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Board of Gounty Commissioners - Public Hearing Exhibits
TCI Lane Ranch PUD Amendment - December 2O,2O1O
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REQUEST
PROPERW OWNER
REPRESENTATIVE
LOCATION
Propertv lnformation:
ACCESS
RECOMMENDATION
TCI Lane Ranch PUD Amendment
BOCCl2l2OlLO
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PROJECT INFORMATION AND STAFF COMMENTS
PUD Amendment TCI Lane Ranch - amend provision of
affordable housing units ("Employee Units")
TCI Lane Ranch, LLC
Jon Fredericks - LandWest
Sections 31 & 32, Township 7 South, Range 87 west,
approximately 3 miles east of Carbondale between State
Highway 82 and the Roaring Fork River
100.52 acres
CR 100 (Catherine Store Road)/Highway 82 Frontage Road
Approval
GENERAT PROJECT DESCRIPTION
The TCI Lane Ranch PUD and Preliminary Plan were approved by the Board of County Commissioners at
a public hearing held on September 8, 2009. The Applicant seeks to amend a component of the
Affordable Housing that was offered in excess of the nine (9) units required at the time of approval. The
applicable codes for the review of this development were the Zoning Resolution of L978, as amended,
and the Subdivision Regulations of L984, as amended (together known as "the old code") which
contained a requirement that tand designated High Density Residential provide at least 1O% of the
housing mix as affordable units. TCI Lane Ranch was then required to provide nine (9) affordable
housing units, based upon the 89 units proposed for the development. The Applicant proposed to
provide fourteen (14) affordable housing units with the additional five (5) units designated as tmptoyee
units', units that were not required by the regulations.
The Unified Land Use Resolution of 2008, as amended allows applications approved under the "old
code" to seek amendment and language is provided regarding particular types of proposed changes.
Applicable to this request are the Affordable Housing regulations, 58-102 (Applicability), which states:
'These requirements for affordable housing shal! apply to all land use change applications in Garfield
County, such that LSYo of the lots proposed in the development shall be developed with affordable
housing units. This regulation shal! apply to developments proposing five (5) or more lots in Garfield
County except as modified in Section 7-602, Affordable Housing Stondords/Rurol Land Development
Exemption.In computing this requirement, any fraction of a unit lot above .50 witl be rounded up and
any fraction of a unit lot less than .50 will be rounded down.
ffi#yl f *lfo ,nr*rums hr frE Ebcc'rrii{ci tnd eohardl ffil$*ffi etttm*&lgtri Regulations of 1984, as amended.l' (Resolution 2(D9-531{flu#dfrffi,
mJ."
This languate allows TCI Lane Ranch to provide affordable housing based upon the old code
requirementof LO%.
TCI Lane Ranch PUD Amendment
BOCCLzl2OltO
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The Applicant has stated that economic factors have resulted in delays to the development thus
increasing initial costs, while real estate values in the area have declined. The combination of increased
costs and decreased values continue to make it difficult to maintain a viable project, particularly one
that will to provide significant amenities to the residents within the community and the County as a
whole.
HISTORY
TCI Lane Ranch PUD and Preliminary Plan were approved by the Board and memorialized via Resolution
2OO9-7L, attached as EXHIBIT H. This approval rezoned the property to Planned Unit Development, and
the preliminary plan approved 89 single-family and duplex lots on the +100-acre site. This development
proposed many amenities, including:
c 68Yo of the property maintained as Open space;
o Construction of a pedestrian bridge over the Roaring Fork River to the Rio Grande Trail;
o Solar array to provide energy for operation of the community at build-out;
o Clustered residential development preserving open space and riparian vegetation;
o Public park for river access;
. lmprovements to CR 100 at Catherine Store/Highway S2lFrontage Road;
o Conservation easement with Roaring Fork Conservancy;
o Community Center.
Originally
Approved
Deed-
Restricted
Housing
B
- GCHA units
- Employee lots
TCI Lane Ranch PUD Amendment
BOCCL2/2OlLO
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Other amendments have been approved to this development, including an administrative review of a
non-substantial PUD Amendment to the add "Community Greenhouse" as a use by right in the
Community Center Zone (see EXHIBIT l, Land Use Change Permit), and the one-year extension to the
Preliminary Plan (approved via Resolution 2OLO-57 attached as EXHIBIT J).
The project has been moving fonivard toward satisfaction of Preliminary Plan conditions and submittal of
a final plat. The Applicant has provided the following chart indicating both historic and current progress
on the development:
Comprehensive Plan Amendment 7lLLlzOO7
Sketch Plan 7lLuzOO7
l-Year Extension to Sketch Plan 6ltel2oo8
Planned Unit Development Rezoning elsl2oos
Preliminary Plan el8l200s
PUD Amendment (for greenhouse)2ltol2oto
Floodplain Development Permit sl2LlaOLO
l-Year Extension to Preliminary Plan 8l2l2OLO
PUD Amendment (to eliminate 5 employee hsg. units)ln process
Final Plat compiling
Dept. of Homeland Security - FEMA Conditional Letter of
Map Revision (CLOMR) submitted
Dept. of Homeland Security - FEMA Letter of Map
Revision (LOMR)Post-const.
US Army Corp of Engineers (USACoE) Clean Water Act
Section 404 Permit (wetlands)submitted
TCI Lane Ranch PUD Amendment
BOCCL2I2O/!O
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IW
CDOT Access Permit #308135 (Riverstone Drive)
8l2sl2OO8
CDOT Access Permit #308134 (Haystack Drive)
8l2sl2oo8
CDOT Access Permit #310018 (CR 100/ SH 82)4le|2ALO
CDOT - SH 82 Water Line Bore Pre-const.
CDOT- SH 82 Sewer Line Bore Pre-const.
Colorado Dept. of Public Health & Env.- Lift Station Site
#1; approval #ES.10.41910; Associated WWTF Permit
No. COG588105 LOlsl2OLO
Colorado Dept. of Public Health & Env.- Lift Station Site
#2; approval #ES.10.42051; Associated WWTF Permit
No. COG588105 tolslzoLo
Colorado State Stormwater Management Permit Pre-const.
RFTA Board of Directors approval of ped. bridge 4/tol2oog
TOCATION, ZONING AND ADJACENT USES
TCI Lane Ranch PUD is located at the southeastern part of the County approximately 3 miles east of the
Town of Carbondale. Access is provided from CR 100 (Catherine Store Road) to the Highway 82
Frontage Road. TCI Lane Ranch is adjacent to Blue Creek Ranch and the Roaring Fork River. The area is
characterized as primarily residentiat with ElJebel and the Eagle County line approximately 1.5 miles to
the east.
III. REFERRALAGENCIES
Comments have been requested from the foltowing agencies and comments received are integrated
throughout this memorandum as applicable.
1. Garfield County Housing Authority - EXHIBIT K
2. County Attorney
IV. REVIEW CRITERIA & STANDARDS
All amendments to an approved PUD shall be processed as a Rezoning as set forth in 54-2OL, of Article
!V, Application and Review Procedures.
TCI Lane Ranch PUD Amendment
BOCCL2I2O/LO
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Code sections typically utilized in such a review would include 56-202, PUD Approval Standards, and 54-
zOL 8., Rezoning Criteria. Due to the nature of this request being limited to affordable housing
provisions, and the fact that there are no changes proposed to the zoning document (PUD Guide), those
code sections are not applicable to this review. The only the standards and criteria related to affordable
housing provisions that are utilized in this review are 54.07.15.01 of the Zoning Resolution of L978,
amended, which specifies a requirement for 10% of the PUD lots to be provided as affordable units, 56-
2OL F., Amendment to an Approved PUD, of the Unified Land Use Resolution of 2008, as amended
(ULUR), and 58-102 of the ULUR which defines the current 15% requirement for provision of affordable
unit as not being applicable to this development.
V. STAFF DISCUSSION
TCI Lane Ranch was approved with the provision of fourteen (14) affordable units - nine (9) of which
were required by the code and would be administered by the Garfield County Housing Authority
(GCHA), and five (5) of which were voluntary "employee units". Though staff would not typically
support a reduction in affordable units the development will continue to provide the nine (9) required
affordable units to be administered by the GCHA. Staff would not support any reduction in number to
affordable units required by the regulations.
Geneva Powell, Executive Director of the Garfietd County Housing Authority, responded to a referral
request, EXHIBIT K, that "...the developer states that they will provide the required 9 units but will not
build the 5 voluntary units. Garfietd County Housing Authority has no issues with this amendment."
Clarification: lt is important to note that approval of this request will simply result in an amended site
ptan which converts the five (5) voluntary employee units to free-market units, thus maintaining the 89
units as originally approved.
VI. SUGGESTED FINDINGS
Should the Board of County Commissioners recommend approval of the PUD Amendment the Planning
Commission suggests the following findings:
1. That proper public notice was provided as required for the hearing before the Board of County
Commissioners.
That the hearing before the Board of County Commissioners was extensive and complete, that
all pertinent facts, matters and issues were submitted or could be submitted and that all
interested parties were heard at that meeting.
That for the above stated and other reasons the requested PUD Amendment to decrease the
number of affordable housing units within TCI Lane Ranch PUD to nine (9) is in the best interest
of the health, safety, morals, convenience, order, prosperity and welfure of the citizens of
Garfield County.
That the application has met the requirements of the Garfield County Unified Land Use
Resolution of 2008, as amended-
2.
3.
4.
TCI Lane Ranch PUD Amendment
BOCCLZ/ZO|LO
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5. That the application has met the requirements of the Garfield County Comprehensive Plan of
2000, as amended.
VII. PTANNINGCOMMISSIONRECOMMENDATION
A Public Hearing was held by the Ptanning Commission on Novemb er LL, 2010 at which time the
Commission, by a vote of 5-2, recommended that the Board of County Commissioners approve the PUD
Amendment to decrease the number of affordable housing units in the development to nine (9) as
noted on the Planned Unit Development Site Plan dated August 2010.
Commission discussion revolved around the fact that the development was approved based upon the
project proposed by the Applicant, including the voluntary provision of the five (5) additional units. The
Commission questioned whether the project could move fonlrard as currently approved particularly
given the time delays and reduced real estate values resulting from the soft economy. Ultimately, by a
vote of 5-2 the Commission decided to forward a recommendation of approval of the request.
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STATE OF COLORADO
Cormty of Garfield
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Ataregularmeeting ofthe Board of County Commissioners for Garfield Cotmty,
Colordo, hedintlre Comiissioners'Meeting Room, Garfield County Ptaza Building' in
Glcowood spnngs on Tuesdah sepember 8, 2009, therc were present
JohnlMartin (absent) ,-", . commissionqchairman
Mik"srsson . 'lomn{ssPner. T-i ftorrytlCluir-fro f.q*).. ,,., ' Commissioner '
m,,h6il -, ,Assf-CormtYAttorne'Y
J*"Atb*i* .. - .ClerkoftheBoard
Fd C*"" (abt*tl ". -. . 'County Mamger
when the following procoedings, among others wcre had and donc, to-wit:
RESOLTITION NO.2AO9-71
A RESOLUTION CONCER}IED WTTH THT APPROVAL OT A PII\NNEI}
II!{IT ITEVELOPMENT (PUD) APPLICATION AI{D PRELIMINARY PLAI{
APPLICATION TOR TCI LANE RANCH
Pscel ID: 239 I -3 I I -N-033
R€citats
A. The Board of County Comnrissioners of CrarEetd &*ty, Colorado,
received a Ptaared unit Devetopment (P[ID) fuplication and Preliminary Plm
epplication fum TCI Lane fenJh LLC to ge"r11e a 100-54-acre propcrty tom
cilfk"* / Residential / Rural Density (ARRD) to PlaDncd Unit Dwelopment -€tIDl
uJa tf,r" subdivids tho property into 89 single-fmily and duplex residential_lots as
illu,stated on the pUD Site fir", PUD Guide, and Preliminary Plan attached as Exhibits
A, B and C to this resofutios reqpectively;
B. The subject property is gcnerally located approxirnately % aiJes easl of
cattrerine store in sections i t b sz, roorntt ip 7 south, Rms-e 87 West approximaie_ly 3
miles east of Carbondale on State Highuray 12 on the Roaring Fork River in Garfield
Cr*tf and is legalty described as shown on the accompanying Preliminary Plau atached
as ExhibitC;
C. The subject property is located h Stdy Area I of the ffield Cormty
Comprehensive Flan of 20100- *d is designated as Rcsidential-High Density on the
hpo$ed Land Usc Districts MaP;
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9911{{1099 0!:31:lO Pft Jcan etbcricoz. ot 24 8ec Fec:go,o0 Doo Fec,6.0g-6mfteLo couNfy cO
D. The Planning commissioa opeBed qnd continued a pullic- hearing on
February 25, 20o;;A; Proposes P-I]D-.a.4 Preliminary Plaq innlig*g* *U
;ffi;fo the pgblic hrrrt"g untii nprit 22,2W9 and then continued the public hearbg
;fiII,,I"y il,iWgreqrfting Ac Applicant to re-notice forthat hearing date;
E. on May zl,zoog,the Cyarfield Comty Planning Commission olened a
public hearing,rp";Er G.ti*Lf *luftothe PUD and PrcliminaryPlan Applications
!t rfa b gp"t"4-g'r1f4;th conditions, or denied at which hearing the public aod
iutprgst€d porsols ril gilr"" the opportgnity to express their opinions regarding the
issuance of said APPlications;
F. The Garfield Cormty Plandng Cornmission closed the public-hearing ou
the lvlay n,ZWg *a ioo*"od"A "apprivA wit!.Conditions" for the Ptanned Unit
ri*"Gi,**t (rUpi-appuoti* ana #liminry Plan Applica$on to the Board of
CountyCorrmissioners by avote of 4 to 0;
G. Oa september 8, 2009, the Bord of counfy commissiouers (the, Board)
op"n96-u public hea;ng try9n th" question of wbether the Planned Unit Development
G*) eppUcatioi;fP;fi-i"rty Plan Applicatiou-should be granteil, gr.rt'd with
conditions, or a*iJut vlhich hearing Se putlic 3d inerc{cd.P"PT werc girren &e
opportunity to ocpress tbeir opinions rigaraing the.issrance of said ABplications;
H. Tbe Board of County Commissioners closed the publio hrariEg on the
Sep&mber 8,2{X}9 to Eake a final decision;
I. Tho Board, on the.basis of substantial competent evidenc,e p,ruduced 8t thc
afordentioued hearing has made the following determination of fac8:
l. [l1oof of proper public notice ums pmvided as required for the p$lig heaings
before tli iil*ring Commission aoA fr" Boad of Counfy Cornnrissioners.
Z. The public hearing before the Plaruring Comnrission and the Board of Couffy
Commissioners wls extensive md complete, that all pertinelrt frcts' mattErs
and issues were submitted and that all interested parties rirere heard d thosc
hearings.
3. The Plrnned uuit Development (PUD) Application and Preliminry Plan
Application hava mst the requirements ryt- forth in ths Garfield County
Zo"i"g i"solution of lgiS,as amended and &e Garfield County Subdivision
Regulations of 1984, as amended'
4. The above statcd and other rea$)ns, tbc proposed Plamed Unit Dcvelopment
tpUOieppfi"rno" and preliminary PlanAp^plication havc been detcrmioed to
be in id'brrt inerest of the Gatn, safety, morals, conveniencg order,
' prosperity and welfare of the citizens of Garfield Comty'
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RESOLUfiON
xolY,TruBEFoRE'BE-[TRESoLYEDbytheBoardofCounty
cor-ittio*o of Garfield Courty, Colorado' that
A
B.
The forgoing Recitals are incorporated by this reference as pail of the Rcsolution
The plarmed Unit Developmeut (PUD) AnrlicatioLand Preliminary Plan Arydilatiol
&om TcI Laue Ranch, LLC to ,"ro*'th" subject_prop-erty from Agdculurc /
Residential / R,oal ffi61ARRD) to Plmned urit p*aopmetrt (PLID) and then
su6ividc.n" p*p"rrifiJ g'i t,ttgl;-fr",tty rtd 1"p1"I resiaenti4 lo6 as illus6a1"d
on the PUD Site pfin-*A PUD-Guide aitached ""
g*t'itie A and B arc hereby
6prov; sublect to compliaurce with the following conditions:
REPRESENTATIONS: That all representations made by the Applicant in tbe
,uerr*rr* ,oa ,t tn" p"un" t r*;"il before the Board of county comEissioners
and planniug Co**irlior,-Jr1 b; conditions of approval, unless specifically
Jt*"d b5'the Boird of Cormty Commissioners'
WILDLmE:TheCovenanBshallcontainsthefollowingprovisions:
Fencing shoutd be held ot aminimwn and any wcessryfenetng slpuld
i"iti&i, n"rraty. iii ii" fe*tns 42 irutvs for a mutmum heisht, 4
wires at most with o1'Z'; iit* ry*Z between tne op trt'o strfi,,ds' Ratl
*iis ,iruld be a iin", o, ir* wtth at least 18" between two of the
-rails. -
TheriparianareasalongboththeRoaringForkRtvermdBlueCreekge
mtremetY irPortant to wildlife'
Elk usage of rte prapefiy hos ilcreased considerably Aring the
wiater montls- fnrr ild'ek corflicts are to be expected wlthin the
';;;;i"p*";-and plmdng| of native_vegetation me encouraged to
;;;' ;rd; ; i *"'o7 tt r tZ,o"Jtt a * EuiiTatins the ptantinss of mv
berry, fruit, or rut producing PlmF or-shrubs will help discourage
;ti';;;, ;"is ani other witaiye Vom/a'dw tpon the landscqing'-liiiii**rt
need to be awoe itot ttn Diviston of Wildltfe is not
li"iiii, irry danwge to landscapryW deer, elk ar bear'
Bea/human corfltcts have irweased within rte Rooing ForkYalley
and in the vicinity of nue creek Rutch and cattwritte store. t?,is
t ii, prtrofia'tu'be a reoccwrlng problem. It is important that
"*;;fri*rr betotkn to mtnimbe tluse Tnssible cotdlicts:
1.
l.r.
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Receotlon*: 775521tnnhlzfui o2,at:tO Pll Jean Rlbarlmi" Li- zi- AZo-Fii I iril se o"c-Feoio. os' GAnFIELo cowrY c0
3. VEGETATION / WETLTIIIIDS
Homeowners have and use an aPproeed bear'proof
eontainer for storing all trasilgorbage ; -
i"ts ttrid befed indoors, ond petfood orfood contairurs
should wt be Ieft otrtsidc;
EBOI slautd ilt, t, securely housed in the gatage o-r
ar&*awilh a bleach solttionwhen not in use &re to the
ii ina trlrver food wrd grease ffe an overulwlming
ber attradanl;-ii*a ar* ti*tt on tlp outside of doors rdher thqr
lever-fin can limit bear aecess furto ltotxes'
CL
b.
\'lu proposed pedestrian bridge yqth" .Roartng Fork Riter shouW
;;;a;; iofibi,t d(,cess.n ttw wra &rins the winter closne
period
Due to the critical ndrre of wetland teas for wlld$e' it ls
,iro**"rrfud tlut ony prrprtd trails or paths be minimized od the
;rrbi;;;;;, into th;se ieas sltoutd be timited in numbers. Access
'rWita be closed amplenly from December I tlrough lutoch 15 in-iri, n limtt tlre disurtuii on big game mdwintertngbald eagles
tfriltzw tIE riPartan corrtdor.
As paft of the public rmprovemeirb to be constructed by the Applicant and-;;A h td.? tmproiements Agre€ment as part -of.the FTS lts
Appff"rn"r, tne epptcmt shafl constnrct a fEuce to a design
dfiirt"tt *iA Oi-Bif.a t needs regarding prwenting disturElce of the
Ute's Ladies Tresses on the BLM parcel in Oe southeast portion of the
developmerfl
Whele trail design indioates ftat the trail crossing the wetlasd area will be
a 2' Nat$al Surfrcc Path" staffrequests firther clarification on thislpe
"iff Crrn;U County'Vegetatiin-{gyourages the constructiou of any
Upj*1 that wouldbing imported fill maferial into the wetland area
sta.ff Response: The Applicant has- revised their plans t9 elimin{o the on
;ffiffi-f6* aefineiieA wetland areas and instead used a boardwalk tpe
il;d;; elevate tho tail across the wetlands. This condition bad been met
c. The Applicant shall provide an *orchid monitoring program" and a plan
tnat tlat witl maintain the open uretland arcas'
staff Respollse: The Appllcant Uas-ni$ |octr Mountain Ecologrcal services
;Tr"tiffifu wnici'is attached to this memorandun The Applicant shall
Ell I [F* ltltr,lffllHrl l{ttl ltt'ildfd, Iq[ ffiI ffiil' lF{rI H'{ El ll I
Reception$: Tl552l
ldi":iLflw."7:3li[?#rJ'el"f ]?36'33"".r-DcouNryco
submit this pLan to the County Vegetation Management Director for review
and approval prior to the Final Plaf Application'
d. Stalf bas concems about potcutial conflicts with Ute's Ladies Tresses
lrtit t that need to be befier analyzed by the Applicant prior to the
hearingbeforetheBoardofCountyCommissiomers:
l.AltlotsasshownontlusiteplanwithinFxhibitll;
2. portions of Nverstotu Drlve ard how will Riverstone Drtve cross the
wetland w-ithout altering the water flw ord the @ologt?
t. wh* me the futwe plms to choueltze Bltte cteek and f
ctwtrctiqtton ocdtrs, wltt ttrc reawouldbecome less sofiraed and
spirmthes habitat would become dlminished
Staff Response: The Applicaot has reviscd their site plan to address these
i*;-E;iftc"tly by
-rising a 2O-foot wetland buffer arourd lots near
wetlands. Ihis condition has been meL
4. AFFORDABLE HOUSING
8- The Applicsnt shall be required to provide d+e (9)_{eoa*estioted single'
Amy ufo*aUfe housing-uits on lots 1, ll, 12,18, 25, 26,2?'29' alld
39. These udts sball be governed / administerod by th" ffield County
Housing Authority. The Final Plat shall note these lots as AII Utdts on the
Plat'
b. The Applicent shal[ meet with the Garfietd County Horsing Authority
prior to'Finat Plat to eiuiurc than the reguired deed.res,tdction meets the
requireinents ofthe Garfietd Coun{ Housing Authority'
o. 'Ore (l) affordable housing unit is requircd to be fully constructed_and
"""*ptrd by the Garfield -ornty Housing Ayfaori8 and the Garfield
Co&y guifding & Planaing Deparftnent (as evidenced by the issuancr of
a Ce*ificate of Occupanca for every ten (10) "&ee market" Iots
developed within thc subdivision'"
d. The Applicant proposes to prrovide a Irtter of Credit to be held in escrow
to the benefit if tn" Cor.uty iu the amotmt that it would cost for the
County to cause the constnrction of thc afordable horxlng unif This
securii would stay in ptaoe until all units are built'
e. Applicant shall submit an Afforrdable Housing Plan and Agreement
pursgant to Article VtrI of the IJLT R with the Finat Plat Submitlal.
}*"ity for these gnits will be in this document. Additionally, the
Elll Hfla H,1Iffi HtU,lh I &il: I d{ I ffil[il,*llilH r,l{l "l n fl I
E'tr{i"f#i,i:i11ih,."'*"?f ?BE,EE".,ELDcou*ryco
Applicant shall submit the deed restriction and plan for the additional non-
t"q,rired employee units with the Final Plat'
5. OFF-SITE IMPRO\TEMENTS TO CR TOO / STATE TIIGITWAY 82
INTERSECTION
The Applicant sball conskuct thc improvcrnents to the intcrscction of cR 100 and
st"t" rtigh*"y sias approved uy cnot which includes a new right hm Ery
from northbo'nd CA'f OO to the up valley direction of State Highw-ay. 82'
AaaitionAry, the applicant will constnrst a raised median betrreeir thc nor{hboutd
and so'thbouna afiections on CR 100 (within the SH82 ROW) adding additional
safety to the t*i"g roo*r*tt. Tiltt" improvemeirts arc to be paid for
;;t""ty by the deieloper witldn the contortof the Improvemcnts Agrcement
fmi, f"if i6p approvea by CDOT sbatl be inc6ded in the Final Plat
Application.)
6. lOO-reAR FLOODPLAIN
The Applicant shall obtain an Administrative FloodplainTermit from the Building
and planning pr,purt-*t prior to the snrbmittal of the Fiml Plai The Final Plat
sball show *re ni.t noirnra floor elcrnation GffD on each buil<ltg envelope on
rhe Final Pla[ tbat are locaied within the 100-year flood ftinge.
7. ZONING DIMENSIONAL REQTTIREMENTS
This approval of the PLJD shall allow the following variances ft'ooi thE
dimensioinal "t "d""d" in &c ARRD Zone Distict and provrsions iu the
Subdivision Rcgulations of 1984:
A Redr:ction in minimunn lot size per the site plan;
B. Allow duplenc as a use-by-right instead of a conditional use;
C. Listpipefines rinder *nbitionat usc permit subjcctto pipeline regulations
ratber than listundcr use'by-righf
D. Reduction in the ROW widfr on tlre main entrance roads (Haystack Road
asd Riverstone Drive) from 60 feet to 50 feet;
E. Allowing %ommgnily buildingl' as accessory use to the resideotial
develoPment; and
n flIowi1g Orr.go"fly Spur to orceed the @0 linear feet maxinum for cul-
de-sac bY 200 feet.
8. DRAINAGE
Thc Final plat Application sball address the following &aimge questions raised
by the CounfY hoject Engineet:
Ellt [fi H11,tt\HrLffi'LIffi ldll.Bf{,ft{}'ffiq'lH{ lll' { EI ll l
Receotlon#: 7755.21
l;':i*'nl, *lil?rBn "l'*"?l?36'3fi*',ELo couNry co
A. Watershed, The Historic Basin has been divided into six (6) existing yb-
basins based on contour mapping, survey information and field
inyestigations. This will generate runoffin addition to the v9lume calculaled
withitr the development on a pre-post calculation methodology using th9
rational method derived from the SWI\dlU progfam of intensity,6*21isn and
frequencY.
B. Treatmert of Stormwater RInoff \[ater quaity heafrnent for storm rrrater is
disoussed withi1 the Preliminary Plan. In order to protect the water quality
ia Btue Cleek a1d thc Roaring Fort River, it the oounty's expcctation tlat
all runoff from roadrrrays, parking areas, roofs, and similarly devcloped
areas will be teated trsing 6est qanagerneut practices of retertion basins
and sedimentation swales as p€r the zubmitted improvemeut ptans.
c. Depiction of offsite water Pipeline to Derrelopment ,lheqi pJaos will h
p*Ep"r"d by the Applicant's enginecr and reviewed by the Mid Valley Mettro
bitttitt" engineei. fne main issue to the County is proof 6at CDOT will
allow the rtititio in the ffighvray 82 ROW and whcther therc is ade4late
rcom inthe ROWforboththe vmter and sewerline'
D. Depiction of Offsite Seurcr: Sanre comment as for the offsite water linee-
9. GEOLOGY
The Final Plat and Covenanh shall contain the following plat note to address
potential sin&&oles:
"{conditions are indicaive of sint*ole relatedproblems te encountered &ting
tii, rynhfi, soil md fotndotion studies for tlre P*? and otlrcr mwement
,u*iilu-facilities, ai alternattve building site sluid be proposed o1 the
feasibility of mitigdion waluated ... Praspectlve lto_meowturs slnuldbe advised' -af
the sinkhote po*ntlal, since edy detection of bulldtng distress d timel\
iemedial actions we importufi ln reducing the cost of buildingrepair *td should
wttmdetected subsurfaievoid start to dwelop lnto a sful*ole aJter constructiotl"
I.O. IMPACT FEES
A. The developme,lrt is subject to development impac-t ftes adopted bI th"
Carbondale and Rtuat Fire protection District The developer will be
required to enter into an agrecment with ttre Distict for the payment of
devetopment impact fees. Execution of this agreement and paynent of thrc
fees Er; due prioi to the recordiug ofthc Final PIat Fees are based trpon thc
impact fees adopted by the fistict at the time the agreemeat s ct(ecuted.
ThL c,nent fee for residential development is $704.00 per udt
B. The Applicant shall be roquiled to provide a school land ddication or fee in
lieu oi-dedicatioo to the R-E-l School Disrict at thc time of Final Plat
$ll [|t I 11, t,ffi HlJl$t lS lil*tltrtl Hil m[lH'i lll' t H ll I
' Receotionti ?755.21iiiiz{tioog o2:31 : l0 Pl'l Jcan RlberIm-
A- ;;" ie-AZ"'F;; ; it :0o Doc - Fee : o - oo GARF IELD ccrrNTY co
pu$uant to the requireEents in the.Garfield County Unified Land Use
itesolution of 2008; as arrended. This fee is collected at the time of Final
Plat.
1I. WATERST.JPPLY
prior to the heaing before the Board of Cowrty Commissioners, the Applicant-
shall supply sufficient evidence to r€spotrd to the pointsraissd in the Division of
watef, Resor:rces letter dated 4129 lw in order to satis& IIB I 14 1.
Staff R6pqnse: The Applicant submitted a letlor from Panick Miller & I(m-pf
"t "tt ta"q,rrrcty addreises the nrater supply oomments raised by tfuc CDWR
regalding the requireme,nts of IIB 1141. This condition has been met.
12. NOXIOUS WEEDS
Thc Applicant shall include a provision of weed management in tfie
lmprov"ments Agreement to guarantee that weed managcment will occur in the
futi,r" on undweioped lots and for thc opeo space areas. The Cormty Vegetntion
lvfanager recommeods an arnount of $6,@0 per year for for.n (4) years ($24,000).
I 3. REVEGETATION SECIruTY
Thc Cormty Vegetation lr,lanager reoommcods a rwegetation mrotmt of $2,500
per disturbed acr€ for tbe upland moas, which would total $60,000 for &e 24 aores
disturbed by the develoPment.
14. CONS]RUCTED WETLAI{D SECTJRITY
This area is 0.268 acaes in total. The County Vegetation ldmager r€comrDends the
applicant provi& Garfield Couoty with a cost estimale for this work. \Uhenthis
information is providd Statr vriU recorurlended a secruity amoxnt fol th.
wetlands work This estimate shall be submittcd to the County with the FirEl PIat
Application.
ls. covENAI{TS
Wetlands are mentioned in the conenants Q.36.4). The Couaty Vegetafiion
Ivla1ager recommends that additional tanguage be added that would disallow
landowners &om adding fill rnaterial into designated wetlands within their lots.
The Cormty Vegetation lvlanager requests tbat the applicat address the issue of
mosquito menage,rnent in the neighborhood constructed wetlands area
E lll trfl'r llllJ,tt'Hl{ fi {l ffi' I lC\l, ktl' tr$, rulili {'lfl 't El ll I
Rcceptlon$: TI552logl2dlrug 02:3,l:10 Pl'l Jsan Albericog'oi Zi R;a Fee:$€.@o Doc Fee:O.OO GFRFIELO COUIIITY CO
Daredthis o?l$ ary or Sft rr&^a.D' 2009.
ATTEST:GARFIELD COI,JNTY
BOARD OF
COMMISSIONER.S,
GARFIELD COUNTY,
COLORADO
Upon motioa duly made and seconded the foregoing Resolution was ado'pted by
the following vote:
JohnMartiu -- .,', - -, abselrt
Uiksmson - ,aYu
frasitfo"p. - 'aYe
STATE OT COLORADO
Couuty ofGarfield
)
)ss
)
T - Cotmty Clerk and ex-officio Clerk of tbe
Board "i Colnry Co*miglou"o in and for &e County and State aforesaid do hereby
o€rdfy that the annq<ed and foregoing Resolution is tuly copied from thc Records of the
rrccceaing of the Board of County qgmmissioners for said Garfield Corrrty, now in my
office.
IN WITNESS WHBREOF, I have hercunto set my hand and affxed the seal of
said Couaty, atGlenwood Springs, eis . ,,, day of - 'A'D' 2009
County Clerk and ex-officio Clerk of the Board of County Commissioners
Ail fitt trft f{fl!ffiq ffi '[llrll{4lB| il*Utl'ltHlt El ll t
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AglZll2OOg 02r3tr'lg PI J.e Alb.fioo13 of 24 Rec Fe:10.00 Doo FeerO.Oo GnRFIELO COUNTY CO
Lqnd Use Summo.Y
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1.9 sI Cnrs*y Ccnlq
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Communlty Amenities
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Receptionil'. 775521
lY'?t";n'i":'t3l : l3 B[ ,j3'F.31B:6A'SARFTELD cour.Ty co
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Reccotinnfrl 77fi21
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TCI Lane Ranch PUD Guide
Rewsed SePtember 2009
TCI Lane Ranch Planned Unit Development
Propced Zone Oetrlct Deslgnatlotts
PURPOSE
The'purpose of this Development Guide 's to define the zone distrlcts wlthln the TCI tane Ranch
pUD. The zone districts contalned hereit shall serve as the gorerning bnd use regulatigns within
the PUD.
The Guide replacesthe cunent applicable zonlng prwlsions of Garfleld Countywhh project
speciftc regulatlons that are more approprlate to the Eoals and objectfues of the TCI Lene Ranch
pUO. fhe zone dbtric6 contained in this PUD Guide estabtish a comprehenstue fnmework for
the developnrent ofTCI lrne Ranch, inctudlng residentiaf oPen space, trails and access, and
speclal utllfi uses.
ENFORCEMENT
The provislom of th-s Gulde are enforceable by the amhority and powers of Garffeld County as
defined by law.
msrtNc zoNlNG: A/R/RD - AGRICITLTURAURESIDENTIAURUR/II DENSITY:
A- uses by Rtfru AgrlcuEurat ioctuding farms, garden, greenhouse, nursery orchard,
onch, small animal farm for production of pouhry fish, fur'besrlng or other small
animals and customary acosesory uses lnchrding buildings for shetter or enclocure of
persons. anlmals or property emphyed in any of the above uses, retail establtshment
fior sab ofgoods
Gulding and outfittinS, and Park;
Single.famlly dwelllng and citstomary accessory uses- (A. 8&o0)
Accessory dwelllng unit aproved as a partof a public hearing or meetlngon a
subdMsion or suMivision exemption or guesthouse speclal use approved after/95 and
rneeting tte standards ln Section 5.O3.O2.
B. Use+ ondltbnal: Alrcraft landlng strtp, drurEh, communfi buildings, day nuaery and
school; group home forthe elderly. (A 97-60)
pipeline (SubJectto review and apprornl per procedure and requirements of Sedion
e.07)
(Added 2005.531
$ltifl 'rl{hlt4fl U-ltl,lt0lUtt'HEt#N[{l':l$fi lll
rjlt:?i$'e":"ffi i["i:'p":18:6i"30*,,e'o'u.,*'v
Boadlng or rooming houses, studio for conduct of arts and crafts, home occupation,
water impoundments. (A. 85.(x,;87-108)
C. Uses, specleh Airport utility, feedbt as prlncipal use of the lot, crematorium, agrkuhure
related busin6s, resortsr kennel, riding stable, and veterinary dinig shooting range
facitlty[A.98-1(}B);
Two-famlly dwellin& camper pa*, ski Iift and trails; broadcasting slgdlo, communkation
facility, conectlonr f."ility, storagg storage of heauy equipment, Sotf @urse drlving
range, golf practke range and accessory facilitles, commercia! recreatJ'on
failtv/pari;h. 97{lllt 97'LtTlMass Transit Fadtlfl (added 2002-12]
Publlc gatlrerlngs; storage of oiland ga3 dltniry equipmen$ site fur extnction,
processlng storage or materlal handling of natural rEsources; utility lines, utility
substatlons; recreational support fadlltis and guest houe. (A. 79'132;8G84;80"18Q
8G313,81-145i
81-2&l; 84-78; 869; 86€4; 85-106; 8773; 99'025)
Accessory duaelling unlt meeting the standards in Section 5'03.02 for any lot not oeated
after a publb hearing or meetlng after 295
Kennel
Group Resldentlal Facil'rtyfor Children & Youth (Add 2004"62)
D. Mlnlmsm lot Area: Two (21 acres; except as othenulse apprwed ln a Ouster Option
E Madmum Lot Colerage: Flfteen percent (15%)
F. Mlnlmum Setback:
1. FrontYard:
a. Arterlalstreets:
i. seventy-five {75} feet ftDm sreet centerllne orfiffry (5o) feet from ftont lot
llne, whlchever b greater
b. Localstreets:
i. Fifty (50) feet from street centerllne or twenty-five (25) feet from front bt
llne, whkhever is greater
2. Rear yard: Twenty-five (2S) feetfrom rear lot line
3. Side yard: Ten (1o) fuet from slde lot llne, or one-half (v2) the height of the
prlncipal bullding; whlchever is greater
G. Maximum Height of Buildinp: Twenty-ftve (25)feet
H. Additlonal Requlrenren6: All uses shall be subject to the provlsbns under Sectlon 5
(supplementary Regu lations).
TCI lJ/1E tur1r,r _ Frv,imhw\t fun / pUD
&Senbr&o
l$iilll'{ $1ll
mlt
:fu "X+":1e".;["3o*t"t
cowrY co
TCI lane Ranch PUD LAND USE
""""""f00'CS acres +/-
Tota! Land Area
Total DeveloPed Area tZonesl
stngle Famtly Resu"nti"i; orprex Resldenthl; communlty utiliry .........................,.31.46 aaes +l'
Total Number of Duelling Units...'-..""""' '-""""""""""89
Total trea of Propoced tl-on*e*aenUal tloor Space (odsting buildings)
community center tr,aso o; Ranch €abln {650 sf} Log shed (250 s0 -..:......"""""""""' 2,350 sf
Total Number of Proposed Otf-Street Parking Spacei (1 space per BR, min')"""""""""""'200 - 5O5
Total OPen SPace Area (Zones)ffiffi;ff#iliiron open spae: comervaflon Easement.............,.....-.-68 .99 acres +l-
tottr lrartglllly w..8., oo
Total Number of Resldential [ots"""""""' ..-'-.."'-""'-:;
TCl,zrp tund, - Prclfnilrrry Ptan I PUD
Sadgrnbcr?0019
Itll $f'1 I ffi nfl ilff,\ lS t l* { lttHd f Hr'{httri lHdlll'{ H ll I
[ffi?H'#tii:, l?lfu JE"P.!IE:6a"ERRF rELs coLNry co
TCt t-ane Rarch - Preliminary PlaolPUD
&tt2fog
DEHNITIONS
TCI Larle RANCh PUD ZONE DISTRIGTS
Single Famlly Besidential Zone District (lots 1, +Lo,73rL4,tl-24,27,?0,31,
?4-36, ?9-92, 85, 88, SIrl
t. uses'by Right Detached, single-family drrelling and anstomary accessory uses
2. Deuelopment Standards
a. setbacks: All strucCIres shall be locqted within bulHing enrrelopes as
identlfied on the Flnal Plat.
Il Building fourdadons st*altbe fully contained with the platted
Maximum Allowable Floor Area: The total net square footage permitted to be built
on a lot. The net square firotage calculatlon shall inctude: heated [iving space,
mechanica!, stairways, and oftr traditionally non-habitable space, as measured from
the ocerior walls Garages or accessory building(s), heated or non-heated, attached or
detached, up to a cornbined total of 650 square feet shall be exempt from the maximum
allowable floor area catculation. Any floor area of these elements in excess of the
exempt 650 square feet shallbe included in the maximum allounble floor area
catculation. Patos, decks, balconies, porches and exterior stairwal's shall not count
;;;;6"'r"*irur allowabte floor area unless the total square footage of these
features is greater than 20% of the net square fuotaEe, in which case the excess of the
20?6 shall be counted towards the rnaximum allowabh floor area' tandscaped tenaces'
rellises, ard pergolas shatl not be counted towards the maxirnum allowable floor area'
2)
3)
building enveloPe.
Roof orertangs shatl bh permltted to ocend a maximum of
three t3) feet beyond tlre platted building envelope.
up to iiO rquare feet of covered porch may extend ten (1d)
beyond the phtted buildlryerwelope when said porch fronts
the street from whlch the lot is accessed'
b. Maximum Heightof Structures: Twenty-flve (251feet
c. Minimum Lot Area: As defined on Final Plat'
d. Maximum Allowable FloorArea:
l)Lots 1, 4, 8, LL, !8, lg t36, 39, 53, fil, 68, 7;-, 7 4, 87,82, 89: 26fi) Square
Feet
Z)Lots 6, 7, g, 70, L4, L7, 20, 22, 23, 24, ?7, 30, 31, 34, 15, N, 47, 44, 45' 48'
49, 5a, 52, 54,55, 57, 60, 69, 69, 7A, 7 !, 7 3, 7 5, 7 8, 79, 80, 85, 88: 38O0
Square F€et
3) lots 5, 2!, 42, 43, 46, 47 ,51, 55, 5& 59, 6!, 62, il, 65, 66,76,71 : 55fl1
Square Feet
off-street Parklng: one {1} spaae per bedroom, minirnum t$ro (2} spaoes
required per lot. Garag.. orport ind driveway parkinB shall counttowlrd
ofr-street Pa rking requlrement.
Hlll{firlthf4luilt{ll*fi I'l[Jdsl*{f tdL'lhl[llff "trlllll
ff'"*qdflilFiii'i?1fr piE P.llB%6"EoRFIEro couNrY co
Duplex Residential Zone District (Lots 2, 3,!;r,L2,L5, L6,25,26,?:8,29,?2,3?'
37,38r83,Ur 86,871
l.UsesbyRigtrt:Attached,singlefamilydwellinEandcustomaryaccessoryuses
2. DeveloPrnentStandards
a.Setbacks:Allstructuresshallbetocatedwithinbuildlngenvelopbsas
identified on the Final Plat
1l Building foundations strall be futly contained with the platted building
enveloPe.
Zl noof oJerhangs shatl be permitted to extend a rnaximum of three (31
feet beyond the platted building envelope'
3) Up to 3i0 sqrnre feet of mvered porch rnay extend ten (1dl blond
theplattedbuildineenvelopewhensaidporchfrontsthestreetfrom
which the lot ls accessed-
Maxlmum Height of Structures: Twenty-five (25) feet
Minlmum Lot Area: As defined on Final Plat'
Maximum Allowable FloorArea: 19C[) square feet
Off-StreetParking:One(1)spaceperbedroom,mlnlmumtv',o(2)spaces
required per lot. earage, carport and drfueway parking shall count toward
off-street Parking requirement"
C Community tltllity Zone (Tract A - 0.938 Acres +A Tract C - 0'021 Acres +/"
Tract H - 0.019 Acres +/-l
L. Uses bV Rieht
a.'rheconstruction,operatlon,maintenance,repairandreplacementof
communityutilitlesandrelatedfacilftlesandstructures.
b. To provide centralized utility facitities to benefit rnembers of the TCI Lane
Ranch Homeowners Association and othei parties to whom the Assoelatlon
may decide to pmvide such seruice or colduct buslness with'
c. lnstallation and rnaintenance of photovottaic panels, arays, or other sohr
power generatng systems or equipment'
d. Wastewdter lift station{sl'
e. LandscaPing and irrigation'
f.Vegetation'nanagementneaessarytofacilitateconstruct|onand
maintenance of community utlliths'
g. Fencirg.
2. IleveloPment Standards
a. Minimum Lot Area: 0.15 Acres+/-
b. Minimum Setbacks:
1) From Easements: Five (5) fuet
2l From Lot Lines: Five t5l ftet, except as noted below
3) Frorn Residential lots: Fifteen (151fuet
Maximum Height of Structures: Twenty-ftve (25) feet'
per Garfield county supplementary Regutations 5.03, conditlonaland
spedat uses, 5.03.17 Solar Power Genentng systems, all proposed solar
structures shall demonstrate the following :
TCI Lane han*-Pre$rAnary Planl PUD
April%09
b.
c-
d.
e.
c.
d.
Hlllfit|*IffiTIj0lutH[.]{UI,Htt.l*Eld,lfl{tlHl/it{l,,IEllll
ft '"fJi*H"t';ii':ff fu ,i:'p.: I E:; a"t"RF I ELD c owrY co
TCI tane Ranch- P.etimfnaryPlan/PUD
Apfln09
1) No impact to wildlife and domestic animals through the creation of
hazardousattractions,alterationofexistingnativeveBetation,blockade
of migration routeg, use patterns or other disruptions'
2l sepalated by sufficient distances, such use frorn abuttlng property
whbh Gh;otherwise be damaged by operations of the proposed
useti)'
s) com;il with the volume of sound standards set forth in the colorado
Revised Statutes'
4) The f"cility shall be operated that the ground vibration inherently and
,.*,"nt}y g"nerated is not perceptible, without lnstruments, at any
point of any boundary lirre oithe proparty on which the use is located-
5) The piop"rla facitity will be operated so that it does not emit heaL
et"r; r-;;tion orfumeswhich substantiatly interfere with the existing
use of adtoining property or whtch constitutes a public nuisance or
hazard.
5)AnYrepairandmaintenanceactivltyrequiringtheuseofequipment
that;;[ geneEte nobe, odors or glare bepnd ttre property boundarles
wil be *]ndrrt"d *ithin a bullding or outdoors during the ho,rs of 8
a.m- to6 P.m.
7|nnyrigtrtrneofthefacilityshallbepointeddownwardandlnwardtothe
prop"i*y.rn*r and shaded to prevent direct reflectlon on adiacent
. property.
D. Conseryatlon Easement (Tract B - 32'391 Acres +/-)
1. Uses bY Rleht
a. Private trails for the beneft of the Association, their asslgns and guests'
b. pubtic trails, as signed for satd access' being paved or unpaved
c' Bridgesfor pedestrian and blrycle use
d. tnterpretlve slgning, displays and installatlons
e. Actions iitend-ed ti Ueneni wiUrife and/or native species, such as habiat
restoration, vegetation management and seasonal closures'
'f. Rgrkulture' the teeping of livestock and accessory uses and structures
related to said uses'
C- DrainageimProvements
h. Fendng
L DerretoPmentStandards
a. Parred trails shall not exceed ten feet (10') in width
b.PathsconstructedwithaaggreBatesurface,suchascrusherfines'shallbea
c-
d.
maxlmum of six feet (6') wide
Natural surfaced trails shall be a maximum of two feet (2') wide
rencing shatt be "wildtife frlendlt', according to sundards developed by the
Colorado Division of Wildlife
6
Ellt f,fl* tffiF{dtlltt[ H{tH[.ldHcilfl{rdH{ffi'i El ll I
E,,-d,t1,-'a"3lri...*du,i:"p"1lB:e;"3*"''-o cour{IY co
E. private common open space (Tract c - 31.869 Aeres +/-, Tract D - 0'493 Acres
+/-, Tract E - 1.057 Acres +/-1
1. Uses bY Rlght
a..Agriculture,thekeepirrgoftivestockandaccessoryusesandstructures
related to said uses.
b- Non-organizedrecreation
c.
d.
a
t.
o'h.
t.
j.
Pedestrian and bloPle trails
Pubtk parking for the purposes of access to public ffshing trails
Bridges crossing ditches and dralnage irnprovements
i*["u fuuic Jccess (restricted to designated trails/routes only)
Community entry features/monumentation/ signage
preservation/restoration/maintenance of existing log shed structure and
ranch cabin
Ponds and irrlgation ditches
Wetlands maintenance and enhancements to existing wetlands and
creation of nbw wetlands
k. LardscaPing and lrrigation
l. Mail box facilities for the purposes of
collection
m. Picnlc shelteror gazebo
n. Barbmue
o, Drainage imProvements
centralized mail droP-off and
p. Utillties
Derelopment Standards
a. Minlmum Lot Area: as depicted on Final Plat
b. Minimum setbacks Ten (1O) feet from adJolnlng tracts, lots, and easements.
c. Maximunir Helght of Structures: Eighteen (18) feet
F. @mmunlty Center Zone (Tract F - 3'092 Acres +/')
1. Uses by Rlsht
a. Building and/or buildings, including the following uses:
1) Meeting/gatheringsPace
2l Offlce space for use by the Associatbn. g) necreatLnaflfitness equipment, workout space and locker rooms
4l Swimrning poot {indoororoutdoor}
5) Kitchen facilities
6) Restmom facilitles
Sports fields/oPen turf areas
Facilities for other outdoor sports, such as volleyball, par course, runnlng
trait, etc.
Facltities for tennis or other csurt-based sports
Community gardens and accessory uses and structures
storage and mainteoance of equipment and materials used during or to
maintlio recreattonal and community garden uses; nonresidentlal
structuresforpersonsandequlpmentengagedinsaidactivfties
elaygmund/PlaY equlPrnent
landscaPing and irrigation
Ponds and lnigation ditches
TCt Lane Raoctr - Prellminary Plan / PUD
AVil2o0ig
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i.Wetlands;maintenanceandenhancementstoexistinBwetlandsand
creation of new wetlands
k- Pedestrian PathwaYs .
l. Parking
m- Drainage and utility irnprovements
n. Footbridges over irrigation ditches
o. Fencing
2. OeveloPmentStandards
a. Building Setbacks
1l from eccess Easements: twentyfrve (25) feet
2i From Besidential lot Llnes:twentyfive (25J feet
b. tvtaximum Height of Structures: Twenty-frre (25) feet
. Minimum [ot Area: as depicted on Final Plat
d. Maximum Allowable FborArea: None
e. Minimum off-street Parting: fiourteen (14) spaces, including one (1)
accessible sPace
f. Additional off-Street Parking: future communityf'acilities, orexpansion of
existing facilities, if any, shall provide a minimum of one (1) space per five
hundred (5fi)) square feet addltlonal net floor area
TCI bre Ranch - Pellminaty Plan / PUD
tudl2@9
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PRAJUNARY PIJT
LANE RANCH PLANNED UNIT DE\ELOPMENT
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Garfiefd County File Numlrer PDAA6269
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Recept ion*: 78L9O7ailrcitzolg 04:15:30 Ptil Jean Albericoi-li-i5-ii"-Fi.ii6s. o'o- ooi-F ee,a. oo GRRFIELD couNTY co
LAND USE CHANGE PERMIT
For
TCI lane Ranch Ptanned llntt Devetopment Located
south of Highway 82 iusteast of catherine store and
CR lOO on Otd Highway 82, Garfield County
Parcel Number: 2391'31140 033
ln accordance with and pursuant to the provisions-oj the Garfield county unifted
Land Use Resolution of 2008, as amended, the Director hereby authorizes the
tJfo,ning amenOmeni to the tit tane Ranch Planned Unit Development:
ADtililISTRAnVE APPROVAL TO ADD "CoumUNlTV GREEIHOIJSd' AS A
UsE BY RIGHTYUITHII{ THE CONMTUTTTV CEHTENZOXE ITSTRICT OF THE
PUD, As FuRrHE. r=r;L?,i;iJpr"3ffi,# ATTAcHED ExHrBrr A'
This Land use change Permit is issued subiecttothg.onginalconditio31.rytfortt
in Resolution 200g€1 and all other applicairle provisions of tre Garfteld county
Unified Land Use-n"toirtion of 2008, as am6nUed, Building Code' and other
regulations of the d;;rd ;igounty Gommissioners of Garfield County, Colorado'
This Land Ure Cnang"-permit is issued under the authory 91ary9d to the
Director of Building "rfr
pdnning under Section +1O7 of the Unified Land Use
Resolution of 2008, as amended.
DateFred A. Jarman)
Direc{or of Building and Planning
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Receptionfi: 7el907
@211@12@1@ O4:15:3@ Pll Jean nlbarico2 of 13 Rec Fee:$9.@0 Doc Fee:0.90 GQRFIELD COUNTY C0
TCI Lane Ranch PUD Guide
Revr'sed January 2o10
TCI Lane Ranch Planned Unit Development
Proposed Zone District Designations
PURPOSE
The purpose of this Development Guide ls to deflne the zone distrlcts wlthin the TCI Lane Ranch
pUD. The zone distrlcts contained herein shallserve as the governlng land use regulatlons wlthin
the PUD.
The Guide replaces the current applicable zonlng provislons of Garfield County with Prorect
specific regulatlons that are more appropriate to the Boals and objectives of the TCI Lane Ranch
pUD. The zone districts contained ln thls PUD Guide establish a comprehensive framework for
the development of TCI Lane Ranch, lncluding resldential, open space, trails and access, and
special utilfi uses.
ENFORCEMENT
The provisions of thls Guide are enforceable by the authority and powers of Garfield County as
defined by law.
EXISTI NG ZoN ING: A/R/RD -- AG RICULTU RAVRESI DENTTAURU RAL DENSITY:
A. UseS by Right: Agrlcultural includlng farms, garden, greenhouse, nursery, orchard,
ranch, small anlmal farm for production of poultry, fish, fur-bearing or other smal!
animals and customary accessory uses including buildings for shelter or enclosure of
persons, anlmals or property employed in any of the above uses, retail establishment
for sale ofgoods
Gulding and outfittin& and Park;
Slngle-family dwelling and customary accessory uses. (A. 85"09)
Accessory dwelling unlt approved as a part of a public hearing or meetlng on a
subdfulsion or subdfuision exemption or guesthouse special use apprwed after 795 and
meeting the standards in Sectlon 5.03.02-
B. Uses, conditionat: Aircraft landing strip, church, community bulldlngs, day nursery and
school; group home for the elderly' (A. 97-60)
Pipellne (subject to rwiew and approval per procedure and requirements of Seciion
e.07)
(Added 20os-s3)
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Receot ion$: 7Al9@7oitlsitzgto 04:15:3@ Pl't Jean Plberico5-ii-i !-iEo-riii$6.sb'ooc Fee :g.ss GRRFIELD couNrY c0
Boarding or rooming houses, studio for conduct of arts and crafts, home occupation,
water impoundments. (A' 86-09;87-108)
C. Uses, special: Airport utility, feedlot as princlpal use of the lot, crematorium, agriculture
retated business, resorts, kennel, riding stable, and veterlnary cllnic, shootlng range
facility(A.98-108);
Two-familydwetting camper parl$ ski lift and trails; broadcastlng studio, communication
facility, conections facility, storage, storage of heavy equipment, golf course drlving
ranBg gotf practice range and accessory facilities, commercial recreatlon
f acil ity/pa rk;{A. 97-6q 97 -1,L21 Mass Tra nsit Faci llty (added 2OO2't2l
Pubttc gatherings; storage of oil and gas drilllng equipmenq Site for extractlon,
processing, storage or material handling of natural resources; utillty llnes, utility
substations; recreational support facilities and guest house. (A.79'L32;8G64; 8$180;
80-313,81-145;
81-253; 84-7 8; 85-9; 86-84; 8&105; 87'7 3; 99-025)
Accessory dwelling unit meeting the standards ln Section 5.03.02 for any lot not created
after a pubtic hearing or meeting alter I /gS
Kennel
Group Resldentlal Facillty for children & Youth (Add 2004-62)
' D. Minlmum Lot Area: Two (2) acres; except as othenrtdse approved ln a Ctuster Option
E. Maximum lot Coverage: Fifteen percent (15%)
F. Minimum Setback:
1. Frontyard:
a. Arterial streets:
i. Seventy-five {75) feet from street centerline or fifty (50) feet from front lot
llne, whichever is greater
b. Local streets:
l. Fifty (50) feet from street centerllne ortwenty-five (25) feet from front lot
line, whlchever is greater
.2. Rear yard: Twenty-five (25) feet from rear lot line
3. Side yard: Ten (10) feet from side lot lins or one-half (u2) the height of the
principal buildin6 whichever is greater
G. Maximum Height of Buildings: Twenty-five (25) feet
H. Additionat Requlrements: All uses shatl be subjectto the provisions under Section 5
(Supplementary Regulations).
TCI Lane Ranch - Prcltminary Plan / PLID
January 2010
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Receotionf: 7El9A7
ozt 1d1201@ @4: 15; 30 Pltl Jean Alber ico4-ii-i5-iic-rie,SO.O0 Doc Fee:0.o0 GnRFIELD CoUNTY C0
TCI Lane Ranch PUD IAND USE
Total Developed Area (Zones)
Single family Residential; Duplex Residential; Cornmunity Util,ty .-.-.......'..'............31.46 acres +/-
Total Open Space Area (Zones)
Community Center; Common Open Space; Conservatlon Easement......................'.68.99 acres +/-
Total Number of Residential Lots..'..".- """"' 89
Total Number of Dwelling Units..'......... """" 89
TotatArea of Proposed Non-Residential Floor Space (existlng buildings)
Community Center (1,450 s0; Ranch Cabin (650 s0; Log Shed (250 s0 """" " 2,350 sf
Total Number of Proposed Off-street Parklng Spaces (l space per B& min.).......................200 - 506
Total Proposed Denslty "......-.........1.13 acres/dwelling unit
TCI t-ane Ranch - Prcllminary Plan / PUD
January 2010
,..........;'.........'.............1o0.45acres+/.
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DEFINITIONS
A. Maximum Allowable Floor Area: The total net square footage permitted to be built
on a Lot. The'net square footage calculation shall include: heated living spacg
mechanical, stairways, and other traditlonally non-habitable space, as measured from
the exterior walls. Garages or accessory building(s), heated or non-heated, attached or
detached, up to a combined total of 550 square feet shall be exempt from the maxlmum
atlowable floor area calculatlon. Any floor area of these elements in excess of the
exempt 650 square feet shall be included in the maximum allowable floor area
calcutation. Patios, decks, balconies, porches and exterior stalrurays shatl not count
towards the maximum allowabte floor area unless the tota! square footage of these
features is greater than 20% of the net square footage, in whlch case the excess of the
20% shall be counted towards the maximum allowable floor area. Landscaped terraces,
tretlises, and pergolas shall not be counted towards the maximum allowable floor area.
TCI Lane Ranch PUD ZONE DISTRICTS
Single Famlly ResidentialZone District (Lots 1, 4-1O,13,L4,L7-24,27,30,31'
34-36,39-82,8188,89)
1. Uses by Right: Detached, slngle-family dwelling and eustomary accessory uses
Z. DevelopmentStandards
a. Setbacks: All structures shall be located within building envelopes as
identified on the Flnal Plat
1) Building foundations shall be fully contalned wlth the platted
bullding envelope
2l Roof overhangs shall be permitted to extend a maxlmum of
three (3) feet beyond the platted building envelope
3) Up to 350 square feet of covered porch may extend ten (1d)
beyond the platted building envetope when sald porch fronts
the street from which the lot is accessed
Maxlmum Height of Structures: Twenty'five (25) feet
Minimum lot Area: As defined on Flnal Plat
Maximum Allowable Floor Area:
l)Lots 1, 4 8, 13, 18, 19, 36, 39, 5g, 67, 6f-,72, 74, 8L,82, 89: 260O Square
Feet
2)Lots 6, 7, g, !O, L4, L7, 20, 22, 23, 24, 27, 30, 31, 34,35, 40, 4L 44, 45, 48,
49, 50, s2, 54, 56, 57, 60, 53, 69, 70, 7 L, 73, 7 5, 7 8, 79, 80, 85, 88: 3800
Square Feet
3) Lots 5, 2L, 42, 43, 46, 47, 51-,55, 58, 59, 51, 62, 64,55. 66, 76,77 :55oo
Square Feet
Off-Street Parklng: One (1) space per bedroom, minimum two (2)sPaaes
required per lot. Garage, carport and driveway parking shall count torrard
off-street parklng requirement
TCI Lane Ranch - Prcllminary Plan / PUD
January 2010
b.
c.
d.
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Reception$: 7Al9O7
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c.
Duplex Residential Zone District (Lots 2, 3, !L, t2, LS, L6, 25, 26, 28' ?;9r 32' 33'
31,38,83,84,86,871
1. Uses bv Right: Attached, single family dwelling and customary accessory uses
2. DevelopmentStandards
a. Setback: All structures shall be located within buitding envelopes as
ldentified on the Flnal Plat
1) Building foundations shall be fully contalned with the platted building
envelope
2l Roof overhangs shall be permitted to extend a maxlmum of three (3)
feet beyond the platted building envelope
3) Up to 3i0 square feet of covered porch may extend ten (1d) beyond
the platted buildlng envelope when said porch fronts the street from
whlch the lot is accessed
b. Maxirnum Height of Structures: Twenty-five (25) feet
c. Minimum Lot Area: As deflned on Final Plat
d. Maximum Atlowable Floor Area: 1900 square feet
e. off-street Parking: one (1) space per bedroom, minimum two (2)spaces
required per lot. Garage, carport and driveway parking shall count toward
off-street Parki ng requirement
community utillty Zone (Tract A- 0.939 Acres +l-,Traet'6 - 0.021Acres +/-,
Tract H - 0.019 Acres +/-!
1. Uses by Right
a. The construction, operation, maintenance, repalr and replacement of
community utilities and related facilities and structures
b. To provide centralized utitity facllities to benefit members of the TCI Lane
Ranch Homeowners Association and other parties to whom the Association
may decide to provide such service or conduct business wfth
c. lnstallailon and maintenance of photovoltaic panels, arrays, or other solar
power generatlng systems or equipment
d. Wastewater lift station(s)
e. LandscaPing and irrigation
f. Vegetatlon management necessary to fucilitate construclion and
maintenance of commu nity utilitles
8. Fencing
2. DevelopmentStandards
- a. Minimum Lot Area:0.15 Acres +/-
b. Minimum Setback:
1) From Easements: Five (5)feet
2l From Lot Lines: Flve (5) feet, exceptas noted below
3) From Resldential Lots: Fifteen (15) feet
c. Maximum Heieht of Structures: Twenty-five (25) feet
d. Per Garfield county Supplementary Regulatlons 5.03, conditionaland
Speclal uses, 5.03.17 Solar Power Generating Systems, all proposed solar
structures shall demonstrate the following:
TCI Lane Ranch- Praliminary Ptan / PUD
January 2010
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Receotionfi: 78t907
a2t1oil2@1@ @4:,l5:30 Pl1 Jean Alberico1-oi ll nec Fee:tio.oo Doc Fee:0.00 GARFIELD CoUNTY co
1) No impact to wildlife and domestic animals through the creation of
hazardous attractions, alteration of existing native vegetation, blockade
of migration routes, use patterns or other disruptions
2l Separated bysufficient distances, such usefrom abutting propefi
which might othemise be damaged by operations of the proposed
use(s)
3) Compty wlth the volume of sound standards set forth in the Colorado
Revised Statutes
4) The facility shall be operated that the ground vlbration lnherently and
recurrently generated ls not perceptible, without instruments, at any
point of any boundary tlne of the property on which the use is located
s);L: j?i',:,"fl Il'llY#JIffi ;[:r;:,l;i:fi T*]J;'-"'1il::1,,,.
use of adiolnlnB property or which constitutes a public nuisance or
hazard
5) Any repair and maintenance activity requiring the use of equipment
that will generate nolse, odors or gtare beyond the property boundaries
will be conducted wlthln a building or outdoors during the hours of I
a.m. to 5 p,m.
tl Any lighting of the facility shall be pointed downward and inward to the
property center and shaded to prevent direct reflectlon on adjacent
property
D. Conservation Easement (Tract B'32.397 Acres +/-)
t. Uses by Rlght
a. private trails for the benefit of the Associatlon, their assigns and guests
b. Public trails, as signed for said access, belng paved or unpaved
c. Bridges for pedestrian and birycle use
d. lnterpretive signing dlsplays and installatlons
e. Actlons intended to benefit wildlife andlor native specles, such as habitat
restoration, vegetation management and seasonal closures
f. Agricuhure, the keeplng of livestock and accessory uses and structures
related to said uses
g. DrainagelmProvements
h. Fenclng
2. DevelopmentStandards
a.' Paved tralts shall not exceed ten feet (1O) in width
b. Paths constructed with a aggregate surface, such as crusher fines, shall be a
maximum of slx feet (6') wlde
c. Natural surfaced trails shall be a maximum of two feet (?) wlde
d. Fencing shall be "wildlife friendf, according to standards developed by the
Colorado Division of Wildlife
TCI Lane Ranch-Prcliminary Plan / PUD
January 2010
6
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ReceptionS: 7479@7
o2rfiitzfr1@ @4:15:30 Plrl Jean Alberico
8 of 10 Rec Fee:$0.@0 Doc Fee:@.@O GARFIELD COIJNTY C0
E. Private Common Open Space (Tract C - 31.5L4 Acres +/-, Tract D - 0.493 Acres
+/-, Tract E - 0.995 Acres +l -,Tract I - O.L76Acres +/-)
1. Uses by Right
a. Agriculture, the keeping of livestock and accesiory uses and structures
related to said uses
b. Non-organizedrecreation
c. Pedestrian and bicYcle trails
d. Public parking for the purposes of access to publlc fishing tralls
e. Bridges crossing ditches and drainage improvements
f . Limlted publlc'access (restrlcted to designated trails/routes only)
C. Community entry features/monumentation/ signage
h.. Preservation/restoration/maintenance of existing log shed structure and
ranch cabin
i. Ponds and irrigation ditches
i. Wetlandsl maintenance and enhancements to existlng wetlands and
creation of new wetlands
k. Landscaping And irrigation
l. Mail box facillties for the purposes of centralized mail dropoff and
colleciion
m. Picnlc shelter or gazebo
n. Barbecue
o. DralnageimProvements
p. Utllities
q. Fencing
2. DevelopmentStandards
a. Minlmum Lot Area: as depicted on Final Plat
b. Minimum Setbacks: Ten (10) feet from adJolnlng tracts, lots, and easements
c. Maximum Height of Structures: Eighteen (18) feet
F. Community Center Zone (Tract F - 3.414 Acres +/-)
L. Uses by Right
a. Buildlng and/or buildln8s, including the following uses:
t) Meeting/gatheringsPace
2l Office space for use by the Assoclatlon' 3) Recreationaufftness equlpment, workout space and locker rooms
4l Swimming pool (indoor or outdoor)
5) Kitchen facilitles
6) Restroom facilities
b. Sports fields/open turf areas
c. Facillties for other outdoor sports, such as volleyball, par course, running
trall, etc. \
d. Facililies for tennls or other court-based sports
e. Greenhouses, community gardens, and aCCeSsory uSeS and StrUctUres
f. Storage and malntenance of ,equipment and materials used during or to
maintain, recreatlonal and community garden uses; nonresidential
structures for persons and equipment engaged in said activlties
g. Playground/PlaYequiPment
h. Landscaping and irrigation
TCI Lane Ranch - Preliminary Plan / PUD
January 2010
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k.
l.
Ponds and irrigation ditches
wetlands; maintenance and enhancements to existlnE wetlands and
creation of new wetlands
Pedestrian pathwaYs
Parking
m- Drainage and utility improvements
n. Footbridges over irrigation ditches
o. Fencing
Development Standards
a. Bullding Setbacks
U From Access Easements: twenty five (25) feet
Zl From Residential Lot Lines: twenty five (25) fedt
b. Maximum Height of Structures: Twenty-five (25) feet
c. Minimum Lot Area: as depicted on Final Plat
d. Maximum Allowable FIoorArea: none
e. Minlmum Off-Stredt Parking: fourteen (14) spaces, including one (1)
. accessible space
f. Additlonal Off-street Parklng: future community facilities, or expansion of
exlstlng facilities, if any, shall provide a minimum of one (1) space perflve
hundred (500) square feet additional net floor area
TCI Lane Ranch- Prcliminary Plan / PUD
January 2010
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O8rO4'r20'tg ',O:18 Cg Hl'l Jean Fllber icoi-oi : n"i Feer$0.00 Doc Fee;o.oO GnRFIELD couNTY co
STATE OF COLORADO
County of Garfield
)
)ss
)
At a regular meeting of the Board of County Commissioners for Garfield Cor:nU,
coro*jo, i.ra-i" tr,. Commissioners' Meeting Room, Garheld County PlazaBuilding, in
Glenwood Springs on Monday, the 19e day of July, 2010, there were present:
John Martin Commissioner Chairman
Tresi HouPt ' commissioner
D"br*h Ori"" -
, Assistant County Attomey
l*n etU"ti"o ' Clerk of the Board
ffiEil"o"k fot Ed G.""t ' County Manager
when the tollowing proceedings, among others were had and done, to-wit:
RESOLUTION NO. 2010-57
A RESOLUTION CONCERNED WITH THE APPROVAL OF AN EXTENSION FOR
TI{E TCI LA]IIE RANCH PUD PRELIMINARY PLAN I,OCATED EAST OF
.CATHT,NNqE
STORE AND CR l OO ON OLD HIGHWAY 82, GARFIELD COUNTY
PARCEL NO. 2391 -3 I 1-00-033
Recitals
z\, Garfield County is a legal and political subdivision of the State of Colorado for
which the Board of County Commissioners (Board) is authorized to act.
B. On 196 day of July, 2010, the Board of County Commissioners opened a public
meetrng upon the question of whether a Preliminary Plan extension to altow for an additional
period of time for the Applicant to file a technically complete Final Plat shouid be granted,
granted with conditions, or denied at which meeting the pubiic and interested persons were
gir"r, the opportunity to express their opinions regarding the issuance of said extension.
C. The Board of Counfy Commissioners closed the public meeting on the l9s day
of July,2010, and acted on the basis of substantial competent evidence produced at the
afo rementioned hearing.
D. The Preliminary Plan for the TCI Lane Ranch PUD subdivision was approved
ril ;11 t]lllu,\ Hl{lUI,l$ l,lff Hf htfi:ltil t *i{ lll'{ Il li I
Receot i on# : 789509dihrtiald la:18:@o Atl Jean nlberico;";;-i^F;; r!" io.oa 0"" Fte,o.@o cARFIELD couNrY c0
by the Board on the 8* duy of Augus! 2009 under Resolution No. 2009-81 for real
property described in the document recorded at Reception Number 705846 in the records
of the Clerk and Recorder, Garfield County, Coiorado.
E. tn accordance with the GarFreld Counfy Land Use Resolution of 2008, as
amended, and the Preliminary Plan approval for the TCi Lane Ranch PUD suMivision,
the Applicant must fiIe a technically complete Final Plat application prior to September 8,
2010.
F. In accordance with the Garfield County Land Use Resolution of 2008, as
amended, and the Preliminary Plan approval for the TCI Lane Ranch PUD subdivision,
the Applicant fiIed a request to extend the Preliminary Plan to aiiow for the filing of a
technically complete frnal plat for a period of two years to September 8,2012.
Resolution
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of Garfield County, Colorado, that:
A. The forgoing Recitals are incorporated by this reference as part of this Resolution.
B. The request for extension of the Preliminary Plan to allow for the filing of a
technically complete final plat for a period of nuo years is inconsistent with the
requiremenb of the Garfield County Unified Land Use Resolution of 2008, as
amended which stipulates that an extension may be granted for a period of one
year. The Board may grcnt a one year extension.
C. The public meeting before the Board of County Commissioners was extensive
and complete; all pertinent facts, matters and issues were submitted; and all
interested parties were heard at that hearing.
D. The granting of a one-year extension is in the best interest of the health, safety
and welfare of the citizens of Garfield County.
E. A motion was made to approve the extension of the Preliminary Plan to allow for
the filing of a technically complete final plat until September 8, 2011, with the
ability for the applicant to request additional extensions in the future. The motion
was approv"d by a vote of 3-0.
Dated this & nd aay of Or€x-.+-, A.D. 2010.
ATTEST: GARFIELD COT,NTY BOARD OF COMMISSIONERS, GARFTELD
COLTNTY, COLORADO
#).t-u
"' \"2rttu\
i seul
erk of the Board
Upon motion duly made and seconded the foregoing
following vote:
John Martin ' AYe
Jutif..Su*ton - 'AYe
fresi Uoupt -
-,
AYe
S']:ATE OF COLORADO )
)ss
County of Garfield )
I, , County Clerk and ex-offrcio Clerk of the Board of
C"r"ty C"rrrir"t"** i" -a for the County aad State aforesaid do hereby certiS that
the annexed and foregoing Resolution is truly copied from the Records of the Proceeding
of the Board of County Commissioners for said Garfield County, now in my offtce.
IN WITNESS WHEREOF, I have hereunto set my hand and affrxed the seal of said
County, at Glenwood Springs, this -- day of A.D.2010.
County Clerk and ex-officio Clerk of the Board of County Commissioners
GARFIELD COUNTY HOUSINC AUTHORITY
'l 430 F Railroad Avenue
Phone (970) 625-3589 or (BB8) 627'3589
Rifle, CO 81650
Fax (970) 625-0859
September 28,2010
TO: Kathy Easfley, Planner
Garfield County Building and Planning Departrnent
108 8fl'Steet, Suite 401
Glenwood Springs, CO 81601
FROM: Geneva Powell, Executive Director
Garfield County Housing Authority
1430 Railroad Ave Suite F I
Rifle, CO 81650
RE: Review of PUD Amendment
TCI Lane Ranch
August 2010
Garfield County Housing Authority has reviewed TCI Lane Ranch Request for PUD
Amendment dated August 2010.
It is our understanding that 9 units of affordable housing are required under Garfield
Affordable Housing Guidelines. These tmits are to be administered in accordance with
VIII of the Land Use Code.
In the PUD Amendment dated August 2010 the developer states that they will provide the
required 9 units but will not build the 5 voluntary units. Garfield County Housing
no issue with this amendment.
In the original PUD application the applicant had stated that 3 of the 9 required units
for corporations. This does not meet the County guidelines. Please see our referral
dated January 26,2009 attached. This issue may have been resolved.
Please contact me at 970-625-3589 if you have any questions regarding these comments.
GenevaPowell
Executive Director
Garfield County Housing Authority
GARFIELD COUNry HOUSING AUTHORITY
1430 F Railroad Avenue Rifle, CO 81 650
Phone (970) 625-3589 or (BSB) 627-3589 Fax (970) 625-0859
6
January 26,2009
TO: Scott Hall, Planner
Garfield County Building and Planning Deparhent
108 8il'Sfree! Srrit" +Ot -
Glenwood Springs, CO 81601
FROM: Geneva Powell, Executive Director
Garfield County Housing Authority
2128 Railroad Ave
Rifle, CO 81650
RE: Review of TCI Lane Ranch
Preliminary Plan/PLID Application
December2008
we offer
4.14
are to be
@coFy
After reviewing the TCI Lane Ranch application concerning the purposed Affordable Housing
the following comments:
It is our understanding that 9 units of affordable housing are required under section 4.07 of the
CountyAffordable Housing Guidelines. These units are to be administered in accordance with
of the guidelines.
The proposal for Lots l, 10, I l, 24,25 and,2l,as stated on page 29 of the application, clearly n
County guidelines. However, we have the following concems for the p.oposed Lots 81, 38 and
* These units would not be administered by an approved housing agency.
t?' There is no gunrantee that these units will be occupied by employees within Garfield
.3. County forfeits 3 units to corporations that are project parhers.
* Eligibility requirements cannot be guaranteed.
'3' Thereis no guamntee that the units will go through a lottery or that any lottery would be
accordance with County guidelines.
'!' There is no guamntee that the resale of the units will be conducted according to the
guidelines.
It appears that Lots 81, 38 and27 will be utilized at the sole discretion of the corporations that
conveyed too without regard to the County Guidelines. Therefore, these 3 units itroUa not be
required 9 affordable units.
to the
@coFy
The developer is to be commended for the plans to provide an additional five unitsfo, e-ptoye"jolriog
through Lois 17, 36,37,66 and 89. While employee housing does not automatically equate to a{ordable
housiig nor complywith the County Guidelines they are a welcome benefit.
The proposal states that the developer will convey the units to the Garfield County Housing Authfrity. We
woul-d like to point out that GCHA-will not take possession of the units. It is the responsibility of the
developer to complete the initial sale of the units.
This application includes a sample deed restriction that could be recorded with these units. Garfi ld County
ffousi"g Authority would tike to see a more thorough and consumer friendly deed restiction re rded.
Having-the propri deed restiction recorded is paramount to the future of the affordable housing its. All
deed ristriciions must be approved by the Housing Authority as well as the County legal dep
willing to provide an appropriate template for the deed restiction.
be built to satisff the required 9 units of Affordable Housing.
Please contact me at 970-625-3589 if you have any questions regarding these comments-
Sincerely,
Geneva Powell
Executive Director
Garfield County Housing AuthoritY
ent. We are
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REQUEST fOT PUD AMENDMENT
Garfield County Planning
November L0, 2
Commission
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Recent Project History
September 8, 2009 - Board approved PUD and Preliminary
Pla n
February 10, 2010 - Administrative approval of minor PUD
amendment to allow a "cornmunity greenhouse"
August 2, 2OL0 - Board approved l-year extension to
Preliminary Plan (extended to 9/8 l2}t1)
TCI Lane Ranch:Snapshot
. PUD was Approved under the Zoning Resolution of L978 (old code!
. 89 housing units (7L single family, 18 half-duplex)
LO% affordable housing (9 units) + 5 voluntary employee lots
. 100,45 acres, 68% open space (includes 32.4 acre Conservation Easement)
. Community centel solar farm, trails, pedestrian bridge to Rio Grande
Trail, community greenhouse/ gardens
Approved
Site Plan
r(ry #Hlltr*
r?oo sF
r?o0 sF
2600sF
26{)0 sF
3800 sf
5500 sF
Originally
Approved
Deed-
Restricted
Housing
O - GCHA units
C - Employee lots
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Summary of Request
Amend PUP Site Plan to convert 5 "employee !ots" to
standard free market lots.
The employee lots are voluntary and not required by Code
. The project will still provide the 9 required affordable units
to be administered by Garfield County Housing Authority.
o This request meets the standards of:
Zoning Resolution of Lg78 (provide t}%affordable housing)
Unified Land Use Resolution of 2008
Code
Unified Land Use Resolution of 2008, os Amended
Section 8-102 Applicability. These requirements for affordable housing shall apply
to all land use change applications in Garfield County, such that 15%of the lots
proposed in the devetopment shall be developed with affordabte housing units.
This regulation shall apply to developments proposing five (5) or more lots in
Garfield County except as modified in Section 7-502, Affordoble Housing
Sta nda rds/Ru ra I La nd Deve lopm e nt Exe m pti on . I n com puting th is req u i rem ent,
any fraction of a unit lot above .50 will be rounded up and any fraction of a unit lot
less than .50 will be rounded down. [Provided however this Article shall not apply
to non-expired Pretiminary Plans approved by the BOCC under the Zoning
Regulations of 1978., as amended and Subdivision Regulations of 1984, as
amended.l (Resolution 2009-53) (Resolution 2009-87).
Language
Bas'is of Request
Major reductions in real estate values have impacted
project feasibility.
Time delays due to soft housing market have resulted
increased project costs.
Result: Project tedm must pursue oll redsonable cost-
reduction meqsures in order to help ensure economic
feosibility of TCt Lone Ronch.
tn
trhis dme,0 rT-li6$j#bntemFHtei;i;fhhnee in lot "Class" on the PUD Site Plan.l
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This Amendment is necessary to
via ble project.
help ensure a fina ncia lly
This request is in compliance with
"new code".
both the "old cod e" and the
. The Housing Authority has no objections to the Amendment.
Staff recommends approval of the Amendment.
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