the agreement. CI anticipates that it will have a fully-executed and approved agreement at the time of the Planning Commission hearing scheduled for September 14, 2011. If the parties are unable to finalize the draft agreement by that date, CI is certain that a final agreement will be submitted in advance of the Board of County Commissioners' hearings. Consistent with the Comprehensive Plan goals, policies, and strategies above, legal, adequate, dependable and environmentally sound water and sewer services are available for the Project. CI Attachment D 11 presently holds adequate water rights and resources to supply the Project. Michael Erion, P.E., of Resource Engineering, Inc., explains in his January 17, 2011 Water Supply Report that: there is an adequate physical water supply from sources identified by CI to supply the Project; and CI owns significant senior water rights in the Glenwood Ditch and Staton Ditch, together with a contract for 62.6 acre feet of augmentation water through the Basalt Water Conservancy District Contract, that provide more than adequate augmentation rights to offset all out-of-priority depletions associated with providing a potable water supply to the Project. Additionally, CI relies on water decree 01CW187 and two water court rulings entered on August 20, 2011 and August 21, 2011 (Cases Nos. 07CW164 and 08CW198, respectively) to demonstrate that it has an adequate supply of water for the Project. Within twenty days of the August rulings, the water court will enter them as final decrees, unless a protest is filed. As the 07CW164 case was fully stipulated and the 08CW198 case was unopposed, it is extremely unlikely that a protest to these rulings will be filed. Thus, CI has demonstrated an adequate water supply plan for the Project. Lastly, CI will, in cooperation with the Roaring Fork District, pursue development of centralized water and sewer service for the Project in the most economical and environmentally sound manner, and in conformance with CDPHE standards. To this end, per the terms of the Pre- Inclusion Agreement, the Roaring Fork District will obtain all required approvals from CDPHE; this process will ensure that the District is technically and financially capable of successfully operating its systems to supply water and sewer service to the Project and that the location, size, and configuration of the systems meet state standards and quality criteria. CI does not anticipate that there will be obstacles to obtaining the permits and approvals required to develop the water and sewer systems for the Project. 8. NATURAL RESOURCES Section 8 of the Comprehensive Plan addresses the County’s vision, goals, policies, and strategies related to natural resources. This Supplement has already discussed in notable detail the benefits to the environment that will be achieved by the Project. This Section discusses with more specificity how the Project will achieve the following goals, policies, and strategies of the Comprehensive Plan: Goal 1 - Ensure that natural, scenic, ecological, and critical wildlife habitat resources are protected and/or impacts mitigated. Policy 2 - Garfield County will encourage the protection of watersheds, flood plains, and riparian areas. Id. at 58. The majority of Property is considered upland habitat and the adjacent RFC Easement is considered riparian habitat. See Rocky Mountain Ecological Services, Wildlife & Vegetation Assessment Report for River Edge Colorado, dated November 2010 (the "Wildlife Assessment") provided in Appendix K of the Impact Analysis provided at Binder 2 of the initial submittal. The Property's current condition is largely inhospitable to flora and of limited use to Attachment D 12 fauna except for occasional loafing and very limited foraging. In contrast, with the exception of the eastern section of Cattle Creek, which section was heavily impacted by past grazing practices, the RFC Easement serves as an important habitat for various flora and fauna. It is therefore CI's intent as part of the Project to improve the condition of the Property, while protecting the RFC Easement from the potential impacts associated with development. Accordingly, in preparation for and as part of the Project, CI proposes to reclaim future open space areas with an aggressive noxious weed abatement program and by planting local native plants within these areas. CI proposes to conduct the following activities prior to the first phase of the Project: soil placement, placement of vegetative barriers along the RFC Easement, and revegetation of the Property. CI has already established within the Property a growing area for trees and shrubs in order to begin acclimating native and low-water nursery stock to the local conditions. The reclaimed and enhanced open space areas will be located in large part next to the RFC Easement and therefore will act as buffers from residential uses. These areas will provide a higher quality habitat than what exists today. CI also intends to impose a series of mitigation measures recommended by the Wildlife Assessment to reduce any potential negative effects of the Project on flora and fauna, generally, and the RFC Easement, specifically. One such measure is already noted above—the buffering of residential uses from the RFC Easement with reclaimed and enhanced open space areas. Similarly, homes will be located more than 100 feet from the Roaring Fork River and Cattle Creek, and more-intensive human activity areas, such as parks, will be located internal to the Project's development areas. Other examples of mitigation measures to be imposed by CI to ensure minimal impact to potentially sensitive adjacent environments are the imposition of: outdoor lighting requirements, dog leashing and fencing requirements, trail closures during sensitive deer, elk, and heron seasons, ongoing noxious weed treatments, buffering requirements around active heron areas, etc. Lastly, the Project also complies with the following goal of the Comprehensive Plan: Goal 2 - Preserve natural drainage patterns so the cumulative impact of public and private land use activities will not cause storm drainage and floodwater patterns to exceed the capacity of natural or constructed drainage ways, or to subject other areas to an increased potential for damage due to flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural bodies of water. Id. at 58. The Project will not disrupt any drainage or have any negative consequences to water quality or flooding. The Project is designed to provide adequate site drainage and meet all applicable discharge standards. The Project will utilize the Urban Drainage and Flood Control District's Urban Storm Drainage Criteria Manual ("USDCM"), as amended, as the criteria for analysis and design of channels and hydraulic structures and as the primary guidance document Attachment D 13 for the selection and design of stormwater quality BMPs. The USDCM is the authoritative criteria manual in Colorado and the Rocky Mountain Region for drainage facility design. 9. MINERAL EXTRACTION The Comprehensive Plan provides that “resource extraction . . . has been encouraged to remain in the county due to their [sic] contribution they make to the county’s overall goal of having a diverse and stable economy [and that while] resource industries are welcomed in the county, they have been expected to fairly mitigate negative impacts that might have resulted due to their operations.” Comprehensive Plan at 60. The Project will not impact mineral extraction within the Property. No mineral extraction activities currently take place on the Property. However, CI proposes to conduct materials processing within the Property over the course of development of the Project. Specifically, CI intends to process onsite sand and gravel deposits, claimed as a result of site development, for use in the construction of the Project. This use will include screening, crushing, washing, and the creation of concrete from processed sand and gravel resources. All activities will be conducted in a manner that meets or exceeds applicable noise, air quality and water quality standards and minimizes visual impacts through appropriate screening. Details of these efforts will be provided at time of final plat to allow issues to be appropriately addressed concurrent with plat review and in coordination with detailed engineering plans. In addition, in response to the County's request during the pre-application conference for this Project that CI address the requirements of C.R.S. §§ 34-1-301 et seq. (the "Mineral Resource Statute"), CI contracted RMG Engineers to prepare a Mineral Resource Study of the Property. See Mineral Resource Study enclosed with the Application at Appendix P of the River Edge Colorado Impact Analysis, prepared by 8140 Partners, LLC, dated January 14, 2011 (the "Impact Analysis"). The purpose of the Mineral Resource Statute is to ensure that the state's "commercial mineral deposits" are "extracted according to a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption of the ecology and quality of life of the populous counties of the state." C.R.S. § 34-1-301(1). Although CI caused the Impact Analysis to be prepared as a courtesy to the County, CI maintains that this Mineral Resource Statute does not apply to the Project. The statute specifically provides that "[i]t is the intention of the general assembly that the provisions of this [Mineral Resource Statute] have full force and effect throughout such populous counties, . . . , but shall have no application outside such populous counties." Id. § 34-1-301(2). The statute defines "populous county" as "any county or city and county having a population of sixty-five thousand inhabitants or more according to the latest federal decennial census." Id. § 34-1-302(3). The most recent federal decennial census (i.e., Census 2000 because Census 2010 is not yet released) provides that the population of Garfield County is 43,791. Because the population threshold of 65,000 is not met, the Mineral Resources Statute does not apply to the Project. Attachment D 14 Even if Garfield County's population exceeded the 65,000 threshold and the Mineral Resources Statute did apply, based on the Impact Analysis, the mineral deposits located within the Property are not "commercial mineral deposits" as such term is defined by the statute. Per the Impact Analysis, the deposits within the Property have limited economic significance and limited strategic value in the context of Garfield County's overall resources and development, and do not constitute a significant economic or strategic value to the state or nation. Moreover, extraction of any such deposits on a commercial scale from the Property is infeasible for various reasons, including, zoning and planning designations, surrounding development, conservation values adjacent to the Property, potential groundwater issues, and the location and preservation of the RFTA ROW for a rail corridor. 10. NEW MAJOR SUBDIVISION The Comprehensive Plan describes "major subdivisions" as subdivisions that have fifteen (15) or more units. Id. at 21. The Comprehensive Plan provides that new major subdivisions may occur but encourages that such subdivisions be self-sufficient. Id. The Comprehensive Plan sets forth six (6) factors for determining whether a new major subdivision will be self-sufficient. The Project's furtherance of each of these factors are discussed below. a. Transit opportunities RFTA provides commuter bus service for the region. The nearest bus stations to the Property are located at Spring Creek Road and Aspen Glen, each approximately 1 mile from the Property. In addition, the CMC Park & Ride is located off of State Highway 82 approximately ½ mile north of the Property and the Carbondale Park & Ride is located off of State Highway 82 approximately 3 miles south of the Property. Thus, the Project will be within biking distance of two (2) bus stops and the two (2) park and ride locations, and within the outside limit of the desired walking distance of the CMC Park & Ride. Furthermore, although RFTA initially has expressed its unwillingness to add new stops in closer proximity to the Property, CI remains interested and hopes to have further discussions with RFTA about potential opportunities for better servicing residents of the Project. Additionally, as noted elsewhere in this Supplement, by providing housing closer to employment centers located within the Roaring Fork Valley, the regional bicycle trail, and RFTA local and regional bus lines, the Project will promote energy conservation, improve air quality, shorten trips, and reduce traffic congestion. b. Construction or upgrade to county roads and intersections The Property does not abut or access directly onto a county road. However, approval of the Project will be the catalyst for addressing the dangerous condition that currently exists at the intersection of County Road 113 and State Highway 82. As discussed in more detail in Section 3 of this Supplement, although the improvements needed for this intersection are not a result of the Attachment D 15 Project, CI will in large part fund such improvements. Moreover, CI has offered to take responsibility for leading, in consultation with the County, the negotiations and application process with CDOT for the planning, design, and construction of improvements at this intersection. Were it not for the Project, funding for this improvement would be unavailable, significantly delayed, or would become the responsibility of the general public. c. Review of the fiscal costs vs. fiscal benefits to the public The potential fiscal impacts of the Project were assessed in the River Edge Fiscal Impact Analysis, prepared by Economic Planning Systems ("EPS"), dated November 16, 2010 (the "Fiscal Impact Analysis"). Per EPS, whether or not the Project will result in a fiscal benefit or marginal fiscal loss to the County depends on whether the affordable housing component of the Project is included in the analysis. When excluding the affordable housing component from the analysis, EPS concluded that the Project will provide an ongoing fiscal benefit to the County. Conversely, when including the affordable housing component from the analysis, EPS determined that the Project may result in a marginal fiscal loss to the County. Per the Fiscal Impact Analysis, these results are attributable to the fact that affordable homes generate less property and sales tax revenues than market rate homes as a result of lower market values and household incomes characteristic of the former. However, given that the Project's affordable housing program is required by the Comprehensive Plan and ULUR and aims to alleviate key issues of concern and several goals of the Comprehensive Plan, the benefits to the public of the Project should outweigh the marginal fiscal loss to the County that might occur. Additionally, the Property will have minimal, if any, impact on infrastructure in the area, County services, schools, or Glenwood Springs or Carbondale services. The Project will not be accessed by nor impact any County roads. The Project's internal roads will be privately owned, operated, and maintained by the POA, and will provide no demand on County services. The density of the Project and increase in school age children in the area anticipated from the Project do not warrant the construction of a new school. CI therefore will make a cash deposit to the Roaring Fork School District RE-1 in lieu of dedicating land. The Project's impacts on water and wastewater services are discussed in Section 7 above. Lastly, the existing fire and law enforcement services are available and adequate to serve the needs of the Project. EPS completed a detailed analysis of impacts to County law enforcement and determined that law enforcement is only marginally affected by the Project as part of the overall County service impacts. Further, CI will pay the required impact fees to mitigate potential impacts to the Carbondale and Rural Fire Protection District. d. Internal roads to be maintained by a special district or HOA Attachment D 16 Roads within the Project will be private and the entryway into the Project will be gated if required by the PUC. CI maintains that the access road to and from the Project is not a public highway and, therefore, not subject to PUC approval; however, if it is determined that the access road is a public highway, then CI will obtain PUC approval if required by Colorado law. This said, access to the Project by police and fire departments and other emergency services will not be restricted. Unless and until such time as the ownership of the roads and/or maintenance responsibility for the roads are transferred to a quasi-governmental or governmental entity, including any special district or metropolitan district formed in accordance with Colorado law, the POA will be solely responsible for the maintenance, repair and upkeep of the Project's roads and thus there will be no burden to general taxpayers. e. Central water and sewer is provided through a special district Central water and sewer services will be provided by the Roaring Fork District. See Section 7 of this Supplement for further discussion. f. Public amenities that meet the needs of residents are included The amenities to be provided as part of the Project will more than meet the needs of residents. These amenities are described in greater detail in Section 5 above but include, without limitation, a neighborhood center, extensive parks and open space, an interconnected trail and sidewalk system, opportunities for communal vegetable gardens and/or orchards, etc. As demonstrated by the discussion in this Section 10, the Project will be self-sufficient. Additionally, the proposed phasing for the Project will ensure that resources are not wasted and that unnecessary infrastructure is not constructed. Each of the eleven (11) phases proposed for the Project will be designed as a fully functional standalone development and will be constructed in a logical and timely manner based on the particular phase's relationship and contiguity with existing development. 11. CONCLUSION The record is replete with evidence that the proposed Project complies with the vision and goals, policies, and strategies of the Comprehensive Plan. CI strongly believes that the Project and specifically the PUD Plan and Preliminary Plan before the County best suits the needs of County residents. Accordingly, CI respectfully requests that the County approve: (1) rezoning the Property to a PUD district, (2) its PUD Plan, and (3) its Preliminary Plan. Response to Staff Comments River Edge Colorado, Garfield County, Colorado 5 ATTACHMENT E : MEMORANDUM FROM ANDY KNUDTSEN M EMORANDUM To: Mark Sawyer, 8140 Partners From: Andrew Knudtsen, Economic & Planning Systems Subject: Response to Questions from Staff regarding the EPS River Edge Fiscal Model, EPS #20813 Date: August 23, 2011 After review of the Economic & Planning Systems (EPS) report on the River Edge fiscal impacts, the Garfield County staff generated two sets of questions. The first addressed future increases in County expenditure, with specific questions regarding the detail of EPS’ fiscal model. The second issue addressed market timing, the estimated production rate, and the implications on the County’s fiscal position. County Expenditure As part of the fiscal modeling, EPS conducted a detailed budget analysis to document the structure of the budget and to understand the costs of services provided. The relevant major funds analyzed included the General Fund; Human Services Fund; Road and Bridge Fund; and Capital Expenditures Fund. Within the General Fund, 15 separate departments were included in the analysis. The services which generated questions included:  Building and Planning (within the General Fund),  Clerk and Recorder (within the General Fund), and  Health and Human Services (within Human Services). Revenues and costs for these departments and funds were estimated using one of the following methodologies: case study, per capita, per dwelling unit (DU), or per average daily population. A definition of each methodology for the respective departments is provided below: Per Capita – The Health and Human Services Department was evaluated using a per capita basis. This is an average measure based on current per capita estimates of costs or revenues. Budget items are divided by the population served to derive an average cost or revenue estimate. Memorandum August 21, 2011 Response to Questions from Staff Page 2 Attachment E Per Dwelling Unit (per DU) – The Planning and Building Department was evaluated with a per dwelling unit measure. Similar to per capita calculations, this is an average measure based on current housing unit estimates of costs or revenues. Budget items are divided by the dwelling units served to derive an average cost or revenue per DU. Per Average Daily Population – The Clerk and Recorder Division was evaluated with an average daily population metric. This is an average measure based on total population plus non-resident employees and is used for departments that serve a greater number of people than represented by the residents population. It should be noted that a percent variable is applied to represent the cost item’s relationship to new development growth. For example, given that some departments within the County are established and have sufficient capacity to serve the existing residents and businesses, new impacts from new growth can be partially absorbed within the existing department structure. Thus, the increase in funding needs are not correlated at a 1:1 ratio. For the Clerk and Recorder and the Health and Human Services Department, variability was set at 50 percent. For Planning and Building a higher ratio of 75 percent was established, recognizing the more direct relationship between new development and the functions of that department. Based on the increase in population, dwelling units, and average daily population, the River Edge development is expected to increase annual expenditures by approximately $464,000 at buildout. A breakout by Fund is as follows: • Annual expenditures to be incurred by the County General Fund are estimated to total approximately $261,000, which includes $15,000 per year for the Clerk and Recorder and $18,700 annual for Planning and Building. • Annual expenditures to be incurred by the County Human Services Fund are estimated to total approximately $24,000. • Other expenditures the project will generate includes $76,000 by the County Road and Bridge Fund and $99,000 by the County Capital Expenditures Fund. For additional information on the projects costs by department, please see Table 18 in the EPS report dated November 16, 2010. Although the focus of this memorandum is County expenditure by department, it is important to note that the River Edge development will generate annual on-going revenues of $440,000 and one-time revenues of $1.3 million. Additional analysis of revenues and net fiscal impacts can be found in the original report of November 16, 2010. More importantly, the memorandum clarifies that the River Edge model comprehensively addresses all potential expenditures. The model has captured expenses from all relevant departments and provides Garfield County staff, elected officials, and appointed officials with the analysis needed to make a to make an informed decision. Market Timing and Estimated Production Rate The original estimate in the EPS report called for construction to occur from 2013 through 2020, with an annual absorption of approximately 58 units per year. Garfield planning staff suggested that the developer revisit that assumption, given the slow economic recovery and the anticipated 700 foreclosed units in the County during 2011. Memorandum August 21, 2011 Response to Questions from Staff Page 3 Attachment E To illuminate the growth potential for the County, EPS has supplemented the original research with projections from the Colorado Water Conservation Board (CWCB), as shown below in Table 1. The CWCB provides forecasts for each river basin to evaluate the supply, demand, and ability to meet future need. For Garfield County, population growth from 2010 through 2020 is expected to be 30,800, or 12,320 households (at an average household size of 2.5). This translates to an average of 1,200 households per year. The change through 2035 calls for population growth of 71,200 or 28,480 households. The annual increase in terms of households is relatively constant, at 1,140 households per year. Realistically, growth will shift to the latter part of the planning horizon. Table 1 Colorado Water Conservation Board Growth Forecasts River Edge Fiscal Analysis The 58 units projected in River Edge equate to approximately 5 percent capture of County growth based on the CWCB forecast. The original EPS analysis evaluated the mid-valley submarket, rather than the entire county and, accordingly, resulted in a larger capture rate. For this addendum, the CWCB figures are provided at the County level. Regardless, a capture rate of this relatively small magnitude is reasonable, given the competitive advantages of the project and its location. The more significant issue pertains to the timing and duration of economic cycles. Long-term forecasts anticipate positive and negative cycles within a given projection, but do not specify the start or duration. Notwithstanding the protracted current economic contraction, long-term growth in Garfield County continues to be realistic. The year in which the market rebounds may occur at a later date than originally estimated; however, the fiscal impact at buildout will remain the same. Given the relatively small amount of “commercial” development planned, the fiscal impact of River Edge is relatively uniform over the course of buildout. Thus an extended development process and variability in market timing would have a minimal impact on the River Edge fiscal performance. Colorado 2010 2015 2020 2025 2030 2035 River Basin Eagle 59,000 67,900 75,800 80,800 88,500 98,000 Garfield 61,100 72,500 91,900 106,300 118,800 132,300 Grand 15,500 17,600 20,400 23,100 25,600 28,000 Mesa 1 137,900 152,300 169,900 185,300 200,500 215,600 Pitkin 18,100 20,200 22,300 24,600 26,900 29,200 Summit 31,300 35,500 40,500 45,700 50,600 55,100 Total 322,900 366,000 420,900 465,800 511,000 558,200 1 Indicates that only the portion of the total county within the Colorado River Basin has been included. Soure: Economic & Planning Systems, Colorado Conservation Board, Harvey Economics