HomeMy WebLinkAboutR18-008 Stillwater File No. ZC-7203 and PDSP-7079 Eagle County, CO 201802063
Regina O'Brien 02/06/2018
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Commissioner 12--`1A-e---t moved adoption
of the following Resolution:
BOARD OF COUNTY COMMISSIONERS
COUNTY OF EAGLE, STATE OF COLORADO
RESOLUTION NO. 2018- O U (�
RESOLUTION APPROVING THE ZONE CHANGE AND COMBINED SKETCH AND
PRELIMINARY PLAN FOR THE STILLWATER PUD
FILE NO. ZC-7203 AND PDSP-7079
WHEREAS, on or about July 12, 2017,the County of Eagle, State of Colorado, accepted
for filing an application(File No(s). ZC-7203 and PDSP-7079) submitted by Eagle River Water
& Sanitation District (hereinafter the "Applicant") for approval of a Zone Change and a Planned
Unit Development (hereinafter the "PUD") on the property more particularly described as set
forth on Exhibit A, attached hereto and incorporated herein(the"Property"); and
WHEREAS, the Applicant is proposing to build a twenty-one (21) multi-family
residential development on the Property;and
WHEREAS, notice of the proposed Zone Change and PUD was mailed to all owners of
property adjacent to the proposed 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 meetings 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")as required by the Eagle County
Land Use Regulations(hereinafter the "ECLURs"), Section 5-210.E; and
WHEREAS, at its regular public meeting held on November 1, 2017, the Planning
Commission, based upon its findings, unanimously recommended approval of the proposed
Zone Change and PUD with conditions; and
WHEREAS, at its public hearing held on December 5, 2017 and December 19, 2017
(collectively, the "Public Hearing"), the Board,considered the proposed Zone Change and PUD,
associated plans, the statements and concerns of the Applicant, the Eagle County Planning
Department, Engineering staff, other interested persons, and the recommendation of the Eagle
County Planning Commission, and;
WHEREAS, at the conclusion of the Public Hearing, the Board voted unanimously to
approve the Zone Change and PUD, with conditions as listed herein;and
WHEREAS,the approved Stillwater PUD Guide is attached to this Resolution as Exhibit
B and,
NOW, THEREFORE, based on the evidence, testimony, exhibits, and study of the
Comprehensive Plan for the unincorporated areas of Eagle County, as well as comments of the
Eagle County Community Development Department,comments of public officials and agencies,
the recommendations of the Planning Commission, and comments from all interested parties,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. That all standards required for a Zone Change and PUD and the granting of
variations to improvement standards and to dimensional limitations in the
Residential Suburban Low Density Zone District have been met 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 Zone Change and PUD described herein and in Eagle County File No(s).
ZC-7203 AND PDSP-7079,be and is hereby approved, subject to the following conditions:
1. Except as otherwise modified by this development permit, all agreements
and material representations made by the Applicant with this application
and their public presentation shall be adhered to and considered conditions
of approval;
2. For purposes of fee-in-lieu calculations for school land dedication, the
determination of land value is to be determined and satisfied in accordance
with the provisions of the Eagle County Land Use Regulations. Such land
valuation and school land dedication shall be determined upon application
for the County's consideration of the required Final Plat;
3. The owner of the Property has agreed to grant an emergency cross-access
easement through the PUD parking area and the entry drive connection to
the Highway 6 right-of-way, to provide emergency access through the
subject Property to adjacent parcels. The Easement must be depicted upon
the Final Plat for the Stillwater PUD and will become functional when(i)
the relevant adjacent property owner provides connection to the
Applicant's parking area, and (ii) the relevant adjacent property owner
grants a reciprocal emergency cross-access easement from the adjacent
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parcel to the subject property. Each property owner shall be responsible
for all costs to improve and maintain the Easement, except that (i)
Applicant shall not be required to make any changes to the layout of the
Property, including but not limited to existing paving, utilities, grading,
trash enclosures, parking stalls, and similar design features;(ii)the cost of
installation and maintenance of each emergency access gate (the "Gate")
and fence along the property lines shall be shared equally between the
Applicant and the respective adjacent parcel property owner, and (iii) the
Gate shall match in height and design, to the extent possible, the privacy
fence installed on the subject property. At the time the Easement becomes
functional, the Applicant shall grant the relevant adjacent property owner
access to the Easement for installation of and maintenance of the Gate to
accommodate emergency service vehicles. Prior to implementation of the
Easement, the Applicant agrees to confer with the applicable emergency
service providers to determine the width of the access and the type of
Knox Box/device and Gate to be used between the access points.
Adjacent to each emergency access point, a sign shall be installed
identifying the Gate as "for emergency access"and prohibiting obstruction
of the emergency access;
4. A Subdivision Improvements Agreement (the "SIA") shall be executed at
the time of the Final Plat approval for the Stillwater PUD to govern work
associated with the public improvements for Stillwater PUD, including
Highway 6 roadway improvements as indicated in the CDOT access
permit application, the asphalt sidewalk along the frontage of the PUD
Property and the asphalt sidewalk connection to the Eco Trail Regional
Path, installation of fire hydrants to serve the PUD, and stormwater
improvements within the PUD. All such public improvements shall be
completed with the first phase of the PUD, prior to issuance of any
Certificate of Occupancy ("CO"). All other improvements shall be
considered private improvements which are not required to be
collateralized in the SIA but which shall be completed prior to the
issuance of the first COfor the PUD. The Developer shall provide
collateral in the form acceptable to the County Attorney's Office in an
amount no less than one hundred (100) percent of the current estimated
cost of said public improvements as set forth in the Eagle County Land
Use Regulations Section 5-280.B.5.e. The Developer shall also provide a
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guarantee of no less than one hundred and twenty-five (125)percent of the
current estimated cost of the landscaping improvements, and the landscape
plan as estimated by the Community Development Director, to ensure the
installation of all landscaping shown and to ensure the continued
maintenance and replacement of that landscaping for a period of two (2)
years after installation. The collateral described herein shall be provided at
the time of execution of the SIA;
5. Upon application for the County's consideration of the required Find
Plat, and in order to substantiate the Adequate Public Facilities Standard,
the Applicant shall obtain and provide an Ability to Serve letter from
ERWSD;
6. Upon application for the County's consideration of the required Final
Plat, in an acceptable form, format and version to the Community
Development Department, the Applicant shall provide the final Riparian
Enhancement Plan and final Riparian Management Plan;
7. Upon application for the County's consideration of the required Find
Plat, in an acceptable form, format and version to the County Engineer,
the Applicant shall provide the final Drainage Report;
8. The Applicant shall conform to the recommendations outlined in the
October 2, 2017 letter from the Colorado Geological Survey.
THAT, the Board directs the Community Development Department to provide a copy of
this Resolution to the Applicant.
THAT, the Board hereby finds, determines and declares that this Resolution is necessary
for the health, safety and welfare of the citizens of Eagle County.
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MOVED, READ AND ADOPTED by the Board of County Commissioners of the
County of Eagle, State of Colorado, at its regular meeting held the (D1Wday of
F ILWM2-tet, 2018,nunc pro tuns to the 19th day of December, 2017.
Le c° COUNTY OF EAGLE, STATE OF
oy� COLORADO, :y and Through Its
BOARD OF G GUN OMMI *NE'
ATTEST: * o ��
F--44-,14--#14 1*NA -- °cost' By: A/Gd/A ./iI
Clerk to the Board of a y +.
County Commissioners C
v-,'. Zvi s �
-'an H. Ryan
ommis over
T� ril(U3.&.ZA
iG e McQueen
Commissioner
Commissioner Me Q\)ruts ., —I seconded adoption of the foregoing resolution.
The roll having been called, the vote was as follows:
Commissioner Chandler-Henry 14-14
Commissioner Ryan 4-1.
Commissioner McQueeney 14--t,
This resolution passed by / D vote of the Board of County
Commissioners of the County of Eagle, State of Colorado
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Exhibit A
Legal Description for the Stillwater PUD
Lots 1, 2, and 3, Stillwater Subdivision,County of Eagle,State of Colorado; Hazelhorst
Subdivision,County of Eagle, State of Colorado; and a parcel of land located in the southwest 4
of the southwest 1/4 of Section 31, Township 4 South, Range 82 West of the 6th Principle
Meridian, lying southerly of the Eagle River, more particularly described as follows:
Beginning at the northwest corner of said Hazelhorst Subdivision, a subdivision recorded in
Book 317 at Page 222, thence north 18 degrees 50 minutes 47 seconds east a distance of 91.81
feet to the high water line of the southerly edge of the Eagle River as it exists on June 6, 1992;
thence south 67 degrees 13 minutes 16 seconds east along said high water line of the Eagle River
to the south line of said Section 31 a distance of 231.78 feet;thence north 89 degrees 19 minutes
43 seconds west along said section line a distance of 243.39 feet to the point of beginning,
County of Eagle, State of Colorado.
Exhibit B
Stillwater PUD Guide
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Approved By Resolution 2018- W
The effective date of this PUD Guide is: 01-6-4,0%-4511-1,— L V b 1
Eagle County Statement of Applicability
Except as expressly provided within this PUD Guide(the"Guide"), development of the property
subject to the Stillwater PUD Guide(the "Property"),shall conform to the Eagle County Land
Use Regulations in effect at the time of platting and building permit application.
Eagle County Statement of Flexibility
The graphic drawings contained in this Guide are intended to depict general locations and
illustrate concepts of the textural provisions of this Guide. During the platting process the
Community Development Director may allow minor variations for the purpose of establishing:
a. Final road alignments
b. Final configuration of lot and tract sizes and shapes
c. Final building envelopes
d. Final access and parking locations
e. Landscaping adjustments
All open areas shown are conceptual and may vary in shape,size and location during more
detailed phases of design. Final allocation of open lands will be determined at time of Final
Plat. In particular,the final location, size and configuration of trail corridors, park, and amenity
areas may vary at the Final Plat and will be based upon final grading and site design.
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1. Statement of Intent
The intent of the Stillwater PUD is to create a well-designed compact residential
neighborhood that will provide a variety of workforce housing units primarily intended for
employees of the Eagle River Water and Sanitation District. The District may sell or lease
units to their employees and may sell or lease units to other qualified employees within
Eagle County.
The intent of this Guide is to provide a governing document that will provide meaningful
land use controls for the development and operation of the Property.
2. Planning Areas
The Stillwater PUD consists of two planning areas. Planning Area A consists of
approximately two acres and includes the residential lands and associated improvements.
Development standards for Planning Area A are based upon the total lot size inclusive of
both Planning Area A and Planning Area B.
Planning Area B consists of approximately one acre and consists of the area defined as the
75-foot setback from the average high water mark of the Eagle River.
Planning Area A: -
Permitted Uses:
• Single family, duplex,townhome and condominium residences not to exceed a density
of 21 units.
• Indoor storage units for use by on-site residents.
• Carports with storage closets.
• Access and parking areas.
• Active and passive recreation areas.
• Customary accessory uses to residential uses.
• Home occupations as defined in the Eagle County Land Use Regulations.
• Day care home as defined in the Eagle County Land Use Regulations.
• Structure integrated solar energy system.
• Formal landscaping and gardens.
Development Standards
Maximum lot coverage: 40%
Total impervious: 60%
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Maximum Floor Area Ratio: 0.50:1
Maximum Building height: 45 feet
Setbacks:
Front/Highway 6: Shall be a minimum of 50 feet for residential buildings. Carports,
trash enclosures and surface parking spaces shall require a minimum 5 foot setback.
Side: Shall be a minimum of 10 feet for residential buildings. Trash enclosures shall be a
minimum of 5 feet.
Rear/Stream: Shall be the 100 year floodplain or 75 feet from the average high water
mark for buildings and formal landscaping.
Parking: Parking space quantity shall be provided_to meet, at a minimum,the
requirements of the Eagle County Land Use Regulations. Carport spaces may be sized
no less than 9'x 18'.
Fences: Perimeter side property line fencing is allowed to a maximum height of 8 feet.
Internal fencing around active recreation areas may be allowed to a maximum height of
4 feet. No other internal fencing shall be allowed.
Trash: Trash enclosures shall meet bear/wildlife proof standards.
Lighting: Building and site lighting shall utilize downcast shielded fixtures and will meet
the requirements of the Eagle County Land Use Regulations.
Signs: A PUD entry sign may be allowed in accordance with the Eagle County Land Use
Regulations.
Planning Area B
Planning Area B will be restored and maintained in conformance with the Stillwater Riparian
Area Management Plan, which may be updated and refined from time to time. A copy of
the Stillwater Riparian Area Management Plan shall be kept on file with the manager of the
Stillwater Homeowners Association. The intent for this planning area is to restore the area
defined as the 75 foot river setback to a natural vegetation palette, to maximize water
quality and to minimize riparian area impacts while allowing a limited amount of compatible
passive recreation uses.
Permitted uses shall include grading, boulder retaining walls, and the establishment and
management of vegetation in compliance with the Riparian Area Management Plan,
removal of non-native species, establishment and maintenance of water quality detention
and filtration features. A limited amount of soft surface paths, as generally shown on the
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Stillwater PUD Design Development Landscape Plan dated 12/6/17, may be developed to
allow river and passive recreation access. Up to three picnic and outdoor cooking areas
with pervious landscape design features may be established outside of the 100-year
floodplain.
Prohibited uses in this planning area shall include formal landscaping, gardens, active
recreation areas and lighting fixtures.
3. Wildlife Mitigation Measures:
The Stillwater PUD shall implement the following measures to mitigate impacts to wildlife:
• Prohibit construction workers and contractors from bringing pets on the work site.
• Utilize a bear/wildlife proof dumpster on-site for food waste during the construction
phase.
• Shield and direct all light fixtures downward to minimize light pollution. Prohibit light
fixtures in Planning Area B.
• Prohibit the planting of fruit, nut and berry producing trees and shrubs.
• Utilize bear/wildlife proof trash enclosures.
4. Amendments and modifications
Minor deviations to the PUD may be approved by the Community Development Director in
accordance with the Eagle County Land Use Regulations. Amendments or major
modifications to the PUD Preliminary Plan or PUD Guide shall be processed in accordance
with the Eagle County Land Use Regulations.
5. Water Budget and Irrigation Requirements
Purpose:
The purpose of this section of the Guide is to establish requirements related to outdoor water
use efficiency requirements.These requirements may be adjusted with approval of the Eagle
River Water and Sanitation District if such adjustments maintain the water efficiency goals as
outlined in these requirements.
Additionally, this section establishes a maximum allowable outdoor water use limit for the
development to insure this development does not exceed its outdoor water allocation as
established by the dedication of Water Rights by the Eagle River Water and Sanitation District
and the Water Service Agreement between Stillwater and the Upper Eagle Regional Water
Authority (Authority). The maximum limit is enforceable by the Authority and the County.
Specifically, Stillwater PUD will not exceed 70,642 gallons of outdoor water use in any year'
after the second growing season. The following monthly budget is based upon a total irrigated
area of 0.102 acres or 4,454 square feet:
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•
Table 1.Outdoor Irri ation Water A• •lication b Month for the Stillwater PUD
nr• � ,r.y 3�, �tfl¥vd�s`df c ����C.G � �a . z: u �d+•xdha u s �� }ml�fi "#� 3'n.s ,
10154 15895 18101 14569 10154 1766 70638
The Authority recognizes that new plant installations and revegetation of disturbed native areas
will require additional irrigation application for establishment that will exceed the
outdoor lirrigation budget amounts in the first two growing seasons. Therefore, the Authority
will allow for temporary establishment irrigation as outlined in the Temporary Irrigation section
below.
Documentation:
The following documentation is required for the Stillwater PUD project. The Authority and
County reserves the right to conduct audits as deemed necessary. Audits will be conducted if
there is any indication that the criteria have not been followed.
The Irrigation Documentation Package:
The Irrigation Documentation Package shall include the following four(4)elements:
1) Project information
a) Date of Submission
b) Project contacts for the project applicant, landscape and irrigation system i
nstaller,and
property owner
c) Project address(if available,parcel and/or lot number(s))
d) Total irrigated area (square feet)each for both permanent and temporary areas.
2) Applicant signature and date with statement, "I agree to comply with the requirements
of the Stillwater Irrigation Plan and System Requirements Section of the PUD Guide and
submit a complete Irrigation Documentation Package".
3) Landscape Design Plan with Soil Information
a) All applicable soil criteria and standards shall be noted on the landscape design plan.
b) A soil analysis report and associated information shall be provided if the project
applicant chooses to appeal the standard soil amendment criteria.
4) Irrigation Design Plan
Compliance with the Irrigation Documentation Package:
1 The maximum annual outdoor water use limitation is based on a landscape category with moderate water demand
[as established by Green Industry Best Management Practices for Conservation and Protection of Water Resources
in Colorado(Appendix E-1),May 2008]in the Edwards climate(using historical ET evaluated by Leonard Rice
Engineering Consultants of approximately 15.9 gallons per square foot).
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2) Prior to construction,Authority shall:
a) Review the Landscape and Irrigation Documentation Package submitted by the
project applicant.
b) Approve or deny the Landscape and Irrigation Documentation Package.
c) Issue a building permit or approve the plan check/design review for the project
applicant.
3) Prior to construction,the project applicant shall:
a) Submit a Landscape and Irrigation Documentation Package to the Authority and the
County.
b) Receive the authorization to proceed from the Authority and the County.
4) After construction and prior to the issuance of the Certificate of Occupancy,the
Authority and/or the County shall:
a) Conduct an inspection and review the irrigation audit report at the request of the
applicant to ensure compliance with the approved plans.
Irrigation Plan Requirements:
This section applies to landscaped areas requiring permanent irrigation systems. To ensure the
efficient use of water, the irrigation system shall be designed, installed, operated, and
maintained in accordance with best management practices outlined in current edition of
Landscape Irrigation Best Management Practices by the Irrigation Association and the American
Society of Irrigation Consultants.
Irrigation Plan
The Irrigation Plan,which shall be submitted at time of the first building permit for the PUD, at
a minimum,shall contain:
• A scaled plan showing property lines, easements,existing or proposed structures,
impervious surfaces,and existing natural features;
• Location and size of the point of connection to the water supply and meter location(s)
along with static water pressure at the point of connection to the water supply and
dynamic water pressure for proper system operation;
• Installation details for each of the irrigation system components:
a Location,type and size of all components of the irrigation system, including,
backflow preventer, smart irrigation controllers, main and lateral lines, manual
valves,remote control valves,sprinkler heads,moisture sensing devices, rain
switches,quick couplers, pressure regulators;
• An irrigation legend showing the type of irrigation components;
• Specification sheets including, at a minimum,the following information shall be
provided for each type of irrigation component:
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o Flow rate (gallons per minute), application rate(inches per hour), design operating
pressure(pressure per square inch)for each irrigation zone;
o Information demonstrating that all irrigation emission devices meet the
requirements set in the American National Standards Institute(ANSI)standard,
ASABE/ICC 802-2014"Landscape Irrigation Sprinkler and Emitter Standard"authored
by the American Society of Agricultural and Biological Engineers and the
International Code Council must also be submitted.
• Clear indication of separate irrigation system zones;
• Hydrozones must be clearly indicated;
• Installation legend showing the quantity and type of plant;
• Required irrigation application rate for each type of plant;
• Clear indication of all temporary above ground irrigation components and zones
Irrigation System and Planting Installation Requirements:
Irrigation System Design Requirements
• Sprinkler spacing shall be designed to achieve the highest possible distribution
uniformity using the manufacturer's recommendations.
• All sprinkler heads installed in the turfgrass areas shall have a distribution uniformity of
0.65 or higher using the protocol defined in ASABE/ICC 802-2014 standard.
• The landscape and irrigation design shall prevent water waste resulting from inefficient
landscape irrigation on existing landscapes by prohibiting runoff from leaving the target
landscape due to low-head drainage,overspray,or other similar conditions where water
flows onto adjacent property,non-irrigated areas, walks, roadways, parking lots, or
structures.
• Each remote control valve shall irrigate a hydrozone with similar microclimate,soil
conditions, slope, and plant materials with similar water demand.
• Relevant soils information such as soil type and infiltration rate shall be utilized when
designing irrigation systems.
• Narrow or irregularly shaped areas, including turfgrass areas, less than eightfeet|n
dimension in any direction shall not utilize overhead sprinkler irrigation.
• Slopes greater than 25%shall not use sprinklers with an application rate exceeding 0.75
inches per hour unless irrigation designer specifies an alternative design or technology
and clearly demonstrates no runoff or erosion will occur.
• Sprinkler heads and other emission devices shall be selected based on what is
appropriate for the plants and soil type within that hydrozone. Individual hydrozones
that mix high and low water use plants shall not be permitted. Minimum pop-up height
for sprinklers in turfgrass areas shall be four inches.
• Check valves or anti-drain valves are required on sprinkler heads where low-point
drainage could occur.
• Low flow irrigation system shall apply irrigation water via point source emitters, dripper
lines, microsprays and/or bubblers as appropriate for any mulched planting areas for
any vegetation that will exceed 12 inches mature height.
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• Where feasible,trees shall be placed on separate valves from shrubs,groundcovers, and
turfgrass to facilitate the appropriate irrigation of trees.The mature size and extent of
the root zone shall be considered when designing irrigation for the tree.
• Temporary above ground irrigation to reestablish native vegetation of disturbed areas
shall be on separate zones from permanent irrigation system
• Temporary Irrigation shall be physically removed after two growing seasons.
Required Irrigation System Components
• Backflow prevention devices shall be required to protect the potable water supply from
contamination by the irrigation system and comply with local plumbing codes.
• Manual shut-off valves shall be required to minimize water loss in case of an emergency
or routine repair at the following locations:
o As close as possible to the point of connection of the water supply
o On sections of larger systems to isolate zones
• Dedicated landscape water meter(s)shall be installed.
• Smart irrigation controllers labeled by U.S. Environmental Protection Agency's Water
Sense Program or with published reports posted on the Smart Water Application
Technologies website.
o If a flow meter is used,then the controller shall be able to use inputs from the flow
meter/sensor to control irrigation if flows are abnormal.
o Controllers should be programed to adhere to the Authority's most current outdoor
water use schedule.
• Sensors that detect rain,freeze,wind, and soil moisture shall be installed with the
capability to alter irrigation system operation as appropriate for Edwards,CO climatic
conditions given unfavorable weather conditions or when sufficient soil moisture is
present
• Pressure controls and appurtenances to meet the required operating pressure of the
emission devices within the manufacturer's recommended pressure range for optimal
performance
Irrigation System Maintenance and Management:
Irrigation management includes planning water use, monitoring water use and verifying that
equipment is maintained and properly adjusted for optimal performance. As the landscape
matures, adjustments to the system shall be in harmony with the original intent of the irrigation
design. Scheduling of irrigation events shall match the needs of the plants to maintain health,
appearance and meet the function of the landscape. Irrigation systems shall be maintained to
ensure proper operation and function for water use efficiency.
For the efficient use of water, all irrigation schedules shall be developed, managed, and
evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation
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scheduling shall be regulated by smart irrigation controllers that utilize evapotranspiration data
or soil moisture data.
If operation of the system is not in accordance with monthly irrigation limits, Stillwater
Homeowners Association will perform an irrigation system audit and implement
recommendations as necessary to meet limits.
Soil Criteria:
Soil Amendment
• Topsoil of permanently irrigated grasses(including turf), shrubs,perennials, and annuals
shall be a sandy loam to a depth of at least 6 inches(6") containing at least 5 percent
(5%)organic matter by volume.
• Tree soil shall have a minimum depth of 3 feet(3') or shall be a minimum planting hole
diameter of two (2)times as large as the root ball diameter. Both topsoil and subsoil
layers shall be sandy loam.The top soil shall be at least 6 inches (6") and have 5 percent
(5%)organic matter by weight and subsoil shall have at least one to three percent(1 -
3%) organic matter by weight.
• A minimum of four(4) cubic yards of organic matter soil amendment per one-thousand
square feet of landscaped area shall be required as necessary to meet or exceed the 5
percent (5%)organic matter specification.
• Soil amendment organic matter shall consist of either Class I and Class II compost.
Soil Preparation
• Amendment shall be tilled to a minimum depth of six inches(6").
• Site shall be graded to within two-tenths of a foot(2/10th')of the grading plan.
• Site shall be free of rocks and debris over one inch (1")diameter in size.
• Site shall be free of dirt clods over three-quarter inch (3/4") diameter in size. Dryland
seed areas may contain dirt clods up to two inch(2") diameter in size.
• Stockpiling-Stripping and stockpiling of indigenous soil (topsoil)shall be required during
construction.The replacement of this soil, plus additional soil amendments, are critical
to successful plant material establishment, ongoing health, and efficient use of water
through the life of the project.
• All applicable soil criteria and standards shall be noted on the landscape design plan.
Written verification of approved soil amendment type and volume is required. Projects
with inadequate soil amendment and preparation will not be approved.
Soil Inspection
• Soil inspections prior to installation of plant material may be conducted by the County
as deemed necessary and shall include a review of adherence to all criteria and
performance standards.
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• Written documentation reflecting approved volume and type of soil amendment,such
as compost delivery batch tickets, is required upon inspection.
Organic Mulch
• Shall be applied at one (1)cubic yard per eighty(80)square feet at a depth of four(4)
inches, and as appropriate to each species.
• Shall be applied to the soil surface, not against the plant stem or high against the base
of trunks to minimize disease.
Inorganic Mulch
• Inorganic mulch includes rock,gravel, or pebbles.
• Rock mulch shall have a minimum depth of two inches(2").
irrigation System Verification:
Proper installation of the landscape and irrigation system shall conform to the Irrigation Plan
approved by the Authority and County.Testing of the irrigation system will be completed by the
Authority and/or the County and will require an Irrigation System Audit prior to issuance of a
Certificate of Occupancy.The following Documentation is required:
Irrigation System Audit
• All Irrigation System audits shall be conducted by a third party certified landscape
irrigation auditor. Irrigation audits shall not be conducted by the person or company
who installed the irrigation system.
• The project applicant shall submit an irrigation audit report to the Authority and the
County.The irrigation audit report may include, but is not limited to:inspection, system
tune-up,system test with distribution uniformity, reporting overspray or run off that
causes overland flow,and preparation of an irrigation schedule, including configuring
irrigation controllers with application rate, soil types, plant factors, slope,exposure and
any other factors necessary for accurate programming.
• The Authority may administer programs that include, but not be limited to, irrigation
water use analysis, irrigation audits, and irrigation surveys for compliance with the
Water Budget.
6. Indoor Water Usage
Stillwater is committed to the responsible and efficient use of our water supply.Water is an
invaluable natural resource that sustains the strong economic and social vitality of the
mountain community in Eagle County and must be conserved wherever possible. In order to
reduce the overall demand and impact on this water resource,Stillwater shall adhere to an
indoor usage water budget goal of no more than 200 gallons per day per unit and shall be
responsible for managing use to this limit.Any use in excess of this goal may be subject to an
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excess use fee as determined by the Upper Eagle Regional Water Authority.The following table
for indoor usage outlines the project's goal of 200 GPD/SFE by month:
Table XXX.Indoor Water Use by Month for the Stillwater
,•• •
6.2 ' 73
' I
;' 130 2 117 6 130 2 126.0 130.2 1264 1302 130.2 126.0 1302 126.0 1302
1533
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