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HomeMy WebLinkAbout01.0 NarrativeASPEN VALLEY POLO CLUB ASPEN VALLEY POLO CLUB PUD Amendment Narrative November 17, 2017 LAND WEST 345 Colorado Ave. #106 Carbondale, CO 81623 970.379.4155 www.landwestcolorado.com (this page intentionally blank) Aspen Valley Polo Club 2 NARRATIVE — November, 2017 TABLE OF CONTENTS 1. LIST OF APPENDICES 5 2. CONSULTANT TEAM 7 3. OVERVIEW 9 3.1. PURPOSE OF PUD AMENDMENT 9 3.2. SITE BACKGROUND 10 3.2.1. Site Location 10 3.2.2. Prior Approvals 11 3.2.3. PUD Zoning 12 3.2.4. Existing Conditions & Use 13 4. DEMONSTRATION OF SUBMITTAL REQUIREMENTS 17 4.1. TABLE 2: APPLICATION SUBMITTAL MATERIALS 17 5. PROJECT DESCRIPTION 18 5.1. PROPOSED ZONING 18 5.2. ALLOWED LAND USES 19 5.3. LAND USE SUMMARY 19 5.3.1. Table 3: PUD Summary Table 19 5.4. COMMUNITY DESIGN 20 5.5. ZONE DISTRICT 1— PLAN ELEMENTS 21 5.5.1. Horse Barns & Maintenance Barn 21 5.5.2. Polo Fields 22 5.5.3. Clubhouse 22 5.5.4. Cabins 23 5.6. ZONE DISTRICT 2 — PLAN ELEMENTS 23 5.6.1. Residential Neighborhoods 23 5.6.2. Community Center 23 5.6.3. Greenhouse & Gardens 24 5.6.4. Park, Open Space & Trails 24 5.7. AFFORDABLE HOUSING 25 5.8. ACCESS & CIRCULATION 25 5.9. LANDSCAPING 26 5.10. UTILITIES 26 5.11. CONSTRUCTION PHASING PLAN 27 6. IMPACT ANALYSIS 28 6.1. ADJACENT LAND USE 28 6.2. SITE FEATURES 28 6.3. SOIL CHARACTERISTICS 29 6.4. GEOLOGY AND HAZARD 30 6.5. GROUNDWATER AND AQUIFER RECHARGE AREAS 30 6.6. ENVIRONMENTAL IMPACTS 31 6.6.1. Flora and Fauna 31 6.6.2. Designated Environmental Resources 32 6.6.3. Impacts on Wildlife and Domestic Animals 33 6.6.4. Potential Radiation Hazard 35 6.7. NUISANCE 35 Aspen Valley Polo Club 3 NARRATIVE — November, 2017 6.8. HOURS OF OPERATION 36 7. REZONING JUSTIFICATION REPORT 37 7.1. REVIEW CRITERIA 37 8. PUD PLAN 38 8.1. GENERAL DESCRIPTIONS 38 8.2. TECHNICAL DESCRIPTIONS 40 8.3. PUD PLAN MAP 42 8.4. PUD GUIDE 42 9. AMENDMENT JUSTIFICATION REPORT 43 9.1. AMENDMENT DESCRIPTION AND SUPPORTING INFORMATION 43 9.2. LUDC SECTION 6- 203.C. CRITERIA 43 10. RELATIONSHIP TO APPLICABLE LAND USE STANDARDS 44 10.1. GARFIELD COUNTY LUDC: ARTICLE 3 — ZONING 44 10.2. GARFIELD COUNTY LUDC: ARTICLE 7 - STANDARDS 44 10.2.1. Division 1: General Standards 44 10.2.2. Division 2: Resource Protection Standards 46 10.2.3. Division 3: Site Planning 47 11. RELATIONSHIP TO GARFIELD COUNTY COMPREHENSIVE PLAN 48 11.1. FUTURE LAND USE 48 11.2. URBAN GROWTH AREAS AND INTERGOVERNMENTAL COORDINATION 48 11.3. HOUSING 49 11.4. TRANSPORTATION 49 11.5. ECONOMICS, EMPLOYMENT AND TOURISM 49 11.6. RECREATION, OPEN SPACE AND TRAILS 50 11.7. AGRICULTURE 50 11.8. WATER AND SEWER SERVICES 51 11.9. NATURAL RESOURCES 51 11.10. MINERAL EXTRACTION 52 11.11. RENEWABLE ENERGY 52 Aspen Valley Polo Club 4 NARRATIVE — November, 2017 1. LIST OF APPENDICES A Application Form B Evidence of Ownership C Adjacent Property Owners & Mineral Owners/ Lessees D Vicinity Map & Zoning Map E Improvement Survey Plat F Site Plan & Proposed Zone District Map G Engineering Report & Plans H Water Supply & Rights Landscape Plans J Draft Improvements Agreement K Traffic Impact Study & Access Permit Applications L Floodplain Development Permit M PUD Plan Map N PUD Guide O Statement of Authority P Letter of Authorization Aspen Valley Polo Club 5 NARRATIVE — November, 2017 (this page intentionally blank) Aspen Valley Polo Club 6 NARRATIVE — November, 2017 2. CONSULTANT TEAM APPLICANT WATER LAW Aspen Polo Partners, LLP Corona Water Law Contact: Peter Rizzo Contact: Craig Corona 3629 Aiken Ct. 420 East Main Street, Suite 210B Wellington, FL 33414 Aspen, CO 81611 561.777.6448 970.948.6523 LAND PLANNING & LANDSCAPE ARCHITECTURE LANDWEST Colorado, LLC Contact: Jon Fredericks 345 Colorado Ave. #106 Carbondale, CO 81623 970.379.4155 GENERAL COUNSEL Wright Law Aspen, LLP Contact: Gary A. Wright 715 West Main Street, Suite 201 Aspen, CO 81611 970.925.5625 CIVIL ENGINEERING ARCHITECTURE Roaring Fork Engineering Ward and Associates, Inc. Contact: Richard Goulding Contact: Mark Ward 592 Highway 133 3223 Arapahoe Avenue, Suite 220 Carbondale, CO 81623 Boulder, CO 80303 970.340.4130 303.442.1201 TRAFFIC ENGINEERING Fox Tuttle Hernandez Transportation Group Contact: Cassie Slade P.O. Box 19768 Boulder, CO 80308 303.652.3571 SURVEYING True North Colorado, LLC Contact: Rodney Kiser 1118 Bennett Avenue Glenwood Springs, CO 81601 970.945.1105 GENERAL CONTRACTOR Divide Creek Builders Contact: Max Filiss 1531 County Rd. 342 Silt, CO 81652 970.963.3555 Aspen Valley Polo Club 7 NARRATIVE — November, 2017 (this page intentionally blank) Aspen Valley Polo Club 8 NARRATIVE — November, 2017 3. Overview 3.1. Purpose of PUD Amendment The Applicant is seeking a PUD Amendment for the property formerly known as TCI Lane Ranch in eastern Garfield County near Catherine Store. The property is now being referred to as the "Aspen Valley Polo Club PUD". The subject property is 100.44 acres in size, and is currently zoned PUD with an approved PUD Guide and PUD Site Plan. This application seeks to replace the existing PUD Guide and PUD Site Plan with the proposed PUD Plan, including a new PUD Guide and PUD Plan Map. This PUD Amendment as proposed will allow the owners to develop the property with their envisioned land uses and dimensional standards, consistent with the Garfield County Comprehensive Plan. This application provides pertinent information for a PUD Amendment (Substantial Modification) as required by the Garfield County Land Use and Development Code (LUDC) Section 6-301. As proposed, the PUD consists of two distinct Zone Districts. In order to create efficiencies in the review process, County staff has directed the Applicant to also include many of the typical requirements of a Preliminary Plan submittal for the area encompassing Zone District 1. These supplemental submittal materials will allow the County to evaluate the improvements that are planned for Phase 1. This report demonstrates conformance with all applicable submittal requirements, County Codes, Goals and Policies. This PUD Amendment will be the first step in a three-part review process for the subject property, as follows: 1) PUD Amendment — to confirm certain allowed uses and dimensional standards, which will allow the Applicant to commence construction of facilities within Zone District 1 in the early spring of 2018. 2) Preliminary Plan — to obtain approval for subdivision of the property based upon approved allowed uses and dimensional standards. The Preliminary Plan application is intended to be submitted for review in 2018, after approval of the PUD Amendment. 3) Final Plat — to subdivide the property, following the terms and conditions of a Preliminary Plan approval. It is anticipated that Final Plat will occur in 2019. Aspen Valley Polo Club 9 NARRATIVE — November, 2017 3.2. Site Background 3.2.1. Site Location The subject parcel (#2391-311-00-033) encompasses 100.443 acres, and is located south of State Highway 82, approximately1/4 mile east of County Road 100 and Catherine Store. Access to the parcel is from Old Highway 82, which is a frontage road owned and managed by CDOT. There is one existing gravel driveway access to the site, which is located on the northern property boundary connecting to Old Highway 82. The property has no direct connection to any County road. Figure 1: Vicinity Map (full size version located in Appendix D). ASPEN VALItY Polo CLUB PARCEL 100.443 acres 10 Aspen Valley Polo Club NARRATIVE — November, 2017 3.2.2. Prior Approvals The property was the subject of many prior applications and approvals by the County, starting in 2007 with approvals for a Comprehensive Plan Amendment and Sketch Plan. In 2009, the BoCC granted Preliminary Plan and PUD approval, which was followed by the approvals of several minor revisions and Preliminary Plan extensions. The Preliminary Plan has since expired as of September 8, 2017. However, the prior PUD zoning approvals and Floodplain Development Permit remain in effect. Table 1 provides a chronological history of prior actions by the County for the subject property. Table 1. History of Prior County Actions. Type Resolution/ Permit # Date Description Comprehensive Plan Amendment PC -2007-05 7/11/2007 Designation of "Residential High Density" for property. Preliminary Plan/ PUD 2009-71 9/8/2009 Original approval. Preliminary Plan/PUD 2009-81 12/7/2009 Retract and replace Resolution 2009-71 to correct scrivener's error. PUD Amendment Land Use Change Permit PDAA6269 2/9/2010 Administrative approval of text amendment of PUD Guide to allow "greenhouse" as a Use by Right. Floodplain Development Permit Land Use Change Permit FDPA6264 5/21/2010 Administrative approval of development in floodplain. Preliminary Plan Extension 2010-57 7/19/2010 To allow a 1 -year extension until 9/8/2011, with the opportunity to request additional extensions. PUD Amendment 2010-101 12/20/2010 To convert five (5) voluntary employee units to free market units due to market conditions. Preliminary Plan Extension TBD 7/11/11 To allow a 2 -year extension until September 8, 2013. Preliminary Plan Extension 2013-58 9/3/2013 To allow a 2 -year extension until September 8, 2015. Preliminary Plan Extension 2015-49 9/8/2015 To allow a 1 -year extension until September 8, 2016. PUD Guide Correction 2016-37 5/2/2016 To allow for a correction to Resolution 2010-101. Preliminary Plan Extension 2016-59 9/12/2016 To allow a 1 -year extension until September 8, 2017. Preliminary Plan Expiration n/a 9/8/2017 The Preliminary Plan approval has expired. 11 Aspen Valley Polo Club NARRATIVE — November, 2017 3.2.3. PUD Zoning The subject property is currently zoned PUD, with an approved PUD Site Plan and PUD Guide. The current PUD zoning includes the following Zone Districts and associated land uses: Single Family Residential; Duplex Residential; Community Utility; Community Center; Private Common Open Space; and Conservation Easement. Figure 2: Existing Zoning Map (full size version located in Appendix D). ASPEN VALLEY POLO CLUB PARCEL Existing PUD Zone District Public Lands r Residential Suburban Zoning ata SIMP ,egedil. ouGarfield County Land Explorer Aspen Valley Polo Club 12 NARRATIVE—November, 2017 3.2.4. Existing Conditions & Use Prior uses of the property include ranching with irrigated meadows, and residential dwellings (since removed). Three outbuildings currently exist that were at one time associated with typical ranching operations: 1) a log barn; 2) a log shed; and 3) a log cabin (McClure cabin). Figure 3: Log barn. Figure 4: McClure cabin. Aspen Valley Polo Club 13 NARRATIVE—November, 2017 The property also includes a modern greenhouse structure and gardens that were constructed in 2010, and are have been in continuous operation for the past seven years growing organic produce. Figure 5: Greenhouse and gardens. The property is dominated by two primary vegetation communities. Irrigated pasture comprises approximately one-half of the site, while cottonwood galleries dominate the other one-half. The majority of the cottonwood galleries are adjacent to the Roaring Fork River where they are associated with smaller quantities of spruce, ponderosa pine, and juniper. Some of the isolated upland cottonwood galleries are the result of many decades of water diversions to areas that would otherwise be dry. Another notable vegetation community is areas of gambel oak groves. These are limited in area, generally occurring on the northern portion of the property. Figure 6: Cottonwood galleries along Roaring Fork River. Both natural and diverted water courses exist on the property. The property's southern boundary approximates the centerline of the Roaring Fork River, except where adjacent to an isolated parcel of BLM-administered land. Three primary irrigation ditches serve the property including a lateral from the Basin Ditch, the Middle Ditch (aka Blue Creek Ditch), and the Lower Aspen Valley Polo Club 14 NARRATIVE—November, 2017 Ditch. There are also several other lateral ditches existing on the property. Historically, the ditches were used to flood irrigate the pastures on the property. Wetlands have been identified on the southern portion of the property, and a Jurisdictional Determination for 9.4 acres was made by the Army Corp of Engineers (ACoE) on April 20, 2009 (ACoE File No. SPK -2008 -00253 -CW). This determination has since expired (after 5 years). A new wetland delineation was conducted in November of 2017, which resulted in a new total of 7.9 acres of wetlands on the property. This new delineation will be submitted to the ACoE for a jurisdictional determination. The 2017 mapped area of wetlands is shown on the Site Plan in Appendix F. Figure 7: Typical wetland area. The site is fairly level with an overall east -west gradient of 0.8%, and an overall north -south gradient of 1.0%. A portion of this topographical change is located in a bench that bisects the property from east to west through the property's mid-section. The riparian forest adjacent to the river is composed of a series of undulating channels, presumably created as the Roaring Fork River historically migrated from north to south in the area. The property generally drains from northeast to southwest at an overall grade of 1.4%, changing in elevation approximately 43 vertical feet over a distance of 3070 feet. Surrounding land uses are varied, but are primarily rural residential. To the west of the subject property is Blue Creek Ranch PUD, with an overall density of one unit per 1.6 acres, with the development concentrated on 40% of the 81 acres. To the northwest, the Catherine Court property contains 8 dwellings on one acre, primarily consisting of mobile homes. To the north of the Aspen Valley Polo Club PUD is the CDOT Right -of -Way for Old Highway 82, and State Highway 82, respectively. North of the CDOT ROW is a 40 -acre parcel of vacant land that at the Aspen Valley Polo Club 15 NARRATIVE—November, 2017 time of this writing is listed for sale. To the east lies the Waldorf School, with their school building and associated accessory facilities and playfields. The subject property is bordered on the south by both the RFTA ROW with the Rio Grande Trail, and also BLM-administered lands that represent the northern most portion of an area known as The Crown. A high-pressure gas main bisects the property within a 50' easement held by Rocky Mountain Natural Gas Co., Inc. Holy Cross Electric holds a 20' easement into the property from Old Highway 82 to the location of the previously existing residences. Overhead electric lines exist along the northern property boundary, adjacent to Old Highway 82. Centurylink and Comcast provide existing communications service to the property. There are four existing decreed domestic water wells on the property, and raw irrigation water is provided by ditches as previously described. There is one existing access point to the site which is located on the northern property boundary connecting to Old Highway 82 (CDOT). The current access is a gravel driveway, and the property has no direct connection to any County road. Figure 8: Oblique view of property, looking south (image source: Google Earth). Crown Mountain Roaring Fork River Waldorf — - School ASPEN VALLEY _POLO CLUB PARCEL IOC.44.3 acres Blue Creek Ranch Catherine Court Aspen Valley Polo Club 16 NARRATIVE—November, 2017 4. Demonstration of Submittal Requirements The following table demonstrates compliance with the required application submittal materials following Table 6-301 of the LUDC for a Planned Unit Development, and the Garfield County Pre - Application Conference Summary Letter dated 3/19/17 and signed 4/13/17. 4.1. Table 2: Application Submittal Materials Verify Item LUDO SECTION 4-203. Location General Application Materials: 1. Application Form Appendix A 2. Ownership Appendix B 3. Adjacent Property Owners and Mineral Owners and Lessees Appendix C 4. Fees Deposit paid 5. Project Description Page 18, Narrative Vicinity Map Appendix D Improvement Survey Plat Appendix E Site Plan Appendix F Grading and Drainage Plans (Engineering Report & Plans) Appendix G Landscape Plans Appendix I Impact Analysis Page 28, Narrative Rezoning Justification Report Page 37, Narrative Improvements Agreement (Draft) Appendix J Traffic Impact Study & Access Permit Applications Appendix K Water Supply and Distribution Plan (Engineering Report & Plans; Water Rights) Appendix G & H Wastewater Management and System Plan (Engineering Report & Plans) Appendix G Floodplain Analysis (Floodplain Development Permit) Appendix L LUDC SECTION 6-302. PUD Plan: 1. PUD General Descriptions Page 38, Narrative 2. PUD Technical Descriptions Page 40, Narrative 3. PUD Plan Map Appendix M 4. PUD Guide Appendix N Amendment Justification Report Page 43, Narrative OTHER. Statement of Authority Appendix 0 Letter of Authorization Appendix P Aspen Valley Polo Club 17 NARRATIVE—November, 2017 5. Project Description This Section provides a categorical summary of the overall project proposal. 5.1. Proposed Zoning As proposed, the Aspen Valley Polo Club PUD is comprised of two distinct Zone Districts as depicted on the PUD Zone District Map (Figure 9) below. Each Zone District is intended to provide specific consistency in allowed land uses, development standards and densities. Zone District 1 primarily contains agricultural uses and includes 49.23 acres in the northern portion of the PUD. Zone District 2 primarily contains residential and open space uses and includes 51.21 acres in the southern portion of the PUD. Figure 9: PUD Zone District Map (full size version located in Appendix F). f//di'4raiioed/ Aand/uses, standards and densities} ////fes//J/////JJ " !/ ��/ 18 Aspen Valley Polo Club NARRATIVE - November, 2017 5.2. Allowed Land Uses The proposed land uses for the Aspen Valley Polo Club PUD are very similar to those approved for the former TCI Lane Ranch, with a few exceptions. Similar to the existing zoning, proposed land uses include agricultural, residential, parks, open space, trails, utilities, and water storage. Where the current proposal differs is that the proposed uses include provisions for additional agricultural uses with equestrian facilities. This includes any agricultural building, structure, or improvement for the purpose of accommodating, breeding, raising, training or competing equids (primarily horses). Associated agricultural facilities may include barns, stables, riding halls, riding rings, paddocks, polo fields, corrals, tracks, or trails. The complete list of proposed "Uses by Right" is included in Section 4 of the PUD Guide, Appendix N. 5.3. Land Use Summary The PUD Guide (Appendix N) provides detail on various dimensional and development standards, open space requirements, and also includes limitations on density. The following PUD Summary Table details the minimum standards and limitations for the proposed PUD. 5.3.1. Table 3: PUD Summary Table ITEM OVERALL PUD ZONE DISTRICT 1 ZONE DISTRICT 2 Total Acres 100.44 +/- 49.23 +/- 51.21 +/- Minimum Open Space Percent 50% 21% (of total PUD) 29% (of total PUD) Minimum Open Space Acres 50.22 +/- 21.09 +/- 29.13 +/- Minimum Lot Size -- 0.75 acres 0.25 acres Maximum Number of Dwelling Units 54 12 42 Maximum Dwelling Units per Lot -- up to 4 1 Maximum Overall Density (Acres per Dwelling Unit) 1.9 AC/DU 4.1 AC/DU 1.2 AC/DU Aspen Valley Polo Club 19 NARRATIVE—November, 2017 5.4. Community Design The design for the PUD blends the unique facilities of a horse breeding and training center with provisions for a compact and well-amenitized residential neighborhood, while maintaining the integrity of an important natural environment adjacent to the Roaring Fork River. The northern portion of the property (Zone District 1) contains the agricultural and equestrian -related uses of the PUD. These facilities include barns and stables, paddocks, an exercise track for horses, two regulation -sized polo fields, ponds for the storage of irrigation water, a clubhouse, up to 12 dwelling units, and the necessary provisions of dual road access and appropriate wet and dry utilities. The southern portion of the property (Zone District 2) has a configuration that is very similar to the former PUD Site Plan for TCI Lane Ranch. This includes a community center, greenhouse and gardens, park, open space, trails, up to 42 residential units, and appropriate access and utilities. Figure 10: Site Plan (full size version located in Appendix F). 20 Aspen Valley Polo Club NARRATIVE — November, 2017 5.5. Zone District 1— Plan Elements Envisioned improvements within Zone District 1 have been designed to a high degree of detail in order to facilitate a Phase 1 construction schedule that would commence in early spring of 2018. 5.5.1. Horse Barns & Maintenance Barn The agricultural facilities of Zone District 1 will include five horse barns, providing stalls for approximately 20-30 horses per barn. The horse barns will serve as the primary facilities for accommodating, breeding, and training horses. As identified in the PUD Guide (Appendix N), the barns may also include dwelling units. At the time of this writing, it is envisioned that each barn will include one 2 -bedroom dwelling unit, which would be occupied by horse trainers or other employees. Each barn will also include ancillary facilities such as outdoor paddocks and adequate truck/trailer parking and turnarounds. Associated with the horse barns is a 1/2 mile long horse exercise track, which will be constructed to a width of 18'. A maintenance barn is located in the northwest corner of the property, and will provide parking and storage for all equipment, machinery, and supplies. The maintenance barn may also include up to two Affordable Housing Units, as provided for in the PUD Guide (Appendix N). Figure 11: Conceptual barn design. S! p G E L E v e•-•7 I N Lig L E V A T I a N Aspen Valley Polo Club 21 NARRATIVE—November, 2017 5.5.2. Polo Fields Two regulation -sized polo fields are planned in Zone District 1. Each polo field is approximately 545' x 1030', and each occupies about 13 acres. The fields will be constructed to lie on the natural grade of the property, and will have sub -surface drainage systems. Irrigation water for the fields will be supplied from raw water rights from the Basin Ditch, which amount to approximately 2.5 cfs (see Water Supply & Rights, Appendix H). Three proposed ponds on the property will provide sufficient water storage for irrigation purposes. Figure 12: Existing polo field at Aspen Equestrian Estates. 5.5.3. Clubhouse Centrally located on the south boundary of polo field 1 is a clubhouse. This building will be approximately 4800 sf on one level, and will include a kitchen, bar, dining area, men's and women's locker rooms, restrooms, therapy rooms, and a viewing terrace adjacent to the polo field. The clubhouse site will also provide paved parking for approximately 30-40 vehicles. Adjacent to the clubhouse (to the southeast) is the planned location for the McClure cabin. As discussed in Section 3.2.4, this cabin currently exists on the property, and will be preserved and moved to this new location. Aspen Valley Polo Club 22 NARRATIVE—November, 2017 5.5.4. Cabins There are four planned cabins on the west side of polo field 1. These are located in an existing gambel oak grove, and will be field -located to preserve trees to the greatest extent possible. In accordance with the Garfield County LUDC, these cabins are technically considered Single Family Dwellings since they could be occupied on a year-round basis. The cabins are anticipated to have 2 bedrooms and be approximately 1200 sf each. They are planned to be utilized as employee housing in the summer, and short term rentals in the winter. 5.6. Zone District 2 — Plan Elements Envisioned improvements within Zone District 2 have been designed to a conceptual level of detail, as this second Phase of the project will occur at a later date. Certain flexibility is inherent in the PUD Guide (Appendix N) to allow for an appropriate level of design latitude, while prescribing specific allowed land uses, dimensional standards, and densities. 5.6.1. Residential Neighborhoods The residential areas of Zone District 2 are conceptually configured to create a "rural cluster" style development pattern with distinct neighborhoods separated by preserved open space areas. Trail systems will connect to other common areas within the project, allowing for efficient pedestrian and bicycle transportation in the community. A significant buffer zone adjacent to the Roaring Fork River will allow for the protection of water quality, wildlife, and the preservation of the recreational experience of the river corridor. Design Guidelines relating to the architectural character will promote designs that blend with the existing landscape in colors, textures, materials, and uniqueness. The maximum overall residential density of Zone District 2 is 1.2 acres per dwelling unit (51.21 acres / 42 dwelling units). The minimum lot size is 0.25 acres, and there is no maximum lot size. This density is compatible with surrounding land uses and the Residential High Density designation of the property per the Garfield County Comprehensive Plan. 5.6.2. Community Center An existing timber barn on the property will be renovated to become the centerpiece of the residential neighborhood as a HOA community center building. The community center building will provide residents with a place to hold community meetings and events, and also serve as a small recreation center and HOA office. It is anticipated that indoor facilities could include a meeting room, exercise facilities, office, kitchen, and restroom on the two floors of the 1450 SF structure. A parking area will provide space for approximately 14 vehicles, including one handicap accessible space. The existing structure has been evaluated for structural integrity and has been deemed appropriate for this use. The original architectural character and appearance Aspen Valley Polo Club 23 NARRATIVE—November, 2017 will be kept intact through the renovation process. The community center will provide an important amenity for residents while fostering community -wide participation in various events and programs. The building will likely serve as a management office throughout the construction phases. Figure 13: Conceptual design of barn renovation. 5.6.3. Greenhouse & Gardens The existing greenhouse was constructed in 2010, and has been in continuous year-round operation since that time. The greenhouse is a single -level structure of approximately 2400 sf, and also includes ancillary outdoor gardens. This facility will serve as an amenity for the future residential neighborhoods as a community asset for local food production. Figure 14: Existing greenhouse and barn. 5.6.4. Park, Open Space & Trails Associated with the Community Center and Greenhouse is a planned community park that will provide for informal and passive recreation opportunities and a gathering place for community events. This park will likely contain ponds, playground facilities, open turf areas, and landscaping. Aspen Valley Polo Club 24 NARRATIVE — November, 2017 Open Space lands are envisioned for the southern and western portions of Zone District 2. These lands are primarily forested, and contain wetland areas, floodplain areas, and include the Roaring Fork River corridor. A hierarchy of trails is envisioned including paved asphalt trails, compacted soft -surface trails, and natural surface primitive trails. The low-volume street system within the community will also serve as a secondary trails system for both bicycles and pedestrians. The PUD Guide (Appendix N) provides detail on the minimum required percentages of Open Space areas. 5.7. Affordable Housing Per the LUDC, the Aspen Valley Polo Club PUD will provide affordable housing mitigation in an amount equal to 10% of the total dwelling units within the PUD. The maximum number of allowed dwelling units within the Aspen Valley Polo Club PUD is 54, therefore, the PUD shall mitigate up to five Affordable Housing Units. Affordable Housing mitigation may be provided as For Sale, Rental, or Off -Site Affordable Housing Units, and mitigation may be provided in any combination of these three alternatives. The total of all provided Affordable Housing Units shall include a minimum of nine (9) bedrooms. The Affordable Housing Units will be provided according to the following schedule: Following the completion and issuance of Certificates of Occupancy for every nine (9) dwelling units within the PUD, no building permits for additional dwelling units shall be issued until the issuance of a Certificate of Occupancy for one Affordable Housing Unit within the PUD, OR the provision of one Off -Site Affordable Housing Unit. The detailed Affordable Housing Plan is provided in Section 7 of the PUD Guide, Appendix N. 5.8. Access & Circulation Two access points are proposed for the Aspen Valley Polo Club PUD, and both are from Old Highway 82 (frontage road) on the north of the property. As of this writing, access permit applications have been submitted to CDOT and are included with the Traffic Impact Study in Appendix K. These two primary access points from Old Highway 82 help to distribute traffic throughout the community while also allowing for secondary emergency ingress and egress. It is presumed that some of the traffic generated by this project will utilize the County Road 100 signalized access to Hwy 82, while some will utilize Old Highway 82 to the east of the project, connecting to Hwy 82 at Valley Road. All roads within the project have been designed per County standards to support Average Daily Traffic (ADT) at full build out, and meet minimum design criteria for emergency vehicles per County Aspen Valley Polo Club 25 NARRATIVE—November, 2017 and Carbondale & Rural Fire Protection District Standards. The road system will be located within private access and utility easements. The road circulation pattern has been designed to effectively disperse traffic, thereby helping to minimize traffic volumes on any one road. 5.9. Landscaping The project will provide landscape enhancements with a focus on proper screening, stormwater treatment and recharge, and suitable plant materials with respect to long-term maintenance requirements and reducing potential wildlife impacts. The site and landscape character has been developed to compliment the local environment. Specific landscape elements were designed with respect to climate, aspect, elevation, soil conditions, and proposed uses. A conceptual Landscape Plan is included in Appendix I, and Landscape Standards are included in the PUD Guide in Appendix N. 5.10. Utilities Domestic water will be provided by a newly constructed well, as described in the Water Supply & Rights documentation in Appendix H. Wastewater will be accommodated by the use of On -Site Wastewater Treatment Systems (OWTS). The Engineering Report & Plans (Appendix G) provide detail on both the domestic water and wastewater treatment systems. The property owner has significant raw water rights from several ditches, including the Basin Ditch, Middle Ditch, and Lower Ditch. These water rights will be maintained and utilized to provide irrigation support for polo fields, common areas, constructed wetlands and building lots within the community. Irrigation water will be provided by a raw water irrigation system with pond storage and a centralized wet well and pressurized pump station from one or more of the project's ditches. The Design Guidelines will prescribe maximum areas for spray irrigation within each lot. The Rocky Mountain Natural Gas Co. (now Black Hills Energy) maintains a 50' east -west easement on the property for three gas lines, which also provide service to the existing buildings. Future natural gas service will be accommodated by the same source. Holy Cross Energy currently provides power via overhead lines into the property. There is an existing overhead power line running east to west in the CDOT Right of Way, adjacent to the northern property boundary. The existing overhead line within the property will be removed, while the main east -west transmission line will remain. All future electrical lines within the community will be buried. Communication service will be provided by Centurylink and Comcast, and all communication lines within the community will be buried. Aspen Valley Polo Club 26 NARRATIVE—November, 2017 5.11. Construction Phasing Plan Construction for the project will occur in two primary Phases, as described below: Phase 1: (Early Spring 2018 — Late 2018) The first Phase of construction will include improvements within Zone District 1. Earthwork is planned to begin in the early spring of 2018, and will include grading and construction of the polo fields, roads, ponds, and building sites. This Phase will also include the installation of all necessary wet and dry utilities. Infrastructure construction is planned to be completed in late 2018. Upon completion of grading, drainage and utilities, vertical building construction and installation of all necessary landscaping, irrigation and revegetation will occur. Phase 2: (2019 - 2020) The second Phase of construction will encompass all necessary grading, drainage, and infrastructure for Zone District 2. Zone District 2 is currently designed to a conceptual level of detail, and it is anticipated that Phase 2 infrastructure construction will start in 2019 with completion in 2020, not including residential build -out. Aspen Valley Polo Club 27 NARRATIVE—November, 2017 6. Impact Analysis Per Section 4-203.G of the LUDC, the Applicant shall describe both the existing conditions and the potential changes created by the project, including any potential impact mitigation strategies. 6.1. Adjacent Land Use The existing property has previously included up to five residential dwelling units, all of which have been removed over the past ten years. The subject property is currently approved for up to 89 dwelling units, and this PUD Amendment seeks to reduce that density to a maximum of 54 dwelling units. The proposed PUD Amendment is highly compatible with surrounding land uses, and impacts to adjacent land uses have been mitigated through appropriate PUD planning and design. West Side: The proposed overall density of the PUD is 1.9 acres per dwelling unit, which is lower density than the adjacent Blue Creek Ranch at 1.6 acres per dwelling unit, and the adjacent Catherine Court at 0.125 acres per dwelling unit. The proposed PUD also places agricultural uses adjacent to existing agricultural fields in the northern portion of Blue Creek Ranch. The two projects are very compatible in terms of contiguous open space, river protection, and providing a visual open space buffer from Highway 82. North Side: To the north of the subject property is the CDOT Right -of -Way for Old Highway 82, and State Highway 82, respectively. North of the CDOT ROW is a 40 -acre parcel of vacant agricultural land that at the time of this writing is listed for sale. The proposed PUD amendment places agricultural open space and two agricultural barns in this area, and is therefore compatible with adjacent uses. East Side: To the east lies the Waldorf School, with their school building and associated accessory facilities and playfields. Under the proposed PUD Amendment, land immediately west of the school would remain as agricultural open space, thereby limiting any potential impacts to the Waldorf School. South Side: The property is bordered on the south by both the RFTA ROW with the Rio Grande Trail, and also BLM-administered lands that represent the northern most portion of the Crown. The proposed PUD would create open space lands for the majority of adjacent lands in this area. 6.2. Site Features The property is dominated by two primary vegetation communities. Irrigated pasture comprises approximately one-half of the site, while cottonwood galleries dominate the other one-half. The majority of the cottonwood galleries are adjacent to the Roaring Fork River where they are associated with smaller quantities of spruce, ponderosa pine, and juniper. Some of the isolated upland cottonwood galleries are the result of many decades of water diversions to areas that would Aspen Valley Polo Club 28 NARRATIVE—November, 2017 otherwise be dry. Another notable vegetation community is areas of gambel oak groves. These are limited in area, generally occurring on the northern portion of the property. Both natural and diverted water courses exist on the property. The property's southern boundary is along the Roaring Fork River, except where adjacent to an isolated parcel of BLM-administered land. Three primary irrigation ditches also traverse the property including the Basin Ditch, Middle Ditch (aka Blue Creek Ditch), and the Lower Ditch. There are also several lateral ditches existing on the property. Approximately 7.9 acres of wetlands have been identified on the southern portion of the property. There are also existing mapped floodplain areas in the southern portion (see PUD Plan Map, Appendix M). The site is generally level with an overall East-West gradient of 0.8%, and an overall north -south gradient of 1.0%. A portion of this topographical change is located in a bench that bisects the property from east to west through the property's mid-section. The riparian forest adjacent to the river is composed of a series of undulating channels, presumably created as the Roaring Fork River historically migrated from north to south in the area. The property generally drains from northeast to southwest at an overall grade of 1.4%, changing in elevation approximately 43 vertical feet. The proposed PUD Amendment is planned to preserve the majority of natural site features. Identified wetland areas have been protected to the greatest extent possible, and any wetland impact areas will be re -located on site (see Site Plan, Appendix F). Floodplain and floodway areas will remain largely unchanged, excepting the small impacts which are allowed under the current Floodplain Development Permit (Appendix L). Over 90% of the existing vegetation on site will be preserved, and the proposed plan is designed to work with the natural topography of the site (see Engineering Plans, Appendix G). 6.3. Soil Characteristics According to the Garfield County Soil Hazard Profile Map, the subject parcel is not within any Moderate or Major Soil Hazard Areas. There is a nearby area mapped as a Major Soil Hazard Area, which is discussed in further detail in Section 6.4 below. (Source Map: Soil Hazard Profile, Study Areas 1, 2, & 3, Garfield County, Colorado; 2-6-02) In 2008 a Geotechnical report was produced by HP Geotech (Appendix G). This site was determined to be in the western Colorado evaporite region within the Carbondale collapse center. The report indicates that this creates a long term settling or subsidence rate between 0.5 and 1.6 inches every 100 years, which should have little significant impact on the proposed project. Twelve test pits were dug with a trackhoe with most depths ranging between 8 and 10 feet deep. The soil profile determined by the field exploration conducted on January 10, 2008 shows 0.5 to 3 feet of topsoil overlaying 2 feet of silty sand in Pit 1 and relatively dense, silty sandy gravel containing cobbles and boulders in the remaining pits. This is said to be alluvial deposits. Logs of Aspen Valley Polo Club 29 NARRATIVE—November, 2017 these exploratory pits and their locations can be found within the Geotech Report. The report also states that judging from Colorado State Engineer's well records this river alluvium consists of rounded gravel -to boulder size rocks in a relatively clean matrix extends to depths of 40 to 50 feet. Free water was encountered in some of the pits and groundwater has been known to elevate during seasonal runoff and times of heavy irrigation. Any below grade areas may require an underdrain system and water proofing. 6.4. Geology and Hazard According to the Garfield County Slope Hazard Map, the subject parcel is not within any Moderate or Major Slope Hazard Areas. There is a nearby area mapped as a Major and Moderate Slope Hazard Area, which is located off of the subject property and across the Roaring Fork River, south of the Rio Grande Trail. This area is a steep hillside, and has historically produced small debris flows onto the Rio Grande Trail following significant precipitation events. (Source Map: Slope Hazard, Study Areas 1, 2, & 3, Garfield County, Colorado; 2-6-02) According to the Garfield County Soil Hazard Profile Map, the subject parcel is not within any Moderate or Major Soil Hazard Areas. There is a nearby area mapped as a Major Soil Hazard Area, which coincides with the Major Slope Hazard area as described above. No other Soil Hazard Areas are proximate to the subject parcel. (Source Map: Soil Hazard Profile, Study Areas 1, 2, & 3, Garfield County, Colorado; 2-6-02) The subject site is not located within any known mapped geologic hazard areas, and thus the proposed land use has little consequence of exposure or impact to known geologic hazards. 6.5. Groundwater and Aquifer Recharge Areas The subject property contains mapped 100 -year floodplains, wetlands, and a portion of the Roaring Fork River. The existing soils have generally high infiltration rates and groundwater levels are subject to fluctuation with seasonal runoff and flood irrigation practices. The drainage plan has been designed to allow for proper infiltration and groundwater recharge. Roadways will be crowned and drain into sloped grass -lined swales or ditches. These swales and ditches will convey runoff to the localized depressions via storm inlets and piping when necessary. Localized depressions will be the main form of retention to provide water quality and promote infiltration. Inlet structures, piping, swales, depression and overflow structures will convey runoff through the site. Larger depressions will be used for retention. Overflows will flow toward the lower wetlands to the south. The amount of impervious area generated by the development will determine the size of these depressions, pipes and structures. A Storm Water Discharge Permit Application will be filed with the Colorado Department of Public Health and Environment. Best Management Practices will be used to mitigate sediment transport Aspen Valley Polo Club 30 NARRATIVE—November, 2017 and erosion due to storm events. Sediment will be kept out of the neighboring wetlands and Roaring Fork River during construction activities. Temporary BMPs will consist of, but are not limited to, silt fence, erosion logs, check dams, storm inlet and drain protection, temporary sediment traps and depressions, berming and surface roughening. These BMPs will be maintained and improved during construction and will not be removed until vegetation has been established. Permanent BMPs will be the storm water retention depressions that will be regularly maintained. Storm sewer inlet sumps will also act as sediment traps that will need to be cleaned out periodically. Storm water will also be routed over and through vegetated areas, when feasible, to provide another level of water quality treatment. This will promote infiltration and filter out pollutants and sediment. 6.6. Environmental Impacts 6.6.1. Flora and Fauna Vegetation communities on the subject property include oakbrush shrubland (3.0 acres), upland meadow (10.0 acres), irrigated pasture (39.8 acres), cottonwood riparian forest (36.0 acres), ditch (0.4 acres), wet meadow (2.5 acres), herbaceous wetlands (5.6 acres), forested wetlands (1.1 acres), and willow shrubland (2.0) acres. The majority of significant vegetation on the property will remain intact. The vegetation community with the largest impact will be the irrigated pasture areas, as the majority of these will be converted to agricultural -based equestrian uses, building sites, irrigated open space, and supporting infrastructure. Other areas of impact include the oakbrush shrubland in Zone District 1, of which approximately 1.0 acres will be removed in the creation of polo field 1. Wetlands have been identified on the southern portion of the property within Zone District 2, and a Jurisdictional Determination for 9.4 acres was made by the Army Corp of Engineers (ACoE) on April 20, 2009 (ACoE File No. SPK -2008 -00253 -CW). This determination has since expired (after 5 years). A new wetland delineation was conducted in November of 2017, which resulted in a new total of 7.9 acres of wetlands on the property. This new delineation will be submitted to the ACoE for a jurisdictional determination. The 2017 mapped area of wetlands is shown on the Site Plan in Appendix F. The proposed project would impact less than 0.5 acres of wetlands, and those wetlands would be re -located on the site in the location shown on the Site Plan (Appendix F). On July 2, 2012 the prior project (TCI Lane Ranch) received a Nationwide Permit (#29) from the Army Corp of Engineers for this wetlands impact. However, this permit expired on June 25, 2017 since the work was never initiated. The current property owner intends to re- apply for the permit with similar proposed impacts and mitigation plan prior to development of Zone District 2. Mule Deer: Development of the subject property is designed to leave large blocks of habitat relatively intact for continued deer use. Deer use of habitats around homesites will likely continue, although at a lower level, and with changed timing of use. Deer would generally find cover in the thickest patches of shrubs, and venture forth into meadows during the evening and Aspen Valley Polo Club 31 NARRATIVE—November, 2017 nighttime hours. Mule deer use would be modified and more limited, but use of habitats would still likely occur. Deer damage to landscaping can be expected. The large blocks of open space on the property will allow for some refugia for deer, and will help with continued utilization of more fragmented and modified areas of the property. Given the small size of the project, and available habitat in the areas to the south of the property, this project would have insignificant impacts to mule deer populations. Elk: The proposed project would have very minor impacts to elk and elk habitats. Elk use of the property is limited to a few elk during the winter months; nevertheless, the development of this property would cumulatively reduce available winter range habitats within the area. Because the development has significant open space areas, some elk use of the property is likely to continue, but elk use would occur with increased stress levels and likely reduced availability of habitats. Black Bear: Black bear has become a significant wildlife management issue in the State of Colorado. Bears are commonly supplementing their diets by raiding garbage cans, breaking into homes, and becoming a hazard and a nuisance. Habitat in the area around the subject property is dominated by pinyon/juniper woodlands, and Gambel's oak mixed shrublands, which is considered to be good habitat for bears. The significant riparian areas along the Roaring Fork River also provide higher -quality habitats. This development would have minor to insignificant impacts on bear populations or bear habitat, but homeowners will be required to use bear - proof trash containers, not feed pets outside or leave pet food outside, and be cautioned against planting significant amounts of fruit -bearing trees near their homes. Wild Turkey: Wild turkeys occur on the subject property in a small flock of approximately 10 birds. Turkeys forage in the meadows, bringing their chicks in to feed on the copious grasshoppers in the late summer, and seek shelter in the dense underbrush associated with the property. The turkeys generally keep to the cottonwood forests adjacent to the Roaring Fork River, and associated wetlands near Blue Creek. The large ponderosa pine trees (Pinus ponderosa) on the property provide excellent roost trees. In general, the property provides a good array of habitats to support wild turkey. The proposed development would continue to allow for turkey use, through the preservation of the cottonwood forests and meadow systems, and protection of wetland areas. Construction and use of the development would likely curtail widespread turkey use of the area for some time. After development, the main impact to turkey would be dogs. As turkeys are ground -nesters, their nests would be extremely susceptible to predation from domestic dogs, and their chicks would also be very susceptible to dog predation and harassment. 6.6.2. Designated Environmental Resources Ute Ladies' -tresses (Spiranthes diluvialis) is a native orchid that was listed by the US Fish and Wildlife Service (USFWS) as a Threatened Species in January of 1992. At that time, the species Aspen Valley Polo Club 32 NARRATIVE—November, 2017 population was estimated at 6,000 individuals in 10 extant and 7 historical sites in the states of Nevada, Colorado, and Utah and thought to be extremely vulnerable. In addition, the habitat of this plant was thought to be threatened from development, noxious weeds, and some grazing practices. As of 2005, Ute Ladies' Tresses were known to occur in 7 western states and population numbers were then estimated at 83,000. In 2004, the USFWS initiated a review to begin the process to take this species off the Endangered Species List as the increased population numbers in combination with additional data regarding the availability of habitat led the USFWS to believe this plant did not need the extra protections the Endangered Species Act. A population of Ute Ladies' -tresses has been identified within the subject property and is located in a large portion of the wetland areas in Zone District 2. In 2009, a management plan was created which will provide guidance for future management of the species as development of the property occurs. (Ute Ladies' Tresses Orchid Management Plan for TCI Lane Ranch; Rocky Mountain Ecological Services; July 2009). The Plan includes a mapped "Management Area", and this PUD Amendment does not propose any development impacts to those areas. For potential wetland impacts, please see the discussion in Section 6.6.1. 6.6.3. Impacts on Wildlife and Domestic Animals The following section discusses considerations to minimize the potential impacts to wildlife from the proposed development. Many of these recommendations are considered to be "best management practices" for wildlife, which would allow for continued wildlife use of areas within the development. Lighting: Because the area will likely receive use by mule deer and elk during the night, nighttime lighting of the property and excessive lighting of roads (beyond what is required for safe driving conditions) is not recommended. Fencing: In order to continue the effective use of the area by big game animals, wildlife -friendly fencing will be utilized. Fencing that is needed to keep pets and children within private yards encouraged. Landscaping & Revegetation: Because the area is used as winter range, reclamation of road cuts, infrastructure routes and open spaces will occur using similar native plant species and vegetation profiles. Revegetation will also occur as soon as possible; however, planting in the spring after big game have left the area will be best as newly planted materials would likely be browsed first, and plants with little time to set roots will likely be pulled up by grazing big game. Noxious weeds will be treated annually in order to minimize their spread and impact on winter range and increase the success of revegetation activities. Aspen Valley Polo Club 33 NARRATIVE—November, 2017 Domestic Dogs: Dogs can have a significant impact on wildlife and the ability for wildlife to effectively use otherwise -available habitats. Dogs can chase and kill wildlife, or so exhaust and injure wildlife that it dies later. To minimize the impacts of dogs on wildlife, the following practices will be employed: 1) Dogs will not be allowed outside of fenced yards unless under leash control. 2) Any fenced enclosures constructed for the overnight maintenance of dogs or cats will be within building envelopes. 3) Loose dogs will be prohibited. Domestic Cats: Domestic cats can have significant impacts on local breeding bird, small mammal, amphibian, and reptile populations in area habitats. Keeping cats indoors will protect a major component of the potential non -game wildlife use in the area. Impacts to Landscaping: Since the subject property occurs within mule deer and elk Winter Ranges, there will likely be damage and use of the landscaping by foraging big game. The individual property owners will be informed of this with the understanding that that Colorado Parks & Wildlife does not provide game -damage reimbursement for damage to landscaping. Bears: There are existing problems with bears, garbage, and people in Garfield County and some bears have shown signs of habituation and aggression towards residents. These conflicts can be minimized by implementation of appropriate mitigation measures. The following measures will be implemented to reduce potential bear problems: 1) There should be no dumps that have edible materials associated with construction and post -construction activities. 2) Residential garbage should be placed in bear -proof dumpsters, individual bearproof trash containers, or kept in trash cans inside closed buildings. 3) Pets should not be fed outside. 4) Bird feeders and hummingbird feeders should be brought in during the evenings, and removed altogether during the fall months (September through late November). 5) Nut, fruit, or berry -producing trees or shrubs should not be used in landscaping in order to minimize an attractant for bears around homes and developed areas. 6) Compost piles should be discouraged or prohibited. Birds: Many bird species utilize the area; therefore, the following recommendations are presented: 1) Pet cats should remain indoors, as cats will readily prey upon these species and can have a significant impact on bird use in the area and on bird populations. 2) Bird feeders are discouraged during spring, summer, and fall months due to the black bear use in the area. Bird feeders can be used in the winter (from mid- November through mid-March), as bears are hibernating during this time. Aspen Valley Polo Club 34 NARRATIVE—November, 2017 3) All bird feeders, including hummingbird feeders, should be hung away from any window or deck, be at least 10 feet from the ground, and be suspended between two trees or posts. Any seed feeders should have a seed catchment pan to catch discarded seed. 6.6.4. Potential Radiation Hazard Eighty percent of counties in Colorado are at high risk for radon, including Garfield County. Radon is an odorless, tasteless, colorless gas that results from the radioactive decay of uranium in the soil. Garfield County's 2010 -2011 radon program indicated that 44% of homes tested had radon values above the EPA's "Action Limit" of 4 pCi/L (pico-curies/liter). (Source: Garfield County website) A gamma radiation survey was conducted on the property on February 22, 2007 by Yeh & Associates, Inc. Gamma radiation measurements were taken on an approximate 500 -foot grid within 3 feet of the ground surface and at the ground surface at grid points. The 33 readings taken on the property ranged from 8 to 16 micro -roentgens per hour (IJRIhr) using a range selector of 25 IJRIhr. The readings averaged 11 IJRIhr. The survey determined that these background readings are typical in this area and that mitigation of naturally occurring radioactive material (NORM) should not be required in the project area. However, areas of deep excavation may encounter materials with elevated levels of NORM. Additionally, in Colorado buildup of radon gas in unacceptable levels often occurs in residential structures that are sealed to minimize air exchange. Passive and active mitigation procedures are commonly employed in this region to effectively reduce the buildup of radon gas. While the survey found that radon gas will not present a significant hazard at this site, if the occurrence of radon is of concern, it is recommended that a building be tested and monitored after construction and commonly utilized techniques employed to reduce the risk. Build-up of radon gas can usually be mitigated by providing frequent exchange of air within the structure and sealing joints and cracks adjacent to the subsoils. 6.7. Nuisance The proposed uses within the subject property are not expected to produce any abnormal toxic or noxious substances, smoke, odors, gas, wastes, steam, or dust. Detailed erosion control and construction plans will guide development of the site during all construction phases, with a goal of minimizing particulate matter (fugitive dust) emissions from the project site. Nevertheless, there will likely be a minor increase in airborne particulate matter as a result of equipment operations producing fugitive dust during construction access improvements, vegetation clearing, and during the earthwork phases of construction. To mitigate these impacts, contractors will employ dust control, and CDPHE stormwater permitting will require the removal of mud from vehicles before they track mud onto local roads. The proposed land uses are anticipated to integrate well with Aspen Valley Polo Club 35 NARRATIVE—November, 2017 neighboring existing land uses. For the above stated reasons, the land use is considered to have minimal nuisance impacts on adjacent lands, and is generally consistent with those adjacent uses and their associated impacts. 6.8. Hours of Operation Zone District 1 consists primarily of agricultural -related land uses, and as a result most activity will occur during daylight hours on both weekdays and weekends. Some special events will occur primarily in the summer months, and may include polo matches or various community gatherings. These special events are also likely to occur in daylight hours, with parking management plans employed to effectively coordinate all vehicular parking needs. Zone District 2 primarily consists of residential and open space uses, and most outdoor activity by future residents is expected to occur during normal daylight hours. Aspen Valley Polo Club 36 NARRATIVE—November, 2017 7. Rezoning Justification Report 7.1. Review Criteria In accordance with Section 4-113.0 of the Land Use and Development Code, an application for rezoning shall demonstrate that the following four criteria have been met: 1. The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning. Response: The subject property for the proposed PUD Amendment is currently zoned PUD, with an approved PUD Site Plan and PUD Guide. This application seeks to replace those with a new PUD Guide and PUD Plan Map. This PUD Amendment as proposed will allow the owners to develop the property with their envisioned land uses and dimensional standards, consistent with the Garfield County Comprehensive Plan. The new proposed agricultural land uses are consistent with adjacent and nearby land uses. 2. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area. Response: This proposed PUD Amendment would allow for new agricultural and equestrian -based land uses to occur on the subject property. These activities have experienced a recent increase in popularity, in part due to the applicant's development of similar facilities at the Aspen Equestrian Estates PUD. Those uses on that property have demonstrated a public interest in equestrian -based agriculture and associated public events, which will be expanded upon with the subject property. 3. The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing. Response: This proposed PUD Amendment would allow for a maximum of 54 dwelling units, of which 10% will be dedicated as Affordable Housing Units. In addition to the Affordable Housing units, other dwelling units within the project will provide opportunities for employee housing for horse trainers and other workers on the property. These housing provisions address a demonstrated need for providing housing options in the eastern portion of Garfield County. 4. The proposed rezoning is in general conformance with the Comprehensive Plan and in compliance with any applicable intergovernmental agreement. Response: As discussed in Section 11 of this Narrative, the proposed PUD Amendment is in substantial conformance with the Comprehensive Plan. Aspen Valley Polo Club 37 NARRATIVE—November, 2017 8. PUD Plan 8.1. General Descriptions Section 6-302.A.1 of the Land Use and Development Code requires a written description of the proposal that addresses the following five items: 1. General project concept and purpose of the request. Response: This PUD Amendment proposes a mixed-use concept that blends the unique facilities of a horse breeding and training center with provisions for a compact and well- amenitized residential neighborhood, while maintaining the integrity of an important natural environment adjacent to the Roaring Fork River. The northern portion of the property (Zone District 1) contains all of the agricultural and equestrian -related facilities of the PUD. These facilities include barns and stables, paddocks, an exercise track for horses, two regulation -sized polo fields, ponds for the storage of irrigation water, a clubhouse, up to 12 dwelling units, and the necessary provisions of dual road access and appropriate wet and dry utilities. The southern portion of the property (Zone District 2) has a configuration that is very similar to the former PUD Site Plan for TCI Lane Ranch. This includes a community center, greenhouse and gardens, park, open space, trails, up to 42 residential units, and appropriate access and utilities. The purpose of this request is to replace the existing TCI Lane Ranch PUD Guide and PUD Site Plan with the proposed Aspen Valley Polo Club PUD Plan, including a new PUD Guide and PUD Plan Map. 2. Explanation of how the PUD is in general conformance with the Comprehensive Plan. Response: Section 11 of this Narrative provides demonstration of how the proposed PUD Amendment is in general conformance with the Comprehensive Plan. 3. Description of how the proposed development departs from the otherwise applicable standards of this Code but meets the intent and purpose of this Article. Response: The proposed PUD Amendment meets the intent and purpose of PUD Plan pursuant to Article 6 of the LUDC, including the provision of these PUD General Descriptions, PUD Technical Descriptions (Section 8.2), PUD Plan Map (Appendix M), and PUD Guide (Appendix N). Aspen Valley Polo Club 38 NARRATIVE—November, 2017 4. Relationship of the proposed PUD development to the existing land uses and adjacent property land uses. Response: The proposed land uses for the Aspen Valley Polo Club PUD are very similar to those approved for the former TCI Lane Ranch, with a few exceptions. Similar to the existing zoning, proposed land uses include agricultural, residential, parks, open space, trails, utilities, and water storage. Where the current proposal differs is that the proposed uses include provisions for additional agricultural uses including equestrian facilities. This includes any agricultural building, structure, or improvement for the purpose of accommodating, breeding, raising, training or competing equids (primarily horses). Associated agricultural facilities may include barns, stables, riding halls, riding rings, paddocks, polo fields, corrals, tracks, or trails. The complete list of proposed "Uses by Right" is included in Section 4 of the PUD Guide, Appendix N. The subject property is currently approved for up to 89 dwelling units, and this PUD Amendment seeks to reduce that density to a maximum of 54 dwelling units. The proposed PUD Amendment is highly compatible with surrounding land uses, and impacts to adjacent land uses have been mitigated through appropriate PUD planning and design. Compatibility with adjacent land uses is discussed in further detail in Section 6.1 of this Narrative. 5. Phasing and timing for the proposed development including the start and completion date of construction of each phase. Response: Construction for the project will occur in two primary Phases, as described below: Phase 1: (Early Spring 2018 — Late 2018) The first Phase of construction will include improvements within Zone District 1. Earthwork is planned to begin in the early spring of 2018, and will include grading and construction of the polo fields, roads, ponds, and building sites. This Phase will also include the installation of all necessary wet and dry utilities. Upon completion of grading, drainage and utilities, vertical building construction and installation of all necessary landscaping, irrigation and revegetation will occur. Completion for Phase 1 is planned for late 2018, not including vertical build -out. Phase 2: (2019 - 2020) The second Phase of construction will encompass all necessary grading, drainage, and infrastructure for Zone District 2, which is currently designed to a conceptual level of detail. It is anticipated that Phase 2 infrastructure construction will start in 2019 with completion in 2020, not including residential build -out. Aspen Valley Polo Club 39 NARRATIVE—November, 2017 8.2. Technical Descriptions Section 6-302.A.2 of the Land Use and Development Code requires a written description of the proposal that addresses the following items: 1. Method and calculation used to determine overall project and specific use type densities. Response: The Comprehensive Plan designation for the property is Residential High Density, which allows a density of 1/3 acre per dwelling unit. The subject property is 100.44 acres, and thus would be allowed up to 301 dwelling units according to the Comprehensive Plan Future Land Use Map. Due to prior design objectives and natural resource protection, the property is currently zoned for up to 89 dwelling units. Due to the incorporation of significant equestrian - based agricultural uses and facilities in the current proposal, the density has been further reduced to a maximum of 54 dwelling units. 2. The PUD shall demonstrate how common wastewater facilities will be controlled or governed by the future owners within the PUD. Response: Zone District 1 will contain three Onsite Wastewater Treatment Systems (OWTS) that will collectively serve all buildings in that District. Three septic fields will be used to mitigate wastewater and will be designed in accordance with the Colorado Department of Public Health and Environment's Regulation 43 and Garfield County regulations. These wastewater systems will be collectively owned and maintained by a master association, which will be established upon filing of Final Plat for subdivision of the property. Zone District 2 will contain a single community wastewater system (similar to Blue Creek Ranch), which will serve up to 42 dwelling units and the community center building. This wastewater system will be collectively owned and maintained by a master association, which will be established upon filing of Final Plat for subdivision of the property. 3. The PUD shall demonstrate how common water facilities will be controlled or governed by the future owners within the PUD. Response: The property has a newly constructed water well. Piping, tanks and pumping systems will be used to deliver and store the desired volume and provide pressure to the buildings. All domestic water uses will be supplied in this manner. This water system will be collectively owned and maintained by a master association, which will be established upon filing of Final Plat for subdivision of the property. Aspen Valley Polo Club 40 NARRATIVE—November, 2017 4. Method of adequately providing other necessary public utilities. Response: Dry utilities for the project will be provided by various service providers, including Holy Cross Energy (electric), Black Hills (gas), and Comcast and Centurylink (communications). All necessary utilities will be located in Access and Utility Easements. 5. Type or method of fire protection. Response: The design team has coordinated with the Carbondale and Rural Fire Protection District regarding proper fire and life safety design for the project. The barns with included dwelling units will require sprinkler systems within the dwelling units as well as fire separation from the barns. It was estimated that one 1000 -gallon tank will be required for each barn. This will provide 50 gallons per minute for a 20 minute duration. If the clubhouse is under 5,000 square feet or 100 occupants it will not require sprinklers, but if it exceeds either it will need to be sprinkled. Required fire flows and volume will be calculated and utilized to determine the final design. Dry hydrants will be placed around the site and connected to the onsite ponds for fire suppression. 6. Description of whom or what entity shall be responsible for the provision of and payment for any facilities available to the community, including but not limited to open space, common areas, and structures. Response: All common facilities will be owned and managed within the common interest community by at least one master association, and potentially one association for each Zone District. The association(s) will assess membership dues to property owners within the PUD for the operation, maintenance, and upkeep of all commonly owned property. 7. Discussion of impacts on County services, schools, town services and any other unique operation that may be pertinent to a review of the proposed zone change and methods for mitigation. Response: There is no extension of services into remote or undeveloped areas of the County proposed by this PUD Amendment. The proposed residential dwellings on the property will provide an increase in assessed value and associated property tax revenues sufficient to fund any incremental increase in demand for County services. The RE -1 School District has recently updated their student generation rates. Since the exact housing types and quantities within the project are unknown, it is not possible to accurately estimate the number of students that will be generated by the project. Based on RE -1's 2014 student generation rates, it is estimated that the project COULD generate a maximum of 41 students when using the (highest) single-family attached rate of 0.75 students per unit, and 54 total units. However, the likelihood of reaching this maximum is quite low. Aspen Valley Polo Club 41 NARRATIVE—November, 2017 In accordance with Section 7-404 the Land Use and Development Code, the project will be subject to a school land dedication requirement or fee -in -lieu payment for the benefit of the RE - 1 School District at the time of Final Plat. 8. Documentation showing legal access or documentation demonstrating the likelihood of achieving legal access. Response: The property currently has one legal access from Old Highway 82. The proposed Site Plan (Appendix F) includes two access points from Old Highway 82. Access permit applications have been submitted to CDOT and are included in the Traffic Impact Study, Appendix K. CDOT had previously issued two access permit for TCI Lane Ranch (since expired), and recent discussions with CDOT have indicated the proposed new access locations to be acceptable. 8.3. PUD Plan Map The PUD Plan Map identifies the Zone Districts within the Aspen Valley Polo Club PUD, and is located in Appendix M. 8.4. PUD Guide The primary purpose of the PUD Guide is to set forth a comprehensive framework of standards, restrictions and regulations which govern development and land use within the Aspen Valley Polo Club PUD. The PUD Guide will promote the orderly and compatible development of the property, while remaining somewhat flexible to allow for market changes and design innovations as the development progresses through its operational life cycle. The PUD Guide supersedes the Garfield County Land Use and Development Code (LUDC) with site specific regulations that are more appropriate to the design goals and objectives of lands contained within this PUD. The PUD Guide is located in Appendix N. Aspen Valley Polo Club 42 NARRATIVE—November, 2017 9. Amendment Justification Report 9.1. Amendment Description and Supporting Information All proposed amendments and supporting information are provided the PUD Plan (Section 8) pursuant to Article 6 of the LUDC, including the provision of the PUD General Descriptions (Section 8.1), PUD Technical Descriptions (Section 8.2), PUD Plan Map (Appendix M), and PUD Guide (Appendix N). 9.2. LUDC Section 6- 203.C. Criteria The proposed PUD amendment does not comply with the criteria for a Minor Modification, and the Director has made a determination that the request is a Substantial Modification. This is evidenced by the Garfield County Pre -Application Conference Summary Letter dated 3/19/17 and signed 4/13/17. Aspen Valley Polo Club 43 NARRATIVE—November, 2017 10. Relationship to Applicable Land Use Standards 10.1. Garfield County LUDC: Article 3 — Zoning The subject property is currently zoned PUD with allowed land uses including agricultural, residential, parks, open space, trails, utilities, and water storage. Where the current proposal differs is that the proposed uses include provisions for additional agricultural uses with equestrian facilities. This includes any agricultural building, structure, or improvement for the purpose of accommodating, breeding, raising, training or competing equids (primarily horses). Associated agricultural facilities may include barns, stables, riding halls, riding rings, paddocks, polo fields, corrals, tracks, or trails. The complete list of proposed "Uses by Right" is included in Section 4 of the PUD Guide, Appendix N. 10.2. Garfield County LUDC: Article 7 - Standards 10.2.1. Division 1: General Standards 10.2.1.1. Zone District Use Regulations The property is currently zoned PUD, and this application seeks only to amend the PUD Plan and not change the Zone District designation. 10.2.1.2. Comprehensive Plan and Intergovernmental Agreements The Land Use Change demonstrates general conformance with the Garfield County Comprehensive plan as discussed in Section 11 of this Narrative. 10.2.1.3. Compatibility The proposed PUD Amendment is compatible with all surrounding land uses as discussed in Section 6.1 of this Narrative. 10.2.1.4. Source of Water The project has a legal and adequate water supply as evidenced by the Water Supply & Rights, Appendix H and Engineering Report in Appendix G. 10.2.1.5. Central Water Distribution and Wastewater Systems The closest Water Supply Entity to the property is the Mid Valley Metropolitan District (MVMD), with their nearest available water main being 3600' (.68 miles) east and across Hwy 82 from the subject property. Due to the significant costs associated with a water line extension of this distance, connecting to the MVMD for water service is not currently practical or economically feasible; therefore the project will utilize a Central Water Aspen Valley Polo Club 44 NARRATIVE—November, 2017 Distribution System. If the MVMD's infrastructure or other circumstances change in the future, the property owners may re-evaluate the potential for connection. The closest Sewage Treatment Facility to the property is also the MVMD, with their nearest available lift station being 2800' (.55 miles) east and across Hwy 82 from the subject property. Due to the significant costs associated with a sewer line extension of this distance plus additional lift stations, connecting to the MVMD for sewer service is not currently practical or economically feasible; therefore the project will utilize Onsite Wastewater Treatment Systems (OWTS). If the MVMD's infrastructure or other circumstances change in the future, the property owners may re-evaluate the potential for connection. 10.2.1.6. Public Utilities Adequate public utilities will be provided by various service providers, including Holy Cross Energy (electric), Black Hills (gas), and Comcast and Centurylink (communications). All necessary utilities will be located in Access and Utility Easements. 10.2.1.7. Access and Roadways All access roads meet or exceed minimum County standards for adequate and safe access and will support projected Average Daily Traffic (ADT) at full build out, as evidenced by the Engineering Report & Plans in Appendix G, and the Traffic Impact Study in Appendix K. 10.2.1.8. Use of Land Subject To Natural Hazards The subject property is not located within any known natural hazard areas, as discussed in Section 6.4 of this Narrative. 10.2.1.9. Fire Protection The subject property is located within the Carbondale & Rural Fire Protection District. The design team has consulted with the District in order to meet their requirements for fire protections, as discussed in Section 8.2 of this Narrative. Aspen Valley Polo Club 45 NARRATIVE—November, 2017 10.2.2. Division 2: Resource Protection Standards 10.2.2.1. Agricultural Lands No land use changes are proposed that would adversely affect any adjacent agricultural lands. 10.2.2.2. Wildlife Habitat Areas The proposed PUD Amendment allows for significant protections of wildlife habitat, and provides a minimum of 50% Open Space. Wildlife impact mitigation strategies are detailed in Section 6.6.3 of this Narrative. 10.2.2.3. Protection of Water Bodies The proposed PUD Amendment provides for significant protection of water bodies, including existing wetlands and the Roaring Fork River. These protections are discussed in detail in Sections 6.2 and 6.5 of this Narrative. 10.2.2.4. Drainage and Erosion Drainage and erosion control of the site is discussed in detail in Section 6.5 of this Narrative. 10.2.2.5. Environmental Quality Air quality will be monitored and controlled by mitigation measures discussed in Section 6.7 of this Narrative. Water quality will be monitored and controlled by mitigation measures discussed in Section 6.5 of this Narrative. 10.2.2.6. Wildfire Hazards The subject property is not rated (NR) on the Garfield County Wildland Fire Susceptibility Index Map. The property will continue to be well -irrigated, and contains primarily low-lying riparian vegetation along the Roaring Fork River corridor. Similar properties in Garfield County have a Low Wildland Fire Susceptibility Index. 10.2.2.7. Natural and Geologic Hazards The subject property is not located within any known natural hazard areas, as discussed in Section 6.4 of this Narrative. 10.2.2.8. Reclamation Any disturbed areas of the site will be appropriately reclaimed as detailed in the Engineering Report and the Engineering Plans (both in Appendix G). Aspen Valley Polo Club 46 NARRATIVE—November, 2017 10.2.3. Division 3: Site Planning 10.2.3.1. Compatible Design The proposed land use change will result in a design that is compatible with the existing character of adjacent uses, including site organization, operational characteristics, buffering, and material usage. 10.2.3.2. Off -Street Parking and Loading Standards The proposed PUD amendment provides adequate parking and loading, including allowances for off-street parking lots and front yard setbacks that will allow adequate driveway parking. These standards are detailed in the PUD Guide, Appendix N. 10.2.3.3. Landscaping Standards The Landscape Plans (Appendix I) demonstrate conformance with Landscaping Standards per the PUD Guide in Appendix N. 10.2.3.4. Lighting Standards While community lighting has not yet been proposed for this project, any lighting will comply with the Exterior Lighting Standards per the PUD Guide in Appendix N. 10.2.3.5. Snow Storage Standards Adequate snow storage will be provided as discussed in the Engineering Report, Appendix G. 10.2.3.6. Trail and Walkway Standards Trail and walkway designs will conform to Landscaping Standards per the PUD Guide in Appendix N, and are also discussed in Section 5.6.4 of this Narrative. Aspen Valley Polo Club 47 NARRATIVE—November, 2017 11. Relationship to Garfield County Comprehensive Plan The Garfield County Comprehensive Plan includes general goals and policies that apply to all areas of the County. Certain goals and policies that relate specifically to The Rifle Clough Compressor Station - Limited Impact Review are addressed in this section. Selections from the Comprehensive Plan are displayed in bold text; and Applicant discussions and responses are displayed in regular text. 11.1. Future Land Use Future Land Use Map (Revision 13: 12-18-13) The Future Land Use Map (FLUM) for the subject property has a designation of Residential High (RH) with a density range of 1/3 to <2 Ac/Du. This designation allows a range from 50 to 301 dwelling units for the 100.44 acre property. This PUD Amendment is proposing a maximum of 54 dwelling units, and therefore is consistent with the Residential High designation, albeit at the low end of the allowed range. The description for the Residential High (RH) future land use designation includes the following: "Criteria for determining RH density within the allowed range will be specifically determined by the Planning Commission and will be based on "degree of public benefit", considering factors such as: amount of affordable housing including a mix of housing types, amount of parks/trails/ open space, energy conservation, fiscal impacts on the County, preservation of views, providing for schools and other public needs, etc. The proposed PUD amendment will provide Affordable Housing Mitigation equal to 10% of the total built dwelling units, a mix of allowed housing types, parks, trails, preservation of views from the Hwy 82 corridor, and a minimum Open Space amount of 50% (50.22 acres). The Comprehensive Plan prescribes Planned Unit Development (PUD) as one of the compatible Zone Districts for the Residential High designation. The property is currently zoned PUD, and this proposal does not propose a change in Zone District. 11.2. Urban Growth Areas and Intergovernmental Coordination Through the use of Urban Growth Areas (UGA), the Comprehensive Plan encourages development within UGAs to be consistent with municipal land use plans and policies, and where public services and infrastructure can be provided in an efficient and cost-effective manner. "Encourage future development requiring urban services to be located in areas where these services are or can readily be made available." Aspen Valley Polo Club 48 NARRATIVE—November, 2017 The subject property is not located within the Carbondale UGA, or the 3 -mile Area of Influence. The proposed project does not require urban services such as municipal water and sewer. 11.3. Housing The housing goals and policies of the Comprehensive Plan generally apply to new residential development. "Garfield County is committed to take appropriate, cost-effective measures to assure that new development contributes its fair share to providing housing affordable to those that live and work in the county." The County has an inclusionary housing requirement for new residential developments only in the Roaring Fork Valley portion of the County (where housing costs are generally higher than other areas of the County). The proposed PUD Amendment is located in Comprehensive Plan Study Area 1, and will provide affordable housing mitigation in an amount equal to ten percent (10%) of the total dwelling units within the PUD. The maximum number of allowed dwelling units within the PUD is fifty-four (54), therefore, the PUD will mitigate up to five (5) Affordable Housing Units. 11.4. Transportation Of great importance in the Comprehensive Plan is the ability of the County to maintain its road system. Two primary issues with County Roads are generally related to commuter traffic stressing the carrying capacity of County roads, and heavy truck traffic from industrial operations impacting the integrity of County roads. "Ensure that county roads are constructed and maintained on a safe, and fiscally sustainable basis." The Traffic Impact Study (Appendix K) provides significant detail on projected traffic generation from the project. The proposed project does not directly access any County road, but rather is accessed by the CDOT-administered Old Highway 82 frontage road. The Traffic Study does not identify any additional improvements to Old Highway 82 that would be necessitated by this project. 11.5. Economics, Employment and Tourism The construction industry is an important economic sector for Garfield County, comprising 17% of the employment base, while the tourism sector makes up another 10% of the employment base. The Comprehensive Plan recognizes the importance of maintaining a diverse economic base. Aspen Valley Polo Club 49 NARRATIVE—November, 2017 "Where appropriate, encourage diverse tourism related development in order to sustain it as an economic and employment base in Garfield County. In the near-term, the proposed project will generate significant opportunities for the local construction industry. These opportunities will commence with the first phase of infrastructure improvements and continue through the construction of the final dwelling. The project will also create long-term local opportunities for design, legal, property management, real estate and other professionals. Supplementing the economic benefit of construction will be that of the tourism industry (specifically agri-tourism), in which people will visit the horse facilities for various special events, tours, and matches. The proposed project will create an opportunity to draw national and international guests, who will also patronize other businesses in Garfield County. 11.6. Recreation, Open Space and Trails The Comprehensive Plan recognizes the value of open lands, recreational opportunities, parks, trails and rivers. Access to these amenities contributes to quality of life, and is important to County residents and the tourism sector of the local economy. "Assure that new residential development provides recreation opportunities for county residents that are appropriate to the density and type of development or that contribute land and/or funding to a county -wide trail and recreation system." The proposed PUD Amendment includes the provision of internal recreational opportunities; including a community center, parks, open space, and trails. A minimum of 50% of the PUD will be maintained as Open Space, and includes a corridor along the Roaring Fork River which will preserve the public river experience for floaters, fishermen, and bicyclists on the Rio Grande Trail. 11.7. Agriculture Through the Comprehensive Plan, the County values the preservation of agricultural lands, rural character, and agricultural heritage. "Promote the continuation and expansion of agricultural uses." "Preserve a significant rural character in the county." "Preserve scenic and visual corridors in the county." The proposed project includes the development of significant agricultural land uses, including a horse breeding and training center with customary agricultural structures and fields. The project also includes the preservation of the McClure cabin, which was occupied by Thomas McClure — one of the first successful potato farmers in eastern Garfield County in the late 1800's. The cabin will be Aspen Valley Polo Club 50 NARRATIVE—November, 2017 preserved and moved to a prominent new location where it will remain as an important piece of history for the property. The visual corridor from Highway 82 will be preserved in an agricultural context. This northern portion of the property will include two new barns, and polo fields that will maintain significant areas of Open Space. 11.8. Water and Sewer Services Through the Comprehensive Plan, the County values the preservation and enhancement of high quality water resources and proper waste water treatment. "Ensure the provision of legal, adequate, dependable, cost-effective and environmentally sound sewer and water services for new development." The project proposes to develop a Central Water Distribution System utilizing a newly constructed well. The property owner has significant raw water rights from several ditches, including the Basin Ditch, Middle Ditch, and Lower Ditch. These water rights will be maintained and utilized to provide irrigation support for the property. A public sewer extension is not currently practical or economically feasible, therefore the project will utilize Onsite Wastewater Treatment Systems (OWTS), which will be designed in accordance with the Colorado Department of Public Health and Environment's Regulation 43 and Garfield County regulations. 11.9. Natural Resources The Comprehensive Plan promotes the preservation and enhancement of wildlife habitat, native vegetation, riparian corridors, scenic resources, the night sky, and air and water quality. These natural resources contribute significant value to the tourism sector of the local economy. "Ensure that natural, scenic, ecological, and critical wildlife habitat resources are protected and/or impacts mitigated." "Preserve natural drainage patterns so the cumulative impact of public and private land use activities will not cause storm drainage and floodwater patterns to exceed the capacity of natural or constructed drainage ways, or to subject other areas to an increased potential for damage due to flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural bodies of water." The Roaring Fork River corridor is an important natural environment on the south side of the subject property. Within this area are floodplains, wetlands, and mixed forests which create wildlife habitat and serve important ecological functions. These areas will largely be preserved as Open Space within the PUD. The drainage plan has been designed to allow for proper infiltration and groundwater recharge. Inlet structures, piping, swales, infiltration depressions and overflow structures will convey runoff through the site. Proposed roads will drain into grass -lined swales and will convey Aspen Valley Polo Club 51 NARRATIVE—November, 2017 runoff to localized depressions via storm inlets and piping when necessary. Localized depressions will be the main form of retention to provide water quality and promote infiltration, while larger depressions will be used for retention. Drainage and erosion control of the site during construction activities will be managed under the authority of a Colorado Department of Public Health & Environment (CDPHE) discharge permit and associated Stormwater Management Plan. 11.10. Mineral Extraction Garfield County contains significant mineral resources. Through the Comprehensive Plan, the County recognizes the value of the resource extraction industry in contributing to a diverse and stable economy. The Plan also promotes fair mitigation of any negative impacts extraction activities may cause. "Ensure that mineral extraction is regulated appropriately to promote responsible development and provide benefit to the general public." "Ensure that mineral extraction activities mitigate their effects on the natural environment, including air quality, water quality, wildlife habitat or important visual resources." "In working with mineral extraction projects, the county will protect the public health, safety and welfare of its citizens." This PUD Amendment does not propose any mineral extraction activities, and therefore it is not possible to apply or compare the County's Mineral Extraction goals and policies to this project. 11.11. Renewable Energy The Comprehensive Plan promotes the development of renewable energy sources in appropriate locations throughout the County, and the County has ensured that regulations for such land uses are not overly burdensome. The Comprehensive Plan also acknowledges the potential of alternative energy production for further economic diversification. "Promote and encourage the development of renewable energy resources within the county." This PUD Amendment creates specific allowances for renewable energy production at an appropriate neighborhood scale. The PUD Guide (Appendix N) allows for the use of both Accessory and Small Solar Energy Systems. Accessory Solar Energy Systems are those rated less than 15 kilowatts, and are allowed in both Zone District 1 and 2 of the PUD. Small Solar Energy Systems are those rated 15 to 500 kilowatts, and are allowed in Zone District 1 of the PUD. Aspen Valley Polo Club 52 NARRATIVE—November, 2017