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HomeMy WebLinkAbout0.8.04 Planned Unit Development ApplicationGARFIELD COUNTY ZONING REGULATIONS SECTION 4.00: PLANNED UNIT DEVELOPMENTS For the convenience of the reviewing parties, The Reserve At Elk Meadows, LLC has prepared this Planned Unit Development Zoning Application in a format which presents, in nine point font, each of the subsections contained in Section 4.00 of the Garfield County Zoning Regulations followed by a descriptive or graphic response to the information requested from the Applicant. The responsive text provided by The Reserve at Elk Meadows, LLC appears in bold twelve point font. 4.00 PLANNED UNIT DEVELOPMENTS 4.01 DEFINITION As used in this Planned Unit Development Section (hereafter "section") the following definitions shall apply, unless the context otherwise requires: 4.01.01 Common Open Space: A parcel or parcels of land, or a combination of land and water within the site designated for a Planned Unit Development, designed and intended primarily for the use or enjoyment of residents, occupants and owners of the Planned Unit Development. Categories of open space are defined as follows: (1) Useable open space: Any land retained in an open manner having average slope of 25%or less across the entire parcel, or is an existing or proposed agricultural area; (2) (2) Recreational open space: Any open space land to be developed into an area or areas for organised or unorganized recreational activities, examples would include, but are not limited to: soccer/football playing fields, parks, baseball/softball diamonds, or similar uses; (3) Commercial open space: Any open space land that would be developed into an area or areas of land, for which a fee would be charged for use. Examples would include, but not limited to: golf courses, water ski lakes, horse riding facilities, or similar uses; (4) Limited use open space: Any land to be retained as open space that has an average slope greater than 25%. (A. 97-109) 4.01.02 Plan: The provisions for development of a Planned Unit Development which may include, and need not be limited to easements. covenants and restrictions relating to use, location and bulk of buildings and other structures, intensity of use or density of development, utilities, private and public streets, ways, roads, pedestrian areas and parking facilities, Open Space and other public facilities. "Provisions of the plan" means the written and graphic materials referred to in this definition. (A. 97-I09) 4.01.03 Planned Unit Development: (hereinafter a PUD): Shall mean a single parcel of land or contiguous parcels of land ofa size sufficient to accommodate an integrally planned environment, controlled by a single landowner, or by a group of landowners, to be developed as a unifiedplan for the number of dwelling units, commercial, educational, recreational or industrial uscs, or any combination of the foregoing. The Plan for which does not correspond in lot size, bulk or type of use, density, lot coverage, open space or other restriction to the existing land use regulations and zone district. (A. 97-09) Any reference to a PUD shall be assumed to include reference to a TPUD as well, where applicable, whether or not "TPUD" is written. Transit Area Planned Unit Development: (hereinafter a TPUD) Shall mean a single parcel of land or contiguous parcels of land meeting the above definition ofa "Planned Unit Development" and which also is located within 2000 feet ofa planned or developed mass transit terminal or station which has been approved pursuant to § 5.11 of these regulations. If any portion of a property or parcel contained within a PUD is within 2000 feet ofa planned or developed mass transit station or terminal the entire property, 1 parcel or PUD shall be deemed to be included within a TPUD. A "planned" mass transit terminal or station, is herein defined as a facility identified in a bonafide and endorsed conceptual planning process by an agency or authority with legal standing to undertake alternatives analysis and conceptual design, and where that facility has progressed to the preferred or selected altemative for preliminary design, and where it can be reasonably assumed that such facility will be built within 20 years. The 2000 foot radius, where the facility is not yet in place or designed, shall be deemed to be from the center point ofa probable location. Where there may be several probable locations in a given area, the Applicant may show such alternatives and accommodate those in the conceptual design and Sketch Plan ofa TPUD in consultation with the board and to assist in review by a Mass Transit Agency. (added 2002-12) 4.01.04 ommencement of Development: Approval ofa Final Plat and commencement of construction as secured by a Subdivision Improvements Agreement. (A. 97-109) 4.01.05 Contiguou : When applied to parcels of land, shall mean the lands have a common border and adjoin each other on at least one common properly boundary, for a minimum of thirty (30) feet. For the purposes of this definition, a public right-of-way or easement shall be considered a common property boundary for properties separated only by right-of-way or easement. (A. 97-109) Contiguity, for purposes of creating a TPUD cannot be gained by a common boundary with a fixed guide way alone. A planned or developed mass transit terminal or station must be within 2000 feet. (added 2002-12) 4.01.06 Density: The overall average residential density shall be calculated by summing the number of residential dwelling units planned within the boundary of the PUD and dividing by the total gross area, expressed in acres, within the boundary of the PUD. (A. 97-109) 4.01.07 Fractional Ownership Interest: Any type of shared ownership or leaseback ofa structure intendedpprimarily for residential occupancy that results in occupancy shares being allotted for a designated period of time. (A. 97-109) 4.01.08 Ownership: Demonstration ofownership shall be constituted by current written proof of who or what entity holds title to all of the land(s) depleted on any plat or plan filed with the County, with the minimum proof of ownership consisting ofa tittle report issued by a title company authorized to conduct business in the State of Colorado. The title report shall be issued not more than fifteen(15)days prior to the date of submittal of the PUD application. if the land is owned by a corporation or simiar legal entity, that designates an individual or entity to act in the Corporation's or similar legal entity behalf, a proof of agency shall be required and consist ofa Corporate Resolution, or similar legal document, designating the individual or entity to act as agent. The application must be signed by an officer of the Corporation or legal entity and certified by the Secretary of the Corporation, or officer ofa similar legal entity. (A. 97-109) 4.02 PURPOSES AND OBJECTIVES OF DEVELOPMENT The purpose ofa PUD is to permit greater design flexibility and, consequently, more creative and imaginative design for development than generally possible under conventional zoning and subdivision regulations. It is intended that PUDs shall be planned to insure general conformity, both in substance and location, with the goals and objectives of the master/comprehensive plan through integrated development. (A. 97-109) The purpose ofa TPUD is more fully set out in §5.11. (added 2002-12) The PUD zoning procedure allows the Reserve at Elk Meadows (Elk Meadows) to cluster residential uses and thereby preserve very large blocks of open space and to accommodate recreational and community amenities that will benefit the residents of the Elk Meadows PUD and the public. 4.03 SCOPE Applications for Planned Unit Development zoning may be made for land located in any zoning district. The underling zoning for the Elk Meadows PUD is Agriculture/ Residential/ Rural Density. Uses proposed by the Elk Meadows PUD are consistent with uses listed in the Agriculture/ Residential/ Rural Density Zone District. 4.04 CONSISTENCY WITH THE MASTER/COMPREHENSIVE PLAN No PUD or TPUD shall be approved unless it is found by the County Commissioners to be in general conformity with the County's Master/Comprehensive plan(s). When appropriate. an application for an amendment to the Garfield County Master/Comprehensive Plan may be made as pan ofa PUD application. 2 Any application for Master/Comprehensive Plan amendment must be approved by the Planning Commission, prior to its recommendation on the PUJ) application, and may occur at the same meeting. Applications for Comprehensive Plan amendment shall include justification for the amendment based upon criteria for establishing land use designations contained in the Master/Comprehensive Plan. (A. 97-109) (added 2002- 12; TPUD) Listed below are the primary sub -categories of Section 11 Goals, Objectives, Policies and Programs of the Comprehensive Plan, followed by observations as to how the proposed Elk Meadows PUD furthers the *eneral intent of these categories and how the overall development is in"general conformity" with the goals and objectives of the Garfield County Comprehensive Plan. Not all goals and objectives of the Comp Plan relate to every development proposal. This application is preceded by a simultaneous request to amend the Proposed Land Use Districts map contained in the Garfield County Comprehensive Plan of 2000. That application remaps the Elk Meadows site to Medium Density Residential and High Density Residential. The conformity of the proposed development with these density categories is summarized at the end of this section Section III -1.0 Public Participation The development evaluation and design process was initiated for the Elk Meadows PUD in late 2004, well over a year ago. During that time, representatives of the Elk Meadows PUD organized two interactive meetings with the public as well as conducted a number of person to person discussions with various members of the community. Public input collected from these interactions has been very influential in shaping the master plan for Elk Meadows as defined by this PUD application. Additionally, this PUD proposal will be reviewed at two or more public meetings of which at Least will one will be a publicly noticed hearing at which the public will be given the opportunity to comment on the proposed development application. Section III -2.0 Housing GOALS: To provide all types of housing that ensures current and future residents equitable housing opportunities which are designed to provide safe, efficient residential structures that are compatible with and that protect the natural environment. Housing at cost of no more than 30% of gross median income. Designate appropriate areas. Encourage mix of housing types within a development. Deed restrictions placed on the title to fix increase in value of a home. Address the challenge of lack of public support. Designate and encourage growth -favorable zones adjacent to community limits. Given the development site's rural location, somewhat challenging terrain and extensive amounts of open space which must be maintained by the property owners association, this development site is not inherently well qualified to offer housing at the low end of the real estate market. The project will be providing housing that is compliant with the County's Inclusionary Housing Regulations at an off site location that is more practical for an attainable housing product. Homes in the Elk Meadows community will provide an 3 opportunity for some residents of the region to "upgrade", making their current home available to the housing market. Elk Meadows PUD proposes single family lots ranging from 12,600 to over 30,000 square feet. Building envelopes on many of these lots will confine the buildable area of the lots such that the actual floor area of the future residences may vary more widely than might be suggested by the gross square footage of the lots. A wide range of residential building square footage will of course increase the spread of residential values within the community. The gross size of the lots and the fact that all lots abut open space, helps to assure a high level of solar access at all building sites. The three "neighborhoods" within Elk Meadows are visually and physically buffered by terrain conditions from surrounding residential developments with the exception of the Four Mile Ranch Subdivision located adjacent and immediately north of Elk Meadows. Four Mile Ranch single family lot building envelopes that abut the Elk Meadows boundary are buffered from the common boundary line with Elk Meadows by a 200 foot open space easement. The Four Mile Ranch open space easement and the Elk Meadows open space lands and building envelope restrictions create a minimum of 250 to 285 foot separation between the residential building sites of the two developments, in the area of their closest proximity. The Elk Meadows single family lots have been clustered in three areas of more gentle terrain avoiding excessively steep slopes, flood prone areas and areas of potential geologic sensitivity. These areas of concentrated development do consume some acreage of irrigated hay field and pasture but the plan results in very limited disturbance of herbaceous native vegetation and preserves over 370 acres of native wildlife habitat. The removal of cattle grazing from the property will allow many of the native plant species to regain their natural vegetational character. OBJECTIVES: 2.1 To encourage adequate, integrated housing at a reasonable cost to residents throughout Garfield County. Elk Meadows provides a housing product that addresses a particular segment of the local housing market in a manner consistent with the site location and surrounding development. Housing consistent with the County's attainable housing guidelines will be provided at an off site location in one of the communities within Study Area I. 2.2 To ensure construction of quality housing by continued enforcement of the County's building code. Not Directly Applicable 2.3 Residential development should be designed and located to ensure compatibility with existing and future adjacent development. The Elk Meadows PUD occupies the only vacant, developable parcel in the lower Four Mile Creek Valley with existing residential development located both up and down valley from the Elk Meadows site. The housing product proposed is very similar to the product located in the 4 adjacent developments. Although the net size of the single family lots may vary amongst these developments, the gross densities are relatively similar. With the exception of a 1,000 foot stretch of common boundary with the Four Mile Ranch Subdivision, the Elk Meadows lots are buffered from adjacent residential areas by very large areas of native open space. Residential structures along the common boundary with the Four Mile Ranch Subdivision will be separated by 200 feet or more and directly influences only five Four Mile Ranch Subdivision building sites. 2.4 The County should encourage the development of energy efficient design, including solar access. Lots and building sites within the Elk Meadows PUD are large enough to accommodate solar access. 2.5 Residential development should respect the natural characteristics of a particular site, including topography, vegetation, water features, geology and visual relationships with surrounding land uses and view sheds. A review of the plans, environmental reviews and engineering reports contained later in this application clearly portrays how the Elk Meadows design embodies both the theory and practical application of this objective. 2.6 The County should coordinate efforts with the Garfield County Housing Authority and respective municipalities to foster regional housing goals. The Elk Meadows PUD will comply with all Garfield County attainable housing regulations at an off site location better suited for this type of housing product. Details of how this will be achieved will be provided at the time of preliminary plan. POLICIES: 2.1 The County, through the development of regulations, shall provide for low and moderate income housing types by allowing for mixed multi -family and single-family housing in appropriate areas throughout the County. The Elk Meadows PUD will comply with all Garfield County attainable housing regulations at an off site location better suited for this type of housing product. 2.2 To include an assessment of the impact of present and future subdivisions in both incorporated and unincorporated portions of the County during the subdivision review process. The Elk Meadows Applicant has entered into a pre -annexation agreement with the City of Glenwood Springs which addresses potential impacts in that community. 2.3 Major accessways, topographic features, open space and other undeveloped land will be used to separate residential uses from industrial and commercial centers. No commercial/industrial uses are located in the vicinity of the PUD. 2.4 Solar orientation that allows for both passive and active design will be strongly encouraged in the design review process and will not be restricted by protective covenants. 5 Elk Meadows building sites are gracious enough to accommodate solar access. No restrictions are proposed on the use of solar appliances other than sensible consideration for the potential for direct visual impacts on adjacent properties. 2.5 The Garfield County Zoning Resolution will address the issue of potentially conflicting uses within each zoning designation that allows for residential and non-residential land uses. Being a Planned Unit Development, the project avoids such use conflicts by providing customized zone regulation text. PROGRAMS: 2.1 The County, by encouraging developers and landowners to use the Planned Unit Development regulations and other innovative tools, shall establish housing standards appropriate for the proposed scale of development which provide a wide range of housing types and costs. Utilizing the PUD regulation, Elk Meadows provides two variations on a single family housing product that is compatible with the surrounding residential uses. 2.2 The County, through the use of its Geographic Information System and available environmental studies, shall identify areas of particular environmental sensitivity or visual importance and shall develop specific performance standards to ensure high quality, appropriate residential development in the County. Areas identified as having severe constraints to development shall remain undeveloped. The Elk Meadows design process has gone far beyond the County's environmental and hazards mapping to produce a site plan that concentrates development in areas free of severe constraints. 2.3 A composite map of existing subdivisions and existing buildout will be developed and updated regularly. The updated maps should be included in staff comments to the Planning Commission and County Commissioners for informational purposes. Exhibits within this application show existing development in the area of the proposed PUD. 2.4 County staff will pursue the development of wood burning regulations as a part of an overall revision of the subdivision regulations. Restrictions on wood burning appliances consistent with current Garfield County regulations will be included in the proposed covenants. Section III -3.0 Transportation GOALS: Ensure that the County transportation system is safe, functional, appropriately designed to handle existing and future traffic levels and includes options for the use of modes other than the single -occupant automobile. Determine appropriate nodes and collector points for public transportation. A bus system extended beyond Glenwood Springs should be supported. Explore rail/bus combination within Study Area 1. Work cooperatively with City of Rifle to develop a Park and Ride facility. 6 Support public transit services to seniors, youth, and minorities. The traffic implications of the proposed development have been thoroughly assessed in a traffic report prepared by Felsburg Holt and Ullevig (FHU), included later in this application. Recommendations from this report are implemented in the design plans for the intersection with Four Mile Road. Additionally, the realignment of Four Mile Road addresses existing traffic safety issues in this area and will result in a safer, more efficient roadway. The proposed plan accesses Four Mile Road at a single four-way intersection thus minimizing the number of access points on Four Mile Road. Boulevard style entry roads on both sides of Four Mile Road assure reliable emergency access to the project. Garfield County off site road impact fees will be assessed at the time of subdivision. According to the FHU Traffic Report, the existing Four Mile Road from Elk Meadows north to the City of Glenwood Springs will accommodate traffic generated by the new project but the intersection of Midland Avenue and 27th Street, which is currently warranted for a traffic light will be additionally impacted by the additional traffic. A pre- annexation agreement between the Applicant and the City of Glenwood Springs includes provisions for funding by the Elk Meadows development for traffic improvements on Midland Avenue and 27th Street in the amount of $900,000. The Elk Meadows plan shows a public pedestrian trail connecting with the public trail at the south end of the Four Mile Ranch Subdivision and extending through the project, generally paralleling Four Mile Road, to the south end of the Elk Meadows. This trail extension will be a major step towards the future achievement of a public trail system up the Four Mile Creek valley. See Section VIII Natural Resources, for a more complete discussion of the project's sensitivity to the environmental qualities of the site. OBJECTIVES: 3.1 To encourage the development of a regional public transit system that respects the interaction between emerging land use patterns and travel behavior in the Valley. The PUD is located on a major county collector road, which may simplify access to future public transportation systems. 3.2 To encourage the use of modes other than the automobile. The project proposes to extend the Four Mile Valley public pedestrian trail from the north boundary of the Four Mile Ranch Subdivision through and to the upper -valley side of the Elk Meadows property. 3.3 Proposed developments will be evaluated in terms of the ability of County roads to adequately handle the traffic generated by the proposal. This application includes a thorough engineering analysis of the impacted county road as well as an evaluation of streets in South Glenwood Springs directly impacted by the development. 7 A re -alignment of Four Mile Road is proposed that will enhance the safe travel on this collector road. Additionally, the developer has entered into a pre -annexation agreement that addresses and provides for developer funding for mitigation of traffic impacts within the City. 3.4 Proposed developments will include street designs that will reduce adverse impacts on adjacent land uses, respect natural topography and minimize driving hazards. The proposed internal road system avoids steep slopes and unstable areas with one small exception where a short segment of road traverses a slope of 30 to 40 percent. The proposed road cross section is designed to accommodate safe travel for the low volume of traffic that will travel these roads while reducing widths slightly to reduce site disturbance. 3.5 Proposed developments will provide a minimum number of access points on through streets and highway corridors. Access to the PUD is limited to one four-way intersection on Four Mile Road. At this intersection both roads (each side of the intersection) will be designed as divided parkways to assure safe traffic movement and uninterrupted access by emergency vehicles. 3.6 Proposed commercial and industrial development will direct traffic to roadways capable of handling projected traffic. No commercial or industrial uses are proposed. 3.7 Street extensions will be required to occur in a logical manner. The proposed plan does not require the extension of any existing streets. POLICIES: 3.1 Staff will foster a cooperative relationship with cities, counties and transit providers in addressing regional transportation issues. Not Directly Applicable 3.2 Developments are encouraged to integrate bikeways, pedestrian circulation patterns and transit amenities into project design. The proposed plan includes extensive trails including the continuance the Four Mile Valley public trail across the property as well as a public trail leading to a proposed public open space area located west of the PUD. 3.3 The project review process will include a preliminary assessment of the projected traffic impact associated with all commercial and industrial projects and residential projects greater than 50 dwelling units. A complete traffic impacts analysis prepared by a qualified traffic engineer is included in this application. 8 3.4 Garfield County will participate and cooperate with regional and statewide transportation planning to ensure access to all available modes for County residents. Not Directly Applicable 3.5 The County will pursue, through the use of State Highway and Federal funding mechanisms, the development of regional bicycle paths without the use of the condemnation process. Not Directly Applicable 3.6 Development proposals will be required to mitigate traffic impacts on County roads proportional to the development's contribution to those impacts. Mitigation may include, but not be limited to the following: At the time of subdivision, the PUD will be subject to the County's Off Site Road Impact Fees. Additionally, significant funds ($900,00) have been committed to the City of Glenwood Springs to mitigate the traffic impacts of this development on the City's transportation systems. 3.7 County road extensions will be evaluated based on the following criteria: The proposed plan does not require the extension of any existing streets. 3.8 Staff review of proposed commercial and industrial development will include a determination of the potential impacts of the project on the local transportation system. Specific issues to be addressed include the following: No commercial or industrial development is proposed. PROGRAMS: 3.1 The County, with the use of its Capital Improvements Program (CIP) planning, shall identify existing road conditions and shall establish road standards appropriate for the proposed scale of development. Not Directly Applicable 3.2 A project review form will be developed to allow for a site specific, efficient and effective procedure for assessing the impact of commercial, industrial and residential development on the regional transportation system. Not Directly Applicable 3.3 Staff, with the cooperation of the Planning Commission, local and regional governmental agencies and a Citizen Advisory Committee, shall develop a County Wide Bicycle Master Plan to assist in Tong -range planning efforts. Developers shall analyze existing trail systems that could be linked with proposed trails within their development(s) and shall incorporate these studies within PUD and/or subdivision proposals. The project proposes to construct the continuation of the Four Mile Valley public trail across the PUD property. 3.4 A Capital Improvements Program, based on land use patterns proposed in the Comprehensive Plan, should be developed which identifies roadways which potentially could experience significant traffic increases in the future. Mitigation necessary to address these impacts should also be summarized. At the time of subdivision, the PUD will be subject to the County's Off Site Road Impact Fees. 3.5 A ten (10) year Master Plan of Roadway Improvements, based on anticipated funding at the local, State and Federal level should be developed in cooperation with the Road and Bridge Department. Not Directly Applicable 9 3.6 Planning staff, with guidance from the Planning Commission, will investigate methods of equitably assessing proposed developments for necessary roadway improvements. Not Directly Applicable 3.7 In cooperation with local governments, the Colorado Department of Transportation and private transportation providers, Garfield County will pursue the development of a County -wide Transit Not Directly Applicable 3.8 Any development application proposed within an urban sphere of influence shall evaluate the feasibility of alternative modes of transportation, specifically mass -transit. A complete traffic impact report has been prepared but the project is not Large enough to stimulate a mass transit system in the Four Mile Creek valley . Section III -4.0 Commercial and Industrial Uses No commercial or industrial development is proposed. Section III -5.0 Recreation and Open Space GOALS: Garfield County should provide adequate recreational opportunities for County residents, ensure access to public lands consistent with BLM/USFS policies and preserve existing recreational opportunities and important visual corridors. Interconnect trail system through the county with community trail systems. Extend trail system along river corridors. Obtain rights-of-way and address private land issues. Look to the communities to be the centers for community activity with county guidance. Work with the communities to develop a Colorado River trails and preservation plan. Determine the appropriate location for the Fairgrounds. The Elk Meadows PUD proposes to preserve unusually extensive amounts of open space. Over 374 acres of land within the PUD boundary are proposed to be zoned as one or the other of two open space zone districts, after removing nearly 6 acres of road right-of-way encompassed by the open space zone districts. That acreage represents over 74% of the total PUD acreage. A portion of this open space is located in large open space buffers along Four Mile Road which serves to protect the visual quality of the Four Mile Road corridor. This including a large swath of the existing hay field east of the road which will be maintained in hay production. Additionally, many of the proposed single family lots have an open space easement on the rear of the lots protecting 8.2 more acres of native vegetation from disturbance. This brings the total acreage of protected lands (open space zone districts and easements exclusive of any road right-of-way) to 75% of the PUD. The Elk Meadows PUD also proposes development of a number of recreational and community facilities including park facilities along Four Mile Creek, lawn surfaces for 10 open field play, children's play equipment and extensive pedestrian trails. Two or more historic ranch barns will also be preserved. As described previously in the Transportation section, a public pedestrian trail is proposed through the project at a location roughly parallel to and east of Four Mile Road. The development plan avoids visually sensitive areas such as the far north meadow that is seen from South Glenwood and the ridge at the south end of this meadow which is sky - lined when viewed from Glenwood and also when viewed by travelers north bound on some stretches of Four Mile Road. Early plans for the project included houses in these areas but were removed due to their visual sensitivity. At the east edge of the property, the terrain drops sharply to the Roaring Fork River. Proposed residential building envelopes have been setback significantly (60 to 125 feet) from this terrain edge. Landscape planting criteria contained in the protective covenants will further soften the visibility of homes near this ridgeline. Because the terrain west of this ridge is relative flat or drops only gently to the west away from the edge, several of the homes and associated landscape plantings will be visible to varying degrees from Hwy 82 but the visual integrity of this linear terrain edge will be preserved by the setbacks and landscape plantings. Homes potentially seen in this area from Hwy 82 are back -dropped by mountain slopes and are not "sky -lined" against a blue sky. The preservation of large open space tracts along Four Mile Road, as referenced earlier, will help maintain the sense of space long this well traveled corridor. A Bershenyi log barn and large frame barn located east of Four Mile Road will be preserved. The log barn will be relocated further east to accommodate the realignment of Four Mile Road. Clustering of the proposed single family lots and the preservation of a very high percentage of the property as open space serves to minimize the potential impact on wildlife in the area. This application also proposes, as a condition of the PUD approval, to dedicate, at the time of the first final plat, approximately 960 acres of high country located one quarter mile west of the Elk Meadows PUD for use by the general public. Please refer to Section 4.08.05 (7) of this application for a complete discussion of this proposed dedication. OBJECTIVES: 5.1 Encourage the location of active recreational opportunities that are accessible to County residents. Residents of the PUD will have access to picnic areas along Four Mile Creek, children's play facilities a the Barnstead above Four Mile Creek, extensive pedestrian trials including trails to an observation deck over -viewing the Roaring Fork River and Four Mile Creek valleys, open lawn play areas in the central open space areas of the East and South Meadow neighborhoods 11 as well as new trails open to the general public and parking areas to facilitate public access to these trails and to public lands to the west of the PUD property. 5.2 The County will support and encourage the creation of open space, through the development and implementation of zoning, subdivision and PUD regulations designed to retain and enhance existing open space uses. Not Directly Applicable 5.3 Access to public lands will be expanded and maintained. Proposed public trails and parking areas will facilitate access to existing and potential future public lands west of the PUD. 5.4 Rafting and fishing access will be strongly encouraged during the development review process. The site has no access to navigatable waters and public access to the very limited fishing opportunities on Four Mile Creek could result in significant environmental impacts and adjacent wetland habitats. 5.5 Visual corridors are considered an important physical attribute of the County and policies will reflect the need to carefully plan these areas. Highly sensitive visual corridors have been addressed by avoiding development in areas along Four Mile Road, on the ridgeline above Four Mile Road and in the open meadows at the far north end of the PUD property or by enlarged setbacks and landscaping requirements along the ridge above the Roaring Fork River. 5.6 Noise, parking and accessibility will be major concerns. There are no areas proposed that will commonly attract high concentrations of recreational activities and public parking and trails are proposed to address accessibility. 5.7 Encourage interaction between county/community. Not Directly Applicable POLICIES: 5.1 Developments that propose densities above one (1) dwelling unit per acre and exceed 50 dwelling units will be required to provide adequate recreational opportunities to serve the residents of the project. Alternatives for meeting this requirement will be defined in the Subdivision Regulations. Residents of the PUD will have access to picnic areas along Four Mile Creek, children's play facilities a the Barnstead above Four Mile Creek, extensive pedestrian trials including trails to an observation deck over -viewing the Roaring Fork River and Four Mile Creek valleys, open lawn play areas in the central open space parks of the East and South Meadow neighborhoods as well as the availability of new trails open to the general public and parking areas to facilitate public access to these trails and to public lands to the west of the PUD property. 5.2 Important visual corridors will be identified and appropriate policies developed to address the retainment of open space areas that Zink communities in the County. 12 Not directly applicable except as previously addressed regarding corridors located within the PUD. 5.3 If physically possible, subdivisions and PUDs will be encouraged to design open space areas to become contiguous with existing and proposed open spaces adjacent to the project. Much of the proposed open space areas within the PUD abut adjacent public lands plus the common open space of the Four Mile Ranch Subdivision located along Four Mile Road. 5.4 Consistent with the management objectives of either the Bureau of Land Management or the U.S. Forest Service, development next to public lands will be encouraged, but not required, to provide public access easements without the use of condemnation processes. Parking areas and trails, with appropriate easements, are proposed to facilitate public access to adjacent Federal lands. 5.5 With the cooperation of the Division of Wildlife, developments proposed in areas next to streams or rivers with rafting or fishing potential should dedicate easements for public access to these areas. The site has no access to navigatable waters and public access to the very limited fishing opportunities on Four Mile Creek could result in significant environmental impacts and adjacent wetland habitats. 5.6 In order to encourage public access to rivers, streams and public lands, the County will be receptive to incentives, consistent with an overall program approved by the Board of County Commissioners, for developments that propose public access to these amenities. Not Directly Applicable PROGRAMS: 5.1 All developers are encouraged to provide recreational amenities within proposed developments. The county should impose its requirement of a dedication of park land or fee in -lieu -of as contained in the Subdivision Regulations in order to reserve sufficient park land to accommodate the recreational needs of the residents which the development will house. As described previously, the project proposes recreational opportunities for the future residents within the PUD boundaries. 5.2 County planning staff will identify and map important visual corridors in the County and develop separate policies and programs that encourage the retention of open space that links communities. Developers shall develop and adopt sufficient standards for: A. Setbacks from ridges/mesas to ensure that sky -lining or reverse sky -lining do not occur; B. Building envelope designations that preserve visual corridors; C. Environmentally -sensitive or clustered development. As described previously, the project design is sensitive to visual corridors within the project and the preservation of large areas of open space most of which have linkage to adjacent public or private open space. 5.3 The Subdivision and PUD regulations will be refined to include policies that encourage contiguous open space uses. These policies will be formulated at the time the Subdivision Regulations are revised. All 13 developers/developments shall analyze existing open spaces adjacent to their proposed developments, both public and private, and shall incorporate contiguity of these spaces with proposed open spaces to be contained in the development. The project has preserved large areas of open space most of which link with adjacent public or private open space. 5.4 Planning staff, in cooperation with the Planning and Zoning Commission, will research options regarding feasible and legal alternatives to acquire open space and recreational easements. Based on the options identified by Staff, the Planning Commission will make a recommendation to the Board of County Commissioners regarding potential alternatives. Not Directly Applicable 5.0A OPEN SPACE AND TRAILS GOAL: Garfield County shall develop, adopt and implement policies that preserve the rural landscape of the Roaring Fork Valley, existing agricultural uses, wildlife habitat and recreational opportunities in a mutually beneficial manner that respects the balance between private property rights and the needs of the community. Over seventy percent of the PUD site is preserved as open space including a twenty acre hay field and historic barn -stead adjacent to Four Mile Road which preserves some of the historic ranch character of the area. The dedicated open space also preserves sensitive wildlife areas along Four Mile Creek while providing convenient access to open space by the PUD residents. Please refer to Section 4.08.05(7) for a discussion of an offer by the Applicant to dedicate a large "mountain park" for the public benefit. OBJECTIVES: 5.1A To ensure that existing agricultural uses are not adversely impacted by development approved by Garfield County; The closest agricultural operation is separated from the project by an 800 foot wide buffer including the Roaring Fork River. 5.2A To ensure that wildlife habitat is a component of the review process and reasonable mitigation measures are imposed on projects that negatively impact critical habitat; The project preserves the Four Mile Creek corridor, the most sensitive wildlife habitat on the PUD site and will enhance habitat quality throughout the PUD site by elimination of cattle grazing on the property. 5.3A That the development of passive and active trails in the County should be developed in a comprehensive fashion, consistent with efforts by adjacent jurisdictions; The project will extend the Four Mile Creek Community Trail along the east side of Four Mile Road form the north boundary of the project, where it connects with the existing trail, to the south boundary of the PUD. Additional paved and gravel trails are proposed throughout the community. (See Trails Plan in Section 4.08.05(2) of this application). 14 5.4A That all long-range planning for the retention of open space, trails, agricultural lands and wildlife habitat shall respect property rights and the concept of just compensation; Not directly applicable. 5.5A That long-range planning for acquisition or dedication of open space and trails shall run parallel to efforts to develop funding sources for just compensation. Not directly applicable. POLICIES: 5.1A All projects approved adjacent to existing agricultural uses shall be required to mitigate any adverse impacts. These mitigational measures shall include some or all of the following: 1. Appropriate buffering of building envelopes from common property boundaries; 2. The use of open space to provide additional buffering; 3. Dog restrictions, including limiting the number of dogs and requiring kenneling, prior to issuance of a Certificate of Occupancy. The closest agricultural operation is buffered from the project by the Roaring Fork River. 5.2A Developers proposing projects located in areas defined as critical habitat by the Colorado Division of Wildlife Resource Information System (WRIS) will be required to propose mitigational measures during the submittal of proposed projects. Mitigational measures shall include the following: 1. Fencing and dog restrictions consistent with DOW recommendations; Protective covenants will include strict restrictions against free roaming dogs. 2. Avoidance of critical portions of the property, through the use of building envelope restrictions or cluster development concepts; All housing is clustered in the historic agricultural fields while also preserving large block of these field areas as open space. 3. Conservation easements. Open space areas will be dedicated to the HOA for ownership and administration and all open space areas are further protected by the open space zoning adopted by the PUD. The Board of County Commissioners shall have the authority to approve or reject proposed mitigation. 5.3A Garfield County, through the use of the Open Space and Trails Committee, shall develop a Comprehensive Trails Plan for adoption by the Garfield County Planning Commission and The Board of County Commissioners. The following specific elements shall be a part of a proposed plan: 1. A general policy statement summarizing the overall approach supported by the County; 2. A proposed design guideline for trail development to assist the County and the development community in integrating trail development into the long-range growth of the County; 3. A methodology for identifying trail corridors in the Roaring Fork Valley; 4. A series of funding options to ensure that property owners are adequately compensated for trails developed on private property; 5. A Comprehensive Trail Map, consistent with the methodology adopted to guide long-range trail development in the Roaring Fork Valley. Not directly applicable. 15 5.4A The Open Space and Trails Committee shall present the Garfield County Planning Commission and the Board of County Commissioners a document summarizing options for compensating private property owners for acquiring open space and trails, consistent with long-term planning for acquisition or protection. Not directly applicable. 5.5A Garfield County, through the use of the Open Space and Trails Committee, shall develop a Comprehensive Roaring Fork Valley Open Space Plan for adoption by the Garfield County Planning Commission and Board of County Commissioners. The following specific elements shall be a part of a proposed plan: 1. A general policy statement summarizing the overall approach supported by the County; 2. A proposed methodology for identifying lands suitable for protection or acquisition for open space protection; 3. Identification of the Roaring Fork Valley areas appropriate for acquisition or protection consistent with adopted policies. The project will extend the Four Mile Community Trail through the property furthering the intent of this Policy. Section III -6.o Agriculture GOAL: To ensure that existing agricultural uses are allowed to continue in operation and compatibility issues are addressed during project review. Consider the use of Transfer of Development Rights. Join farmers and ranchers together to develop a land use plan for agriculture. Consider land trusts and conservation easements. The only active agricultural operation near the Elk Meadows PUD is separated from the closest residential lots by an 800 foot wide buffer including the Roaring Fork River and the steep slope above the west side of the river. Covenants will provide strict regulations to guard against free roaming dogs. The project is not anticipated to have an adverse impact on existing agricultural operations. The Objectives, Policies and Programs of this section are all directed at minimizing conflicts with agricultural operations which this project addresses with a buffer far exceeding the 300 feet recommended in this section. The Roaring Fork River offers an additional effective buffer. Because of the similarity of purpose of this section, the Objectives, Policies and Programs have not been addressed individually. Section III -7.0 Water and Wastewater Services GOALS: To ensure the provision of legal, adequate, dependable, cost-effective and environmentally sound sewer and water services for new development. An interceptor sewer line was recently constructed in the Four Mile Road ROW to serve the Springridge development and to deliver effluent to the City of Glenwood Springs (City) for treatment. An existing agreement between the Springridge developer and the City 16 includes construction cost recapture provisions to allow other users to utilize this interceptor line. The Elk Meadows developer has executed a pre -annexation agreement with the City of Glenwood Springs which provides for sewer treatment services by the City. A copy of this agreement is attached in Section 4.08.05(7)(e)(ii) of this application. The City of Glenwood Springs was approached to provide domestic water service to Elk Meadows but the request was rejected at the Staff level. Therefore, the project developer will construct an on site domestic water system including wells, treatment facilities, distribution lines and storage tank with capacity for fire protection water. This water system will be owned and maintained by the Elk Meadows HOA. A raw irrigation water delivery system will also be constructed to deliver irrigation water to each lot. Legal water rights protection will be provided by water rights contracts on the Roaring Fork River and by high priority water rights historically connected to the two ranch properties. OBJECTIVES: 7.1 Development in areas without existing central water and sewer service will be required to provide adequate and safe provisions for these services before project approval. Central sewage treatment will be provided by the City of Glenwood Springs. A central water system will be constructed by the developer and maintained by the home owner's association. The central water system will be reviewed and approved by the State of Colorado and water rights for the community will be documented by a court approved augmentation plan. The augmentation plan approval will be provided prior to approval of the subdivision preliminary plan. 7.2 Development located adjacent to municipalities or sanitation districts with available capacity in their central water/sewer systems will be strongly encouraged to tie into these systems. An executed pre -annexation agreement provides for sewage treatment services by the City of Glenwood Springs. The City rejected the opportunity to provide water service to the development. 7.3 Projects proposing the use of ISDS will be required to assess the site's capability to accommodate these systems prior to project approval. Not directly applicable. 7.4 Development will be required to mitigate the impact of the proposed project on existing water and sewer systems. Impact mitigation to the City of Glenwood Springs is documented by the pre -annexation agreement. 7.5 Garfield County will strongly discourage the proliferation of private water and sewer systems. 17 Sewage treatment will be provided by the existing City facility. The City Staff informed the applicant that the City water system was not capable of providing service to the development. 7.6 High-density development, defined as exceeding one (1) dwelling unit per one (1) acre, will be required to assess the potential of connecting into existing central water and sewer facilities. Sewage treatment will be provided by the existing City facility. The City Staff informed the applicant that the City water system was not capable of providing service to the development. POLICIES: 7.1 All development proposals in rural areas without existing central water and/or sewer systems will be required to show that legal, adequate, dependable and environmentally sound water and sewage disposal facilities can be provided before project approval. Central sewage treatment will be provided by the City of Glenwood Springs. A central water system will be constructed by the developer and maintained by the home owner's association. The central water system will be reviewed and approved by the State of Colorado and water rights for the community will be documented by a court approved augmentation plan. The augmentation plan approval will be provided prior to approval of the subdivision preliminary plan. 7.2 Where logical, legal and economic extension of service lines from an existing water and/or sewage system can occur, the County will require development adjacent to or within a reasonable distance, to enter into the appropriate agreements to receive service. The burden of proof regarding logical, legal and economic constraints will be on the developer. See 7.1 above. 7.3 The County will require developers proposing ISDS to provide data that demonstrates to the County that the proposed site can accommodate these systems prior to project approval. ISDS is not proposed. 7.4 Where ISDS is not feasible, Garfield County will require a sewage disposal system approved by the State of Colorado. ISDS is not proposed. 7.5 High density development is considered urban in nature and requires appropriate services. Through the Zoning Resolution, Garfield County will strongly encourage high-density development to locate in areas where these services are available. See 7.1 above. PROGRAMS: 7.1 A High Groundwater/Septic System Constraints Map, based on previously collected technical data, will be developed and applied in the project review process to ensure that water and wastewater systems are designed in a safe, effective manner. For areas of the County that have not been mapped, it shall be incumbent upon the developer to evaluate the sub -surface conditions and their ability for adequately treating wastewater that would be generated by the project. Not directly applicable. 18 7.2 Modifications to the Zoning Resolution will include an assessment of the relationship between existing central water and sewer systems and future zone districts, particularly as it relates to density definitions. Not directly applicable. 7.3 In areas identified as having severe constraints to the use of ISDS, the developer shall install either centralized wastewater treatment facilities, or another engineered design approved by the State, or shall leave this land undeveloped. Sewage treatment services will be provided by the City of Glenwood Springs. 7.4 A Water Constraints Map, based on the collection of geologic data, will be developed and applied to the project review process to ensure that potable water systems are designed in a healthy and safe manner and that an adequate water supply exists. The proposed domestic water supply has been tested to confirm that the water is of a quality appropriate for human consumption. Section III -8.0 Natural Environment GOALS: Garfield County will encourage a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land and is in the best interests of the health, safety and welfare of Garfield County. Enhancement of the river corridor. The reclamation of land after extraction processes. Protection of watersheds and flood plains. Control of drainage that impacts the communities Through clustering of the proposed single family residential lots, areas of potential flooding, sensitive riparian zones, steep slopes and areas of potential geologic sensitivity have been avoided. Proposed road alignments are sympathetic to existing terrain configurations and very little native herbaceous vegetation will be disturbed by the proposed development plan. Riparian vegetation along Four Mile Creek which has been impacted by years of cattle grazing will be allowed to gently return to its native condition by removal of cattle from the site. The preservation of over 74 percent of the PUD as open space provides permanent preservation of an extensive amount of native wildlife habitat. As described earlier in the Recreation and Open Space section, the Elk Meadows plan avoids areas of particular visual sensitivity and preserves a visual corridor along Four Mile Road. The preservation of at least two historic agricultural structures further adds to the visual quality of the development. The following list highlights the environmental sensitivity of the proposed community design: 19 • Housing is concentrated in areas previously disturbed by agriculture and avoids the more sensitive steep slopes, riparian areas and sensitive geologic zones. A few homes site are located in areas of native vegetation on the fringe of the agricultural areas but only where slopes and geologic conditions presented no unique limitations. • All mapped wetlands are left undisturbed. Proposed roadways do cross natural drainage channels that may be designated as "waters of the US" channels but these only carry seasonal water and the crossings will be accommodated by nationwide permits with the U.S. Army Corp of Engineers. • All lots border open space with a large majority looking out on expansive areas of open space. • A broad viewshed of hay meadow along the east side of Four Mile Road has been preserved to maintain the sense of openness along Four Mile Road. • The two larger Bershenyi Barns will be preserved to maintain a historic link to the cultural heritage of the site. The large log barn will be relocated to accommodate the proposed new Four Mile Road alignment. • Development is areas of unique visual sensitivity have been avoided. • Internal roads are designed to be sensitive to topographic conditions and existing ranch roads are utilized for emergency access drives, pedestrian ways and for access to the proposed "mountain park". • The compact residential neighborhoods preserve the most critical areas of wildlife habitat and allow for wildlife movement through the community. • The vegetative condition of all areas disturbed by past agricultural practices will be enhanced through on -lot landscaping, landscape development of recreational areas and reclamation of general open space acreage with native species. Drought tolerant native plant species and locally adapted plant species will be utilized in the open space plantings and encouraged through covenant guidelines in the residential landscape plantings to achieve a balance between appropriate water management and use, the restoration of native plant life, and the need for aesthetically pleasing plantings in proximity to houses. • Passive stormwater features such as grass swales and shallow detention pools are used to slow water, improve infiltration, enhance water quality and control soil erosion. • All areas disturbed by the development construction will be reclaimed and revegetated. • The execution of the proposed water rights program with the West Divide Water Conservancy District will benefit all water users in the Four Mile Creek watershed. • Domestic wastewater will be discharged to the City of Glenwood Springs central wastewater treatment plant or wastewater will be treated to a tertiary level (drinking water standards) and discharged into Four Mile Creek. • A raw water irrigation system is proposed to deliver irrigation water to every lot and to the meadow areas. A large part of the historically irrigated agricultural lands will continue to be irrigated as residential lot landscaping, park/recreation area development or hayfield preservation, although some of the pasture areas will be 20 refurbished as native meadows requiring little or no irrigation after initial establishment of the native species. • The storage pond that will be developed in the South Meadow as an element of the raw water irrigation will facilitate the introduction of additional and riparian habitat. • A wildfire mitigation plan has been prepared and reviewed by the Glenwood Springs Fire District. Additionally, Section 4.08.05 (7) of this application describes a proposal by the Applicant to dedicate, at the time of the first final plat, an approximately 960 acre "mountain park" that will preserve sensitive wildlife habitat and provide numerous recreational opportunities for the general public. This proposed dedication is offered as a condition of the approval of the Reserve at Elk Meadows PUD. OBJECTIVES: 8.1 The County of Garfield reserves the right to deny a project based on severe environmental constraints that endanger public health, safety or welfare. Not directly applicable 8.2 Proposed projects will be required to recognize the physical features of the land and design projects in a manner that is compatible with the physical environment. Through clustering of the proposed single family residential lots, areas of potential flooding, sensitive riparian zones, steep slopes and areas of potential geologic sensitivity have been avoided. Proposed road alignments are sympathetic to existing terrain configurations and very little native herbaceous vegetation will be disturbed by the proposed development plan. 8.3 Garfield County will ensure that natural drainages are protected from alteration. Four Mile Creek is protected from disturbance and associated riparian vegetation will benefit from the cessation of cattle grazing. 8.4 River -fronts and riparian areas are fragile components of the ecosystem and these areas require careful review in the planning process. See 8.4 above. 8.5 Development proposals will be required to address soil constraints unique to the proposed site. As described in the goals section above, the design of the roads and building sites avoids sensitive environmental areas. 8.6 Garfield County will ensure that natural, scenic and ecological resources and critical wildlife habitats are protected. The Four Mile Creek corridor, the most diverse wildlife habitat on the property is protected from disturbance. Roads avoid steep slopes except for a short stretch necessary to access the 21 Upper Meadow neighborhood and home sites are concentrated on the fringes of the historic hay fields. 8.7 Development will be encouraged in areas with the least environmental constraints. Through clustering of the proposed single family residential lots, areas of potential flooding, sensitive riparian zones, steep slopes and areas of potential geologic sensitivity have been avoided. Proposed road alignments are sympathetic to existing terrain configurations and very little native herbaceous vegetation will be disturbed by the proposed development plan. POLICIES: 8.1 Garfield County shall discourage and reserve the right to deny development in areas identified as having severe environmental constraints such as active landslides, debris flows, unstable slopes, bedrock slides, major mudflows, radioactive tailings, slopes over 25 percent, riparian areas and wetlands and projects proposed within the 100 year floodplain. The Elk Meadows plan avoids areas of severe environmental constraints. 8.2 Garfield County shall discourage development proposals that require excessive vegetation removal, cut and fill areas or other physical modifications that will result in visual degradation or public safety concerns. The proposed roads and home sites are located primarily within and along the fringes of the historic hay fields. Very little native vegetation will be disturbed by site construction. The road to the Upper Meadow neighborhood does cross slopes of 30-40 percent gradient for a short distance. At the time of preliminary plan, the use of boulder retaining walls will be investigated to reduce disturbance along this section of road. 8.3 Natural drainage patterns will be preserved 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 drainageways, 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. Sopris Engineering has conducted a complete analysis of site drainage concluded that with the use of a series of small detention/infiltration ponds, the site drainage will meet Garfield County drainage standards. 8.4 The County will require development with river frontage to address the issue through physical design in a way which will protect fragile wetlands and scenic resources and protect floodplains from encroachment. At one point the project property boundary comes fairly close to the Roaring Fork River but the nearest building site is six hundred or more feet from the river. The entire Four Mile Creek corridor is protected from development except for well heads and pedestrian trails. 8.5 The County will discourage development in areas where severe soil constraints cannot be adequately mitigated. 22 Areas of severe soil constraints have been avoided. 8.6 Garfield County will protect critical wildlife habitat needed by state and federally protected, threatened or endangered species. Development within these designations that cannot be designed, constructed and conducted so as to have a minimum adverse impact upon such habitat or these wildlife species, shall be discouraged; however, it is the intent of this policy, that no private landowner lose the ability to develop his/her land without fair compensation as a result of owning significant wildlife habitat. The community plan is largely confined to the historic hayfields avoiding the majority of critical wildlife areas. 8.7 Garfield County will require development on lands having moderate or minor environmental constraints to mitigate physical problems such as minor rockfalls, 17 to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow percolation, radioactive soils and/or corrosive and expansive soils. Some building sites and road alignments infringe on slopes greater the an 17% but all lots have access to building site on slopes of less than 30percent. Appropriate reclamation measures will be identified at the time of preliminary plan. Two lots on the South Meadow neighborhood are just outside of a rockfall run -out area mapped by HP Geotech. A protective berm may be necessary to assure protection from rockfall at these two home sites. Detailed analysis and design data for the protective berm will be provided at the time of preliminary plan. All other mapped constraint areas have been avoided. PROGRAMS: 8.1 Garfield County will explore options to integrate an environmental review process that is sensitive to differing levels of natural constraints throughout the County. Performance standards should be developed that ensure adequate mitigation of identified constraints. Not applicable. Section III -9.o Natural Resource Extraction No resource extraction is proposed and no deposits of high quality natural resources have been identified. Section III -10.0 Urban Areas of Influence GOALS: Ensure that development and overall land use policies occurring in the County that will affect a municipality are compatible with the existing zoning and future land use objectives of the appropriate municipality. Establish an Intergovernmental Agreement between the county and the communities. Share Board of County Commissioners and Planning Commission members when issues cross county - community boundaries. Allow for comments on community impacts including cases which fall outside the community's sphere of influence. 23 Promote development in and around existing communities. Grandfathering or time limiting early plan approvals. Periodically hold Planning Commission meetings in the west end of the count The pre -annexation agreement with the City of Glenwood Springs offers testimony that the topics related to Urban Areas of Influence are being addressed. This agreement provides not only for sewer treatment services but also for funding of traffic facilities improvements along Midland Avenue in the amount of $900,000. The extension of the Four Mile pedestrian trail from the Four Mile Ranch Subdivision through the Elk Meadows PUD is an additional quality of life enhancement that benefits the entire Glenwood Springs and Four Mile Valley community as well as the future Elk Meadows residents. Four Mile Road provides safe and convenient access to schools and commercial services in Glenwood Springs. The Sopris Elementary School and the Mountain Market convenience center are located less than two miles from the Elk Meadows PUD. OBJECTIVES: 10.1 County land use policies will be consistent with local land use policies and objectives. Not directly applicable. 10.2 Development that requires urban Services will be encouraged to locate in areas where these services are available. The development is located in an area where City of Glenwood Springs wastewater treatment services are available. 10.3 Development in an Urban Area of Influence will have street patterns that are compatible with the affected municipality. Proposed streets are not influenced by existing or proposed City of Glenwood Springs streets. The Applicant's pre -annexation agreement with the City of Glenwood Springs provides for developer funding of traffic impact mitigation in the amount of $900,000. 10.4 Preservation of airport area for commercial and industrial sites. Not directly applicable. 10.5 Retain rural character outside of community limits. Preservation of the historic "barn -stead' and a twenty acre hayfield adjacent to Four mile Road along with 74% of the site being preserved as open space will help maintain a rural character along Four Mile Road. Preservation of the Four Mile Creek corridor also helps preserve the rural feel of the area. 10.6 Enough land area within community limits to accommodate growth for the next twenty years without annexation. Not directly applicable. 24 POLICIES: 10.1 Comprehensive Plan and Zoning Resolution revisions, Zone District Amendments and individual projects within defined Urban Areas of Influence, will be consistent with local municipal land use policies. Not directly applicable. 10.2 Projects proposed adjacent to local municipalities that require urban services will be encouraged to annex into the affected jurisdiction. The Applicant has entered into a pre -annexation agreement with the City of Glenwood Springs. 10.3 Development will be expected to design a street system that will meet the affected municipality's street standards for construction and right-of-way width. During the pre -annexation negotiations with the City of Glenwood Springs, City Staff did not require that proposed roads within the PUD to comply with City design standards. PROGRAMS: 10.1 In cooperation with local municipalities, the comprehensive land use map will define an Urban Area of Influence for each jurisdiction. The definition will be based on topography, growth pattern, transportation characteristics and input from the affected jurisdiction. Not directly applicable. 10.2 The Comprehensive Plan Land Use Map and subsequent Zoning Resolution and Subdivision Regulation revisions will be reviewed by the affected municipality prior to adoption. Not directly applicable. Section IV — Land Use Districts The proposed PUD property is currently mapped as Residential Low Density and Residential Medium Density on the Comprehensive Plan's Proposed Land Use Districts map but an application to amend these designations has been submitted with this PUD application. That amendment remaps the density designations as Residential Medium Density (one dwelling unit per 6 to 9 acres) and Residential High Density (one dwelling unit for 2 or less acres). The total area mapped as Residential Medium Density by the Comp Plan Amendment is 400 acres. The proposed PUD Plan shows 55 single family lots within the Medium Density District, well within the 66 dwelling units that could be accommodated by this District at six acres per dwelling unit. The remaining 105 acres of the site are mapped as High Density Residential by the Comp Plan Amendment with no specific density cap and thus accommodates the 134 dwelling units proposed in that area. Summary of Consistency with the Comprehensive Plan: As evidenced by the above descriptions, the proposed Elk Meadows PUD community is consistent with and exemplifies a majority of the Goals and Objectives of the Comprehensive Plan that are applicable to a residential development. Based on the Amendment requested simultaneously with this application, the residential density of the PUD is also consistent with the Comprehensive Plan's Proposed Land Use Districts map. 25 4.05 RELATIONSHIP TO ZONING AND SUBDIVISION 4.05.01 The Garfield County Subdivision Regulations, as the same may be from time to time amended, and the provisions of this Zoning Resolution, as the same may be from time to time amended, shall be applicable to PUDs insofar as said Regulations and Resolution are consistent with this section and with any specific zoning or subdivision requirements approved by the County Commissioners at the time of zoning or platting the PUD in question. To the extent that said Regulations and Resolution are inconsistent herewith, they shall not be applicable and the provisions of this section and, with respect toTPUDs, supplementary regulations in §5- 12 shall control_ (amended 2002-12) No response required. 4.05.02 It is recognized that the uniqueness of each proposal for a PUD and TPUD requires that the specifications, standards and requirements for various facilities, including, but not limited to, affordable housing, streets, highways, alleys, utilities, curbs, gutters, sidewalks, street lights, parks, play -grounds, school grounds, storm drainage, water supply and distribution, and sewage collection and treatment, may be subject to modification from the specifications, standards, and requirements established in the Subdivision Regulations of Garfield County for like uses in other zone districts. The County Commissioners may, at the time of zoning as a PUD and TPUD, waive or modify the specifications, standards and requirements which would be otherwise applicable, as requested by the applicant. Any waiver or modification of specifications, standards and requirements will only be approved Wit can be demonstrated that the proposed waiver(s) is consistent with "best engineering practices," as recommended by an engineer retained by the County. (A. 97-109) (amended 2002-12) Zoning criteria governing the Elk Meadows PUD is contained in Section 4.08 (2) (h) of this application. 4.06 INTERNAL COMPATIBILITY OF PLANNED UNIT DEVELOPMENTS It is recognized that certain individual land uses, regardless of their adherence to all the design elements provided for in this section, might not exist compatibly with one another. Therefore, a proposed PUD or TPUD shall be considered from the point of view of the relationship and compatibility of the individual elements of the Plan, and no PUD or TPUD shall be approved which contains incompatible elements internally or with neighboring property. (amended 2002-12) Only residential and open space uses are proposed by The Reserve at Elk Meadows PUD. One open space district is designed to accommodate certain community recreational and administrative type services but these uses are not of a scale or intensity that would be detrimental to the very few residential lots proposed in close proximity. 26