HomeMy WebLinkAboutR93-145 zone district amendment for 4020 Land Investors for RiverwalkIto
522255 B -626 P -192 1/30/93 04:58P PG 1' OF REC DOC
Sara J. Fisher Eage County Clerk & Recorder, 0.00
Commissione moved adoption
j of the follow' g Resolution:
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BOARD OF COUNTY COMMISSIONERS
COUNTY OF EAGLE, STATE OF COLORADO
RESOLUTION NO. 9 3 3 -
IN RE THE MATTER OF THE APPLICATION OF 4020 LAND INVESTORS for
APPROVAL of a ZONE DISTRICT AMENDMENT and the PRELIMINARY PLAN
for the RIVERWALK AT EDWARDS PLANNED UNIT DEVELOPMENT
FILE NO: PD- 241 -93 -P
WHEREAS, on or about May 14, 1993, the County of Eagle,
State of Colorado, accepted for filing an application submitted
by 4020 Land Investors (hereinafter "Applicant ") for approval of
a Zone District Amendment and the Planned Unit Development -
Preliminary Plan for the Riverwalk at Edwards Planned Unit
Development, File No. PD- 241 -93 -P for the parcels of land
described in Exhibit A attached hereto and incorporated herein by
this reference; and
WHEREAS, the applicant requested the approval of a Planned
Unit Development (PUD) Preliminary Plan as described in a 14-
sheet set of drawings titled 11 Riverwalk at Edwards," by John
Rafael Paris and Alpine Engineering, dated April 20, 1993, and
received by Eagle County Department of Community Development on
May 14, 1993, and approved by the Board of County Commissioners
(hereinafter "the Board ") on July 13, 1993; and as further
described in the Riverwalk at Edwards Planned Unit Development,
PUD Guide, dated April 20, 1993, and received by Eagle County
Department of Community Development May 14, 1993, and approved by
the Board on July 13, 1993; and
WHEREAS, public hearings were held by the Board on July 13,
1993; and
WHEREAS, based on the evidence, testimony, exhibits, study
of the Master Plan for the unincorporated areas of Eagle County,
comments of the Eagle County Department of Community Development,
comments of public officials and agencies, the recommendation of
the Eagle and Colorado Valley Planning Commission, and comments
from all interested parties, the Board finds as follows:
C
I. Proper publication and public notice was provided as
required by law for the hearing before the Planning
Commission and the Board of County Commissioners.
II. Pursuant to Section 2.18.02(3) of the Regulations, the Board
makes the following findings in its review of the Riverwalk
at Edwards PUD Preliminary Plan:
(a) The Preliminary Plan is in general conformance with the
Riverwalk at Edwards Sketch Plan and conditions of.
approval.
(b) The proposed subdivision conforms to all applicable
regulations policies and guidelines.
(c) The reports on file pertaining to geologic, soils,
wildfire, flood and airport hazards, mineral resource
areas and significant wildlife areas, the recommenda-
tions as prepared by the referral agencies, have been
considered.
III. Pursuant to Section 2.06.13(2) Standards and Requirements,
Planned Unit Development, the Board finds as follows:
(a) The PUD is consistent with the intent and objectives of
the Master Plan, The Edwards Sub -Area Plan and the
policies therein. Specifically with regard to the
Master Plan the Board finds the development of this
project as proposed:
1.. To have a full range of public services available.
2. To have a significant economic determinant to the
Edwards area and to the County generally.
3. To have minimized any negative effects on the
social and natural environment.
4. To be capable of being phased in order to address
current and anticipated market conditions.
(b) The design and construction of the PUD includes
adequate, safe, and convenient arrangements for
pedestrian and vehicular circulation, off - street
parking and loading space.
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(c) The design of the PUD provides adequate access and fire
protection, adequate setbacks to insure proper
ventilation, light, air, and snowmelt between
buildings, and insures that the PUD is compatible with
other development in the area.
(d) Open space for the PUD has been planned to produce
maximum usefulness to the residents of the development
for purposes of recreation and scenery, and to produce
a feeling of openness. Areas designated as common or
public open space pursuant to the requirements of this
section are accessible by proper physical and legal
access ways.
(e) The developer has provided central water and sewer
facilities as required by the County Commissioners, the
Colorado Department of Health, and the local health
authorities.
(f) The development has been designed to provide for
necessary commercial, recreational and educational
facilities conveniently located to residential housing.
(g) Building layout promotes maximum open space and economy
of development and variety in type, design and layout
of buildings.
(h) Maximum height of structures have been be established
by the approved PUD plan.
IV. Pursuant to Section 2.05.13(3) criteria for evaluation of
the PUD, the Board finds as follows:
(a) Open space (25% Minimum)
The provision of open space and park areas total 25% of
the site area.
(b) Residential density
The density is appropriate after consideration of the
Master Plan and individual characteristics of the
subject land.
(c) Density of Other Uses (commercial)
The density of uses other than residential is
appropriate after consideration of the Master Plan and
individual characteristics of the subject land.
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(d) Architecture
Each structure in the Planned Unit Development has been
designed in such a manner as to be compatible with
other units in the area and to avoid uniformity and
lack of variety in structural designs.
(e) Mixed Uses
The PUD has been designed to provide commercial and
recreational amenities to its residents to alleviate
the necessity of increased traffic and traffic.conges-
tion.
(f) Minimum Area
The PUD meets the minimum area requirement for a PUD.
(g) Maintenance of Open Space
The landowner(s) have provided for the ownership and
maintenance of common open space and private roads,
drives and parking.
(h) Employee Housing
The applicant has provided for employee housing needs.
V. Pursuant to Section 2.06.13(7)(a) Preliminary Plan Review,
the Board finds as follows:
1. The Environmental Impact Assessment submitted is
adequate.
2. The information and conditions of Sketch Plan have been
addressed.
3. An application for a zone change has been properly,
submitted and reviewed.
4. The PUD control document has been submitted, reviewed
and will be recorded with the Clerk and Recorder.
VI. Pursuant to Section 2.14.04, Review of Zone District
Amendments, the Board finds as follows:
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(a) The rezoning is consistent with
Edwards Sub -Area Plan; the area
physical and other environmenta
with characteristics of the use
advantages of the use requested
disadvantages.
the Master Plan and the
possesses the geologic,
1 conditions compatible
requested; and the
outweigh the
(b) Conceptual evidence has been provided that the land has
access and can be serviced with water and sewage
disposal systems appropriate with the zone district
being sought.
(c) The area for which rezoning is requested has changed or
is changing to such a degree that it is in the public
interest to encourage a new use or density in the area,
and the proposed rezoning is necessary in order to
provide land for a demonstrated community need.
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of the County of Eagle, State of Colorado:
THAT, the application for approval of the Riverwalk at
Edwards Zone District Amendment and the Planned Unit Development
Preliminary Plan be and is hereby conditionally granted for a
maximum of 50 dwelling units. Such units shall be generally
located in the areas depicted in the Preliminary Plan and as
further restricted in the approved Riverwalk at Edwards
Planned Unit Development PUD Guide, dated July 13, 1993, attached
as Exhibit B. The conditions which must be met prior to Final
Plat approval are as follows:
1. Site development is restricted to that which can be
accommodated by the existing access permits.
Additional development will be allowed on this site at
such time as a State Highway Access Permit is issued
for the 3rd point of access illustrated in the
Preliminary Plan, or the existing access permits are
revised to provide for more development.
2. Provisions be made for a trail easement along Hwy 6 if
needed.
3. School fees paid at the time of Final Plat.
4. An overall sign plan being submitted.
5. All modifications to the PUD Guide per the Red Marked
Print dated July 13, 1993.
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THAT, the Riverwalk at Edwards Preliminary Plan submitted
under this application and hereby approved, does not constitute a
"Site Specific Development Plan" as that phrase is defined and
used in C.R.S.24 -68 -101, et seq.
THAT the Board hereby directs the Department of Community
Development to enter this amendment on the appropriate page(s) of
the Official District Map and record the change in the Office of
the Eagle County Clerk and Recorder.
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 Commissioners of
the County of Eagle, State of Colorado, at its meeting held the
James E. Johnson, Jr., Commissioner
Commissioner seconded adoption of
the foregoing resolutio . Tfie roll having been called, the vote
was as follows:
Commissioner George A. Gates gd _
Commissioner Johnnette Phillips
Commissioner James E. Johnson, Jr.
This Resolution passed by CP "-0 vote of the Board of
County Commissioners of the County of Eagle, State of Colorado.
:M.
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EXHIBIT A
LEGAL -- DESCRIPTION
A part of the East 1/2 of the East 1/2 of Section 5 Township 5
South, Range 82 West of the Sixth Principal Meridian, County of
Eagle, State of Colorado, more particularly described as follows:
Beginning at a point on the northerly right -of -way line for U.S.
Highway 6 which is also a point on the east line of Section 5, from
which the southeast corner of Section 5, Township 5 South, Range 82
West of the 6th Principal Meridian, being.a 3 1/2" aluminum cap, LS
16836 set, bears S O1 25'33" W, 858.69 feet; thence along the
northerly right -of -way N 47 49 W,, i571.38 feet to a point on
the easterly right -of -way line of the Interstate 70 access road;
thence along the easterly right -of -way line N 30 07'28" E, 770.96
feet to a point on the southerly line of a parcel of land owned by
the Division of Highways, State of Colorado, as recorded in Book
215 at Page 670; thence along the southerly line which is also the
centerline of the Eagle River, S 59 52'32" E, 150.00 feet; thence
continuing along the southerly line and centerline of the Eagle
River S 27 52'32" E, 690.00 feet; thence continuing along the
southerly line and centerline of the Eagle River S 49 52 E,
449.84 feet to a point on the east line of Section 5; thence along
the east line S O1 25'33" W, 25.85 feet to the centerline of the
Eagle River; thence along the centerline of the Eagle River the
following 4 courses:
1)
S
72
34'27"
E,
148.00
feet;
2)
S
87
55'51"
E,
209.11
feet;
3 )
S
62
28 1 45 1 1
E,
181.07
feet' ►
4)
S
10
44'20"
E,
123.00
feet'
to a point on the north line of the SW 1/4 SW 1/4 of Section 4,
Township 5 South, Range 82 West of the 6th Principal Meridian,
thence along the north line N 89 44'20" W, 540.00 feet to a point
on the east line of Section 5; thence along the east line S O1
25'33" W, 466.99 feet to the point of beginning and containing
22.455 acres, more or less.
EXHIBIT B
THE RIVERWALK AT EDWARDS
PLANNED UNIT DEVELOPMENT CONTROL DOCUMENT
I. Purpose
To provide the guidelines for a town center for the community of Edwards,
allowing for flexibility and creativity in the design and physical arrangement
of the proposed commercial /residential uses.
Definitions
Terms used herein shall refer to definitions provided in Section 2.05 of the
Eagle County Land Use Regulations on the effective date of this Planned Unit
Development, unless such terms are otherwise specifically defined in this
section.
II. Defined Terms
A. Apartment - a room or group of rooms in a single or multi - family
structure, or located in a retail oriented structure which is used,
as a housekeeping unit for a single family.
B. Building Envelope - lines extended vertically from a horizontal plane
which depict the area within which a building is to be constructed.
These lines indicate the maximum horizontal extent allowed for the
building walls, but do not necessarily represent shape of the exterior walls
of the building.
C. Building Height- the distance measured vertically, from the finished grade
at any given point to the top of a flat roof, or mansard roof, or to the
midpoint between the eaves line and the peak of a gable, gambrel, hip,
shed, or similar pitched roof, and measured to the peak of roofs which
exceed a slope of 12:24.
D. Condominium Unit - an individual air space unit consisting of any
enclosed room or rooms occupying all or part of a floor or floors used for
residential, business, professional, or commercial purposes, together with
the interest in the common elements appurtenant to that unit.
E. Dwelling Unit - One or more rooms in a dwelling occupied by one family
living independently of any other family, and having not more than one
indoor kitchen facility which is limited to the use of one family. The term
Dwelling Unit shall not include hotel, motels, clubs or boarding houses.
F. Easement - an interest in land created by grant or agreement which
confers to the holders thereof lawful use of or over the estate of another,
but not possession or ownership of that real property.
G. Employee Space - A portion of a dwelling unit, as defined by the Eagle
County Land Use Regulations, which provides living accommodations for
one person. This includes either individual areas or shared group areas
consisting of a kitchen, bathroom, and a bedroom, or other living areas.
H. Family - One or more persons related by blood, marriage, or adoption,
including domestic servants, living together in group of not more than
four unrelated persons living together in a dwelling unit used as a single
family housekeeping unit.
I. Hotel, Lodge, and Motel - a building designed or intended for the
accommodation of tourists or guests for compensation. Accessory uses
associated with these buildings may include offices, laundry facilities ( for
the occupants), recreation facilities, a lobby or lounge, kitchen and dining
facilities, and similar accessory uses associated with commercial "motel"
or "lodge" operations, and meeting the requirements of the particular zone
district in which the building is located.
I Open Space - a tract or tracts of land within the Riverwalk P.U.D. project
dedicated to public or private use for recreation which may remain in its
natural or undisturbed state, or which may be landscaped and improved
for such amenities as playgrounds, parks, picnic areas, pedestrian
footpaths, bicycle paths, and view areas.
K. Planned Unit Development - a zoning district, approved by the
appropriate local governmental agencies, specific to a particular parcel of
land, and allowing such uses as residential, commercial, business, or
recreational, or any combination of the foregoing.
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L. Planned Unit Development Control Document - a formal document
which establishes the permitted land uses and building restrictions within
a planned unit development.
M. Primary Lot Lines - plotted or parcel lines utilized to compute the P.U.D.
zoning requirements. A property line cannot be considered to be primary
- if it creates a condition of non - compliance with the P.U.D.
N. Public Building - a building occupied by a non - profit corporation or a
non- profit establishment for public or semi- public use.
O. Secondary Lots Lines - secondary property lines resubdivide a structure
or structures into two or more properties whose zone district requirements
have already been meet.
III. Allowed Uses
A. Land Uses
Uses by Right
1. Office space (provided all activity is conducted within a building)
for a business or profession, including, but not limited to, medical,
legal, .architectural, engineering, dental, accounting, and arts or
crafts offices or studios.
2. General Retail Establishments, including, but not limited to, those
for the sale of food, beverages, clothing, furniture, hardware,
appliances, garden supplies and materials, and other related
businesses.
3. General and Personal Service Establishments including, but not
limited to banks, restaurants, indoor theaters, art galleries,
hotels /motels, museums, photography studios /shops, artisans
studios /shops, forists, book stores, bakeries, jewelry stores, office
supply stores, drug stores, liquor stores, grocery stores, sporting
goods stores, convenience stores, daycare facilities.
4. General Commercial Uses compatible with the town center theme
and design architectural standards for the project.
5. Sales & Rental businesses.
K?
6. Residential Uses including apartments, condominiums and employee
housing units.
7. Public Buildings including, but not limited to, a Town Hall,
community center, municipal offices, and a bus station.
8. Indoor Recreational Facilities such as health clubs, bath houses,
and swimming pools.
9. Outdoor Recreational Areas including, but not limited to, pedestrian
trails, parks and playgrounds, bicycle paths, picnic areas, and river
access.
10: Community Service Establishments including, but not limited to,
health care clinics or facilities, public meeting areas, libraries and
public administration offices.
11. Structures such as a clock tower, a bell tower, and other structures
(with the capability of serving beverages and foods) which enhance
the architectural principles of the town center theme.
12. Open space and landscape areas shall be allowed amenities and
features such as observation or view structures, gazebos, decks,
and shelters.
B. Land Use Table
Total Area = 22.455 Acres = 978,139 sq. ft.
- Commercial 256,000 sq. ft
- Residential (50 units) 46,000 sq. ft.
-Open Space 410,000 sq. ft.
- Parking 826 spaces
IV. Performance Standards
A. A Design Review Board shall be created to review all building,
landscaping or land use activity. No building, landscaping or land use
shall occur without the express written consent of the Design Review
Board. The issuance of a building permit by Eagle County is not subject
to Design Review Board.
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B. The Design Review Board has the authority to approve changes in the
overall landscape plan, which may occur in conjunction with future
construction.
C. Building materials shall be of natural substances which conform to the
theme and intent of the town center concept, as detailed more
specifically in the Design Review Board Guidelines.
D. No waste materials of any type shall be deposited upon a property in
such a form or manner that they may be transferred off the property by
natural causes or forces.
V. Parking
The applicable Eagle County Land Use Regulations in effect on the date of
approval of this Planned Unit Development shall be the minimum standard
for parking standards may be.applied:
A. Up to 30% of the total outside parking spaces for the overall project
shall be allowed to be of the size (9' X 18') for compact cars. This will
be prorated on a phased basis.
B. Shared parking, The total accumulated parking requirement may be re-
duced by 20% due to the mixed use and mixed impact time periods.
VI. Revegetation of Disturbed Areas
Revegetation of disturbed areas shall be required on all lots. Topsoil shall be
saved and/or protected from erosion during construction and used for re-
vegetation of -disturbed areas. Responsibility for revegetation shall be that of
the property owner at the time of disturbance.
VII. Design Review Board
A. Authority
1. The Design Review Board shall review all building, landscaping, and
land use activity.
2. The Design Review Board shall not unreasonably withhold approval.
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3. No building, landscaping or land use activity may occur without
express written consent of the Design Review Board. The issuance of
a building permit by Eagle County is not subject to Design Review
Board approval.
B. Procedures
Construction shall not begin until Eagle County building permits are
obtained.
VIII. Lot Coverage
A. Maximum square footage of buildings allowed over entire PUD: 50%
of total PUD area.
B. Maximum lot coverage of buildings allowed over entire PUD: 50% of
total PUD area.
C. Maximum impervious cover allowed over entire PUD: 70% of total
PUD area.
D. Maximum floor area ratio allowed over entire PUD: 0.5:1 of the net
developable land of the total PUD area.
E. Covered, enclosed or otherwise weather protected spaces or other similar
architectural features such as extended eves, atriums, canopies, or
awnings used as passageways, waiting areas, bus stops or, seating areas
shall be considered as impervious coverage but are exempt from floor
area limitations.
IX. Snow Storage
An area (or areas) totaling 20% of the total parking and driveway coverage is
to be allotted for snow storage.
X. Setbacks
A.. There shall be no standard setbacks from internal front, rear, and side
property lines. Buildings shall be limited, however, by the extent of the
building envelopes as shown on the approved final plat, and any sub-
sequent amendments thereof.
B. A zero setback provision shall be allowed between buildings to enhance
and emphasize the town center concept. Subdivision and/or resub-
division, as is applicable, shall be allowed for buildings and properties
employing the zero setback provisions. All standards and requirements
of the Uniform Building Code, the Eagle County Building Resolution,
and applicable fire codes in effect at the time of the building permit
application shall be observed.
C. There shall be a fifty (50) foot setback from the U.S. Highway No. 6 and
the Interstate 70 Access Road right -of -ways. There shall be a setback
from the Eagle River corresponding to the 100 Year Flood line or to a
line fifty (50) feet from the high water mark, whichever is greater.
XI. Maximum Height of Buildings
A. Interpretation
1. Due primarily to the contour of the land which generally slopes down-
ward and away from Highway 6 to the Eagle River, flexibility in
height and associated design criteria is necessary.
2. If, due to variations in terrain, the height limits are exceeded for less
then 10 percent of the allowed height in no more than 10 per cent of
any frontage it shall be deemed to meet the height regulation.
3. Architectural or mechanical features which are located at least 25 feet
from any building edge may exceed the height limit by a maximum of
10 feet. Chimneys which serve operable fireplaces may be placed at a
building perimeter and must not extend more than 10 feet above the
parapet or roof line.
4. The height limits are intended to be interpreted interactively with the
design standards. Where conflicts arise the design standards shall take
precedence.
5. Height measurement shall be calculated from finish grade to the top
of a parapet wall or to the halfway point of a pitched roof.
B. ' Building Areas M, N, & O
Maximum height 35 feet.
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C. Building Areas H, I, J, K, & L
1. For 70 percent of the South building frontage - maximum height 35 feet.
2. For 20 percent of the South building frontage - maximum height 40 feet.
3. For 10 percent of the South building frontage - maximum height 65 feet.
4. For the East & West building frontage - maximum height 35 feet.
5. For 90 percent of the North building frontage - maximum height 30 feet.
6. For 10 percent of the North building frontage - maximum height 40 feet.
D. Building Areas D, E, F, & G
1. For the East and West building frontage - maximum height 40 feet.
2. For 80 percent of the South building frontage - maximum height 30 feet.
3. For 20 percent of the South building frontage - maximum height 40 feet.
4. For 70 percent of the North building frontage - maximum height 45 feet.
5. For 30 percent of the North building frontage - maximum height 55 feet.
E. Building Areas B & C
1. For the South building frontage - maximum height 30 feet.
2. For the East & West building frontage - maximum height 40 feet.
3. For the North building frontage - maximum height 45 feet.
F. Building Area A
1. For the South building frontage - maximum height 35 feet.
2. For the East, North & West building frontage - maximum height 55 feet.
F:3
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�7 C";
G. Riverfront Park
Maximum building height - 25 feet.
XII. Open Space
A. Open Space shall consist of areas designated-as such on the final plat, and
areas outside of the building envelopes, excluding drives, walks, and
parking areas.
B. All Open Space area shall be considered public unless designated other-
wise on the final plat or on subsequent amendments.
C. Maintenance of the Open Space shall initially be the responsibility of the
Riverwalk Property Owner's Association. Future designations of all or
portions of the Open Space for uses such as a bike path or scenic river
corridor may require release of dedication of such areas to appropriate
public entities.
It shall be the Association's responsibility to provide for adequate
insurance coverage in the event of potential injury or damages incurred by
the public, employees or owners while crossing the Open Space area.
D. Costs for the maintenance of Open Space shall be prorated equally among
all lot owners based on the percentage of project ownership, excluding the
Open Space areas.
XIII. Vehicles
No campers, boats, trailers, snowmobiles, or other such recreational vehicles
or devices shall be stored on the site. Vehicles and trailers related to the
construction of a particular phase or building within the project boundary
shall be allowed on a temporary basis. These construction vehicles and
trailers shall be removed from the site within thirty days of completion of the
subject building.
.1 :_ IMI
The Animal Control Regulations in effect for Eagle County shall govern the
control of domestic animals for the project.
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XV Sims
Comprehensive Sign Plan
The comprehensive sign plan as described in the Eagle County Land Use
Regulations will be accomplished in two steps. Step one will address the
complete site as described in this Preliminary Plan; while the second Step will
conform to the boundaries of each phase as approved in the Preliminary Plan
and fulfill requirements of the Comprehensive Sign Plan
A. Goals
1. To provide adequate visual notice for products, businesses and
associated activities for the project.
2. To assure that all signs are carefully controlled to avoid distractive,
garish or offensive signs.
3. To assure that all signs are designed and constructed in a manner
appropriate to and consistent with the historic style architecture of the
project.
B. Definitions
1. Building Front - Any building vertical surface, facade or series of
connected elements such as porches which are oriented to or generally
parallel to a public street, parking lot, walkway, or exterior
passageway.
2. Comprehensive Sign Plan - A plan indicating the size, height, text,
color and location of the signs that each business will be allowed to
display; including directory signs, plaza signs, building identification
signs and any informational signs and displays. A sign application for
any single sign in a multi -use building or lot must conform to the
approved comprehensive sign plan for that building or lot (i. e., color,
location, material, etc.)
3. Construction Sign -. A temporary sign identifying a subdivision,
development or property improvement by a builder, contractor, or other
person furnishing materials, labor, or services to the premises.
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4. Design Review Authority - A formally established entity which has full
and final approval authority for all sign matters provided the standards
set forth in P. U. D. Control Document.
5. Directional Sign - Any sign on the lot that directs the movement or
placement of pedestrian or vehicular traffic with or without reference to,
or inclusion of, the name of the product sold or service performed on the
lot or in a building, structure or business enterprise occupying the same.
6. Entrance Sign - One (1) sign for each of the three project entrances shall
be allowed identifying the project or individual businesses within the
business center, provided that the total sign area does not exceed forty
(40) square feet nor ten (10) feet in height. The plaza sign shall not be
included in the total sign area allowed and shall not be required to meet
the height/setback calculation, provided that the sign is neither located
within an intersection clear zone nor, impedes drainage.
7. Frontage Measurement - 'Building front shall be measured along the
finish grade for sign allowance calculation purposes.
8. Identification Sign - A sign or symbol (i.e., nameplates or plaques)
which identifies a person, building, street name or address, landmark, or
natural feature.
9.' Illuminated Signs - A sign with an artificial light source incorporated in-
internally or externally for the purpose of illuminating the sign.
10. Major Business - A business under a single ownership with contains
20,000 square feet or more of floor area. Ownership refers to the
business not for the building.
11. Projecting Sign - Any sign which is attached to and is generally
perpendicular to a building.
12. Residential Building, Lot or Occupant Identification Sign - A sign
containing no commercial information, identifying the owner or
occupant of a dwelling unit, which is devoted primarily to residential
use.
13. Theater or Special Business Sign - An enclosed or glassed -in case used
for changeable displays such as movie posters, restaurant menus or
special sale items.
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14. Sign - Any letters, figures, design, symbol, trademark, illuminating
device or other device intended to attract attention to any place, subject,
person, firm, corporation, public performance, article, machine or
merchandise whatsoever, and painted, printed, constructed or displayed
in any manner whatsoever.
15. Sign Height - The vertical distance from the average finished grade
below the sign (excluding berming) to the highest point on the sign
structure.
16. Temporary Sign - A sign which relates to a single event erected not more
than thirty (30) days prior to the event to which it relates, such as a farm
auction, sale of agricultural products, ad bona fide grand openings. A
sign shall be considered temporary if displayed for less than thirty (30)
days in a ninety (90) day period.
17. Window Sign - A sign which is affixed or attached to, or located within
thirty six (36) inches of the interior of a window and which sign can be
seen through the window from the exterior of the structure.
C. Permitted Signs
1. Outward signs - Signs oriented to the Riverwalk exterior property
boundaries. Each building or group of buildings oriented to the exterior
property boundary shall be allowed one (1) square foot of sign area per
lineal foot of building front for the first thirty -two (32) feet and one
third( 1 /3) of a square foot of sign area per lineal foot of building front
in excess of thirty (32) feet up to a maximum of sixty- four (64) square
feet, per building front. Each individual business within the business
center shall be allowed twenty (20) square feet of sign area in addition
to that permitted above. This total sign area allowance may be
allocated to one or more signs of any permitted type. Allocation of
total aggregate sign area to individual businesses or tenants is not a
function of this regulation, but shall be the responsibility of the property
owner or authorized agent or Design Review Authority.
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2. Inward Signs - Signs oriented to interior lot lines, walkways,
passageways, parking lots, sidewalks or building facades.
Each building or group of buildings is allowed a maximum of four
signs per major business. This may be any combination of surface
mounted, projecting, free standing or window signs. Maximum size
allowed is a total which may be allocated by the business under the
following conditions:
a. For each business of less than 20,000 square feet, a maximum of
thirty-two (32) square feet is allowed which may be distributed in
up to three (3) separate signs.
b. For a business utilizing a gross area of 20,000 square feet, the
permitted sign area is forty (40) square feet.
c. For a business utilizing a gross area of 40,000 square feet, the
permitted sign area is sixty (60) square feet.
d. For a business utilizing a gross area of 60,000 square feet or more,
the permitted sign area is eighty (80) square feet.
e. The total sign area allowance may be allocated to one or more signs
of any permitted type.
f. Sign types: construction, directional, identification, illuminated,
projectory, temporary and window signs.
D. Prohibited Signs - Except as otherwise permitted above no free standing
signs are permitted.
E. Signs Exempt from Administration- The following signs are allowed but
are not subject to the Comprehensive Sign Plan or sign permits.
.1. All signs, whether permanent or temporary, which do not exceed six (6)
square feet in sign area and provided that such signs do not exceed one
(1) in number per individual business, parcel, lot, or group of contiguous
lots under one ownership.
2. Signs required or specifically authorized for a public purpose by any
law.
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3. Public notices or signs relating to an emergency.
4. Signs erected in public rights -of -way by a local, state or federal
governmental agency controlling or directing traffic.
5. All information signs on public property provided that such signs are
related to use of the property and are erected and maintained by the
land management agency.
6. Official government notices and notices posted by governmental
officers in the performance of their duties to provide warning,
necessary information, direction
or other regulated purposes.
7. Temporary or permanent signs erected by a public utility company or
construction company to warn of dangerous or hazardous
conditions.
8. Temporary signs such as pennants or banners for a special civic event.
Such displays may be erected three (3) weeks prior to the opening of
the event and shall be removed one (1) week after completion of the
activity.
9. Memorial tablets or commemorative plaques installed by an historical
agency, including cornerstones for buildings.
10. Decorations, clearly incidental and customary and commonly
associated with any national, local or religious holiday.
11. Any signs permanently affixed to a truck, train, automobile, airplane or
other vehicle that is in working condition and is not placed in a specific
location for the purpose of evading these sign regulations.
12. Flags of any state, nation, government or any other flag not specifically
used for advertising purposes. Each flag may not exceed sixty four
(64) square feet in size. Flags must be limited in number to be
appropriate for display, not for advertising.
13. Works of fine art, which are displayed and offered for sale, may have
sale or price signs of an appropriate size.
14. Any religious emblem or insignia.
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15. Mail box or house numbers.
16. Residential Building, lot or occupant identification.
17. Vehicular traffic, bicycle a pedestrian control signs.
18. Directional signs shall be allowed, provided that the total sign area of
each sign does not exceed six (6) square feet nor ten (10) feet in
height. Directional signs shall not be included in the total sign area
allowed per individual business or lot, or per shopping center,
business, commercial or industrial park, and shall not be required to
meet the height/setback calculation, provided that the signs neither
impair visibility for traffic movement nor impede drainage.
19. One (1) temporary sign per business shall be allowed, provided that
the total sign area does not exceed thirty -two (32) square fee. This
temporary sign shall not be included in the total sign area allowed for
each business.
20. One (1) temporary for sale, for rent or for lease sign per business shall
be allowed, provided that the total sign area of each sign does not
exceed sixteen (16) square feet in sign area. Said sign must be
removed within thirty (30) days of completion of the sale, rent or
lease of the business. This temporary sign shall not be included in the
total sign area allowed for each business.
21. Temporary for sale, for rent or lease signs advertising vacant land
provided that the total sign'area of all such signs shall not exceed
sixteen (16) square feet and be limited to one sign per parcel. Said
sign must be removed within thirty (30) days of completion of the
land sale. These temporary signs shall not be included in the total
sign area allowed for each business.
22. One (1) construction sign for each construction project not to exceed
thirty -two (32) square feet in sign area Two (2) individual tradesmen
may display separate signs not to exceed sixteen (16) square feet each
in addition to the thirty-two (32) square foot construction sign. Such
signs may be erected ten (10) days prior to beginning construction and
shall be removed after six (6) months or completion of construction
whichever is greater. Construction signs shall not be included in the
total sign area allowed for each business.
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23. Window signs are permitted provided that no more than twenty -five
(25) percent of the exterior window area, per street frontage, is
covered by signs. Window signs shall not be included in the total sign
area allowed.
24. Theater or Special Business sign not exceeding three (3) feet by four
(4) feet in size and not to exceed two (2) signs on the entrance frontage
and one sign per frontage for the remaining sides. These signs are in
addition to other permitted signs and shall not be included in the sign
area allocation.
E. Procedure
1. The standards described and controlled by this P.U.D. control
Document, are the sign regulations specific to Riverwalk and where
conflicts with the Eagle County Land Use Regulations occur on this
document supersedes.
• 2. Along with applications for approval of subsequent phases, a
Comprehensive sign plan must be submitted as a part of the phasing
plan.
3. One sign permit may be issued for each phase which may account for
all signs in that phase.
4. The Comprehensive Sign Plan may be amended at the issuance of
individual building permits provided that the amended plan does not
violate the standards set forth in this document.
XVI. Further Subdivision
By virtue of the Riverwalk at Edwards Final Plat subdivision, a "primary
lot line" is created and may be further subdivided or condominimzed in such
a manner to create "secondary lot lines ": which may not comply with the
P.U.D. requirements for open space, setbacks, lot coverage, impervious
materials, parking or floor area ratio.
Any resubivision must demonstrate:
A. The lot or structure or structures to be resubdivided meet (s) the P.U.D.
requirements of the primary lot
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B. The resubdivision provides a common area agreement in addition to the
protective covenants, declarations, party wall agreement or other re-
strictions placed on the subdivision. The agreement shall include the
percentage of undivided interest in the common area and infrastructure as
well as the responsibilities for maintenance.
C. Compliance with all relevant Building Codes.
XVII. Wood burning
The Wood Burning Controls in effect as part of the Eagle County Land
Use Regulations (Section 2.07.13) on the date of approval of this Control
Document shall govern the use of wood burning devices within the
Riverwalk at Edwards Planned Unit Development.
XVIII. Phasing
All facilities which serve any development phase and which extend beyond
the boundary of that phase (such as drainage structures or utilities) must be
included in the required construction and engineering drawings for that
phase.
XIV. Employee Housing Program
A. It is the goal of the Riverwalk Employee Housing Plan to establish
housing for a portion of persons employed within the Riverwalk P.U.D.
at a rate based on County policy.
B. It is also a goal to permit a distribution of housing on a phased basis
related to the approved development phasing plan.
C. Riverwalk shall provide dwelling units with employee spaces to meet
the needs of 150 employees. The employee spaces and dwelling units
shall not exceed 46,000 square feet in total living area. This will be
accomplished on a phased basis in concert with the approved phasing
plan.
D. Enforcement
Upon application for approval of the third and subsequent phases of
the Riverwalk P.U.D., the applicant must submit a status report and
plan for employee housing. At a minimum, provision for develop-
ment and construction of employee spaces in accordance with the
following schedule is required:
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2. Employee Housing Schedule
First Phase
Second Phase
Third Phase
Fourth Phase
Fifth Phase
Total
No employee spaces required.
No employee spaces required.
25 employee spaces required.
50 employee spaces required.
75 employee spaces required.
150 employee spaces
E. Riverwalk is to make said housing available to persons employed on site;
therefore, housing will be offered to persons employed by Riverwalk,
by other on site property owners or leaseholders. In the event that units
are not occupied by on site employees, they may be offered on a free
market basis to the general public.
F. A mix of dwelling unit type and size is anticipated. The enforcement
provision is to be based solely on constructed employee spaces provided
the maximum square footage limit and total number of units permitted are
not exceeded.
XV. Specific Design Controls
A. Freestanding Buildings
(building areas M, N & O)
1. All sides must be finished in a manner similar to and consistent with
the principal front.
2. Architectural details must vary the height for at least 10% of any
building facade.
3. Exterior materials and textures must be varied to be both consistent
with the design theme and to eliminate uniform planer facades.
4. At least 20% of the surface of any facade must be either recessed or
projected outward a minimum of 2 feet.
B. Individual Buildings or Groupings of Buildings which have a side or
front on to Main Street
(building areas B through L)
1. Shift vertical or horizontal alignment of walls. Structures greater
than 120 feet in length will provide a shift in wall alignment so that
no greater than 75% of the length of the building facade appears
unbroken. Each shift shall be either a 5 foot change in building.
facade alignment or 5 foot change in roof line height or a combi --
ation change in wall alignment and roof line totaling 5 feet.
2. Structures exceeding 160 feet in length will provide a shift at least
every 120 feet, which will be a 15 foot facade and/or roof line shift.
3. For low rise buildings of single story: A variation must occur in
plan view (horizontal along the exterior wall) at least once every 160
feet. Each variation shall be for a minimum length of 10 feet and a
minimum direction change of at least a 300 angle.
If within any given 160 foot horizontal section, the exterior wall
contains windows or variations such as store fronts, cantilever,
structural or architectural protrusions or other similar changes of a
minimum of 3 feet, no change in direction shall be required.
4. For multistory buildings with less than 51% of the total floor area
on the ground floor and the remaining floor area on floors above the
ground floor: A variation must occur in plan view (horizontal along
exterior wall) at least once every 160 feet. Each variation shall be
for a minimum length of 5 feet and a minimum change in direction
of at least a 300 degree angle. The change in plan view does not
have to match from floor io floor.
If within any given 160 foot horizontal section (on any floor of the
building) variations such as cantilevers, structural or architectural
indentations or protrusions or similar changes of a minimum of 3
feet occur, no change of direction as described above shall apply.
5. Use materials, textures, colors, and patterns on commercial building
elevations facing and visible from adjoining residential areas that are
similar to the fronts of commercial buildings. Building elevations
that face existing residential areas must have a minimum of 25%
coverage of the visible portion of the facade by the same building
finish materials that are used on the fronts on the buildings. Repeat
the use of building materials. Use established facade materials as
the dominant material in new buildings.
Align buildings along streets in old town areas. Use buildings
envelopes with a variation module for building entrances, windows
and other structural projections, for use as sidewalk extension areas,
and small plazas or exterior corridors.
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6. Glass Elements
a. Avoid the use of highly reflective (i.e., mirrored) and highly
tinted windows. Reflective and highly tinted glass is limited to
10% of the building surface and used only for special detailing
effect.
b. Add variation in storefronts - in alignment and architectural de-
tailing.
c. Place, size, and shape openings that are consistent with other
design elements. Exterior doors on public frontages should be
consistent with other facade elements in design character and
materials.
d. Emphasize all entries by using signs, awnings, changes in pave-
ment materials, landscaping, and recesses.
e. Use window openings which show the distinction between the
uses which occur within the'building.
Proportion street level storefront openings to upper -level
openings to emphasize distinction. Ground floor commercial
facades should be more transparent than upper floors.
f. Design windows with reveals to add depth and a three
dimensional component. Design headers and sills of openings
integrally with the wall.
g. Use light reflectance, absorption, and light emittence at night, to
help determine opening selection.
7. Roof Treatment
a. Keep visible portions of roof free of equipment. Locate in less
visible areas.
b. Screen with parapets or architectural details.
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C7,
c. Consolidate equipment that protrudes to reduce clutter.
d. Paint with similar or same color and/or materials as structure or
roof. All equipment will be the same or similar color hue and
value of the surrounding roof structure.
8. Lighting
a. Limit the number of light sources. Use a number-of low in-
tensity sources closer to the area to be lit rather than one
remote, intense single source.
1.) Use no more than one light pole for every 10 parking spaces
across parking areas.
2.) Use no more than one light pole for every 25' of lineal dis-
tance along sidewalks and trails unless deemed critical for
safety. Ballard type lights less than 4; in height are en-
courage.
b. Limit the height of light fixtures.
1.) Limit height to 18' within parking lot areas.
2.) Limit height limit to 12' along pedestrian paths.
c. Limit the "throw" of light sources.
1.) Light patterns will not overlap except where needed for sec -
curity purposes.
2.) Use directional heads, shields and fixture cutoffs.
3.) Encourage use of lights attached to buildings or building
projections.
9. Special Features
a. Encourage use of awnings and canopies at building entrances.
b. Encourage covered or partially covered public use passage-
ways between structures as designed on the plan.
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c. Minimum Passageway Requirements
1.) Along the south side of Main Street, at least two passage-
ways must be provided. (building areas I, J, K, L & M)
2.) Along the northeast sides of Main Street, at least four
public use passageways must be provided. (building areas
B, C, D, E, F, G, &H)
C. Hotel Site (building area A)
1. All sides of the building must be finished with materials similar
to or compatible with the building front.
2. A portico, porte cochere or similar significant project at the
principal building entrance should be provided.
3. The building may have a flat roof with a uniform elevation at
the building line only if a parapet or similar feature is provided.
D. Minimum Landscape Standards
1. Development Areas (parking lot perimeters, parking lots islands
and planters along buildings, sidewalks and streets.)
a. Project Frontage (Highway 6 and I -70 Spur Road)
1.) Minimum safe site distance must be maintained
2.) In all landscape perimeter areas which project into the
parking lot special standards apply.
a.) In projections of 20 feet X less than 21 feet one tree
at least 3" caliper is required.
b.) In landscape projections of 20 feet X 21 feet or
greater, one tree at least 3" caliper for every 12
linear feet is required.
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c.) In the linear landscape area and within the
landscaped projections the ground surface must be
fully landscaped using a variety of the following
plant materials list.
Trees: Quaking Aspen, Cottonless Cottonwood,
Green Ash, Marshall's Seedless Ash, Mountain
Ash, Flowering Crab Apple, Norway Maples,
Colorado Blue Spruce, Honeylocust.
Shrubs (5 Gallon Size)
Potentilla, Currant, Lilac, Juniper, Rose, Service -
berry, Cottoneaster, Barberry, Purple Leafed
Sand Cherry.
Ground Cover:
Fescues, Bluegrass, and Rye Grass, Siberian
Wheatgrass.
d. Parking lot islands, sidewalk areas, building perimeters
1.) Each island with an area greater than 300 square
feet must have at least one approved tree of at
least 3" caliper.
2.) For islands greater than 300 square feet one tree of
at least a 3" caliper for each 400 square feet is re-
required.
3.) At the corners of intersection sidewalks where
there is at least 300 square feet of landscape area
one tree of at least 3" caliper is required.
4.) Landscape areas along building perimeters must
be fully planted. Approved trees, shrubs, grasses
or flower gardens are permitted. Size of the
landscape area will determine appropriate amount
of plant material.
FW
e. Main street and passage areas.
1.) Principle landscape will consist of flowers and
ground cover in planter islands, boxes, pots or
hanging baskets.
2.) Trees may be placed in areas where circulation
and a site distance is not impaired.
3.) Public seating, benches and chairs will be
provided.
4.) Shelters, gazeboes, awnings, arcades, and tents,
etc. are permitted.
f. Riverfront Park Area
1.) To the maximum extent possible existing trees
and shrubs will be preserved.
2.) Where deemed appropriate additional planting
of like species will be made.
3.) Decks, gazebos, shelters, tents, etc. will be
provided.
4.) Bike and pedestrian paths are permitted.
5.) In all areas disturbed by construction, the site
will be promptly re- vegetated similar to the
existing conditions.
6.) Drainage, erosion control and run point source
discharge features are permitted.
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