_Exhibit B Article 11_South Ark ODP Amendment_CC_110123_w Appendices.pdf

Planned Development Amendment Narra�ve

In partnership with:

November 1, 2023

TABLE OF CONTENTS

1 - Execu�ve Summary

2- Planning Area En�tlements

3- Zone Districts

4 – Transporta�on Network and Parking

5 – Parks and Open Space

6 – Natural Features

7 – U�li�es and Stormwater Management

8 – Development and Design Standards for the South Ark Neighborhood

9 – Phasing and Implementa�on of South Ark Neighborhood Development

Article 11: The South Ark Neighborhood Amendment to the Vandaveer Ranch Planned Development District Overall Development Plan

1 - Execu�ve Summary In November 2022, the City of Salida kicked off a community master planning process for approximately 100 acres of City-owned land – the majority of which was purchased by the city in 2004 and included in the Vandaveer Ranch Overall Development Plan (planning areas VPA-1, VPA-7, VPA-8, and VPA-9) established in 2006 and updated in 2011. This area is the only remaining City-owned land that is part of the original Vandaveer Ranch purchase – the rest has been sold to private developers. The process included mul�ple stakeholder interviews, an ini�al master plan visioning exercise for the site, a design charrete where community members could create their own site plans, site walking tours, and mul�ple open houses, a project webpage and Facebook page for the community to stay involved.

Over the course of 11 months, the consul�ng team hired by the City with experts in land use, master planning, urban design, architecture, housing, civil engineering, environmental planning, and economic market specialists worked with the community and stakeholders to develop a master plan for the site.

The final master plan aligns with the original intent for the site; however, some modifica�ons to the Vandaveer Ranch Overall Development Plan (ODP) are needed to implement the updated vision. The result is a plan for a future residen�al neighborhood that seeks to serve the local workforce and meet cri�cal affordable housing goals as well as a regional park and South Arkansas River corridor with various natural and recrea�onal ameni�es for Salidans to enjoy for future genera�ons.

This document shall become part of a formal amendment to the Vandaveer Ranch ODP. The South Ark Neighborhood (SAN) Amendment area consists of 93.5 acres of land owned by the City of Salida. The 3.5-acre gravel pit area immediately southwest of the site and the 2-acre parcel the city purchased in 2022 (west of VPA-9) that is not currently annexed into the city are not included in the ODP but are considered in the master plan. The 0.9-acre land swap in VPA-9 (the “V” shaped area) has been included as part of the ODP (see Appendix D: Snyder/Salida Boundary Line Adjustment Plat.) The formerly named “Vandaveer Neighborhood” / VPA-1 is being amended to apply to the “South Ark Neighborhood”/ VPA-1, and VPAs 7, 8, and 9 are being amended to apply to what is referred to in the master plan as “Vandaveer Regional Park”. Descrip�ons of the planning areas are as follows:

• VPA-1 – The goal of the South Ark Neighborhood (SAN) is to include up to 400 residen�al units to serve a range of household incomes, ages/demographics, and housing types in a neighborhood organized around a compact grid of neighborhood streets. A minimum of 75% of all units should be restricted specifically for members of the Chaffee County workforce, and a minimum of 50% of all units should be restricted for members of the Chaffee County workforce at low- to moderate-income levels (refer to 3.3 – Affordable and Workforce Housing). The residen�al neighborhood will also feature a stormwater swale “greenway” and approximately

0.6-acre neighborhood park. The blocks surrounding the neighborhood park also allow up to 25,000 square feet of non-residen�al square footage. This planning area shrank from its original acreage, as informed by 2023 ecological studies (wetland mapping and fluvial hazard mapping) and a robust community engagement and master planning process.

• VPA-7 – The goal of this area is to preserve the ridgeline and adjacent wash for parks and open space. The majority of the Heart of the Rockies Disc Golf Course is situated on VPA-7 and is envisioned to remain; however, some holes may need to be adjusted in the future to accommodate roads and infrastructure. Addi�onal ac�ve and/or passive recrea�on uses may be introduced in the future including, but not limited to formal hiking trails, a mountain bike pump track or other adventure course (climbing/ziplines), a dog park, or other use to be defined as community recrea�on needs emerge. A public restroom and trailhead are also envisioned for this area. This area also includes the Tenassee Ditch which will remain undisturbed.

• VPA-8 – The goal of this area is to preserve the South Arkansas River and surrounding riparian area for open space and as a river sanctuary. The area will provide the river with ample space for natural ecological processes to occur, including room for the river to “breathe” during inevitable future flooding events. This area includes the land north of the river and extending to a 175-foot buffer south from the centerline of the river. This area should include an accessible riverwalk trail with fishing access and sea�ng areas.

• VPA-9 – The goal of this area is to expand ac�ve and passive recrea�on and community gathering opportuni�es for residents of Salida. This area is envisioned to include flexible sports fields, pickleball courts, trails, and an indoor civic/educa�on building of up to 40,000 square feet that could include, but is not limited to: indoor sports courts, weightli�ing room, climbing wall, mul�-use rooms, restrooms, a daycare and/or other educa�onal component, senior center, etc.

This area may be used to accommodate public events such as fes�vals. This area would include parking to accommodate these uses. This area excludes the 2-acre property west of VPA-9 that was purchased by the city in 2022 because it is not currently annexed into the city. When annexa�on occurs, VPA-9 should be updated to include this parcel. The two-acre city-owned parcel on the west side of VPA-9 is intended to be added to the ODP/PD Modifica�on area following annexa�on of the parcel and will be included in VPA-9.

2- Planning Area En�tlements

The following table shall replace the Vandaveer Ranch Planned Development District Overall Development Plan, Ar�cle 3, Sec�on 3.01, Planning Area En�tlements Chart as follows (changes are indicated in red text):

Planning Area En�tlements Chart (as amended for South Ark Neighborhood in 2023):

Planning Areas Zoning Gross Area

Dwelling Units and Commercial Lodging Units*

Non-residen�al** Development Square

Footage

PROPOSED

DEVELOPMENT

Corresponding Zone

District (Acres) (up to and including) (up to and including)

VPA-1 SA-1, SA-2, SA-3, POS

per Ar�cle 11.

South Ark Neighborhood****

32.7 400 25,000

VPA-2 Transi�onal Residen�al

15.6 130 30,000

VPA-3 Mixed Use Village 44.1 180 (includes commercial lodging units)

300,000

VPA-4 Mixed Use Village 21.7 125 (includes commercial lodging units)

100,000

VPA-5 R-3, RMU and C-1 per Ar�cle 10.

Confluent Park***

15 289 125,000

VPA-7 Open Space/Parks 19.4 0 2,500 VPA-8 Open Space/Parks 11.3 0 0 VPA-9 Open Space/Parks 30.1 0 40,000 Total 189.9 1,124 units 622,500 SF

*This represents the total number of units but does not specify if they are single family, atached, or stacked units.

**Non-residen�al square footage includes employment centers, retail, commercial, educa�onal centers, ac�ve and passive recrea�onal uses requiring built facili�es, commercial lodging, services, arts and cultural facili�es, research and development ***See Ar�cle 10, Confluence Park Standards ****See Ar�cle 11, South Ark Neighborhood Standards

Changes from 2011 Vandaveer Ranch ODP En�tlements (as shown in red text above):

• Acreages for VPA-1, VPA-7, VPA-8, and VPA-9 have been recalculated based on the South Ark Neighborhood planning process.

o VPA-1 shrank from 63.4 acres to 32.7 acres.

o VPA-7 grew from 18.0 acres to 19.4 acres.

o VPA-8 shrank from 11.7 acres to 11.3 acres.

o VPA-9 grew from 2.1 acres to 30.1 acres and includes the 0.9-acre land swap the City executed in 2022.

o The total Vandaveer Ranch ODP area shrunk slightly from 191.6 acres to 189.9 acres, due the fact that a survey was conducted that established more accurate acreages.

• Non-residen�al square footage has been recalculated in the following ways:

o VPA-8 shrank from 2,000 SF to 0 SF.

o VPA-9 grew from 500 SF to 40,000 SF to accommodate a poten�al civic/educa�onal center.

3- Zone Districts Sec�on 4.01 Purpose of the Development Zones should be amended as follows:

South Ark Neighborhood. This district is intended to provide an area for residen�al uses that increase the range of housing types and choice of housing styles within the community. Site and dimensional requirements are more flexible than what is allowed under the City’s residen�al zone districts and are designed to promote innova�ve design and a greater choice of housing, promote housing affordability, and diverse home sizes to serve a mix of income levels. The size and loca�on of the South Ark Neighborhood allows individual homes be oriented to take advantage of views and solar access.

Open Space /Parks and Recrea�on. Lands designated as Open Space or Parks and Recrea�on are shown on the zone district map as well as the Open Space, Parks, and Recrea�on Map. These areas make up the proposed “Vandaveer Regional Park” and shall remain as permanent open space and parks unless alterna�ve open space or parks acceptable to the City is subs�tuted. No improvements other than recrea�onal/civic/educa�onal facili�es, trails, roads, and drainage facili�es may be constructed in such open space areas.

Sec�on 4.02.6 Zone Districts Created should be amended as follows:

The following zone districts are hereby created for the South Ark Neighborhood and Vandaveer Regional Park. The land areas are shown on the Vandaveer Planned Development Zone Districts Map Exhibit B.

Three subarea zones are proposed within the South Ark Neighborhood (VPA-1):

• SA-1: South Ark Variable Residen�al – this includes residen�al lots south of the primary east-west “spine” road connec�ng CR107 to CR104. These lots are arranged around common courtyards to preserve views and provide areas for water to naturally drain toward the South Arkansas River from the south. This zone allows for single unit and atached-unit residen�al types at slightly lower densi�es and heights compared to other zone districts. Vehicular access is provided via alleys or shared parking courts.

• SA-2: South Ark Higher-Efficiency Residen�al – this includes residen�al lots along the western and northern edges of VPA-1 as well as the central four blocks. These lots orient onto the public streets or the neighborhood greenway and allow for single unit, atached unit, and small mul�-unit residen�al types at medium densi�es and heights compared to other zone districts.

Vehicular access is provided via alleys.

• SA-3: South Ark Residen�al Mixed-Use Center – This includes the lots and blocks adjacent to the public park and regional park. These lots orient onto the public streets, neighborhood greenway, and the neighborhood park or regional park. Atached, mul�-unit, and commercial/mixed uses are allowed at the highest densi�es and heights compared to other zone districts. Vehicular access is provided via alleys or shared parking courts. Single-unit housing is not allowed in this zone.

3.1 Dimensional Standards

Sec�on 5.03 “Vandaveer Neighborhood [VR-VN]” should be amended as follows:

5.03 South Ark Neighborhood (VPA-1)

Dimensional Standards for the subareas of the South Ark Neighborhood (SA-1, SA-2, and SA-3) are listed in the columns of Sec�on 5.06 Table of Dimensional Standards, which replaced the column of Vandaveer Neighborhood in the original ODP.

The South Ark Neighborhood (VPA-1) zone districts shall replace the Vandaveer Neighborhood (VPA-1) zone district in Sec�on 5.06 of the ODP, along with addi�onal standards, as follows:

DIMENSIONAL

STANDARD

(former) Vandaveer Neighborhood

SA-1 SA-2 SA-3

Minimum Lot Area 3,000 sq. �. per unit – res.

5,000 sq. �. non res.

2,400 sq. �. single family 1,600 sq. �.

atached

2,000 sq. �. single family 1,200 sq. �.

atached

3,200 sq. �.

5,000 non-res sq.�.

Minimum Lot Width 30’ 30’ single family 20’ atached

25’ single family 15’ atached

15’ atached N/A mul�-family/non-residen�al

Minimum Front Setback*

18’ on one side, 5’ on all other sides

15’ 10’ 10’ residen�al 5’ non-residen�al

Minimum Side Setbacks

3’ accessory structure 5’ primary structure

3’ accessory structure 5’ primary structure

3’ accessory structure 5’ primary structure

Minimum Rear Setbacks

5’ 5’ 5’

Maximum Lot Coverage (paved parking and structures)

60% 60% 60% 90%

Maximum Height – single family

35’ 30’, no more than 2-stories

30’, no more than 2-stories

N/A

Maximum Height – mul�-family, non-residen�al, and mixed use

40’, no more than 3 stories

30’, no more than 2-stories

40’, no more than 3 stories

30’, no more than 2 stories fron�ng CR

40’, no more than 3 stories

Maximum Height – accessory buildings

25’ 25’ 25’ 25’

Maximum unit size (above grade)

2,000 sq. �. 2,000 sq. �. 2,000 sq. �.

Minimum Density (Max. lot SF per unit)

4,800 sq. �./unit 4,000 sq. �/unit 3,200 sq. �./unit

Maximum Density (Min. lot SF per unit)

1,600 sq. �./unit 1,200 sq. �./unit N/A

*Up to 5-ft. encroachment allowed for covered porches.

3.2 Use Standards

Sec�on 4.03 “Vandaveer Neighborhood” should be amended as follows:

4.03 South Ark Neighborhood

The South Ark Neighborhood subarea zone districts shall be reserved for a mix of residen�al types and sizes. Non-residen�al (commercial/mixed use/public) is allowed in SA-3 only. Single-family detached units are not allowed in SA-3. Short-term rentals shall not be allowed anywhere in the South Ark Neighborhood. All uses must meet parking and other use specific criteria of the Code unless stated otherwise in this PD. The following principal and accessory uses are allowed:

SA-1: South Ark Variable Residen�al

Principal Uses Permited by Right:

• Single-family dwelling units

• Duplex dwelling units

• Residen�al Mul�-Family (3-4 units)

• Atached townhomes with no more than eight (8) units per structure

Accessory Uses Permited with Condi�ons (condi�ons in parentheses):

• Accessory dwelling units (shall comply with ADU dimensional requirements in code requirements and be located behind a principal use)

• Accessory buildings and structures (e.g. garage, shed, art studio, etc.)

• Home occupa�ons (shall occupy no more than 30% of the gross floor area of the residence and have no exterior indica�on of nonresiden�al ac�vity. The business owner or operator must reside within the dwelling unit in which the business is conducted.)

SA-2: South Ark Higher-Efficiency Residen�al

Principal Uses Permited by Right:

• Single-family dwelling units

• Duplex dwelling units

• Residen�al Mul�-Family (3-4 units)

• Atached townhomes with no more than eight (8) units per structure

• Residen�al Mul�-Family (5-19 units)

Accessory Uses Permited with Condi�ons (condi�ons in parentheses):

• Accessory dwelling units (shall comply with ADU dimensional requirements in code requirements and be located behind a principal use)

• Accessory buildings and structures

• Home occupa�ons (shall occupy no more than 30% of the gross floor area of the residence and have no exterior indica�on of nonresiden�al ac�vity. The business owner or operator must reside within the dwelling unit in which the business is conducted.)

SA-3: South Ark Residen�al Mixed Use Center

Principal Uses Permited by Right:

• Duplex dwelling units

• Residen�al Mul�-Family (3-4 units)

• Atached townhomes with no more than eight (8) units per structure

• Residen�al Mul�-Family (5-19 units)

• Residen�al Mul�-Family (20+ units)

• Ea�ng and drinking establishments less than 10,000 SF

• Retail sales and rental establishments less than 10,000 SF

• Daycare facility

Accessory Uses Permited with Condi�ons (condi�ons in parentheses):

• Accessory dwelling units (shall comply with ADU dimensional requirements in code requirements and be located behind a principal use)

• Accessory buildings and structures

• Home occupa�ons (shall occupy no more than 30% of the gross floor area of the residence and have no exterior indica�on of nonresiden�al ac�vity. The business owner or operator must reside within the dwelling unit in which the business is conducted.)

Uses Allowed by Administra�ve Review:

• Public/Ins�tu�onal Uses (transit center, church/religious, clubs, community buildings, government administra�ve facility, group homes, park, public parking facility, recrea�on facility, school)

• Other Commercial Uses (e.g. offices, retail, etc.)

• Sports complexes and ac�ve recrea�onal fields, whether public, semi-public or private which may include related commercial uses, such as snack bars and restroom facili�es, instruc�on, equipment storage and maintenance facili�es, including but not limited to ball fields and courts, playfields and playgrounds.

• Other uses not listed above that are deemed similar by the City Administrator or his/her designee.

POS: Open Space/Parks and Recrea�on – this zone district is intended to prohibit intensive development, to provide open space and civic/educa�onal facili�es (including poten�ally a recrea�on center) and to protect the floodplain and wetlands. Areas designated as either Parks or Open Space sa�sfies the Planned Development District requirement for open space dedica�on. The POS zone district includes three separate planning areas. The allowed uses for those planning areas are listed below and expand upon the uses outlined at Sec�on 4.06 of the ODP:

VPA-1: South Ark Neighborhood

Principal Uses Permited by Right:

• Neighborhood Park with uses that support surrounding residences such as: playground, grilling areas, lawn space, plaza area, shade structure(s), benches, kiosks/signage, etc.

• Neighborhood Greenway designed to support the flow of stormwater through the neighborhood to VPA-9. This area may include passive recrea�on space such as overlooks, small plazas with sea�ng, etc.

• Stormwater/Green Space areas that are intended to be preserved as open space in the short-term but may be converted to street right-of-way in the future if redevelopment occurs to the west along CR 107.

VPA-7: Ridgeline/Wash Area

• Trails, benches, kiosks/signage, disc golf, dog park, other ac�ve outdoor recrea�on, and public restrooms are allowed.

VPA-8: River Corridor

• Trails, benches, kiosks/signage, outdoor educa�on, and fishing are allowed.

VPA-9: Ac�ve Recrea�on Area

Principal Uses Permited by Right:

• Ac�ve or passive recrea�onal areas or facili�es, both public and private, open or covered, (and which may include related recrea�onal ameni�es such as, snack bars and restroom facili�es, band shells, picnic areas, instruc�on, equipment storage and maintenance facili�es), including, but not limited to fishing facili�es, ballfields and courts, play fields and playgrounds, trails, dog park, community supported agriculture, community gardens, passive recrea�onal and Open Space areas.

• A future daycare facility shall also be allowed.

3.3 – Affordable and Workforce Housing This South Ark Neighborhood PD modifica�on shall ensure and require that a minimum of seventy-five percent (75%) of all housing units constructed within the PD modifica�on area be either “affordable workforce housing” or “non-income-based workforce housing,” as defined herein and as further specified below. The addi�onal requirements listed below shall override and supersede the City of Salida’s Inclusionary Housing Ordinance requirements as found within the Salida Municipal Code:

“Chaffee County local workforce” shall be defined as those individuals earning their primary (80% or more) source of income at a business or employer within Chaffee County, as documented with the United States Internal Revenue Service and as further defined and cer�fied by the City Administrator and his/her designee. Individuals over sixty (60) years of age shall be considered part of the Chaffee County local workforce if they have: (1) maintained their sole and primary residence within Chaffee County a minimum of 10 years; or (2) earned 80% or more of their primary source of income at a business or employer within Chaffee County, as documented with the United States Internal Revenue Service, for a minimum of four (4) years over the last ten (10) years; and if they otherwise qualify for the deed-restricted units.

“Affordable workforce housing” is housing that is available and affordable to very low-income, low-income and middle-income households where members of such households are part of the Chaffee County local workforce as defined herein, and further specified immediately below:

o “Affordable workforce housing rental units” shall be defined as permanently deed-restricted residen�al rental units which are affordable to households earning between thirty percent (30%) and one hundred percent (100%) of Area Median Income (AMI) for Chaffee County, as defined annually by the Colorado Housing Finance Authority (CHFA).

o “Affordable workforce housing for-sale units” shall be defined as permanently deed-restricted residen�al for-sale units which are affordable to households earning between sixty percent (60%) and one hundred sixty percent (160%) of Area Median Income (AMI) for Chaffee County, as defined annually by the Colorado Housing Finance Authority (CHFA).

“Non-income-based workforce housing” shall be defined as deed-restricted housing that is available to individuals who are part of the Chaffee County local workforce as defined herein. Such housing shall not be based on income but shall be deed-restricted only for members of the Chaffee County local workforce for a minimum of 5 years from the date of ini�al sale.

Addi�onal Requirements:

o A minimum of fi�y percent (50%) of the total residen�al units within the South Ark Neighborhood PD modifica�on area shall be permanently deed-restricted affordable workforce housing as defined herein and as further specified immediately below:

Of all the affordable workforce housing units, no fewer than forty percent (40%) shall be reserved for affordable workforce housing rental units, and no fewer than forty percent (40%) shall be reserved for affordable workforce housing for-sale units.

A minimum of half of the affordable workforce housing rental units must be deed-restricted affordable to households earning eighty percent (80%) or less of the AMI for Chaffee County, as defined annually by CHFA.

The average of all affordable workforce housing for-sale units must be deed-restricted affordable to households earning one hundred thirty percent (130%) or less of the AMI for Chaffee County, as defined annually by CHFA. Addi�onally, no more than fi�een percent (15%) of affordable workforce housing for-sale units shall be sold at prices affordable to households earning above one hundred forty percent (140%) of the AMI for Chaffee County, as defined annually by CHFA.

o Any residen�al units within the South Ark Neighborhood PD modifica�on area owned by public or non-profit housing en��es, such as the Chaffee Housing Authority or the Chaffee Housing Trust, are exempt from the AMI and deed-restric�on requirements set forth herein, but such residen�al units may count toward the fi�y percent (50%) overall affordable workforce housing units requirement.

o A minimum of twenty-five percent (25%) of total residen�al units within the PD amendment area shall be deed-restricted non-income-based workforce housing as defined herein. Such deed restric�ons on all non-income-based workforce housing shall apply for a minimum of 5 years.

o The deed-restricted affordable workforce housing units and non-income-based workforce housing units in each zone district (and phase) shall be built at substan�ally the same �me as the non-deed-restricted residen�al units.

Cer�ficates of occupancy (COs) shall be given at a maximum of three (3) non-deed-restricted residen�al units for every one (1) deed-restricted unit.

o Short Term Rental Unit(s) shall not be permited anywhere in the South Ark Neighborhood PD modifica�on area.

o Accessory Dwelling Units (ADUs) are encouraged but not required. They are permited on atached and detached single family lots to assist in furthering the goals of serving the affordable and workforce housing needs of the County and City, but do not count towards the residen�al unit maximum or affordable or workforce housing requirements. See maximums ADU allotments further below.

Each of the zone districts include a minimum and maximum number of units allowed as well as a percentage affordable target, as defined in the table below with the goal that the sum of deed-restricted affordable units in total for VPA-1 is at least 50% as defined above.

Residen�al Minimums/Maximums and Affordability Targets

Zone District

Net Area (acres)

Units (min)

Units (max) ADU (max) % of total units affordable target

SA-1 3.9 20 30 10 10%

SA-2 10 140 155 15 55%

SA-3 6.4 190 215 5 55%

TOTAL 20.3 350 400 30 50%

Single-family housing shall be controlled to ensure appropriate densi�es and affordability targets. The maximum percentage of units allowed as single-family detached dwellings shall not exceed 7.5% of the overall units allowed, or 30 total single-family detached dwellings.

4 – Transporta�on Network and Parking

Street Types As shown in the Exhibit C: Transporta�on Network Map, there are 4 typical street types envisioned to be applicable to the South Ark Neighborhood and Vandaveer Regional Park areas which complement design elements of 8.05.4 of the ODP:

• Street Type ‘A’ (80’ R.O.W.) – An east-west “spine road” connec�ng CR107 at the west to CR104 to the east, provides two points of access to the South Ark Neighborhood and Vandaveer Regional Park, while also providing helpful emergency access in the case of a county roadway closure. While this roadway is primarily responsible for east-west circula�on across the site for vehicles, it is s�ll intended to have a slower design speed, with ample tree lawns, and a clear mul�-modal emphasis by way of a well-separated mul�-use path on the south side of the roadway. As shown in the street sec�on below, the street type includes a 38’ roadway (two 11’ travel lanes, along with 8’ parallel parking on each side of the roadway); an 11’ tree lawn (6” curb and 10’-6” parkway) on each side of the roadway; a 6’ sidewalk on the north side of the roadway; a 12’ mul�-use path on the south side of the roadway; and a 1’ buffer from back of sidewalk/mul�-use path to the adjacent property line. Note that depending on parking demand es�mated at �me of development, the spine road could poten�ally eliminate the southern parking lane in some areas (especially where no residences are adjacent to the street) in lieu of more space for landscaping, bicyclists, and pedestrians. Final street sec�on should be determined during final design.

o The full build-out of Street Type ‘A’ will likely be constructed in phases, to help distribute the infrastructure costs to the project over �me. The interim condi�on of the roadway shall be similar to that of Street Type ‘C,’ outlined below, so that access is maintained across the site, and to the recrea�on ameni�es, but at a lesser infrastructure expense.

The interim condi�on of the spine road (similar to that of Street Type ‘C’) shall be constructed to the specifica�on of Street Type ‘A’ as the development advances from one phase into another, or whenever the City deems it to be necessary for the circula�on and safety of the development.

• Street Type ‘B’ (60’ R.O.W.) – The typical street type within the South Ark Neighborhood, Street Type ‘B’ is intended to be a pedestrian-friendly, lower design speed street, with ample tree lawns. As shown in the street sec�on below, the street will include a 34’ roadway (two 9’ travel lanes, along with 8’ parallel parking on each side of the roadway); a 7’ tree lawn (6” curb and 6’- 6” parkway) on each side of the roadway; a 5’ sidewalk on each side of the roadway; and a 1’ buffer from back of sidewalk to the adjacent property line.

o Street Type ‘B2’ (65’ R.O.W.) – A slight varia�on of Street Type ‘B’ that would be applicable only to the north-south street shown on Exhibit C. This varia�on expands the R.O.W. 5’ to the east, in order to facilitate a 10’ mul�-use trail (in lieu of the 5’ sidewalk in the typical Street Type ‘B’ sec�on below) to provide enhanced connec�vity from Street Type ‘A’ up to the pedestrian bridge over the South Arkansas River, and to the trail ameni�es in Vandaveer Regional Park.

• Street Type ‘C’ (60’ – 80’ R.O.W.) – A more rural street type that will serve as a recrea�on access road and as noted above, an interim condi�on for the spine road, un�l the full build-out to Street Type ‘A.’ The street will include a minimum of 11’ wide travel lanes, surfaced with a minimum of four-inch compacted aggregate base with a dust control applica�on; and shoulders that are a minimum of 8’ wide, constructed with a compacted road base.

o The 60’ to 80’ of dedicated R.O.W. is intended to provide flexibility to the City long-term, should there be a desire to build-out the roadway in a manner similar to that of Street Type ‘A’ or ‘B’ in the future.

• Street Type ‘D’ (20’ R.O.W.) – While not technically a “street,” this serves as the typical alley R.O.W. within the South Ark Neighborhood. There shall be a minimum width of 16’ within the center of the R.O.W., and 20’ of width is encouraged adjacent to commercial uses.

Connec�vity to Surrounding Area

• Hwy 50 – Comfortable bicycle and pedestrian connec�ons to/across Hwy 50 will provide cri�cal connec�vity to the South Ark Neighborhood and Vandaveer Regional Park.

o The exis�ng connec�on and pedestrian crossing at Hwy 50 and Milford Street, which connects to the pedestrian bridge at the northwest corner of the Vandaveer Regional Park should be retained and enhanced, if necessary.

o At the northeast corner of Vandaveer Regional Park, there is a 15’ easement providing connec�vity to/from Hwy 50. A trail should be constructed along this easement, along with an addi�onal pedestrian bridge over the South Arkansas River at this loca�on. At Hwy 50, a pedestrian crossing should be implemented - RRFB and/or pedestrian refuge island, similar to the crossing at Hwy 50 and Milford Street – to ensure a safe crossing from this new trail to/from Caldwell Street.

• CR 104 – This is the main exis�ng vehicular access point to Vandaveer Regional Park. It will con�nue to func�on in its current state un�l the development of the adjacent parcels. CR 104 should be upgraded to include pedestrian and bicycle facili�es when adjacent development allows for dedica�on of addi�onal right of way. The u�lity highway crossing installed as part of the South Ark Neighborhood will make the large parcels on both sides of CR 104 more development ready. The challenges to development of these adjacent parcels are en�tlement (annexa�ons or PD amendments are required) and highway access. A traffic signal will likely be required when the 48-acre parcel south of CR 104 develops.

• CR 107 – This is the main vehicular connec�on between the City of Salida and South Ark Neighborhood due to proximity and the exis�ng traffic signal at Highway 50. There are currently no pedestrian or bicycle facili�es, and the addi�on of such is not currently feasible due to right of way constraints. Coopera�on between adjacent private property owners, Tennassee Ditch water users, the City of Salida, and Chaffee County is needed to secure right of way for pedestrian and bicycle facili�es as soon as possible. Un�l then, the exis�ng ped/bike bridge will provide safe access to the South Ark Neighborhood and Vandaveer Regional Park for those who aren’t comfortable using CR 107. Future extension of the river trail between the pedestrian bridge and CR 107 should also enhance connec�vity to/from Highway 50 in this area. In addi�on, the City of Salida and Chaffee County should follow up with SSG Holdings, LLC to the southwest of the site, to facilitate ped and bike access from South Ark Neighborhood to the Methodist Mountain trail system.

Future poten�al transit connec�ons and loca�ons should be explored in the future to provide addi�onal connec�vity and access to the South Ark Neighborhood and Vandaveer Regional Park from Hwy 50.

Es�mated Trip Genera�on

Note the “City Park” is in reference to the small neighborhood park and is intended to serve the directly adjacent residents, who will most likely walk to the park rather than drive. No substantial trips are estimated for this reason.

5 – Parks and Open Space

Note that the original Vandaveer Ranch PD open space requirements were sa�sfied via the inclusion of VPAs 7, 8, and 9 and therefore no addi�onal open space dedica�on or fee in lieus will be required. The Vandaveer Regional Park will be a City-owned and maintained public park of 60.8 Acres, with three dis�nct use zones, as described below. Trails within the site are to be provided by the City – 8’ minimum for paved and 5’ for unpaved – when feasible, and in loca�ons generally aligned with the Exhibit C:

Transporta�on Network Map.

A - Vandaveer Regional Park – River Corridor Area

This 11.3-acre area of open space in VPA-8 within the Vandaveer Regional Park is intended to be one of the most undisturbed and natural open spaces in the area. It should be the backbone of a South Arkansas River sanctuary, in which trees, naturally shi�ing channels, wetlands, beaver ponds, etc. are all preserved, and only supplemented with environmentally sensi�ve trails. This area should remain an area for birding and wildlife habitat and should include opportuni�es for environmental educa�on along the river corridor. Ini�a�ves by local environmental groups for grants to design and build river restora�on projects should be encouraged.

The northeast por�on of this area should leverage the connec�vity opportunity presented by the 15’ north-south easement extending up to Hwy 50. This easement can help to provide north-south bicycle and pedestrian access to the site – extending over the river with a future bike/pedestrian bridge – and should be accompanied by a safe crossing (RRFB and/or pedestrian refuge island) across Hwy 50 to Caldwell Street.

B - Vandaveer Regional Park – Wetlands Area

The approx. 12.7-acre Wetlands Area (as mapped in 2023) in VPA-9 within the Vandaveer Regional Park is intended to be kept natural/undisturbed. This area is dis�nct in that it should include trail connec�vity to the broader Vandaveer Regional Park and the South Ark Neighborhood. However, any disturbance to the exis�ng jurisdic�onal wetlands areas should be carefully considered and studied to minimize any detrimental impacts to the wetland habitats. Any future efforts to relocate/mi�gate exis�ng jurisdic�onal wetlands should be studied prior to implementa�on.

C - Vandaveer Regional Park – Ac�ve Recrea�on Area

The approx. 19.4-acre Ac�ve Recrea�on Area in VPA-9 within the Vandaveer Regional Park is the best opportunity for the City to expand its footprint of City-serving ac�ve recrea�onal opportuni�es and needed community facili�es. Appropriate ac�ve recrea�on and supplementary uses in this area include:

• Flexible fields for recrea�on and fes�vals

• Various sport courts

• Trails

• Small restroom facili�es

• Public parking (to support ac�ve recrea�on uses and trailhead access)

• Addi�onal ac�ve recrea�on uses as iden�fied by the PROST Board and approved by the City

Administrator

• Recrea�on center

• Daycare

• Educa�onal facili�es

• Maintenance facili�es

• Civic facili�es

• Non-profit space

• Dog park (separate from VPA 7)

It is highly recommended that this area consider well irriga�on for maintenance and watering of the flexible field uses.

This area is also allowed to accommodate a future civic/educa�on facility, as outlined in VPA-9 above, of up to 40,000SF. If located in Ac�ve Recrea�on Area, such a building shall be sited in a loca�on that maximizes access to the suppor�ng recrea�on fields/courts, while minimizing the obstruc�on of view corridors.

D - Vandaveer Regional Park – Ridgeline/Wash Area

The 19.4 acre Ridgeline/Wash Area in VPA-7 within the Vandaveer Regional Park currently includes the Heart of the Rockies Disc Golf Course, which is intended to remain as a use in this area (note that some tee boxes/hole loca�ons may need to be moved over �me to facilitate the implementa�on of the South Ark Neighborhood and other uses for the Vandaveer Regional Park, including corresponding infrastructure needs). Uses in this area should leverage the natural topography and mature vegeta�on, while minimizing the disturbance of each. Appropriate uses in this area include:

• Approximately 1-acre dog park, planned to be located under the cotonwood grove, adjacent to the spine road, and associated parking.

• Small picnic area(s)/restrooms

• Maintenance facility

• Disc Golf Course (exis�ng Heart of the Rockies Disc Golf Course)

• Adventure Recrea�on, such as a zipline course, treehouses, etc.

• Trails (walking & biking)

• Pump Track/Bike Park

• Addi�onal ac�ve recrea�on uses as iden�fied by the PROST Board and approved by the City

Administrator

E - Neighborhood Park

The Neighborhood Park within the South Ark Neighborhood/VPA-1 is intended to serve the surrounding neighborhood as a place for formal and informal community gathering among South Ark Neighborhood residents. Accordingly, the park area should include community ameni�es such as sea�ng areas, shared grills, etc. This park area should include opportuni�es for shade and respite from the sun, whether through tree plan�ng and/or a pavilion or shade structure as well as opportuni�es for small neighborhood events.

The construc�on of the park should occur prior to, or concurrently to, the immediate adjacent land uses, so that the park will become an ac�ve gathering space upon its comple�on. The park will be constructed to City Standard by the ver�cal developer of the adjacent land uses (to be determined through a developer’s agreement) but it will be owned and maintained in perpetuity by the City following the comple�on of its corresponding development phase.

F - Stormwater Greenway

As noted in Sec�on 7.2 below, a stormwater swale should be incorporated in the neighborhood greenway to convey storm events from the exis�ng deten�on facility at the northeast corner of the County Road 107 / County Road 108 intersec�on. This stormwater greenway, while serving essen�al stormwater conveyance use, should be designed in a manner that also makes it an amenity to the South Ark Neighborhood. Where possible, a mul�-use path should be incorporated into its design, so that connec�vity across the site is further increased, and pedestrians and cyclists can u�lize this corridor to move east-west across the site from the Vandaveer Regional Park through the South Ark Neighborhood to CR 107. The area should be well-planted with tree and plant species that will not disturb the stormwater conveyance func�ons of the greenway.

G - Stormwater/Green Space A pair of small stormwater/green spaces are located on the western edge of the central part of the South Ark Neighborhood. These green spaces are strategically located to align with the roadways running east-west adjacent to them, to facilitate the poten�al for future roadway connec�ons to CR 107. The need/desire for future connec�ons from the neighborhood to CR107 is currently unknown, so they should be designed in a manner that allows near-term neighborhood use and informal gathering, but would not require extensive demoli�on (i.e., strategically plan�ng any trees so that they would not require removal).

6 – Natural Features

Natural Features There are mul�ple natural features on the site where development opportuni�es are impacted, but natural and ecological opportuni�es are realized. They include:

• South Arkansas River, Floodway, and 100-year Floodplain – The South Arkansas River is a natural amenity that should be celebrated and preserved, including the riparian areas around the waterway. This includes the Floodway and 100-year Floodplain, which have been le� primarily untouched. A 175-foot buffer from the centerline of the river shall be protected from any ver�cal or horizontal development impacts, except the need to install essen�al u�li�es.

• Fluvial Hazard Buffer – this area was mapped in 2020 with the South Arkansas River Stream Health Assessment report. This area indicates erosion-prone land where the South Arkansas River could flood during large events. This mapping should be taken into considera�on for grading of the site to alleviate the major flooding event impacts on developed areas.

• 2023 Wetland Delinea�on – in the spring of 2023, a wetland delinea�on mapping showed wetland species present in these areas. Some areas – including the 2-acre property within the South Ark Neighborhood Plan boundary, but outside the current VPA boundaries – are thought to be poten�ally non-jurisdic�onal (not �ed to the South Arkansas River stream) however this was not determined by the US Corps of Engineers and should be further studied in the future.

They have been preserved in the master plan and planned to be incorporated as open space ameni�es.

• Steep Slopes – these areas include the hillside in the southeast triangle where the Heart of the Rockies disc golf course is located as well as the area within the site that is north of the South Arkansas River. These areas should be kept clear of intensive development but may grow as recrea�on opportuni�es in the future.

• Natural Spring and Ditches – there is a natural spring present in the center of the site that shall be kept as a natural open space amenity. The exis�ng culvert is preserved in its exis�ng loca�on as well. A few irriga�on ditches are also present on the site and have been le� untouched.

7 – U�li�es and Stormwater Management

NOTES:

• Reference the Appendix A - Planning Level Engineering Report for more detailed informa�on on u�li�es.

• A water system update by the city is in progress and may supersede this engineering analysis.

• Legal staff is inves�ga�ng the possibility of installing water main and other u�li�es in the easement containing the pedestrian bridge (labeled “easement” with no other defini�on.)

• All u�lity and stormwater design is subject to final approval of Salida Public Works prior to major subdivision.

7.1 U�li�es

WATER

A 12” water main will need to be brought in for development from Highway 50 via the 60’ easement that connects to the exis�ng pedestrian bridge (between Hampton Inn and Faricy Brothers.) This will require going under the South Arkansas River and will need approval from the USCOE.

A second water main connec�on for redundancy is proposed. Mul�ple op�ons exist for this connec�on (refer to Exhibit D in Appendix A.) This connec�on may be eligible for cost recovery. A pressure reducing valve (PRV) should be installed on the eastern edge of the site prior to development of adjoining eastern proper�es. Water mains shall be installed per City of Salida standards The Paradise Acres mobile home park could also connect to the southeast zone in the future.

SANITARY SEWER

A sanitary sewer main will connect to the city’s trunk line in Highway 50 via CR 104 and be installed per City of Salida standards. Refer to Appendix A for more detailed informa�on.

ELECTRIC, GAS, COMMUNICATION

All other u�li�es shall be provided underground and served from alleys and access easements wherever possible to create separa�on between wet and dry u�li�es, and to keep equipment such as transformers and pedestals out of the streetscape and front yards. Gas service is not required and may be desirable to leave out for energy and cost savings.

7.2 Stormwater Management

Water Quality Capture Volume must be provided for each phase of the development. No addi�onal 25-year deten�on is required for the neighborhood due to the extensive natural deten�on provided by the jurisdic�onal wetlands.

A stormwater swale should be incorporated in the neighborhood greenway to convey storm events from the exis�ng deten�on facility at the northeast corner of the County Road 107 / County Road 108 intersec�on. This deten�on basin, which was dug by Chaffee County staff, should ideally be studied, expanded as deemed appropriate to improve water quality, and maintained, by Chaffee County or the private property owner. Conveyance infrastructure is the only responsibility of South Ark Neighborhood regarding stormwater runoff from above the site. Failure of Chaffee County and/or the private property owner to address water quality could result in illegal discharge of sediment to jurisdic�onal wetlands.

An undersized culvert crossing under CR 107 west of the site should also be addressed prior to development to avoid redirec�ng flows from its 3 square mile tributary area into the South Arkansas Neighborhood. This culvert appears to be a recent installa�on and should be corrected by its installer. It is not the responsibility of the South Arkansas Neighborhood. See the engineering report for greater detail (Stormwater sec�on, Drainage Basin 1).

8 – Development and Design Standards for the South Ark Neighborhood The following sub-area standards shall apply to development in the South Ark Neighborhood and shall replace Sec�on 8.02 Vandaveer Neighborhood District: Development and Design Standards of the Vandaveer Ranch PD as follows: New language is listed in red text (red text) and deleted language is shown crossed-out (strikethrough text). In the event that any of these sub-area standards conflict with the overall standards and guidelines of the Vandaveer Ranch PD, the sub-area standards shall control— especially due to the South Ark Neighborhood’s isola�on from the remainder of the PD area and unique objec�ves.

8.02 South Ark Vandaveer Neighborhood District: Development and Design Standards

8.02.1 Development must be located with the exis�ng topography in mind and shall minimize disrup�on to exis�ng terrain, vegeta�on, drainage paterns, natural slopes and any other dis�nc�ve features.

8.02.2 The design and si�ng of all structures shall protect and preserve wetlands and riparian areas, cri�cal wildlife habitats, natural features and landmarks and shall minimize the visual impact from Highways 50 and CR 107.

8.02.3 Home-based businesses shall only receive delivery of supplies between the hours of 8:00 a.m. and 6:00 p.m.

8.02.3 8.02.4 All permanent buildings shall be set back a minimum of two hundred and fi�y

(250) feet from the edge of the South Arkansas River channel.

8.02.4 8.02.5 All development shall be designed so that for the given loca�on, egress points, grading and other elements of the development could not be reasonably altered to:

• Reduce the number of access points onto a collector or local street.

• Minimize adverse impacts on any exis�ng or planned residen�al uses.

• Improve pedestrian or vehicle safety within the site and exi�ng from it.

• Reduce the visual intrusion of parking areas, screened storage areas and similar accessory areas and structures.

8.02.5 8.02.6 All development shall respect and complement exis�ng development on abu�ng sites. This shall include:

• Provision for consolida�ng access points with abu�ng proper�es through joint access easements or other nego�ated means;

• Provision for making sidewalks, trails and paths con�guous with abu�ng proper�es;

• Compa�ble massing and scale

8.02.6 8.02.7 A variety of housing styles is strongly encouraged; therefore, model types shall vary.

• A variety of roof forms is permited, though low-sloping or “flat” roofs shall be limited to two for every eight structures.

• Natural materials such as wood siding and masonry are encouraged.

• Affordable units shall be designed with the same quality of exterior finishes as market-rate units.

8.02.7 Vehicular access and garages, carports, or other private vehicle storage shall be accessed from an alley or parking court.

• Provide either a building or a landscaped area at least ten (10) feet wide containing dense plan�ng between the front property line of any use and an outdoor parking or service area.

• Surface parking lots are encouraged to use permeable surfaces (gravel, permeable paving, or other permeable surface.)

• No street-facing garages shall be allowed.

8.02.8 Parking Standards

• Commercial uses shall be required to provide a minimum of 1 parking spaces per 1,000 SF of the commercial use.

• Residen�al uses shall be required to provide a minimum of 1 parking space per unit.

8.02.8 Linear width of garage doors shall not exceed forty [40] percent of the linear width of a building’s principal façade when the garage doors are part of the principal façade facing a street.

If the garage is flush with the front façade, a covered porch or eave shall be extended forward from the front wall of the house at least six feet. Side-loaded and detached garages located behind the primary structure are encouraged.

8.02.9 Orient buildings to take best advantage of solar access.

8.02.10 In order to create usable private open spaces for residences in this area, front yards shall be used for outdoor pa�o space or for a landscaped buffer space. It shall not be used for the storage of anything other than pa�o/porch furniture.

8.02.11 Primary building entrances should be oriented towards streets, parks, or pedestrian ways. Any mul�-story building should have one clearly iden�fiable “front door.”

8.02.12 Ensure exterior walls are designed on a pedestrian scale by:

• Fragmen�ng them into smaller or mul�ple structures;

• Providing mature landscaping and manipula�ng the land form;

• Placing wall texture at eye-level;

• Clustering of small scale elements such as planter walls around the primary structure;

• Ensure that the ground floor uses are oriented toward the pedestrian with storefronts

(where applicable), front porches, stoops, or pa�os that open onto the sidewalk as well as other pedestrian oriented spaces;

• Minimize the visual impact of service areas, refuse storage and mechanical/electrical equipment on streets, open space and adjoining…