HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Friday, April 24, 2020 4:32 PM
To: Patrick Stuckey (stucarch@comcast.net)
Cc: Andy Schwaller (aschwaller@garfield-county.com); Glenn Hartmann; Lindsay Krol
Subject: Ironbridge Lot 68 Bldg. Setbacks
Attachments: Ironbridge Lot 68 Final Plat.pdf; Ironbridge Lot 68 Plat Notes.pdf; Ironbridge PUD
Guide.pdf
Patrick:
This email is intended as follow-up to our phone conversation from yesterday (April 23) regarding use of "building
setbacks" vs. "building envelopes" in Ironbridge, and specifically which of these terms applies to the development of Lot
68 (Ironbridge PUD — Phase II, Filings 1, 2 & 3).
As we discussed, planned unit developments (PUDs) located in Garfield County typically will have two key legal
documents which contain specific development constraints (regulations) that may vary from those more generally found
in our Land Use & Development Code: (A) Final Subdivision Plat including any subsequent Amended Plats; and (B) PUD
Guide and/or Map. In the course of conducting our review of plans submitted for Building Permits, these documents are
typically researched to verify compliance.
Before returning your call yesterday, I consulted both the Final Plat and PUD Guide for Ironbridge, and I have attached
pertinent information from both documents to this email. It is the Building Department's position that both of these
documents clearly state that within Phase II of the Ironbridge PUD "Building Setbacks" apply and "Building Envelopes"
do not apply to subject properties. Both the Final Plat and the PUD Guide make specific use of the term "Building
Setbacks" and, somewhat ironically, the Final Plat actually includes a very specific notation placed inside boundaries of
Lot 68 referencing "Building Setback" lines.
Typically, any time a subdivision or PUD within Garfield County has the "Building Envelope" designation attached to it,
that label will be clearly illustrated and specifically called out on the Final Plat, and it is also sometimes referenced in the
PUD Guide as well. The only reference to "Building Envelope" that I can find within either document is a somewhat
obtuse reference in the PUD Guide which states:
"Building envelopes varying from the above described setbacks may be finalized at the time of the final
subdivision platting."
After researching the Ironbridge database file in the Assessor's office, we cannot find any subsequent Amended Final
Plats that contain any such "Building Envelope" designations, and therefore we conclude that in this instance, it's very
clear that "Building Setbacks" apply.
We hope this information provides you with clear direction in terms of how the Building Department will respond to
pending review of the building application for this project.
Please contact me if you should have any additional questions.
Dave Argo
Plans Examiner
e. Garfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
1
FINAI. PLAT
IRONBRIDGE PLANNED UNIT DEVELOPMENT—PHASE II. FILINGS 1, 2 & 3
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PHASE 1 COMMON AREA PARCEL CONTAINING 0693 ACRES IAWOINIHS LOTS 97 THROUGH 100 OF THE AMENDED AND RF 39105 FINAL PLAT OF 11W91W05560 PLANNED UNIT DEVELOPMENT. PHASE 1 HVG0B0E0 1N THE GARFIELD COUNTY
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.6 Itnnannantan or PHASE I COL? C01UR5 FARM 6. Pain 11 1,..LOCX 1 PH AI:E 111 BLOCk P. MUNI DEVELOPMENT PHASE II, FRAM 11 BLOCK Z. MOE 1 VI, COURSE HAMEL 4. p3c#sr BLOCK 4, MOH 1 COLT MOM PARCEL 3,
MASK 1 C93116311 AnnA Patti. coNTAninin 6.645 ACRES 14645101106 LOTS 97 THROUGH MC OF THE AMENDED AND MUTED FINAL PLAT OF IRONBRIDGE PLANNED 5570 D456.,01116ENT. PHASE 7 RECORDED IN THL GARFIELD COUNTY
CLERK AND 45c066611'6 OFFICE AY RE589,103 NO. 654210. SITUATED IN GOVERNMENT LOTS 10. 11, 12. 15, 16, 17, 22, 23, 24, 29, 29 9245 30 OF SECTION 1, GOVERNMENT LOTS 2, 3, 6, 9, 12, 13, 15 AND 16 OF SECTION 12
TOWNSHIP 7 SOUTH. RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO
SHEET 9 OF 12
MATCH LINE SEE SHEET 8
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ION3IllG PLA\YC CHIT
FINAL PLAT
VPNI-PIAS 11, FILI\GS 1, 2 &
r�
PLAT NOTES
1, AS A CONDITION PRECEDENT TO THE ISSUANCE OI A BUILDING PERMIT FOR ANY RESIDENTIAL HOUSING UNIT, AN IMPACT FEE OF =750.00
SHALL $E PAID BY THE OWNER OF THE LOT THEREOF TO IME GARFIELD COUNTY LUIWING AND PLANNING DEPARTAiENT FOR PUBLIC TRAN51T
FACILITIES ANO SERNCES TO BE PROVIDED BY THE ROARING FORK TRANSIT AUTHORITY.
2. ALL STRUCTURES LOCATED WITHIN THE IRONBRIDGE PUD SHALL HAVE ENGINEERED FOUNDATIONS, BASEMENTS SHALL BE ALLOWED ONLY
WriERE SAFE, AS DETERMINED BY A QUALIFIED GEOTECHNICAL ENGINEER.
3. PRIOR TO ANY EXCAVATIONS, ALL UTILITY COMPANIES SHALL BE NOTIFIED FOR A FIELD LOCATION OF THEIR RESPECTIVE UTILITY UNES AND
FACILITIES,
4. THERE SHALL BE A MINIMUM 20' SETBACK FROM SINKHOLES FOR ALL STRUCTURES UNLESS UITDGAAON MEASURES APPROVED BY A
QUALIFIED GEOTECHNICAL ENGINEER ARE INSTITUTED,
5, AT OR PRIOR TO TTIE CLOSING OF EACH LUT WITHIN THE IRONEIRIGE PUD, A WAIVER OF GLAIMS AGAINST GARFIELD COUNTY SHALL QE
EXECUTED AND DELIVERED TO THE GARFIELD COUNTY BuILDING AND PLANNING DEPART1JENT BY FACE PURCH ASER/OWNER OF THE PROPERTY
FOR ANY ALL CLAIMS PERTAINING TO ME FOLLOWING:
A. FOUNDATION BREAKS RESULTING FROM COLLAPSIBLE UNDERLYING GEOLOGY AND HIGHLY PERMEABLE SOILS AND THE EFFECTS OF
IRRIGATING THE GOLF COURSE AND LAWNS;
B. BREAKAGE OF POND LINERS RESULTING FROM UNDERLYING HYDROCOMPAC1IVE SOILS:
C. POTENTIAL GROUND SUBSIDENCE, IN THE MAJORITY OF THE ALLUVIAL FANS WHERE DEVELOPMENT IS PROPOSED RESULTING FROM SINK
HOLES, GROUND FISSURING AND PIPING SOIL DISSOLUTION, AND
D. GROUND SETTLEMENT AND SuRSIDENCE IN RESIDENTIAL AREAS SURROUNDING PONDS WITHIN THE ALLUVIAL FAN AREAS DUE TO SEVERE
WETTING OF HYDROCOMPACTIVC SOILS FROM POND LEAKAGE
5. THE ROBER1SON DITCH HAS A 40' MOE EASEMENT, BEING 20' ON EACH SIDE OF THE CENTERLINE OF SATO DITCH AS IDENTFIED HEREIN,
1, ALL COSTS ANO E(PENSES 0JCURRED DURING THE INSTALLATION, MAINTENANCE, REPAIR AND/OR REPLACEMENT OF THE PUBLIC ROADS
DEDICATED HEREIN SHALL BE BORNE BY THE PROPERTY OWNERS ASSMAT1ON AND NOT GARFIELD COUNTY,
9, OWER(S) $HALL BE RESPONSIBLE FOR THE CLEANING AND MAINTENANCE OF YARD DRAINS LOCATED ON THEIR LOT.
9 ALL DRAINAGE STRUCTURES SI -PALL BE MAINTAINED BY THE PROPERTY OWNERS ASSOCFATION IN ACCORDANCE MTH THE PROVASIGNS DT
THE 'REVISIONS OF FINAL DRAINAGE REPORT FOR IRONBRIOGE RNID PHASES 2. 3, ANO 4' PREPARED BY HIGH COUNTRY ENGINEERING, INC,
DATED JULY 15. 2005, A COPY OF w7 -ITCH SHAH 9E MADE AVAILABLE FOR INSPECTION A 1 ALL 11MES BY INE PROPERTY OWNERS ASSOCIATION,
ID, COLORADO 15 A 'RIGHT TO FARM' STATE PURSUANT TO C.R S 35- 3-1Q1, ET SEQ. LAND OWNERS, RESIDENTS AND VISITORS MUST HE
PREPARED 10 ACCEPT T)4E ACTIVITIES. SIGHTS, SOUNDS ANO SMELLS OF GARFIELD COUNTY'S AGRICULTURAL OPERATIONS ASA NORM AL AVID
NECESSARY ASPECT OF LIVING IN A COUNTY WITH A STRONG RURAL CHARACTER AND A HEALTHY RANCHING SECTOR . ALL MUST BE
PREPARED 10 ENCOUNTER NOISES, ODOR, LIGHTS, MUD, DUST- SIIIOKE CHEMICALS, MACHINERY ON PUBLIC ROADS, LIVESTOCK ON PUBLIC
ROADS, STORAGE AND DISPOSAL OF MANURE. AND THE APPLICATION BY SPRAYING OR °THERMS*. OF CHEMICAL IERIILIYERS. 50II.
AMENDMENTS, HERBICIDES, AND PESTICIDES. ANY ONE OR MDR( OF *NCH MAY NATURALLY OCCUR A5 A PART OF A LEGAL AND
NON --NEGLIGENT AQRICULTJRAL OPERATION.
11. NO OPEN HEARTH SOLID -FUEL FIREPLACES MLD BE ALLOWED ANYIATIERE 'M THIN THE SUBf1IV1S10N ONE (I) NEW SLID-FUE1 BURNING
STOVE AS DEFINED BY C.R.S. 25-7-40I, CT SEQ.. AND THE REGULATIONS PROMULGATED THEREUNDER, WILL BE ALLOWED IN ANY DWELLING
UNIT. ALL DWELLING UNITS WILL BE ALL01tE) AN UNRESTRICTED NUMBER OF NATURAL GAS BURNING STOVES AND APPLIANCES.
12. ALL OWNERS OF LAND. WHETHER RANCH OR RESIDENCE, II AVE OBLIGATIONS UNDER STATE LAW AND COUNTY REGULATIONS MTH REGARD
TO THE MAINTENANCE OF FENCES AND IRRIGATION ()ETCHES, CONTROLLING 1A EO`i. KEEPING DiVMSTUCK AND PC TS UNDER CONTROL, (USING
PROPETtTY IN ACCORDANCE WITH ZONING. AND OTHER ASPECTS OF USING AND MAINTAINING PROPERTY. RESIDENTS AND LAND OWNERS ARE
ENCOURAGED TO LEARN ABOUT THESE RIGHTS AND RESPONSIBILITIES AND ACT AS GOOD NEIGHBORS AND CITIZENS OF THE CGUNTY. A 0000
INTRODUCTORY SOURCE FOR SUCH INFORMATION IS 'A GUIDE TO RURAL LIVING AND SMALL. SC W T' ACRrCULTURF " Pu 1 1-Af T BY THE COLORADO
STATE UNIVERSITY EXTENSION OFFICE IN GARFIELD COUNTY.
13, ALL EXTERIOR LIGHTING ►MLI. BE THE MINIMUM AMOUNT NECESSARY AND Alt EXTERIOR UGkIItNG WILL BE DIRECTED INWARD AND
DOWNWARD TOWARDS THE INTERIOR or THC SUBTOVISSON, EXCEPT THAT PROVISIONS MAY BE NADC TO ALLOW FOR SAFETY LIGHTING THAT
GOES BEYOND THE PROPERTY BOUNDARIES.
14, ONE (1) DO0 HILL TEE ALLOWED FOR EACH RESIDENTIAL UNIT AND THE DOG SHALL BE REQUIRED TO BE CONFINED WITHIN THE OWNER'S
PROPERTY BOUNDARIES.
15, THERE ARE POTENTIAL RISKS CONCERNING SETTLEMENT FROM COLLAPSIBLE SOILS AND RISE( OF SPOTANEOUS GROUND OPENINGS RELATED
TO EVAPORITE KARST PHENOMENA
16, HOLIDAY AND CHRISTMAS LIGHTS SHALL BE ALLOWED FROM NOVEMBER 1 THROUHC DECEMBER 31; PROVIDED HOWEVER, SAID LIGHTS MUST
BE TURNED OFT NO LATER THAN TDI O'CLOCK PM,
FINAL PLAT
IRON3RIll PLA\II UIT NVELOPVENT-P
AS -1_, II, FILI\
GS1,2&3
SE TBA CK'S
ioLOTS 62, 83-89 (MER LOTS)
SETBACKS:
FRON T
REAR
SJOE -
- SEE SHEET 9, 10 & H
- SEE SHEET 9, 10 a 1
SEE SHEET 9, 10 & 11
LOTS i72-192 &
(5110GLE FAMILY)
197-204 & 207-215 & 218-248
SETBACKS:
FRONT - 10
REAR - 15
SIDE - 5
LOTS 194-196 (SINGLE FAMILY)
SETBACKS:
FRONT - 10
REAR - 5EE SHEET 12
51A£-5
LOTS 216,217 (SINGLE FAMLY)
SETBACKS:
FRONT - SEE SHEET 11
REAR - 15
SIDE - 5
LOTS 183. 205, 205 MO 248 (MILE FAS LY)
SETBACIKS,
FRONT - SEE SHEET 10 air 11
RF -AR -- $E'E slur 10 & 11
S1OE - SEE SHEET 10 & 11
LOTS 250--287 (wLLAS)
SETBACKS:
FRONT - NA
REAR - IV,4
510E - NA
LOTS 289-296 (SINGLE FAM:kY)
SETBACKS;
FRNT - NA
REAR - NA
SIDE - NA
LOTS 297-302 (AFFORDABLE)
SMACKS;
FRONT - 5
REAR -5
SIDE - 5
LOTS 303-315 (AFFORDABLE)
SETBACKS:
FRONT - SEE SHE'E r 8
REAR - SET SFIEET 8
SPITE - SEE SHUT 6
IJN3RIllG FEED
T
FINAL PLAT
IdIVELOPVE
T -P -ASE
111
ILI\3S 1, 2 & 3
- J
25 00'
I �
'I 25 00'
HIGH WATER LINE
IRONBRIDGE PLANNED UNIT DEVELOPMENT
SEVENTH AMENDED AND RESTATED GUIDELINES
September 19. 2016
Applicability
To cany out the purposes and provisions of the Garfield County Zoning Regulations, as amended, the
Ironbridge Planned Unit Development (PUD) Zone District is divided into the following zone district
dassifications:
• River Residential 1 Zone District
(PA's 3 & 8)
• River Residential 2 Zone District
(PA9)
20,000 Square Foot (Minimum) Residential Zone District
(PA's 2, 4, & 15)
15,000 Square Foot (Minimum) Residential Zone District
(PA's 1, 5, 10, 12, 13, 16, 17 & 18}
• 9,000 Square Foot (Minimum) Residential Zone District
(PA's 6, 7,11, 14, 19, 21)
• Medium Density Residential Zone District
(PA 19 &22)
• Club Villas Residential Zone District
(PA 20)
• Common Open Space Zone District
• Golf Course
• Common Open Space (General)
Zoning Districts
1. River Residential 1 Zone District
Intent: Individual lot ownership with single family detached residential structures
Permitted Uses: Single-family residential units; with one allowable accessory detached habitable
structure consisting of one bedroom, studio, or work shop together with one bath room, and the
gross floor area ofwhich shall not exceed 300 sq. ft., to be called a "Caslta Unit". Each Casita shall be
used and or occupied exclusively by the owner(s) or the family members and guest(s) of the
owner(s) ofthesubjectlot. Thecasita shall notcontain any kitchen facil ities and shall notbe leased;
non -habitable accessory buildings and structures; home offices; sales/marketingcenter; public and
private roads; Private Open Space Easements; open space; utility and drainage easements.
IRONBRIOGE PUD - Sixth Amended and Restated PUD GUIDE
Page2of 10
Minimum lot size: 0.70 acres
Maximum building height: 35'
Minimum lot width: 175', except for lots which are narrower due to added depth
Minimum lot depth 175', except for lots which are more shallow due to available depth between
road and wetland/boundary 30' from ordinary high watermark
Minimum primary building setbacks:
Front: 40' for lots that are a minimum of 200' deep; 30' for lots less than 200' deep
Rear: 50' for lots that are a minimum of 200' deep; 25' for tots less than 200' deep
Side: 30' for lots 200' minimum width; 25' for lots less than 200' in width
Parking: A minimum of 4 off street parking spaces must be provided for each primary residential
structure; this requirement may be satisfied by the garage and/or driveway.
Density: 21 Units
Other: Building envelopes varying from the above described setbacks may be finalized at the time
of the final subdivision platting.
2. River Restdentlal 2 Zone District
Intent: Individual lot ownership with single family detached residential structures.
Permitted Uses: Single-family residential units; with one allowable accessory detached habitable
structure consisting of one bedroom, studio, or work shop together with one bathroom, and the
gross floor area of which shall not exceed 300 sq. ft., to be called a "Caslta Unit". Each Caslta shall be
used and or occupied exdusively by the owner(s) or the family members and guest(s) of the
owner{s) of the subject lot. The caslta shall not contain any kitchen facilities and shall not be leased;
non -habitable accessory buildings and structures; home offices; sales/marketing center; public and
private roads; Private Open Space Easements; open space; utility and drainage easements.
Minimum lot size: a.so acres
Maximum building height: 35'
Minimum lot width: 100'
Minimum lot depth 175', except for lots which are more shallow due to available depth between
road and wetland/boundary 30' from ordinary high watermark
Minimum primary building setbacks:
Front: 35' for lots that are a minimum of 175' deep; 25' for lots less than 175' deep
Rear: SO' for lots that are a minimum of 175' deep; 25' for lots less than 17S' deep
Side: 30' for lots 150' minimum width; 20' for lots less than 150' in width
IRONBRIDGc PUD-Slxth Amended andRestated PUD GUIDE
Page3 of 10
Ironbridge Planning Al'ea Breakout
9/19/2016
Planning Area
Lot Numbers
Zone District
PA -1
1 to6_
15,000 Sq. Ft. (Min) Residential
PA -2
7to 15
20,000 Sq. Ft. (Min) Residential
PA -3
16 to 28
River Residential 1
PA -4
43 to SO
20,000 Sq. Ft. (Min) Residential
PA -5
51 to 58
15,000 Sq. Ft. (Min) Residential
PA -6
29to42
9,000 Sq. Ft. (Min) Residential
PA -7
62, 71 to 79
9,000 Sq. Ft. (Min) Residential
PA -8
63 to70
River Residential 1
PA -9
SO to 96
River Residential 2
PA -10
97to 100
15,000 Sq. Ft. (Min) Residential
PA -11
101 to 105,170,171
9,000 Sq. Ft. (Min) Residential
PA -12
106to 1 11
15,000 Sq. Ft. (Min) Residential
PA -13
150to 165
15,000 Sq. Ft. (Min} Residential
PA -14
112 to 113
9,000 Sq. Ft. (Min) Residential
PA -15
1 14to 124
20,000 Sq. Ft. (Min) Residential
PA -16
125 to 132
15,000 Sq. Ft. (Min) Residential
PA -17
133to 149
15,000 Sq. Ft. (Min) Residential
PA -18
166to 169
15,000 Sq. Ft. (Min) Residential
—
PA -19
172 to 249
I 9,000 Sq. Ft. (Min} Residential
Medium Density Residential
PA 20
250to 296
Tract A (if subdivided in
the future lots 317-322)
Club Villas Residential
PA -21
59to 61
9,000 Sq. Ft. (Min} Residential
PA -22
297to 316
Medium Density Residential
IRONBRIDGE PUD-Shcth Amended and Restated PUD GUIDE
Page 10 of 10
Dave Argo
From: Dave Argo
Sent: Wednesday, April 29, 2020 10:07 AM
To: Patrick Stuckey
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: RE: Ironbridge Lot 68
Patrick:
Garfield County doesn't really have specific regulations related to driveway placement, configuration, etc. in our Land
Use & Development Code. The only items really addressed are minimum width and "clear vision area" directly adjacent
to where the driveway intersects the access roadway. It's been my experience that greater restrictions on driveways
may be imposed by subdivision/HOA regulations, but maybe that's not the case in Ironbridge.
FYI: I am finalizing my plan review for this project and will be issuing a building permit in the next day or two. I have
found that the building height information contained on these drawings is adequate, and the design does comply with
the 35 -foot maximum height which applies to this lot.
Dave Argo
Plans Examiner
Garfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: garfield-county.com
From: Patrick Stuckey <stucarch@comcast.net>
Sent: Tuesday, April 28, 2020 3:00 PM
To: Dave Argo <dargo@garfield-county.com>
Cc: Andy Schwaller <aschwaller@garfield-county.com>; Glenn Hartmann <ghartmann@garfield-county.com>; Lindsay
Krol <Ikrol@garfield-county.com>
Subject: [External] Ironbridge Lot 68 Bldg
Hello Dave,
I was wondering if Garfield County has any regulations concerning driveways meeting public streets or roadways at 90•.
This lot has the drive at a sharper angle. The Ironbridge Design guidelines note the need to be at 90• but the owner feels
he has adequate visual access to the street. I noted this issue, but it is not my decision. I believe the DRB will leave it up
to the county.
Thanks,
Patrick
Patrick W. Stuckey Architects
NCARB, AIA
Email: stucarch a�}comcast. net
MAILING ADDRESS:
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Dave Argo
From: Dave Argo
Sent: Wednesday, April 29, 2020 1:43 PM
To: Patrick Stuckey
Subject: RE: Ironbridge Lot 68
Patrick:
Based on the Engineered site grading plan, I can determine "average natural grade" which is the key in verifying
compliance with the County's building height definition. The maximum roof height is at the great room clerestory and it
clocks in at 30'-9" (or more than four feet below the 35 -foot height limit). I'm signing off on the building permit today,
because there isn't anything that they have proposed that does not comply with our requirements. However, they will
need to provide us with an I.L.C. from a Surveyor prior to initial concrete pour to verify that foundations are all inside
required setbacks.
Dave Argo
Plans Examiner
. Garfield County I
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: garfield-county.com
From: Patrick Stuckey <stucarch@comcast.net>
Sent: Wednesday, April 29, 2020 10:31 AM
To: Dave Argo <dargo@garfield-county.com>
Cc: Andy Schwaller <aschwaller@garfield-county.com>
Subject: Re: [External] Ironbridge Lot 68
Hi Dave,
Ironbridge does have a section in the design guidelines that the driveways need to be at 90• to the street but on this
project they aren't willing to up hold it. I alerted the DRB to that fact, but they make the final decisions.
As for the height of the residence, I could not tell wether the house was or wasn't within the ht limits. It is noted in the
required submittal information that the building elevations are to have existing and finish grades shown. These drawings
have neither. Couldn't even guess if it was close. I was hoping Garfield County would verify the height in this case. Are
you going to reject the project or just ask them to rectify the issue?
Thank you the insight.
Best Regards,
Patrick
Patrick W. Stuckey Architects
NCARB, AIA
Email: stucarch@comcast.net
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