HomeMy Public PortalAboutZBAP 2000-08-16
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TOWN OF FRASER
'''lCebo~.of the Nation"
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. . P.o. Box 120 1153 Fraser Avenue
" Fraser, Colorado 80442
(970) 726-5491
'. FAX Line: (970) 726-5518
.E-Mail: fraser@rkymtnhi.com
Memor.andum .
1,. "
, To:
From:
, Date:
. S1Jbje(t:
Request: .
Applicant:
,Loca~on; .
'.Zon.ing: ,
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ZoningJJ9m11'ofAdjustnlent
Jetfrey,L.Dw:bill'~CP ,
. A1JgUst 16,2000 .'. .
. Pat and Cristy Taylor
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The Taylors have applied and received building permit apP~9vaifor a single family h
residential'dwelling on their property (for . their own use as. ~'priniary ,residence). As they.
movep toward ~nsquction, they found that then:. f.inancial.it1~titu~on would nof finance
the projectuD.1e$S the,property wassttbdivided stIch that'theexisting, structure and the . .
new, residence ",erepnseparateaild independent lots. Currently, the propertY includes
one strUcture locatedOn,41ots,imdthe construction of the, residence ~as1>e~.' ....
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The TaylorS Iiave subfilittedappljcation for final plat and for two variances aSsOciated ; .
with the request: Wear~ c:utre~tly pro~~ing the final plat,.which.after P~anning '; '.
Co~ssion itwie~ :willbe'pte~nt~djo ihe Town Board. Variance requestSreq~*, .
Town Board review and,ecOnirp,erid~tion to the.Board of Adjustment" who approves~ or
4.e.nie~. the re.questSat ahearln'g. 'Tb~ 1:'oWnBoard reviewed the variance,requestonJ\l1y'
'. 19~'2060~ and reoomntendedappiovat.of the.variances~ however; SQught to rriinimi?;ethe ~.
i variances; . Additionally, -the rQwn l39.m:d djsC!lSsed parking considerationsr&ssociated
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, with.the.plat(outIined below)..'. . ..., , '., . : " " , .', .
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Apid,>:ijc hearing ha& been ~cheduled with. legal noti~ i~. the. Manife.st for the August'
. . 23rd)3oatd ~f Adjustment he.aring regarding ihevariM~~.~ .. . _' ,:,
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Taylor Variances
August 16, 2000
Page 2
The Board of Adjustment review of variance requests is guided by criteria as established
by the Zoning Ordinance. The Board must approve specific findings relative to the
request along with approval/denial. The Zoning Ordinance establishes the criteria for a
variance as follows: .
1.
That satisfactory proof has been presented to the Board of Adjustment
showing that the present or proposed situation of a requested building,
structure, or use is reasonably necessary for the convenience or welfare of the
public.
That the variance which is requested would not authorize any use other than
uses enumerated as a use by right of the district.
That an unnecessary hardship to the owner would be shown to occur if the
provisions of the Zoning Ordinance were literally followed.
That the circumstances found to constitute a hardship either were not created
by the owner, or were in existence at the time of passage of the Zoning
Ordinance, and cannot be reasonably corrected.
That the variance would not injure the value, use, or prevent the proper access
of lighted air to the adjacent properties.
That the variance would not be out of harmony with the intent and purpose of
the Zoning Ordinance.
2.
3.
4.
5.
6.
The variances requested include a reduction in the sideyard setback requirements and the
minimum lot size requirements. The Taylors are requesting these variances to allow for a
more uniform lot geometry. The same end result (two lots and two structures) could be
accommodated without a variance, however, the lot geometry would be very irregular
(the average resident will never see these lot lines).
I feel that the request meets the six criteria for approval. The Town Board also discussed
the criteria and felt the request met the criteria. The Taylors will be at the August 23rd
meeting to present their case to the Board.
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Taylor Variances
August 16, 2000
Page 3
RECOMMENDATION
Due to the fact that this subdivision results only from the needs of the lender, the Taylors
desire to simplify lot configuration, and the request being consistent with the intent of the
Zoning Ordinance, staff supports the request. Should the Zoning Board of Adjustment
agree, the following is a suggested motion for your consideration:
I move that we approve the following six findings relative to the Taylors variance
requests:
1 That satisfactory proof has been presented to the Board of Adjustment showing
that the present or proposed situation of a requested building, structure, or use
is reasonably necessary for the convenience or welfare of the public.
2 uses enumerated as a use by right of the district.
3 That an unnecessary h4rdship to the owner would be shown to occur if the
provisions of the Zoning Ordinance were literally followed.
4 That the circumstances found to constitute a h4rdship either were not created
by the owner, or were in existence at the time of passage of the Zoning
Ordinance, and cannot be reasonably co"ected. .
5 Th4t the variance would not injure the value, use, or prevent the proper access
of lighted air to the adjacent properties.
6 That the variance would not be out of h4rmony with the intent and purpose of
the Zoning Ordinance.
I further move that we approve the variance requests as requested.
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p.o. Box 120/153 Fraser Avenue
Fraser, Colorado 80442
, '(970) 726-5491 '"
FAX Line: (970) 726-5518 ' '
E-Mail: fraser~rkyrTttnt)i.-corn~ d'
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TOwN OF FRASER:.' :
. "IcebOx. of the Natioll" " '
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, To: ,Zoning'BOard of 1;\fij~tment. ' , ::; > "~\" ':~ ,;" .>'.:, .
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'. . '. .::' Date: ' , ' '. AUgUst 15, 2000 ',~. ,,: '; .; ..:...: , : ":.,' ". '" : :r~' i. f. ' . ":< ,.' .', ;. ',: <;; <r ,~~':~~~H:.; .
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" " SubJect:.,",; ..,FoxRun',," ""'~".'.<" ..'..n....: . " ..J........:_:,..".,. '~'. ...."..l.~.,~,~". ori,';;,~i"
:~';, ',,'.<: . ,~. ' . ::~.... :.". ~ ....>~"t~:~ ;:'~{)~;:\:i:ht:r;~ '" <~ ':' ""..>, ..:'~?::x~r~t/'~"::f~~~':'~,:" .:', " ');i~~,~ ,',,' .1,{.,: ~
." - ", Request~.' " 'PreliiDii1ary.qd FmaI'PlatAPproval ,". ~.,. "f.'."...,':,'~':,~l:,'..,..' ". '," .....".~, ,~;.~p'
:'.~ 'f. .: ~ '.. A "1:~':"'~ " 0" . M. ',.'t..,.",. (,.= :' I~ . . ~ t.- ...:.~~': ~.t:7 .~:~~~~'::'" ~.,.", . .' 'l. ':,' :~' .~~.::W. '-:J:-,."I.~.I,'1';"
:: ,'.,~ PP~~J . 'C- ~~ ~lD,lty Q;o~~gAu~~t:ity.. . .' ", ':'~:"'.~;, ,,,"'i <'~'.<..', ',; /.....;, (:'!<'..~l ,/
. .' , .' Location:':'" "CR 8 'wfof'Wapiti Dtive" .~", '" -'. > .:':':......:' .~- ". , " . ~.: '.',..~'\. ~.~.\.e~..::C(
, . '. ':",.ZP~:~.:"'~:'!R:\'::;:;,;~;bi;1;;~;;~: :\: '.: ,-"N~~::;~~)F:;: ,f ':" .' ~ .' ';~~':11'~;T~J~t:
,..' . ", ;. The"Qrand'Coqntv~aoti&i,tf .Authoritv'is 'ra sm' cO ,.tiJjction bf If64 unit affoidablct:'V1~:-':"Y-1~:~~,~~~i"!t.
. ".' ;." g.,. ..1. P P'>."g .~. ~,. ..,.,.. ,.........,.'.- ';1""'" .',
:. '; '.:' ".' '~ousin~ project on: ~ 5.~:5 ~~e,p'i~~Y:l~~e4 ~~iig,.~ ~~~id~ of .Cow,,~ '~o#tf~1.:.,~"~\;-~ .' . :'~~~0~~r
, ,I' eaStofWapitiDrive' ", :".:,":',':'.!. ' . .;,. '.:.:' h...;~-'" :.. ".' ~ ." ',;(.-\;:,~,::,,:~,~-L~~f,:::.-:~;""
. '.: '.':', ':"~.:.' ,,> :.?" ..~' .../, ',:'4.'~:,i~":,: :.' .:'...~.~'~'~;~);X>~:, ::"r::~. ',', '" ..~, .:>'''~~~/l~f~;~~~~~i~ft~~:~,:
. : ,', A .variance is requ~te~' ~or: a t~~~o~. in -the rninimluilJ)ar~g' i~u~e~enis' ~om:,13ft~"~~ :~~' ;~~~{~ :~'l :~.:
. 1~5,p~king ,spa~~ . ApP~9~~ :.~~ '~eiD.g so~ght ~~r.'P!e~arr. plat ~~, ~al p}~t. ':-::/~'~:~i}i :/~..~,;;:~j:/ '
. ~nCUf;[~n~y~.:.~e ~e van~~ ~ ~e s~c sqbJect..for.Board of ~dJustIlient, ' ::>", ~\;:/:~ :~ ;; ~1':~i?: . ,
, consideration, and the plats. for th~APlanning Commission, bo~,reports are ~nsoudaf.ed "~ii,:r;:1!;;;.<.<,..:,
to .provide a broader perspectiVe.:: . ,,' , '. . '.: ./.::: ',~.~' ..<?,~f;:~~i,~,i ':.,).
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Attached is 'a cover .1etterfr~rij the' c9.ilsultants, Tuttle Applegate' dated August '4, .2Q09'" :.. 1'.:: .::', .: :. . ," ." ,
that provides a 'good overView' of the' site conditions and proposed project. Also included "~,, ~::. .:.: ~ ": .
are copies of a SwDmarY letter relative to the variance, a traffic assessment conducted by , " .",:'.. ' .'
PBS&J,' and a drainage report and plan. . ,. '.
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MemorfmduTfJ
Variance
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The' au~ority is. r~uesting a ~arian~ for a reductioniIi the minimum parking'
requirements from 132 to 105 spaces. Included is a letter dated July 27 outlining the
requ~st from tbe, appliqmts. '.
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Fox Run Apartments
August 15, 2000
Page 2
The Board of Adjustment reviews criteria as established by the Zoning Ordinance for
variances and approves or denies pursuant to specific findings relative to the request
(rather than via some sort of mystic revealation). The Zoning Ordinance establishes the
criteria for a variance as follows:
The Zoning Ordinance establishes the criteria for a variance as follows:
1.
That satisfactory proof has been presented to the Board of Adjustment
showing that the present or proposed situation of a requested building,
structure, or use is reasonably necessary for the convenience or welfare of the
public.
That the variance which is requested would not authorize any use other than
uses enumerated as a use by right of the district.
That an unnecessary hardship to the owner would be shown to occur if the
provisions of the Zoning Ordinance were literally followed.
That the circumstances found to constitute a hardship either were not created
by the owner, or were in existence at the time of passage of the Zoning
Ordinance, and cannot be reasonably corrected.
That the variance would not injure the value, use, or prevent the proper access
of lighted air to the adjacent properties.
That the variance would not be out of harmony with the intent and purpose of
the Zoning Ordinance.
2.
3.
4.
5.
6.
A parking variance would not be necessary if fewer units were proposed for the site. The
housing authority, however, has considered this and indicated that the project would not
be feasible. This site does present design constraints such as topography, wetlands, and
snow management (which cannot impinge upon wetlands). The applicants have noted
the reduced parking provisions for Wapiti Meadows. This project does provide a
reasonable comparison for the proposed project. The Applicants will be present to
discuss the project and variance in light of the six criteria noted above.
Town codes require that the development provide 2 parking spaces for each 1 or 2
bedroom unit, and 3 spaces for each 3 bedroom unit. Four 3 bedroom units are proposed,
the remainder being 1 and 2 bedroom units.
The final plat approval (planning Commission) is contingent on the variance approval.
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Fox Run Apartments
August 15,2000
Page 3
Site Issues
As noted above, the site topography and wetlands pose design challenges to the
development. Very minimal disturbance of the wetlands is proposed (only at the access).
The site engineering has been designed to address the grade via some retaining walls and
careful location of the street.
Enclosed is a traffic study. Traffic generation has been a controversial issue related to
this development. The County has requested a deceleration lane along CR 8, the primary
access to the site. The second access to the site would be provided off Wapiti. This
access is currently proposed to be a gated emergency access only. Staff prefers a full
access at both CR 8 and Wapiti. Gated access poses challenges with snow management,
emergency access, and community connectivity. We would recommend that the access
not be gated.
Land Use
The plan provides for one private drive that runs through the site providing access to
seven buildings along with associated parking, laundries, office, etc.
The plan complies with the 55% open space requirement and includes aspen and
lodgepole pine landscape improvements.
The Planning Commission should consider whether the plan complies with the landscape
islands requirements. In consideration of the site design, and snow storage plan, staff
feels that it appears to comply with the intent of this provision.
The applicant must address trash areas-how will trash be collected?
The architectural design submittals indicate vinyl siding and fiberglass composition
shingles on the one and two story buildings. The one story buildings accommodate
handicap accessible units. Fraser regulations provide that "building materials and colors
should be predominately natural." Perhaps this will be addressed via building colors.
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Fox Run Apartments
August 15, 2000
Page 4
Engineering
The engineering aspect of this project review includes two components, civil engineering
(site design) and utility engineering (water and sewer).
The town water system operator / sanitary district operator and our water and sanitary
engineers have been reviewing the submittals. I will have a report from the engineers at
the meeting. Generally, the plans are complete and well designed. There are some
refinements/clarifications that will need to be addressed. For example, we need to clarify
that no stormwater will be piped into the sanitary system, the height and location of fire
hydrants must be clarified (also a fire district issue), and we may need some refinements
to pipe sizing.
Likewise, the Town Engineer has the submittals and is reviewing them in detail. The
Town Engineer (and town staff) have had prior meetings with the consultants and I
expect the significant issues to be addressed. Some refinements may be necessary, such
as addressing a conflict between snow storage and hydrant locations (two minor
conflicts), retaining wall detail submittals, and submittal of additional topographic detail.
We have discussed drainage plans recently, and I would point out that the proposed
drainage plan is very thorough (unlike other recent project submittals). Additional
erosion control measures should be in place as the site work is proposed for this fall, yet
building construction would commence in the spring. The town has installed (on other
sites) a haybale/silt fence detail that is very effective. The erosion control plan includes a
tracking control detail that is appreciated by staff. This detail, often overlooked, helps
prevent construction operations from tracking mud onto the streets (a common problem).
Due to the proximity of the stormwater release to the wetlands, consideration of an
oil/sand separator should be provided. Additionally, we need to clarify a potential
conflict between the grades of the detention area and the snow storage area in this
location.
Comments
A landscape plan is included. Plantings are composed of both aspen and lodgepole pines.
We should discuss the landscape island requirements of town codes, the intent seems to
be addressed. Additionally, we would recommend additional plantings along CR 8. This
would help with wetland preservation and would be more consistent with the character of
development along the CR 8 corridor. The plans should also indicate the proposed
revegetation plan (recommend native plantings).
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Fox Run Apartments
August 15, 2000
Page 5
The plat includes a minor typo referencing the town board in the planning commission
certificate. This shall be corrected prior to signatures.
Recommendation
Overall, the applicants have provided a thorough submittal that provides a functional site
design for a difficult site. The Zoning Board of Adjustment consideration of the parking
variance is pIimary. This consideration will impact Planning Commission consideration
of the site plan. There are engineering issues that require some refinement, however,
these cOuld be accommodated by a conditional approval.
The Zoning Board of Adjustment and Planning Commission should be prepared to hear
public comment at the public hearings.
ZONING BOARD OF ADJUSTMENT
Should the Zoning Board of Adjustment seek to make a motion for approval of the
parking variance, the following is a suggested motion:
I move that we make the following findings relative to the variance request for Fox
Run:
1. That satisfactory proof has been presented to the Board of Adjustment
showing that the present or proposed situation of a requested building,
structure, or use is reasonably necessary for the convenience or welfare of
the public.
2. That the variance which is requested would not authorize any use other than
uses enumerated as a use by right of the district.
3. That an unnecessary hardship to the owner would be shown to occur if the
provisions of the Zoning Ordinance were literally followed.
4. That the circumstances found to constitute a hardship either were not
created by the owner, or were in existence at the time of passage of the
Zoning Ordinance, and cannot be reasonably corrected.
5. That the variance would not injure the value, use, or prevent the proper
access of lighted air to the adjacent properties.
6. That the variance would not be out of harmony with the intent and purpose
of the Zoning Ordinance.
I further move that we approve the parking variance request.
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Fox Run Apartments
August 15, 2000
Page 6
PLANNING COMMISSION
A number of issues are addressed in the report above that mayor may not require
conditions. Some may not be appropriate given the nature of the project, it's primary
goal being affordable housing, an important goal for the valley. Should the Planning
Commission feel that the final plat merits approval (subject to ZBA action), the following
is a suggested motion:
I move that we recommend approval oj the prelimi1Ul1Y and jinol plats Jor Fox Run
Apartments subject to the following conditions:
1.
Compliance with the requirements of the Town Engineer and
Water/Sanitary Engineers.
Provision of trash enclosures.
Provision of additionollandscaping along the north side of the access drive
ofJ CR 8.
Address architectural materials and colors?
FuU access drive/entrance ofJWapiti?
2.
3.
4.
5.
EAST GRAND COUNTY FIRE PROTECTION DISTRICT NO.4
P.O. Box 2967. Winter Park, Colorado 80482
. (970) 726-5824 · Fax (970) 726-5938
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Date: August 17, 2000
To: leffDurbin. Town of Fraser Planning Director
From: Todd Holzwarth, Chief
Subject: Fox Run Apartments
Dear left:
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Thank you for the opportunity to co~ on the Fox Run Apartments:. My comments
will concern acCess, water sUpplies, utilities, and wjI~. "
Roadways should be a miuiwwu Of2~. f'eetWi,de, bard, all-weather driving surfaces
capable of supporting 64.000 LBS '~ks.', No grades should be more than 7 %. Ally bridges or
culverts should have driving.smfaces at least 24 ,ft. wide and able to support 64,000 LBS vehicles.
All roads, intersections, and buildings should be provided ,with dearly visible, legible ,
reflectorized sigoase. The additional entran~ ~drWapiti Dr. should not have a.iy gates installed
without prior design approval by the Fire Disiri~ Building A also ended up ~ abnost 200
feet to the laSt unit instead of ISO feet ftom .FR DistriCt~. Please reconsitfa: this. The
entrance onto County Road 8 is also of concern ~ in at the bottom of a steep gt3de. I do not
believe the sight lines are sufficient withouim~caii9DB to CR 8 and any vehicle having to stop
before turning loft after coming down the bill Would be hard to miss.
Water supplies ~eeded for firefighting in this developinent would be a minimum of2S00
gallons per minute. By installing approved fire sprinkler, and alarm. systems in aU of these
structures any large'life or property loss would be avoided and would allow the best use of the
available water supplies. The proposed locations for fire hydrants appear adequate.
Careful consideration should be given to the location of all utilities to avoid interference
with fire department operations. Any above ground wires. meters, transformers, and gas piping
all need to be carefully located to avoid damage from ice, snow. and vehicles.
Wildfire potential for this site is low, however there are wooded areas and a drainage that
could funnel fire up to the development For this reaso~ a clear area 30 feet wide should be
maintained around all buildings or a combination of sidewalks, driveways, and inigated areas
used to maintain an adequate defensible space. Any trees should be planted so that all crowns
have at least 10ft. of separation.
Todd Holzwarth, EGFPD#4
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TultleApplegate , Inc.
Consultants for Land, Mineral and 'Water
July 27,2000
Mr. Jeff Durbin
Community Development Director
Town of Fraser
P.O. Box 120
Fraser, Colorado 80442
, Re: ParkingYariance..... Fox Run ApartmentS .
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Dear Jeff:
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It was, a pleasure spe8king with you the other'day. Thank you for the informati~n regarditlg the: ',' ::;' ':,' ;::~;'~
public hearing process. ' ',: " , i ',., . ',,>
'"
J am writing to you regarding the Fox Run Apartments, which are to be b~t on ~ parce\ 'Of hind ;. ,,:.':,
located to the south ofColmty Road 8 and north of Wapiti Drive, in the.northeast part of Fraser.. " >":~:"~,
This is an affordable housing developmep,t, sponsored by the Grand Co~ty Housing Authority;.~, ,'",-,,:'. "',
consisting of a total of 64 tWo-story town-homes, ,and one-story handicap-accessible units on a.:'::..', . ;.' ..,." '
. 5.65 acre parcel. ' ..
The property includes a number of physical constraints that make it very difficult to, : ,".,
accommodate the number of dwellings necessary for the project to be viable, as,well as all the'
, appurtenant facilities and areas (maximum allowable development grades, handicap access,
parking, emergency vehicle access,' storm water detention facility,' building' setbacks, snow
storage areas, open space, etc.) required by the Zoning Ordinance and Subdivision Regulations~'
In preparing the proposed development plan for the site, we have endeavored to strike an
equitable and functional balance amongst all the various requirements. We have been able to
comply with the vast majority of the development requirements, however, we have found it
impracticable to provide the number of parking stalls required by the Zoning Ordinance.
Accordingly, we are hereby requesting a variance to the Town of Fraser Zoning Ordinance
regarding the number of parking stalls to be provided as part of this project.
The property is roughly wedge-shaped, being approximately 980 feet long (east to west) and
varying in width from approximately 370 feet at the west end to only 58 feet at the east end. The
elevation change across the site from north to south is approximately 60 feet, and site grades
vary from approximately 12.5% to approximately 33%, with the average grade being between
11990 Grant St. · Suite 304 · Denver. CO 80233
(303) 452-6611 · Fax (303) 452-2759
5441 Boeing Drive · Suite 200 · Loveland. CO 80538-8855
(970) 461-9884. Fax (970) 613-1177
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Mr. Jeff Durbin
July 27. 2000
Page2of3
18% and 22%. Our challenge has been to superimpose acceptable development grades of only
0% to 7% on these much steeper natural grades, and make everything fit.
The grade discrepancy alone is a significant obstacle to development. 'The challenge is further
compounded by the impact of the other site constraints, as described briefly below:
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. The nominal area of the site (approximately 5.65 acres) is effectively reduced by 1.2 acres'
(approximately 21% of the site) by the presence of wetlands and the inaccessible areas
beyond, leaving less than 4.5 acres for siting of the required improvements;
. The Zoning Ordinance requires, thl:lt' housing developments such as this provide a minimum
of 55% of the site area (approxinl.ately 3.1 a9I'es) as open space, exclusive of parking and,
circulation areas; . ", , .' ." .:
. The maximum a1lo~able (oad grade of 7% necessitates more th811860 feet of road to traverse. ',' . "
a site' only 400 feet wide; .' ' ' ", '.', ' ' ,,-,
-The switchbacks in the road are required to have an out-to-out dime~ion ofapptoximately '.:> ,::>"
125 feet. (ovet which distance the existiIig ground rises or falls somewhere between 19 and :0:,. . ',;.:'
28 feet); " ' . . " . ,',;' : ,
'. The, snow 'storage regtuationsrequire 'that approximately.20,QOO square feet (approximately.:,'., .:,'~c~: '::
10% of the total area of the site) be set aside for this purpose, none of which can be withi:t1 ' ~' ,- '~"" .
l .' '. . ~ '. ~.")
, the ~et1ands; ", " '," .' "..' : .;" '. ": ::' '
. Storm, water management regulations 'require that facilities be provided, ,to 'detai:ll.,~>.:-:. >:':
approximately 15,000 cubic feet of runofr, consuriring' a further area of approximately 5~0Q9', ',":.' "'::,> :' ," .
square feet; , '" ". ::.:,'"
. '. j.:
. 0" ....
The Zoning Ordinance would require that a total of 132 parking stalls be' provided for a.' ".... .,..
development with the number and configuration of dwellings proposed 'for this project.' We have:;. :,': ":':". .
investigated the parking provided for other comparable developments in the Town of Fraser, and :"" "~; . '
have foUnd that lesser parking ratios have been approved and implemented., For example, we " .'
, understand that the Wapiti Meadows development (also an affordable housing complex) has a:, ....
parking ratio of approximately 1 stall per 1.3 bedrooms, and that this quantity of parkID.g has, '
proved to be more than adequate.
The parking provided as part of the proposed development plan attached hereto includes a total
of 105 stalls, of which 82 are standard stalls (10' x 20') and 23 are handicap-accessible stalls
(14' x 20'). The total provided represents one stall per 1.12 bedrooms, or 1.64 stalls per
dwelling unit, and is equivalent to approximately 80% of the total that would be required under
the Zoning Ordinance. The number of handicap-accessible stalls exceeds the number of
handicap-accessible dwellings by five, with the excess stalls being predominantly located in the
vicinity of the service amenities (laundry, office, maintenance) near the main entrance to the
project.
.
Weare confident that the parking proposed in this site plan will be adequate to serve the needs of
the development, and that the site conditions preclude strict compliance with the requirements of
.
'.
.
'-
Mr. Jeff Durbin
July 27, 2000 '
Page 3 of3
the Zoning Ordinance. Therefore, we respectfully request favorable consideration of the
proposal and approval of a variance to allow development of the, site as proposed. If you have
any questions or. comments regarding this request or the proposed development plan, please do
not hesitate to contact us. . . '
Yours truly,
TuttleApplegate~lnc.
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, TullleApplegate,lnc.
Consultants for Land, Mineral and Water
August 4, 20.0.0.
Town of Fraser
P.O. Box 120.
Fraser, CO 80.442
Attention: Mr. Jeff Durbin
Planning Director
RE: Fox Run ApartJDents
, Dear Mr. Durbin:
.'
..
Please fuld enclosed, for revibw' ~d appfQv8I~ an application for. pe'rmisaion to' pro~ee(f ~t1i :-',:<,.:' .:::,'.
develoPment of the a~ve referenced project. this submi~.is made on behalf of the Grand 'C9$16r:." =-; .~,:.
Housing Authority. ' This is a combiriedapplicatiQn,'addreSsmg the'requjremerits of both..the:-....; ....:.'
Preliminary,an4 Final Plat The ~oc~en~iion enclosed~ereW:ith const.itutes a:preli~ina.rY subint~l~~',:;.~'.'.~', ',~'
to facilitate early review of the project:. A final sublnittal;including additional details; will be:mad~ ;;~'.::'.:'. :;
prior to AugUst 16, ,.2000., bt. prepaiation for consideration. by :.thc' ToWn of Fraser ~r~g;< ~:: ::>
. Commissionatitsregulai'meetiitgonAu~~~.~QO?,.~. .', '" ,.: . , '. ',.,.<<<.:: .':~'~.' "
En:~losed herewith.are the' following'docm,nents for review and ~onsideration by th~ ToWn .0fFms'er.'.: ",:. ',: .', ,
. Application Form -Fraser Subdivision Regulations '.
. Legal Description'
. Wetlands and Waters Delineation - Report (Cedar Creek Associates, Inc., 6/20.00)
· Traffic Assessment for Fox Run Affordable Housing - Letter Report (pBS&J, 4/20.0.0.)
· Project Drawings (Tuttle Applegate Inc., 8/20.0.0.)
The site of the proposed development is a parcel of land comprising approximately 5.65 acres,'
located approximately 0..4 miles east of U.S. Highway 40., in the northeast portion of the Town of
Fraser. The site, which is roughly wedge shaped and tapering toward the east, is bounded on the
north by County Road 8 and on the south by Wapiti Drive. The site slopes toward the north at an
average grade of approximately 15%. The elevation change across the site is approximately 70. feet,
from the high point at approximate elevation 8630. near Wapiti Drive to the low point at approximate
elevation 8560. near the northwest comer of the site. A small creek traverses the site from east to
west, located generally along the toe of the County Road 8 fill slope near the north' boundary of the
property. The site also includes approximately 0..61 acres of delineated wetlands, located in an
irregular band straddling the creek channel.
The proposed development of the site consists of affordable housing units and appurtenant
infrastructure. A total of 64 apartment units are proposed, in seven buildings of modular
construction. Twenty-one of the dwellings are designed as single-story, handicap-accessible units,
and the remaining 43 dwellings are designed as two-story townhouse units. The development will
1 1990 Grant SI. · Suite 304 · Denver, CO 80233
(303) 452.6611 · Fax (303) 452-2759
5441 Boeing Drive · Suite 200 · Loveland, CO 80538-8855
(970) 461-9884. Fax (970) 613-1177
.
'.
.
Mr. Jeff Dubin
August 4. 2000
Page 2 of2
also include a management office, a laundry for resident use, and a maintenance office. The
development plan for the site provides for 10S parking stalls, of which 23 will be sized and
designated for handicap use, and the remaining 82 will be standard stalls. Access to the site
dwellings will be via a private road entrance from County Road 8 and a driveway within the site. A
second, emergency access to the site will also be provided from Wapiti Drive, connecting to the
southern end of the internal driveway. The driveway and parking areas within the site will be paved. '
Pedestrian access to, specific dwelling units will be via sidewalks, with appropriate provision for '
handicap access, where necessary. The area of the site covered by buildings and/or pavement
comprises approximately 2.18 acres (39% of the total site area), leaving approximately 3.47 acres
(61% of the total site area) as open space. Encroachment of the development into the delineated
wetlands will be minimal, impacting less than 0.1 acres. '
Utilities serving the site will be extensions of th~ existing public utilities, in the ,vicinity. Potable':.'''
water will be provided via a looped ~ through ,the:site, with tie~~' to the existing main along:: ';.;:
Wapiti Drive. Sanitary sewage will beoollected. and conveyed, yia :abranch~d network ofgraviiy .~,>
mains, to a tie-in at an eximng manhole in ,the ;main.within the County Road 8 pght-of-way., Gas, .: ' "',.'
,telephone and electric pow~ will be ex1:ended to the dwelling~ from existing infraswcttire along':: ..'::, .'
Wapiti Drive. Storm water runoff from the site'wll be directed, via controlled overlandrout~, to'8,:...',.:.' :; ': .
detention basin in the lo~ei', northwestoomer of the site. The' detenfi~tibasin will be sized ,to'::;. '<":. ',';
, temporarily store the excesS, runoff'from the l<x.J-year, design storm, with the rate of Storm water.~(:',': :.'.;':-,
release from the detention basin being regulated Such that it does not excee.d'historic ~tes. Dischqe:; :.;",:. ;' : ".. "
from the detenti~n facility will be direct~ tot~e .existing,creek, as~~~t1y occ~. ' .'" .. : , ~~ '~::~, .,., '.,
. : . . _. . '.. .. . . .. '" ..... . ..' . . ~ . ,.",}o .' ..
The existing open spaces in the northern and eaStern portions ,of the 'site 'will iemaiti in thejr curiCtit,::' :~
~. '. .,', . .
natural condition. Op~ Spaces within the development area of the site will be' landscaped, Upoii, , :',.' :':'
completion of infrastructure installation and building construction, to produce an environmentally' ". . '
responsible finished product that is oompatiblewith the surrounding areas. It is proposed th.at'
vegetation in 'these intra-development areas consist primarily'oflodge pole pine, quaking aspen, and '.'
grasses as recommended by CDOT in their "high altitude seed mix".' . ,
We trust that the enclosed application and supporting documentation will be sufficient' and
satisfactory for your initial review and consideration, as indicated in the introductory comments
above. If you have questions or comments~ please do not hesitate to contact us.
Yours truly,
TuttleApplegate, Inc.
Larry C. Owen, P .E.
Project Manager
cc:
Mr. Jim Sheehan - GCHA
Mr. Dan Casson - Casson Builders
Mr. David Lingle - Aller Lingle Architects
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.
.
.
MEMORANDUM
. t '* I Co...
TO:
Mr. Chuck Reed, Town Manager, City of Fraser
FROM:
Jeff Ream, P .E., PBS&J
DATE:
Thursday, April 27, 2000
RE:
Traffic Assessment for Fox Run Affordable Housing
The pwpose of this memorandum is to document existing traffic volume' and site distance
conditions for the road system in the vicinity of the proposed 64-unit Fox Run Affordable
Housing site. It also documents the trip generation and distribution associated with the
project and assigns trips to each site driveway. This represents a limited scope traffic
assessment as requested by the City.
Project Description
The proposed project is a 64-unit affordable
housing development located south of County
Road 8 east of Wapiti Drive. The units will
be distributed among six buildings, and 132
parking spaces would be provided. Two
driveways would provide access to the site;
one on County Road 8 and one ,on Wapiti
Drive. Each driveway would access three
buildings and 66 parking spaces. One
abandoned outbuilding currently occupies the
site. Figure 1 shows the site vicinity and
Figure 2 shows the project site.
Traffic Volumes
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As per the City's request traffic conditions in Figure 1: sne Vicinity
the vicinity of the site were assessed on a
Saturday to correspond with the peak period of traffic activity in the area. Table 1 shows
the 24-hour and peak hour traffic volumes on County Road 8 and Wapiti Drive in the
vicinity of the project.
Table 1: ExlsUng Traffic Volumes
Weekend Dally Weekend Peak Period
Location Traffic Volume Traffic Volume
County Road 8 595 57
East of Waoiti Drive (9:45 AM - 10:45 AM)
Wapiti Drive 919 81
South of Countv Road 8 (5:15 PM -6:15 PM)
.
Site Distance
.
Existing sight distance conditions were
assessed at the County Road 8/Wapiti
Drive intersection and at each of the
proposed site driveways to determine if
each location met minimum sight distance
requirements. Table 2 shows the available
sight distance in each direction at each
location, and includes the minimum sight
distances required for the posted speed
limit based on the American Association of
State and Highway Transportation Officials
(AASHTO). As the table indicates, the
sight distance to the left at the site
driveway on County Road 8 currently does
not meet minimum requirements. This is a
result of a shrub adjacent to the roadway.
Removal of this foliage would increase the
sight distance to approximately 350 feet,
which would meet minimum requirements
for a 25 mph design speed.
Figure 2: Site Plan
Speed
Location Limit
County Road 8 at 25 mph
Wa iti Drive
County Road 8 at 25 mph
Site Drivewa
Wapiti Drive at 25 mph
Site Drivewa
Trip Generation, Distribution, and Assignment.
Trip generation for the site was derived from Institute of Transportation Engineers (ITE)
Trip Generation Manual, 61h Edition and is presented in Table 3. ITE land use code 210,
Apartment, was selected based on the description of the land use on the site. The table
presents daily and peak hour trip generation for Saturday conditions.
.
.
The trips were distributed to the local road system based on the proposed land use and
observations of the predominant traffic patterns in the area. Observations indicated that
virtually all traffic in the area originates or is destined to the intersection of US 40 and
County Road 8 west of the site, because that route provides the most convenient
connection to the Town of Fraser and the Winter Park Ski Area. As such, all site traffic
was distributed to that route.
Saturday peak hour trips were assigned to the site driveways based on the parking supply
accessed by each. Since each driveway accesses 66 parking spaces, half of the site trips
were assigned to the County Road 8 driveway and half were assigned to the Wapiti Drive
driveway. Table 4 shows the distribution and assignment of trips at each driveway, and at
the County Road 8/Wapiti Drive intersection. The table also includes the Saturday peak
hour background traffic volumes at each location. As the table indicates, traffic volumes
both with and without the project are low.
Table 4: Saturday Peak Hour Trip Assignment for Fox Run Affordable Housing
.
Eastbound Westbound Northbound
Location Trafflc RlahtTum Throuah Left Turn Through Left Tum I RlahtTum
County Road 8 Backaround 0 I 29 0 19 0 0
Driveway Proiect 12 0 0 0 11 0
Total 12 29 0 19 11 0
Eastbound Westbound Southbound
Location Traffic Left Turn Throuah Rlaht Turn Throuah Left Tum Rlaht Tum
Wapiti Drive Backaround 0 20 0 19 0 0
Driveway ProJect 12 0 0 0 0 10
Total 12 20 0 19 0 10
Eastbound Westbound Northbound
location Trafflc Rlaht Tum Through Left Tum Through Left Tum Rlaht Tum
County Road 8 at Backaround 0 29 0 19 35 4
Wapiti DrIve Proi8ct 12 12 0 12 12 0
Intersection Total 12 41 0 31 47 4
Conclusions and Recommendations
Based on this limited scope analysis, the proposed Fox Run Affordable Housing project is
not anticipated to have significant impact on the road system in the vicinity of the site
because both background and project traffic volumes are low. Traffic conditions were
assessed on a Saturday because that day represents peak activity in the project vicinity.
.
The existing sight distance to the west (left) at the proposed County Road 8 sight
driveway does not meet minimum sight distance requirements due to a shrub adjacent to
the road west of the site. Removal of the foliage would increase sight distance to beyond
minimum standards.
.
.
.
TOWN OF FRASER
"Icebox of the Nation"
P.O. Box 120/153 Fraser Avenue
Fraser, Colorado 80442
(970) 726-5491
FAX Line: (970) 726-5518
E-Mail: fraser@rkymtnhi.com
Memorandum
To:
From:
Date:
Subject:
Planning Commission
Jeffrey L. Durbin, AICP
August 15, 2000
Broken Wagon Wheel Amended Final Plat
Request:
Applicant:
Location:
Amended Final Plat
CB Jensen and AJ Jensen
Lots 1 and 2 of Broken Wagon Wheel Estates
(Wapiti Dr at CR 8)
R-2
Zoning:
The applicants are requesting approval of an amended final plat to accomplish a minor
relocation of the lot line separating lots 1 and 2 of Broken Wagon Wheel Estates.
The Zoning Board of Adjustment approved a setback variance to allow construction of a
garage for each lot joined with a party wall on the lot line. Aesthetically, this would
provide the appearance of one structure with a common roof design joining the two
garages.
The Zoning Board of Adjustment included a condition that a plat note be included stating
that the garage exterior appearance will always remain to look like a single structure.
~ -A-n&::i/b;;::;
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.
.
.
FRASER PLANNING COMMISSION
JULY 26, 2000
The regular meeting was called to order at 7:30 p.m. Commission present were
Chairperson Coulson, Sumrall, Manly, Shapiro and Brodie. Staff present were Durbin
and Winter.
Shapiro made a motion to approve the minutes of the 6128/2000 meeting, 2nd Manly,
carried.
ACTION ITEM
TAYLOR I MINOR SUBDIVISION FINAL PLAT
Durbin presented the Taylor Final Plat. The property is being subdivided due to
financing requirements of the Bank. The subdivision will result in two variances that will
need to be granted by the Board of Adjustments. Brodie made a motion to continue the
plat to the Aug. 23rd meeting after the Board of Adjustment hearing, 2nd Shapiro, carried.
DISCUSSION ITEMS
Durbin and the Commission discussed the development permit design standards and
suggested changes that would make the process better. Durbin will bring some changes
back to the board to review.
Commission discussed Business District Zoning and a desire to master plan the area from
the Visitors Center to Eastom Ave. East of Highway 40.
No further business, meeting adjourned at 9:00 p.m.
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LEGENDl
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PARK'NG ,NfORMA,.'ON
NO. Of D'N[lUNG UN\1S
NO. Of B[DROOMS
NO. Of \-\I\ND\CI\P I\CC[SS\Bl[ UN\1S
pI\R\<\NG R[QU\R[D p[R ION\NG ORD\NI\NC[
_S1I\NOI\RD S11\llS \'\0' y.. 20')
_\-\I\ND\CI\P S11\llS \ '\ 4' y.. 20')
pI\R\<\NG PRO\}\D[D
_ S1 I\NDI\RD S11\llS \,\0' y.. 20')
_\-\I\ND\CI\P S11\llS \,\4' y.. 20')
E){IS1ING CON10IJRS
_ PROPER\'< L\NE
SIJILO\NG sEtSf>.CI<
E){IS1ING CIJL'IIER1
_ REt f>.\NING Wf>.ll W111-\ 1-\E\G1-\1
----
64
, '8
'8
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:',. BOONDMY. tINES . . . . . WERE ESrA8USttED FROM RECOVEREO PUBLIC
~ 'AWO PtlWAl( sURVEYOR MONUNENTS WHOSE
CHARACTER AND. SOURCE ARE SO NOTED ON
THE' .~'.
;' ~.:tEGAL 'f)ES~N. . . . fROU ~ATION SUPPUED BY ClIENT.
- .' USUAlLY A 11Tt.E POlICY OR TfTLE REPORT.
nu. ~ ',': . . . .'ftCOft rm..e: ~ CQWPANY
. . . ~ . /. OROlR No. 1-1202&'
, .,' . '. ' . .' EFrECTlVE bATE .~\JCUST ~, 1994
.~. ',,' .' {I) fNOlCAltS REPORT EXCEPTtON No. AS
. ;' NON-PlOTTNU .fA9E).tENTS. THIS REPORT MAY
. . ':"" " . :',' <' _ COVE~ " ~~:. PRoP~RTfES lHAH SHOWN HEREON. \
<, .'!ASEMENT ~. .. .PlOTtAa,t EASEMENTS ARt SHOWN FROM THIS
.' OWNER S~IEO tm.E REPORT. NON-PLOTTABLE
,tASEtCN1'S .'. NOTED ON THIS SURVEY AS
,HA'iINC ~f1:SQT or.., BECAUSE OUR SERVICE IS
~"to REPOR11NG ON EASEMENT
lOCA;IONS.' WE S'FRONGl Y RE:COMMEND LEGAL
~' SE- Rtr~ TO REPORT ON 11TLE
PAPtt$ tN THERe 'ENllRETY.
. . '
. . .. . . . . 8AstD ~ MEASURED BEARtNGS AND DISTANCE
AS SHOWN",
" _ "EmCT OF:>,:'. . . .(t) TH~ ('10). (15) THROUGH (16)
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, ' ,NOTE: 'THt$ PlAT DOES NOT CONSTffUTE OR SHOULD NOT BE CONSTRUED TO
. . " BE:,A. TfltE SEARCH. REPORT. OPINK>N OR FlNOlNG BY JIM WARD SURVEYS.
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-',HelicE: ~ to Colorodo low. you MUST commence any legof
'O~tion ,boSed -upon Grey GUtfect. in this survey within three years
. qf~ff you'f~t di$1;~ ~uch defect. In no ~nt. ",oy any legal
, '. oe.t4o'n ~ uQOn any defect in this survey be commenced more than
,: ten'~, from' the ckJ\. 0# eertifiootion shown hereon.
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BROKEN WAGON WHEEL ESTATES
AMENDED FINAL PLAT
BEING A PORTION OF THE NE1 /4NE1 /4 OF SEC. 19
AND THE NW1 /4NW1 /4 OF SEC. 20, T1 S, R75W
OF THE 6TH P.M., TOWN OF FRASER
GRAND COUNTY, COLORADO
GRANO COUNlY RECORD
BOOK 49, PAGE 209 12276
SUSAN PEARL JONES TRUST
GRAND COUNTY RECORDS
BOOK 49. PAGE 209 #22769
CENTERLINE CQU~ ROAD 8 60' R.O.W.
GRAND COUNlY RECORDS
BOOK 49. PAGE 214 #22940
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BOUNOARY UNE BETWEEN
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LESLEY A. McCAllUM
ACCOMMOOATlONS COUNTY ZONE
NE COR 1.4
SEC. 19
589.33'00"E 169.66'
NOO.07' 49"E
30.60'
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64.84 <9 I - - - - - - - - - t 207 WATER- EAsE~ENT REcdRDEa-
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\ lrXGAS X _ _ ~ _ _ _1_ J GRAND COUNTY RECORDS '. elf
\ ~ V/J.LVES x\ I BOOK 49, PAGE 218 [SO' WESTERN SLOPE GAS Co, 1:-
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LOT 13
(RECORD.~S89.53'00..W 345.00')
BAStS OF BEARING SOO 11 '00-[ 1 321 . " r BETWEEN THE NE CORNER AND THE N 1/16TH SECTION 19
PER PTARU'GAN SUDMStON. RECEPTtON No, 125924. GRANO COUNTY. COlORADO
PTARMIGAN
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DEDICATION
KNOW ALL MEN BY THESE PRESENTS; Thdt C.B. Jensen and A.J. Jensen
ore the owners of that Real Property situated in the Town of Fraser, Grand
County, Colorado, morefuUy described os fotfows;
, f.
; "l
Amended Final Plat. Lots 1 and Lots 2, 8~()ken Wogon Wheel
Estates Minor Subdivision
That he hos coused said Real Property to be laid out and survey-ed
as Amended Final Plot, Lots 1 and Lots 2, Broken Wogon Wheel Estates Minor Subdivision.
and does hereby dedicate and set apart 0 I the streets, olteys, and other public
ways and places shown on the occomponyinq plot to the Town of Fraser for the'
use of the public forever. and does hereoy aedicote those portions of said
Real Property which are indicated os easements on the occompanying
plot os easements.
IN WITNES's WHEREOF. C.B. JENSEN HAS CAUSED HIS NAME TO BE HEREUNTO
SUBSCRIBED THIS ____ DAY OF ________ . 19____.
-----------------------------------
C.B. JENSEN
STATE OF COLORADO)
)SS
COUNTY OF GRAND )
The foregoing instrument was acknowledged before me this ____
day of ___________, 19_____ by C.B. Jensen.
Witness my hand and official seol.
My Commission Expires:
~mo~-~~-----------------------
IN WITNESS WHEREOF, A.J. JENSEN HAS CAUSED HIS NAME TO BE HEREUNTO
SUBSCRIBED THIS ____ DAY OF _______ t 19____.
A.J. JENSEN
STATE OF COLORADO)
)SS
COUNTY OF GRAND )
The foregoing instrument was acknowledged before me this ____
day of _________. 19_____ by C.B. Jensen.
Witness my hand and officiaf seal.
My Commission Expires:
i. '
Rotary-P~-----------------------
SURVEYOR'S CERTIFICATE
t. J. D. Ward, a duly registered Land Surveyor in the State of
Colorado, do hereby certify thot this Amended final Plot of Amended
Flnol Plot, Lots 1 and Lots 2, Broken Wogon Wheel Estates Minor
Su bdivision. truly and correctly represents the resufts of a survey
mode by me or under my direction, and thot soid Plot complies
with the requirements of Title 36, Article 51. Colorado Revised
St4)tu~e~__1.973. and thot the monuments. required by soid Statute
and by the Grand County Subdivision Regulations hove been placed
on the ground.
"
--------------.-..----------
J. D. Word, Colorodo P.LS. 11415
CERTIFiCATE FOR APPROVAL BY THE PLANNING COMMISSION
The Planning Commission of the Town of Fraser, Colorado does hereby authorize. and approve
this plot. Approved this___doy of _________. ________.
Planning Commission Chairperson
CERTIFICATE FOR APPROVAL BY THE TOWN BOARD
Approved and 011 pubJic dedications accepted this ____day of __________, ______ by
the Fraser Town Boord. The Town of Fraser does not assume any responsibility for the
~orrectn~ss or accuracy of any information disclosed on this pfot nor any representations of
rnformatlon presented to the Town of Fraser which induced the Town to give this certificate.
Mayor, Town of Fraser
ROCKY MOUNTAIN
dbo JIM
REALTY SURVEYS,
WARD SURVEYS
P.O. BOX 445
KREMMLING, COLORADO
(970) 724-3845
INC.
80459
ASSOCIATED
PLANNING
LAND
SERVICES
BROKEN WAGON WHEEL ESTATES
AMENDED FINAL PLAT
BEING A PORTION OF THE NE1/4NE1/4 OF SEC. 19
AND THE NW1 /4NW1!4 OF SEC. 20. T1 S, R75W
OF THE 6TH P.M., TOWN OF FRASER
GRAND COUNTY, COLORADO
SCALE, SCALE 1 "=30'
BK~59.PP52-54 DRAWN BY: CNt<
DATE~ JULY 17. 2000
REV.CJW
SEe 19 & 20
T1S
R75W
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JOB,111S4OOQ
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