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- 37Q734 8-752 P-455 06/03/94 09:53A �G 1 OF 9 REC DOC
""il SIWIA DAVIS PITY.IN COUNTY CLERK & RECORDER 0.00
RE807.IITION OF THE BOARD OF COQNTY COMILLI88IONERB
OF PITEIN COIINTY� COLORADO GRANTING APPROVAL OF
TH$ BSGHORN RIDC3$ BIIHDIVISION
DETAILED SIIBM288zON
- . Resolution No. 9�-�
4.
RECITALS
1. On October 26 and December 14 1993, and January 11 and
`�: � January 25, 1994, the Board of County Commissioners
� (hereinafter "Board") considered the Aetailed Submission for
:t<
.. �,f the Bighorn Ridge subdivision (fka East Redstone Subdivision)
)
;i:
at regularly scheduled public hearings. On January 25, 1994,
the public hearing was closed; however public meetings were
.'
continued on February 8 and March 29, 1994.
. � . �:.
r' s 2. The parcel is located immediately east of and above th�
� Redstone Subdivision and Redstone Boulevard, in Redstone; more
specifically described in Exhibit "A".
� 3. The applicant proposes to subdivide approximately 57
--- ,.=;�
� ', "
�� � acres of land, zoned AF-1, into 4 lots which ranqe in size
=`:+:�;,.`s
£rom 4 to 8 acres.
4. The Planning and Zoning Commission reviewed the
application at a regularly scheduled meeting on August 17,
1993 and recommended approval to the Board, subject to
conditions. However, the Commission requested direction from
-� the Board as to whether forms of mitigation other than
`'i avoidance are acceptable to the County when residential
development is proposed in rockfall hazard areas.
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' � 374734 E+-752 P-456 pb/Q3/94 p9:53A FG 2 OF 9
( �
Resolution No. 94-�,
Paqe 2
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5. In their review of the Land Use Code and the application,
which proposed two lots (Lots 1 and 2) in rockfall hazard :
f L
� area, the Board concluded that Section 5-402._ of the Land
� Use Code grohibits residential development in rockfall hazard
i
'j - areas. xowever, as the applicant was not advised of the
4, i prohibition at General Submission review of the Subdivision, t :
�
� the Board accepted mitigation of the hazard on Lot 1, where
the hazard could not be totally avoided. The building
'��
envelope on Lot 2 was relocated to an area which is free of
i rockfall hazard. Both revised building envelopes are depicted !
on Exhibit �'B," attached.
6. The proposed Subdivision was found by the Board to be
generally consistent with the Pitkin County Land Use Code
� criteria for Detailed Subraission.
NOW� THEREFORE BE IT Rfi80LVED by the Pitkin County Board of
County Commissioners that it hereby grants approval of the Bighorn
Ridge Subdivision Detailed Submission subject to the following
� - conditions:
1. Covenants shall be revised to stipulate the following
conditions of approval: '
a. Dogs shall be prohibited. An exception shall be made for
the existing dog owned by the Darnells on Lot 4, with the
stipulation that upon the death of this doq, the dog
prohibition shall effect all lots in the Subdivision,
; including Lot 4.
' b. Rail fencing shall be limited to a maximum height of 48" � ��R
� and 3-rail or less, with at least 18" between two of the � ` '"
rails. � �
, ,,.
� c. A house size limitation of 4,500 square feet of floor � :';
area shall apply to all lots. The floor area and height ��!
i sriall be calculated according to County regulations in ';
effect at the time of building permit application.
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37q734 H-752 P-45r 06/03/94 09:53A PG 3 OF 9 j
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Resolution No. 94-�,
Page 3
d. Home occupations shall comply with County regulations.
e. Lighting shall comply with Pitkin County lighting
standards in effect at the time of building permit _
application.
f. Residences shall contain no more than five bedrooms, > .
� based on the park dedication provided by the applicant.
. g. No development, with the exception of access roads,
utility installation and trails, shall occur outside of
building envelopes designated on the site plan.
�'y ` h. The keeping of horses or other livestock shall be
prohibited.
, 2. As stipulated in covenants, rock-filled Gabion-type frames,
or an engineered equivalent as approved by a structural
�`�'� engineer, shall be installed at the uphill walls of buildings
on Lot 1 to mitigate rockfall and debris flow hazards. Frames
� shall be located within approved building envelopes designated
on the Final Plat.
3. Prior to building permit application, residential foundation
designs shall be approved by a Colorado registered
, professional engineer. Foundations shall be designed to
compensate for hydrocompactive soils, where necessary.
4. At final Plat, the applicant shall delineate all easements on
`.� ` the Plat Exhibit, and record written easements for the 30 foot
� easement along Reservoir Road to the Redstone Water and
Sanitation District, and for the trail easements dedicated to _
I the Pitkin County Open Space and Trails Board along the Hill
Road and to the north of Reservoir Road. The applicant shall
identify a 50'- S00' wide trail corridor for the trail north
- of Reservoir Road at Final Plat with a note stipulating that
_ _:.'� an as-built trail alignment within a l0 foot easement shall
�` be recorded by the County upon completion of construction of
a trail. The corridor and final trail alignment shall be
_ approved by the Division of Wildlife. Construction of this
trail shall be completed within 10 years from the date of the ,
• j recordation of the final plat, if it is to be constructed.
Construction shall be at the option of the County Open Space
Board and the Board of County Commissioners. Written
easements for trails shall be specific with respect to
construction and maintenance responsibilities.
5. Revegetation of all areas disturbed by development shall occur {a�`�
within one year of construction. A subdivision improvements �='
agreement shall be submitted by the applicant at Final Plat. `�
, � The agreement shall, at a minimum, contain a cost estimate and '-�'
financial assurance for revegetation of access road �,,
improvements and utility line extensions. The agreement shall ;� ,:
stipulate that all lot owners shall revegetate areas disturbed :i
by construction within one growing season. The agreement shall �;. '
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37d734 H-752 P-458 C76/03/94 Q9:53A FC� 4 OF 9 ti�
. � . F'+'_rr .
Resolution No. 94� �
Page 4
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specify revegetation technique, plant materials and
performance standards. j',
6. The pzoposed park dedication area (containing 12,000 square ;`�
! feet) shall be staked in the field with a representative of 4',:> .
the Open Space Board prior to Final Plat. The plat shall �'
reflect the staked parcel. The land shall be dedicated .
concurrent with recording of all final plat documents. Park
4y land dedication shall be completed by the developer prior to
issuance of any building or excavation permits.
7. At Final Plat, the applicant shall submit a road plan for the
• addition of a pulloff on the upper portion of Firehouse Road. •
�.i In addition, road plans for one turnaround on the Reservoir
Road shall be submitted for review by the County Engineer and
� the Carbondale & Rural Fire Protection District Chief. The
turnaround shall be maintained year-round. Dimensions of the
turnaround shall be 20 feet by 5o feet, or as modified by the
� County Engineer or Fire Chief. The Fire Chief shall be
contacted by the applicant during construction of the
turnaround so that a Redstone Fire truck may be brought to the �
site for testing and modifications made to the turnaround, as �
necessary. Road profiles for the improved turn on the .
Reservoir Road shall also be reviewed and approved by the
County Engineer and the Carbondale Fire District at Final
`;�. Plat.
8. At Final Plat the applicant shall provide documentation that
each of the two fire hydrants proposed to provide fire flow
for the subdivision will provide a flow of 500 gallons per •
� minute for 2 hours, as required pursuant to Section 5-
' 2o5.1(e) (4) of the Land Use Code. In the event that fire flow
-_— �--_� does not comply with Land Use Code requirements, the Board may -
_ modify the requirement, or require interior sprinklering of
resdences as an alternative to fire hydrants.
9. Setback variances for Lots 1 and 2 shall be physically noted ,
' on the Final Plat.
:_A
10. The applicant shall submit a Final Subdivision Plat for review
by the Planning Office and County Engineer for approval by the
Board of County Commissioners, prior to submission of any
building permits. The Final Plat shall reflect the building ; ��''
envelope locations delineated on the Detailed Submission Site ��.-
Plan, attached as Exhibit "B." The following 1041 Aazard � '*`='
Review Warning and disclaimer shall be placed on the Plat: � �
s) � �
"The provieione of theee regulations do not in any way aesure or
imply that areas outeide of deaiqnated hazarda will be frae from
ihazards, or that approved mitigation meaeuree will guarantee the
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� 370734 B-752 P-459 Ob/U3/94 09:53A PG 5 OF 9 :,�;,�`
,�'
Resolution No. 94-�,�, �
Page 5
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eafety of the pzoperty." ' r
li. Prior to issuance of an excavation or buildinq permit, the '�:-.
applicant/lotowner shall obtain an access permit from the �""s
County Engineer. The lotowners shall be responsible for
repair of road damage to County Roads, including Redstone � �
� Boulevard, Firehouse and Reservoir Roads, due to construction. ?•',
As part of the access permit application, the lotowner shall ;
{� submit an assessment of the roads prior to commencement of
_ construction activities. As part of the access permit
application, a plan for emergency services shall be submitted ,
to address access to lot 2 in the event that it is cut off
from services by debris flow. The access permit shall also
address the treatment of the ends of culverts to accommodate
steep profiles and presumed high velocities of flow.
12. Prior to issuance of a building permit, homes on each lot
Ishall be subject to review by the Redstone Historic
' Preservation Commission.
13. The subdivision shall comply with all County air quality
regulations in effect at the time of issuance of an excavation �
permit.
� I 14. All material representations ma@e by the applicant in the ?
application and in public meetinqs shall be adhered to and �
considered conditions of approval, unless otherwise amended - '
by other conditions.
� APPROVED by the Board at its regular meeting on March 29,
1994.
BOARD OF COIINTY Co2iMIS8IONERB
' OF PITRIN COIINTY, COLORADO
_ �
By �' ���
Robert W. Chil , Chairman
Date�S�T��_
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IIe e onea ` 'r
` Deputy C unty Clerk -
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Resolutfon No. 94�
Page 6 :
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APPROVED AS TO FORM: APPROVED AS TO CONTENT: �
� " / (� Qn,c�--
Timothy B ' �
euz e Ron han,
�+�,, :, County ey Coun Planning Direator
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� 370734 8-752 R-460 06/03/9A 49:53A PG b OF 9
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t/�N0 TITCE fNSURANCE COMPANY #351557 12/U7/92 15:33 Re. �.OU BY 696 PC'a 706
��eR...<roa�wa.K,c�..w Si2via Davis, Pitkin Cnty Clerk, Doc 3.OU
'" S
ERHTBIT "A"
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i PARCEL 1: �
A parcel of land located in the SE1/4 SE1/4 of Section 17, 7ownship 10
( South, Range 88 West of the bth P.M_ Pitkin County, Colorado, more
fully described as follows:
Beginning at the Southeast Corner of said Section 17: thence N
89°32'S7" W along the South line of said Section 17 1035.31 feet to the
East line of "Addition to a portion of Redstone Subdivision";
� thence along said East line the following courses and distances=
N 42°26'24" E 18.85 feet:
N 25°20'39" E. 200.10 feet�
N 25°27'S8" E 150.09 feet: _
y. N 30°20'43" E 100.68 feet�
N OS°15'OS" E 79.90 feet;
j N 35°10'42" E 126.22 feet;
� ' Q' N 19°37'12" E 50.17 feet;
' I o N 15°46'20" E 101_I1 'Feet; ,
N 21°42'S0" E 50.05 feet;
N 25°43'45" E 100.03 feet:
' ti N 38°i4'21" E 51.52 feet:
c� N 30°39'13" E 130.77 feet�
' a N 09°18'S8" E 50.00 feet:
M N 27°22'S4" E 50.21 feet: •
,�._ tn N 25°09'03" E 96.82 feet to the Northeast corner of said "Addition";
o: thence N 57°26'30" w along the North line of said "Addition" and tne
`� North line of Redstone subdivision 144.41 feet to the East line of a
i v CountY Road:
; � thence N 38°23'10" E along said East line 39.10 feet to a fence:
e thence along said fence the followin9 courses and distances-
� 5 57°25'24" E 56.58 feet;
p N 84°01'22" E 69.32 feet; .
: - N 77°13'17" E 93_92 feet; -
N 85°03'34' E 112_29 feet;
� 5 89°28'22" E 245.89 fieet to a po�r.t on the East line of said Section
� N I 17; �
� l � thence along said East line 5 00°02'09" E 1339.14 feet to the point of
� � j � be5inning.
� � PARCEL 2: , '
� A parcel of land located in the NE1/4 NE1/4 of Sectlon 20, Township IO
� �t South, Range B8 West of the bth P.M. Pitkin County, Colorado, more -
M1 � � fully described as fo2lowr. , k;'
a ��.
� � � Beginning at the NE corner of said Section 20: thence 5 oi°OS' W elong `���`-'�
" � i the East line of said Section 20 1312.58 feet to the Southeast corner �� V
}' t . of sald NE1/4 NE1/4: �'
x thence N 89°33'35" W along Lho South line of said NE1/4 NE1/4 1182.51 �
� � feet to the East line of Redstone Subdzvision: _
thence along said East line the foilowins�courses and distances:
.N OS°37'10" W 48.48 feet7 � �-
N lb°59'27" E 169,62 feet: •
i; � N 75°45'12" W 212.03 feet: %
N 20°50'S3" E 2?�,81 feet:
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:-5 •• �MONW�L-�� tF351557 12/07/92 15:33 ,�_ $.OU b1: f�96 PG 707 �;,t��'�'�:'
`� ' . ITlEINSURANCECOMP�NY 5ilvia Davis, Pitkin Cnty C1erF;, Doc �.UC� >
�'.r;,v:" '
. , � - �Gao�bN..(�Ca�t�•w � 11'.
J�,.
_ ���' � � . 7. �� .
� 5 79°23'37" E 171.66 feet: � ~
� � N 1 7°2 5'S9" E 1 28.4 0 fee t: � .s`:
N 71°31'S8` W 182.10 feet; � ' �
i N 09°35'26" E 82.72 feet: ��`` ,''
N 26°59' E 166.00 feet to the Southeast corner of 'Addition to a r=:"<:
Portion of Redstone Subdivision: ;�i
; j thence along the East line of said "Addition" the following courses and i
� distances: ;�"'
N 03°19'OS" W 253.07 feet: A';
i N 42°26'24" E 166.17 feet to the North line of ssid NE1/4 NE1/4: •
� thence 5 89°32'57" E along the North line. 1035.31 feet to the point of
, . beginning.
�' .. Together .with that:propetty as set forth in SupPlem�ntal. Otder and
I r Decree recorded 5eptember 3, 1976 in Book 316 at Page 216 as Parcel 2.
� ` Excepting from Both Parcel 1 & 2 and and all part c` the Redstone
Subdivision and Addition to Redstone Subdivision_
' And further excepting therefrom that property described in Book 291 at
Page 92.
And further excepting therefrom that property deseribed as Parcel 1 of
the Supplemental Order and Decree recorded September 3, 1976 in 800k �
316 at Page 216.
THE INTENT OF THIS DESCRIPTION IS TO CONVEY ALL PROPERTY AS CONVEYED TO
.;''� C.D. REISNER BY L.R. MACDONALD IN DEED RECORDED FEBRUARY 15, 1945 IN
� BOOK 166 AT PAGE 315 AND AS CORREGTED BY DEED RECORDED APRIL 30, 1945
IN BOOK 171 AT PAGE 33 PITKIN COUNTY, CO�ORADO RECORDS.
ICOUP7PY OF PITKIN,
, STATE OF COIARADO •
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