No preview available
HomeMy WebLinkAboutR15-060 VIA PUD Zone Change and 1041 i Commissioners`/ oved adoption of the following Re ution: BOARD OF COUNTY COMMISSIONERS COUNTY OF EAGLE, STATE OF COLORADO RESOLUTION NO. 2015 - 6 £P 6 RESOLUTION TO APPROVE THE VIA PLANNED UNIT DEVELOPMENT (PUD) ZONE CHANGE AND 1041 FILE NO(s). PDSP-5266,ZC-5270 AND 1041-5267 WHEREAS, on or about December 4, 2014, the County of Eagle, State of Colorado, accepted for filing an application(File No(s). PDSP-5266, ZC-5270 AND 1041-5267) submitted by Trinity Development Group. (hereinafter the"Applicant") for approval of a Planned Unit Development (hereinafter the"PUD")to the parcel designated as APN 2105-062-00-014 32532 Highway 6; and WHEREAS,the Applicant is proposing to Build a 70 unit rental residential development; and WHEREAS,notice of the proposed PUD, Zone Change and 1041 was mailed to all owners of property adjacent to the PUD and was duly published in a newspaper of general circulation throughout the County concerning the subject matter of the application and setting forth the dates and times of hearings for consideration of the applications by the Eagle County Planning Commission(hereinafter the"Planning Commission") and the Board of County Commissioners of the County of Eagle (hereinafter the"Board"); and WHEREAS, at public hearings held on March 1, 2015, the Planning Commission,based upon its findings, recommended Approval of the proposed PUD; and WHEREAS, at a public hearing held on April 14 and May 12, 2015, the Board considered the proposed PUD Amendment. NOW,THEREFORE,based on the evidence, testimony, exhibits, and study of the Comprehensive Plan for the unincorporated areas of Eagle County, comments of the Eagle County Planning Department, comments of public officials and agencies, the recommendation of the Planning Commission, and comments from all interested parties and the Staff Report the Board finds as follows: 1. That proper publication and public notice WAS provided as required by law for the hearings before the Planning Commission and the Board. 2. All standards required for PUD, Zone Change and 1041 have been found to be positive as required by the Eagle County Land Use Regulations. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of the County of Eagle, State of Colorado: THAT, the PUD described herein and in Eagle County File No(s). PDSP-5266, ZC-5270 AND 1041-5267,be and is hereby approved with the following conditions: 1. Prior to issuance of any grading or building permits for the subject parcels the applicant shall provide the Engineering Department a copy of the executed Access Permit and all improvements required by the Access Permit shall be completed and accepted by CDOT. 2. Prior to issuance of a Certificate of Occupancy the applicant shall complete the required pedestrian accommodations including an 8-ft wide path across the frontage of their property and a 5-ft wide connection from their property line to connect to the existing path that serves the bus stop. 3. Other than variations approved, the Applicant shall comply with all site development standards. 4. All improvements shall be maintained by the Applicant. 5. The Applicant shall incorporate all Best Management Practices outlined in Perry Will's CPW letter dated December 31, 2015 6. Except as otherwise modified by this development permit, all material representations made by the Applicant in this application and in public meeting shall be adhered to and considered conditions of approval. 7. A Public Improvements Agreement shall be executed by the Applicant at the time of the Final Plat for PUD for necessary public improvements, including but not necessarily limited to: work associated with the west bound left turn lane, the installation of a fire hydrant, requisite drainage detention areas, and the installation of the path. Such improvements will be completed in the first phase of any phased development. The Applicant shall provide collateral in the form of a letter of credit acceptable to the County Attorney's Office in the amount of the estimated cost of construction of the improvements. 8. All deed-restricted units required by the PUD Guide will have deed restrictions in a form reasonably approved by the Eagle County Housing Department. 9. Prior to issuance of building permit Applicant shall; finalize additional debris flow mitigation design and develop a maintenance plan for berm, notch and channel satisfactory to Eagle County Engineering in consultation with Colorado Geological Survey. 10. To help delineate and maintain the identified wildlife corridor located on the southern and western portion of the PUD the applicant will plant native landscaping to prevent the human activities from negatively impacting wildlife. THAT, the Board of County Commissioners directs the Community Development Department to provide a copy of this Resolution to the Applicant. 2 THAT, the Board further finds, determines and declares that this Resolution is necessary for the health, safety and welfare of the inhabitants of the County of Eagle, State of Colorado. MOVED,READ'AND ADOPTED by the Board of County Commissioners of the County of Eagle, State of Colorado, at its regular meeting held this Z I. day of tam, 2015, nunc pro tunc the 12th day of May, 2015 d vL`( COUNTY OF EAGLE, STATE OF COLORADO, By and Through Its BOARD OF COUNTY COMMISSIONERS AT ,� * * ,/ i/ / -41t /la �_ _f I1f '�• By. i /. ?'fL. �l_ Cler to the Bo. d of Kathy I andler-Henry . County Commissioners Chair C�j -� anne MMccQ(uee e Commi •s ner i , Aim Jij�� H. Ryan / 'r mmissioner Commissioner e/71/ - seconded adoption of the foregoing resolution. The roll having been called, the vote was as follows: Commissioner Chandler-Henry Commissioner McQueeney Commissioner Ryan ,' i This resolution passed by V/0 vote of the Board of County Commissioners of the County of Eagle, State of Colorado 3 VIA 32532 PUD Variations Summary Table - Exhibit I Variation I ECLUR Standard Roadway 1 10%Grade for 120-ft section 8%Grade for north facing slopes Parking 1 1.5 Space/ 1 Bedroom Unit 2 Spaces/ 1 Bedroom Unit 2 2 Spaces/2 Bedroom Unit 2.5 Spaces/2 Bedroom Unit 3 2 Spaces/3 Bedroom Unit 2.5 Spaces/3 Bedroom Unit 4 Standard Parking Space 9-ft by 19-ft Standard Dimension is 10-ft by 20-ft Compact Spaces (short) 8-ft by 17-ft(max Compact Spaces minimum dimension is 8-ft by 16- 5 7%of surface spaces) ft(max 20%of spaces greater than first 10) Truck/SUV Space 10-ft by 20-ft (min Standard Dimension is 10-ft by 20-ft 6 15%of surface spaces) 7 Accessible 13-ft by 19-ft (7% Accessible Space is 13.5-ft by 20-ft of surface spaces) Van Space is 16.5-ft by 20-ft Section 4-140.B. For 90 degree angle parking,the length of a parking space may be reduced to 18', 8 1-ft front overhang-All space dimensions including wheel stop, if an additional space of 2' include a 1-ft front overhand length is provided for the front overhang of the car, provided that the overhang shall not reduce the width of the adjacent walkway to less than 4'. VIA 32532 A Multiple-Family Apartment Development. PUD Guide PUD Preliminary Plan As approved by the BOCC May 12, 2015 • �i� k� "!r E @F fE 'bbl ✓ s� a i C,i u : ii Mauriello Planning Group VIA 32532 1 . Title and Ownership This PUD shall be known as the VIA 32532 PUD. This PUD was approved by the Board of County Commissioners (BOCC)on May 12, 2015. 2. Statement of Intent The intent of this proposal is to allow for a rental housing complex serving the mid-valley region of Eagle County. A PUD was created to narrow the list of uses allowed on the property and to provide meaningful controls for the development of this housing development and to insure the use remains compatible and complementary with neighboring residential, commercial, and institutional uses prevalent in the area. 3. General Information The property within the PUD contains 4.06 acres of land (176,853.6 sq. ft.) situated south of Highway 6 in Edwards, Colorado. The property will be developed with no more than 70 rental dwelling units in a variety of buildings and formats that allow a diversification of unit types that appeal to a variety of family composition. Included are one, two, and three-bedroom dwelling units in approximately 63,000 sq. ft. of floor area with an average unit size of 900 sq. ft.. The project includes ample parking, some within garages that are attached to and underneath the dwelling units they serve. The project includes flexibility an additional potential 10%percent increase in the gross floor area. There are different building types allowing for differentiation in bulk and mass and architecture so that the project expresses a variety of design elements and avoids repetitive design. Included in the design are substantial open recreation and passive green areas for the enjoyment of the residents as well as a clubhouse facility and an onsite leasing/management office/amenity space. The property, including buildings, driveways, parking facilities, and landscape areas will be maintained by the property owner to ensure a high quality facility. VIA 32532 2 4. Public Benefits of the PUD Public benefits of the PUD include providing affordable rental housing opportunities within the Edwards area that benefit the entire community and developed by the private sector. Eagle County has indicated that there is high demand for this type of multiple-family housing. Additionally, the applicant is providing a sidewalk easement and 8 ft. paved asphalt sidewalk across the entire frontage of the subject property and a 5 ft. wide asphalt path for an additional approximately 500 ft. beyond the property to the Eco Bus Stop located in front of the neighboring property but within the right-of-way. If permitted by CDOT the 8 ft. wide asphalt pave may be partially located within the right-of-way. Maintenance of both the sidewalk along the frontage of this property and the sidewalk extension to the connection with the existing path adjacent to the bus stop shall be the responsibility of the owner/applicant. 5• Affordable Housing Plan The Eagle County Housing Guidelines suggest that 25% of new rental housing units or 150/0 of square footage have rents affordable to households with incomes at 80% of AMI or less. The applicant is proposing the meet this guideline. The applicant is specially proposing that at least 15,750 sq. ft. will be rented to households with incomes at 80% of AMI or less. That number represents both 25% of units and square footage. The number may adjust depending on the final amount of residential floor area actually constructed onsite. If the project is phased, the applicant will, at a minimum, maintain 25°/o of the square footage at 80°/a of AMI or below. The actual rents for restricted units will fluctuate or increase over time subject to Eagle County guidelines. 6. Affordable Housing Credit Program The viability of this rental housing development relies on the success of an affordable housing credit program. Therefore, the PUD allows for the creation of a private affordable housing credit program. The applicant hopes to sell credits to other developers in order to subsidence VIA 32532 3 this project. Because the applicant is creating rental housing(the most cost burdened of all housing types in Eagle County per the Housing Needs Assessment)instead of for sale housing, the applicant is being provided with credits in excess of a one to one relationship as recommended by the Eagle County Housing Department. The applicant will be responsible managing the sale of credits and the value placed on credits. The applicant shall issue a letter or certificate to purchasers and provide evidence of the same to Eagle County. Credits Approved: By virtue of the fact that this project is a rental project, Eagle County hereby establishes that the PUD has an initial housing bank of 15,750 sq. ft. This credit represents two times the for the mandated 25% of the project. This number will be adjusted based upon the final amount of square footage actually constructed using the same methodology. At no time shall any credits be sold before the corresponding units are constructed and have received a temporary or final certificate of occupancy. Commercial Linkage and Inclusionary Housing: Credits may be used to satisfy commercial and inclusionary requirements of other development projects in Eagle County. Location: Given the mid-valley location of this rental housing project, credits issued may be used to satisfy housing mitigation requirements for development projects from Dowds Junction on the east and Red Canyon (Squaw Creek Road) on the west, including projects previously approved and vested. Expiration: In order to ensure that Housing Credits have some value to the applicant, they shall expire ten (10) years following the construction of the units generating the credits. The affordable housing credit program shall also be terminated once all the possible credits have been issued for this PUD. 7. Permitted Uses and Standards Permitted Uses: • Multiple-family rental housing • Office Accessory Uses: VIA 32532 • Customary residential accessory uses • Recreation areas, facilities, and structures • Club houses and related amenities • Utilities and structures • Access driveways • Restrooms • Parking Development Standards: Minimum Lot Area: 4.06 acres (entire site developed as a single parcel) Number of total structures: 10- 17 Maximum Density: 70 dwelling units Maximum Building height is limited to: 35' maximum for buildings. Measured to the mid-point of the roof pursuant to Section 2-110 Definitions, Eagle County Land Use Regulations. Minimum building setbacks from property boundaries, measured to walls of a structure: Front- 25' East Side- 12.5' West Side- 12.5' Rear- 30' Maximum Floor Area(gross): Up to 69,300 sq. ft. of residential floor area. 500 sq. ft. maximum of office floor area. 1,500 - 2,800 sq. ft. of clubhouse/site amenity/fitness area. Maximum Building Footprint: 300/0 of total lot area. Maximum Impervious Area (including building footprints): 70% of total lot area. Minimum Landscape Area: 25% of total lot area. Parking: 1.5 parking space for one-bedroom dwelling unit. 2 parking spaces for two-bedroom dwelling unit. 2 parking spaces for three-bedroom dwelling unit. 1 space for 250 sq. ft. for office uses. Onsite amenities do not have a parking requirement. Tandem spaces shall be allowed within garages serving the associated dwelling. VIA 32532 `� Parking Space Sizes: Standard parking spaces shall be 9' x 19'. Compact spaces (short) may be reduced to 8' x 17' (no more than 7% of surface spaces). Truck/SUV spaces shall be 10' x 20' (min.) (at least 15% of surface spaces). Single car garage spaces shall be 11' x 19' (min.). Tandem car garage spaces shall be 11' x 37' (min.) representing parking for two vehicles. Handicap Accessible Parking shall be provided in accordance with Section 4-140E of the Eagle County Land Use Regulations. All surface space dimensions include a 1' sidewalk overhang. Where necessary, a wheel stop,post, or other device shall be used to limit a car overhang from reducing the adjacent walkway to less than 4'. 5 - 7 guest spaces shall be provided and be in addition to the required number of residential parking spaces. All parking areas shall be paved. Refer to parking management plan contained in Section 8. Access: Limited to one access drive to Highway 6 (full-movement). Access shall also serve the Sifers (owner as of the date of this document)property to the south. A portion of access driveway to the Sifers property may remain unpaved until required to be improved for future development of the Sifers property. Eagle County accepts and acknowledges the grades and geometry of the access provided across this PUD as being sufficient access to the Sifers property to the south. This PUD has been designed to allow access to Murray Road across the property currently owned by CenturyLink to the west. The applicant shall allow this access to connect to the property and provide access through the property but is not obligated to provide or fund the connection. Driveway grades shall be allowed to a maximum of 10%. Parking areas may slope at a maximum of 5%. VIA 32532 E. Trash: All trash shall be stored within trash structures and within wildlife proof containers. Trash and recycling enclosures shall be setback a minimum of 5' from property lines. Fences and Gates: Fences of 6' in height maximum shall be allowed but not required on the sides and rear of the property. A gate shall be allowed to control access to the Sifers property at their expense. Snow Storage and Management: The project provides areas of approximately 14,000 sq. ft. for snow storage, including the proposed storm water basin. The operator may, as required, use equipment to move snow on the property or haul snow to approved offsite locations to allow for adequate pedestrian and vehicular circulation. 8. Parking Management Parking variations are approved as an element of this apartment project in order to induce affordability and in recognition of the location next to an active Eco Bus stop. The parking will be extensively regulated in order to promote use of transit, car pooling, and other forms of transportation. A. Location. All vehicles shall be parked within a dedicated parking space. No parking shall be allowed outside of designated spaces and any vehicle parking in violation of these rules will be ticketed, towed, or booted and the car owner fined. B. Enforcement. The provisions of this parking management plan shall be enforced by the owner. Any tenant violating the parking management rules may have parking privileges revoked. C. Assignment of Spaces. All parking spaces, excluding commercial or guest parking spaces, shall be assigned to tenants of the project and every tenant vehicle shall be required to display a permit for parking. Not all tenants will be issued a parking permit. D. Income Restricted Units. Parking space allocation for income restricted units shall be at the same ratio as the remainder of the units in the project. E. Guest Parking Spaces. Guest parking spaces will be designated. Passes will not be granted for periods greater than one week. No resident vehicles may be parked in a designated guest parking space. VIA 32532 F Leases. All leases will designate the rights of any occupant park onsite or not. The number of parking permits will limit the number of resident cars allowed on the proper G. Parking Fees. Lease rates will reflect the provisi ty. on of parking availability. H. Tandem Parking. Enclosed tandem parking spaces shall be reserved only for single units with multiple parking permits. I. Carpooling. The management shall provide a social program to encourage carpooling. 9. Architectural Guidelines The overall intent of the architectural guidelines are to ensure a facility that blends as much as possible with the surrounding natural landscape and to insure building materials and colors that are compatible with the neighborhood and its mixed use character of institutional, commercial, and residential uses. Siting of Structures: Structures have be designed to respond to the moderate slope of the site. Structures will appear as a variety of architectural massing and styles as conceptually shown below. Buildings should be staggered by a few feet along the east side of the property to avoid a repetitive building setback. 4F. - NI \\ �-.. Roofs: Roofs shall be sloping. Roof color and materials shall be non reflective and in a natural earth tone. A white roof shall not be allowed. Materials shall be noncombustible. Roof forms shall contrast in color or materials with the siding material. Siding: Siding may be metal (vertical or horizontal), masonry, cementitious board or panel, stucco, or natural or cultured stone with color palette of natural earth tones and primary colors to provide interest and contrast. VIA 32532 8 10• Landscape Guidelines and Wildlife Measures The overall intent of the landscape guidelines are to ensure a neighborhood that blends as much as possible with the surrounding natural landscape and to buffer the buildings from Highway 6 and neighboring properties given the mixed use character of institutional, commercial, and residential in the area. Open areas are provided to allow usable recreation activities including playgrounds, open areas for sports, improved recreation such as a basketball court, and a substantial internal trail system. The project has been designed around usable open spaces between the buildings with a central corridor that runs north south through the project connecting across parking areas. The plan creates a feeling of openness with intimate garden areas around the buildings. Plant materials have been strategically placed to provide the maximum usefulness and to soften the transitions from paved areas to soft landscape areas. The landscape design also responds to the onsite amenity space (clubhouse)with patio areas, outdoor seating, and places of congregation. The minimum landscape area or open areas shall be approximately 250/0 of the total site area. All landscape areas shall be appropriately irrigated. The minimum tree and plant sizes shall be in accordance with Eagle County Land Use Regulations. All disturbed areas shall be restored or landscaped. Frontage: The primary frontage of the facility shall be attractively landscaped and maintained since this portion of the property is the most visible to travelers along Highway 6. The landscape density must be mindful of the need for good visibility of the commercial use. West Side of Buildings: The property will be viewed from the west from the Highway and I-70. The landscape treatment along the west sides of buildings shall include trees and shrubs to help break up the view of the facility from the west. Vegetation shall be strategically placed in clusters avoid a soldier course of trees. East Property Boundary: The east side of the property must also be screened effectively but less dense than the west side. Special care and placement of trees and other vegetation shall be taken into order to buffer the VIA 32532 9 adjacent residential mobile home community. Landscape materials other than ground cover should not be located in the drainage/mitigation swale located along the east side of the property. South Property Boundary: The rear of the property shall be appropriately landscaped. In this area there is an existing ditch and berm which the project is respecting. Wildfire Protection and Defensible Space: All proposed landscape materials and locations on the site shall be reviewed and approved by Eagle County Wildfire Mitigation Specialist. Landscape Materials: Landscape materials shall be limited to those species recommended by the Colorado State University Extension for the region. Landscape Plan: The landscape treatment for the facility shall be generally consistent with the landscape plan submitted with the PUD which is attached to and made part of this PUD Guide. Wildlife Mitigation Measures: The following wildlife mitigation measures shall be adhered to: • Utilize bear-proof dumpsters for any garbage that is generated at this location. Furthermore, use bear-proof containers for trash during the construction period and prohibit workers from leaving food or other bear attractants onsite; • Prohibit construction workers and contractors from bringing pets on the work site; • Shield and direct all lighting fixtures downward to minimize light pollution on adjacent wildlife habitats; • Construct fences in a wildlife-friendly manner that eliminates the chance of entanglement and impalement of wildlife attempting to jump fences. Avoid pointed pickets and strands of wire at the top of perimeter fencing; and • Prohibit fruit, nut, and berry producing trees and shrubs in landscape designs. Pet Regulations: The owner shall include pet regulations to limit the number and weigh of pets allowed on the property and any restrictions necessary to prevent nuisance issues. These requirements shall be considered the minimum level of regulation for this PUD. Pets shall always be on leash when outdoors on the property and under direct owner supervision and control. Pets shall not be left VIA 32532 10 unattended in common areas or on outdoor porches or balconies. Pet waste shall be removed by dog owners immediately and disposed of in proper containers. Water Quality Measures: The project shall include low impact design elements (best practices) to further mitigate water quality impacts whenever possible. 11 . Signs, Lighting, and Hours of Operation Lighting: The intent of the lighting is to provide the minimum lighting to meet building code and allow appropriate lighting of parking areas and common areas between buildings.All lighting will be down lighting with fixtures that are fully-cut off in order to protect the night sky. Up lighting is not allowed except to illuminate a sign, as necessary. No light fixture will be mounted at a height of 12' above grade on the exterior of buildings except as necessary for stairs and entries to buildings. Pole lighting and pedestrian level lighting shall be allowed in parking areas and open space areas. Holiday lighting shall be limited to the months of November, December, and January. No holiday lighting shall be permitted before or after this three month period. Residential Signage: There shall only be two signs advertising the facility. The total sign area for a detached monument,pedestal, or pole mounted sign shall limited to 32 sq. ft. (excluding supporting structure, base, or ornamentation). The detached sign may be located no closer than 10' from the front or side property line or as a wall sign. The maximum height for a detached sign shall be 10' measured from grade. The total sign area for a wall sign shall be limited to 10 sq. ft. A wall sign shall not exceed 25' in height from measured from grade. The sign may be internally or indirectly illuminated. Sign materials shall be metal (pan channel or cut metal surface), wood, simulated wood, or Lexan/plastic face as permitted by the Eagle County Land Use Regulations. Commercial Signage: Each tenant of the commercial building shall be allowed a single wall size facing Highway 6 of 25 sq. ft. maximum. Each tenant shall also be allowed as sign on either the west or south elevation of the building of 15 sq. ft. maximum. Each tenant shall be allowed window signage of up to 25%of the window area in the tenant space. A detached joint directory for the tenant building shall be allow with a total area of 32 sq. ft. If tenant is a single occupant of the entire building, a sign of 32 sq. ft. shall also be allowed. Building Identification: VIA 32532 11 Buildings and units may be labelled for easy residential identification. Building identification signs shall be limited to a maximum of 10 sq. ft. for each building. Traffic and Parking Control: Speed, parking, no parking, and other traffic control signage shall be allowed as necessary. Temporary Signs: Temporary banners may be used to advertise special events or pricing. Construction Signs: A temporary construction sign of 32 sq. ft. shall be allowed up until a Certificate of Occupancy has been issued for the project. Other signs: All other signs shall be regulated per Eagle County Land Use Regulations. 12. Water, Sewer, and. Water Rights The PUD is located within the Eagle River Water and Sanitation District(ERWSD)for wastewater(sewer) treatment. The applicant, upon approval of the PUD,will apply for inclusion in the Upper Eagle Regional Water Authority(UERWA)for water service. Additionally, the applicant will either provide water rights to the district or pay in-lieu for water rights, or some combination thereof. This property is subject to impact fees and connection fees including: UERWA Plant Investment Fee; UERWA Water Connection Fee; UERWA Treated Water Storage Fee, West Edwards Sewer Encumbrance Fee; and ERWSD Wastewater Connection Fee. In order to reduce risks and costs for this multiple housing development, the applicant will complete District's approval process upon approval of the PUD Preliminary Plan. 13. Variations Authorized The variations authorized by this PUD include limiting the permitted and accessory uses to insure compatibility with the character of the area. Variations are as provided for in the development standards within this PUT) Guide and as demonstrated in development plans for the PUD. Parking standards for the proposed multiple-family rental housing are established for this PUD. Maximum building and lot coverage were varied as well as the total floor area or FAR as proposed herein. Dwelling units per acre were also varied. Variation to sign regulations have VIA 32532 12 been allowed for the addition of the commercial uses onsite and to allow for adequate residential signage. 14. Ownership, Control, and Subdivision The residential units shall operate under one ownership. The residential buildings shall not be divided into separate interests or condominiums. The commercial building may be subdivided and owned separately from the residential units. The PUD shall be implemented with the recording of a final plat processed as either a Minor Subdivision for a single parcel of land or as a final plat which is exempt from the subdivision regulations as a consolidation of contiguous parcels subsequent to the PUD Preliminary Plan approval. 15. Phasing and Public Improvements The buildings within the PUD may be developed in a single phase or may be phased in over time. Each row of buildings represents a potential phase of development. A building permit for the first phase is anticipated within three years of the approval of the PUD. No public improvements, other than the striping of a west bound left turn lane, the installation of a fire hydrant, and drainage detention areas, and the installation of a sidewalk along the road frontage and to the bus stop to the east, are necessary for this project that require a PUD Agreement or financial guarantee. All landscape and site improvements will be completed prior to a certificate for occupancy being issued for each phase of development. The public improvements identified herein shall be completed with the first phase of the project,prior to the issuance of any Certificate of Occupancy. 16. Amendments, Modifications, and Deviations Minor deviations to the PUD may be approved by the Planning Director in accordance with Eagle County Land Use Regulations. Amendments or major modifications to the PUD Preliminary Plan or PUI) Guide shall be processed in accordance with Section 5-240.E3.m of the Eagle County Land Use Regulations. 17. Vesting VIA 32532 13 This Preliminary Plan is vested for a period of five (5)years from the date of approval of the implementing resolution. Upon approval of a final plat for the property (which is only necessary to consolidate the two parcels of land), the PUD shall be fully vested in perpetuity. Exhibits: Landscape Plan follows this page VIA 32532 14 Os t..0,,..,,,--,1 m ► - . ` w - �00 P AKs1f � ,MI,_ e_ °i • I 1 G 1 �(�'� _ to 8��a• ` j ei1�' , 'O' {� �� , F� I�1 - J H ink l3. ff'' epee,. 1- a�. YtiO �' •� v gir e®w� �h �e•0000s• .:: ooi � 1f I oRi aoa. �o Io� aee6.000 @e eefsl-0 E�'. '•of/ic'w..D� :'� --01,0.4 fie - fil -N .,r. C . tN I� 1,,.. - el• .1 3 e ��� 1 :, l 1 r_ 6_ 141 / .�: . ?? ii l Eli T> ■ ∎P' �• a0 ■ 1 I ,i 1� A ■ 2x,.04 ,PP,lc� . OO '.: . i . ! e prF'i A 4_111;1���=I��YI e�+�l—Gr��l!► 111-,0 ?Mr: � 110 � � lrp�� 4 .. r r r.� I tl yr _� I1M1 e,.eul �o L°� eee_.��1•�. _ �h - is 1 lac . bi;�- e;��r a19e11 ill,■ e 3 Ot a '! ! !y X31 ►', ■ O i'!i 't u `Go o eo 6 � � .® • 0 n:p 1•" we •000.=w oeomroo0 ee o< t o�a °i �ue ; • '' MI 1111.11FR eilril■ool_U_4.:Ooe-el_eeeA t�1'•0:01 o�.o'.A-J-eo-eee �� ?IIliIr !IEiJh1LliP$I o'� x 6. .3 (u A q r 11 !10 _. 41�. 2F Via,..>• ��� _ yr O , o.g Le'el L4. '41,,a,,-4,..1034 I Os+` II��1 i + Ile) e 1 a° 1eeQ`ey ell I 7-16 Mar" aee�'i _oe A .." i, t.,.... �— �ea. ••c_ 'WI wsoet;e �. � IN � O Pn ^d� °. �W t eeo MA f 31 b,�.f„1 e 33 ax • f iI iw� A.::;,, �i00 e o✓l �f e�' a .- MT � � - �x . ipe {r. OY` J k9 - T e�� s°Ah eO 1 • a S "r ” 'lio�� i VIA 32552 . or3' N N Z> - - EDWARDS, COLORADO o rn I® A O• 7 mm. _ o 6 0 ni ,-, .., . _ 00 (:),,, ....._. Mniliii/P ..OP A WilliitiqWirkigg0tAi t t i IT, 61 ltlgeffiiNAMiA16T%-§64.0AligIn 6 U P‘g , '14t1 riellq4e150Udif00010;flog$ A 1 q i qi iii[111M Will i i WO 1 i q g 1 q"IrIO lalk0021§6'°7.4"WrIliriF ;P1'04-4 ''' 4 1 6 1 lii i WIWI ;ViiW R I till! x i if i )°iIill° il ig'1'4 !1''i 1514 1 ! qN/,,,t1 li 4 4 g; 4'1;10n 1 WIRY gilT 1 4 ! n.; h W mic4A122?, im, g 44,NTC,m q ; l' ; W 1 kr PO i 4 q!' 1 q 1 illixq4" hi 1:1211KillIg tg Itivillil RYWIFI W mY" IT1.1.4z ) 1 !Ialih0R1 1 f 1 ; i tl 1 PN11; W II V3W;000"; 4 'iiiYiili g 1 A i Oigi 1 14 fi 4 4 6;13$91 0 i 17 10410, i ; ill rain! WWII $ Iiiii i h 1 smic ?,. kad% ./ ; P ;Tialtg 41.01 $ 4 i 4 0 III li 11 9 ill4 g0 ti 4 84 114liali 1 914 VI 8 P 1 r"1°. 1 P i li ;61 S 4 OIE 1S. NI 41 .fig .P i g di. 1 14 i P !;; 41P 0 1 1 irhg * g It l' 'A -j " 11 1r _ x q q? 41 11 ; q Tglxi Oa 8 lyr5 / 1 , Tt i E . A g 1: . t t t t P g qteig 9 i ilil ;, i - '' q ie -. t q''=i2 i42 1 i 1; ig il'iq 4 ii 114rf 'Ili $ 1 IIAS gt ! § ! i 01 41 ! 11 1 qi0 iq a a . RORN gi A Io i tt ., 1 ;1R3 6 , 1 , 0 11, g '5 N 1 , - U X4 141 U - Ag l 44 11 -,4Ak_71,4R" ''FNI ,11 ';. 101111111,1111 4,,,i, ' NESw'm''e , „i t . . pm- i(! P IP Mi 4 - -2 , F•';-i. '2 i' 14 Oh giV Iii 4Migril 2 h ii 9t re; i'i ; 01 1 0 4, gq lin i 1 i i'il i i I 44 _ 1,h Az11,ia 6,rri 1 'II iitimp_i Inillilil iiii ill t i ri $ T'i r? MillimiliN lk ' 7 rig — MiA StAr 1 L=I all., ;di pq WLFAF Illilti i K.: i igq Wil li lie 4 i ik Di n g`l ' ;1 P ilik 0 ;litairtV, r ' ; ° ea > Ar-di irikkx ,, - ; Awin 1 ) P --AVE5.7=ri.1Z, Is -, a--. "P141044 0 'a -VI* 1,A= 6 hi oi ,A / 1 iq r VA 52552 ;.: ;I ,>,-, = ;3 - I— rdli'16 , „1 EDWARDS, GOLORADO ,,,,,,, 0