HomeMy WebLinkAbout1.00 Narative Report
Consolidated
Preliminary Plan for Zone District 2
& PUD Amendment
Narrative Report
SEPTEMBER 2024
(revised January 2025 for completeness)
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
McClure River Ranch- Zone District 2
2 NARRATIVE – January 2025
TABLE OF CONTENTS
1. LIST OF APPENDICES............................................................................................................. 4
2. CONSULTANT TEAM ............................................................................................................. 5
3. OVERVIEW ........................................................................................................................... 7
3.1. PURPOSE OF PRELIMINARY PLAN & PUD AMENDMENT ....................................................................................... 7
3.1.1. Preliminary Plan ............................................................................................................................ 7
3.1.2. PUD Amendment ........................................................................................................................... 7
3.2. DEMONSTRATION OF SUBMITTAL REQUIREMENTS .............................................................................................. 8
3.2.1. Table 1: Application Submittal Materials........................................................................................ 8
3.3. BACKGROUND INFORMATION ........................................................................................................................ 9
3.3.1. Site Location .................................................................................................................................. 9
3.3.2. Prior Relevant Approvals ............................................................................................................. 10
3.3.3. PUD Zoning ................................................................................................................................. 11
3.3.4. Existing Conditions & Use ............................................................................................................ 13
4. PRELIMINARY PLAN ............................................................................................................ 19
4.1. SUBDIVISION SUMMARY ............................................................................................................................. 19
4.1.1. Table 3: Lot & Tract Summary. .................................................................................................... 19
4.2. COMMUNITY DESIGN ................................................................................................................................ 19
4.3. ZONE DISTRICT 2 – PLAN ELEMENTS ............................................................................................................. 20
4.4. SITE PLAN............................................................................................................................................... 20
4.5. AFFORDABLE HOUSING .............................................................................................................................. 21
4.6. ACCESS & CIRCULATION ............................................................................................................................. 22
4.7. LANDSCAPING.......................................................................................................................................... 22
4.8. UTILITIES ................................................................................................................................................ 22
4.9. HISTORICAL CONSERVATION EFFORTS ............................................................................................................ 23
4.10. CONSTRUCTION PHASING PLAN ............................................................................................................... 25
4.11. IMPACT ANALYSIS ................................................................................................................................. 25
4.11.1. Adjacent Land Use ....................................................................................................................... 25
4.11.2. Site Features ............................................................................................................................... 26
4.11.3. Soil Characteristics ...................................................................................................................... 27
4.11.4. Geology and Hazard .................................................................................................................... 27
4.11.5. Groundwater and Aquifer Recharge Areas ................................................................................... 28
4.11.6. Environmental Impacts ................................................................................................................ 28
4.11.7. Nuisance ..................................................................................................................................... 32
5. PUD AMENDMENT ............................................................................................................. 33
5.1. SUMMARY OF PUD AMENDMENT ................................................................................................................ 33
5.2. LAND USE SUMMARY ................................................................................................................................ 33
5.2.1. Table 4: PUD Summary Table (proposed revision in red) ............................................................... 33
5.3. PUD GENERAL DESCRIPTIONS ..................................................................................................................... 34
5.4. PUD TECHNICAL DESCRIPTIONS ................................................................................................................... 35
5.5. PUD PLAN MAP ...................................................................................................................................... 37
5.6. PUD GUIDE ............................................................................................................................................ 37
5.7. AMENDMENT JUSTIFICATION REPORT ............................................................................................................ 38
5.7.1. Amendment Description and Supporting Information ................................................................... 38
5.7.2. LUDC Article 6-203.C. Criteria ...................................................................................................... 38
McClure River Ranch- Zone District 2
3 NARRATIVE – January 2025
6. RELATIONSHIP TO APPLICABLE LAND USE STANDARDS ...................................................... 39
6.1. GARFIELD COUNTY LUDC: ARTICLE 3 – ZONING ............................................................................................. 39
6.2. GARFIELD COUNTY LUDC: ARTICLE 7 - STANDARDS ......................................................................................... 39
6.2.1. Division 1: General Standards ..................................................................................................... 39
6.2.2. Division 2: Resource Protection Standards ................................................................................... 40
6.2.3. Division 3: Site Planning .............................................................................................................. 41
6.2.4. Division 4: Subdivision Standards & Design Specifications ............................................................ 42
7. RELATIONSHIP TO GARFIELD COUNTY COMPREHENSIVE PLAN ........................................... 44
7.1. FUTURE LAND USE.................................................................................................................................... 44
7.2. URBAN GROWTH AREAS AND INTERGOVERNMENTAL COORDINATION .................................................................... 44
7.3. HOUSING ............................................................................................................................................... 45
7.4. TRANSPORTATION .................................................................................................................................... 45
7.5. ECONOMICS, EMPLOYMENT AND TOURISM ..................................................................................................... 46
7.6. RECREATION, OPEN SPACE AND TRAILS .......................................................................................................... 46
7.7. AGRICULTURE .......................................................................................................................................... 46
7.8. WATER AND SEWER SERVICES ..................................................................................................................... 47
7.9. NATURAL RESOURCES ................................................................................................................................ 47
7.10. MINERAL EXTRACTION........................................................................................................................... 48
7.11. RENEWABLE ENERGY ............................................................................................................................. 48
McClure River Ranch- Zone District 2
4 NARRATIVE – January 2025
1. LIST OF APPENDICES
A Application Forms & Consent Letters
B Title Commitment
C Adjacent Property Owners & Mineral Owners
D Vicinity & Zoning Maps
E Illustrative Site Plan
F Engineering Plans
G Engineering Report
H Water Rights & Supply
I Utility Service Letters
J Landscape Plans
K Improvements Agreement
L Traffic Impact Study
M Preliminary Plan Map
N Visual Analysis
O Covenants, Conditions & Restrictions
P PUD Plan Map
Q PUD Guide & Affordable Housing Plan
R Wetlands Pre-Construction Notification
S Orchid Management Plan
T Prior Conditions of Approval
U Floodplain Exhibit
V Floodplain Development Permit, CLOMR &
Floodplain Development Application
McClure River Ranch- Zone District 2
5 NARRATIVE – January 2025
2. CONSULTANT TEAM
APPLICANT
Aspen Polo Partners, LLP
Contact: Peter Rizzo
3629 Aiken Ct.
Wellington, FL 33414
561.777.6448
PLANNING & LANDSCAPE ARCHITECTURE
LANDWEST Colorado, LLC
Contact: Jon Fredericks
345 Colorado Ave. #106
Carbondale, CO 81623
970.379.4155
GENERAL COUNSEL
KLEIN COTÉ EDWARDS CITRON LLC
Contact: Joseph E. Edwards, III
101 South Mill Street, Ste. 200
Aspen, CO 81611
970.925.8700
WATER LAW
Corona Water Law
Contact: Craig Corona
420 East Main Street, Suite 210B
Aspen, CO 81611
970.948.6523
CIVIL ENGINEERING
Roaring Fork Engineering
Contact: Danny Stewart
592 Highway 133
Carbondale, CO 81623
970.340.4130
ENVIRONMENTAL
Red Mountain Environmental
Contact: Eric Petterson
802 Palmer Ave
Glenwood Springs, CO 81601
970.309.5190
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
P.O. Box 614
New Castle, CO 81647
970.984.0474
McClure River Ranch- Zone District 2
6 NARRATIVE – January 2025
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McClure River Ranch- Zone District 2
7 NARRATIVE – January 2025
3. Overview
3.1. Purpose of Preliminary Plan & PUD Amendment
The Applicant is seeking approval of a Preliminary Plan for Zone District 2 and PUD Amendment for
McClure River Ranch. The entirety of McClure River Ranch is 98.19 acres and is currently zoned PUD
with an approved PUD Guide and PUD Plan Map. Zone District 1 comprises 49.23 acres in the
northern portion of the PUD and was platted on December 22, 2022. Zone District 2 comprises
48.96 acres in the southern portion of the PUD and was also platted on December 22, 2022 as “Tract
C”, described on the plat as a future development parcel. This consolidated report demonstrates
conformance with all applicable submittal requirements, County Codes, Goals and Policies for this
Preliminary Plan and PUD Amendment.
3.1.1. Preliminary Plan
This Preliminary Plan application can be considered a continuation of the review for the prior
PUD Amendment (approved in November 2020), as that application considered many of the
materials typically associated with a Preliminary Plan review. In summary, this application is
seeking the approval of the following:
• The creation of 12 residential Lots in Zone District 2;
• The creation of a 1.60 acre Tract for a common Community Center and greenhouse;
• The creation of a 28.92 acre Open Space Tract, which comprises 59% of the land in Zone
District 2.
3.1.2. PUD Amendment
This application seeks to revise and replace the recorded PUD Guide and PUD Plan Map. In
summary, this application is seeking approval to:
• Make a minor amendment to the PUD Guide to include Accessory Dwelling Units (ADUs)
as a use by right in Zone District 2, and 3-Unit Deed Restricted Dwellings as a use by
right in Zone District 1 to accommodate planned affordable housing units.
• Add an Affordable Housing Plan to the PUD Guide, since the provision of affordable
housing units is now required as a result of the Zone District 2 Preliminary Plan.
• Revise several additional provisions in the PUD Guide to provide greater clarity as to
intent.
• Correct a scrivener’s error on the currently recorded PUD Plan Map which incorrectly
labels the PUD as 100.44 acres (the actual size is 98.19 acres).
• Make a minor road alignment change to Stonefly Bend on the PUD Plan Map (now
named Mayfly Bend).
McClure River Ranch- Zone District 2
8 NARRATIVE – January 2025
3.2. Demonstration of Submittal Requirements
The following table demonstrates compliance with the required application submittal materials per
LUDC Table 5-401 for Preliminary Plan, and Table 6-301 for Planned Unit Development.
3.2.1. Table 1: Application Submittal Materials
LUDC Preliminary Plan for Subdivision Application Location in Application
General Application
Materials, Article 5-
401, 4-203
Application Forms & Consent Letters Appendix A
Evidence of Ownership Appendix B
Adjacent Property Owners & Mineral Owners Appendix C
Project Description (Narrative Report) page 7, this Narrative
Table 5-401, 4-203
Vicinity & Zoning Maps Appendix D
Illustrative Site Plan Appendix E
Engineering Plans Appendix F
Engineers Report Appendix G
Water Rights & Supply Appendix H
Utility Service Letters Appendix I
Landscape Plans Appendix J
Improvements Agreement Appendix K
Traffic Impact Study Appendix L
Article 5-402
Preliminary Plan Map Appendix M
Visual Analysis Appendix N
Covenants, Conditions & Restrictions Appendix O
LUDC PUD Amendment Application Location in Application
Article 6-302 & 8-201
PUD General Descriptions page 34, this Narrative
PUD Technical Descriptions page 35, this Narrative
PUD Plan Map Appendix P
PUD Guide (with Affordable Housing Plan) Appendix Q
Amendment Justification Report page 38, this Narrative
Other Location in Application
Wetlands Pre-Construction Notification Appendix R
Orchid Management Plan Appendix S
Prior Conditions of Approval Appendix T
Floodplain Exhibit Appendix U
Floodplain Development Permit, CLOMR &
Floodplain Development Application Appendix V
McClure River Ranch- Zone District 2
9 NARRATIVE – January 2025
3.3. Background Information
3.3.1. Site Location
The subject parcel (#2391-311-23-010) encompasses 48.959 acres, and is located south of State
Highway 82, approximately ¼ 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
are two existing accesses to the property that were constructed and approved by CDOT in 2018
and are located on the northern property boundary connecting to Old Highway 82. The CDOT
acceptance letters for these accesses are included in the Traffic Impact Study in Appendix L.
Zone District 2 is accessed via platted Access & Utility Easements through Zone District 1 of the
PUD. The property has no direct connection to any County Road.
Figure 1: Vicinity Map (full size version located in Appendix D).
McClure River Ranch- Zone District 2
10 NARRATIVE – January 2025
3.3.2. Prior Relevant Approvals
The property has been the subject of several prior applications and approvals by the County,
starting in 2007 with the approval of a Comprehensive Plan Amendment for the property, then
known as TCI Lane Ranch. In 2010, a Floodplain Development Permit was approved for an area
of the property that is now in Zone District 2, and this Permit remains valid. In 2020 the BoCC
granted approval of a Substantial PUD Amendment, which was the precursor to this current
consolidated application. Final Plat for Zone District 1 was approved and recorded in December
of 2022. Table 2 provides a chronology of prior relevant actions by the County for the subject
property.
3.3.2.1. Table 2: History of Prior Relevant County Actions.
Type Resolution/ Permit
# Date Description
Comprehensive
Plan
Amendment
PC-2007-05 7/11/2007 Designation of “Residential High Density” for
property on FLUM.
Floodplain
Development
Permit
Land Use Change
Permit 5/21/2010 Approval of development in floodplain.
FDPA6264
PUD
Amendment
(Substantial)
Resolution No.
2018-10 2/20/2018
To allow polo facilities, agricultural and
residential uses, and to define Zone Districts
and development areas. Established new
PUD Guide and PUD Plan Map.
PUD
Amendment
(Substantial)
Resolution No.
2020-54 11/16/2020 Amended allowed uses: additional
agricultural uses with equestrian facilities.
Preliminary
Plan, Zone
District 1
Resolution No.
2020-55 11/16/2020
The creation of two common-ownership
Tracts in Zone District 1, and one common-
ownership Tract encompassing all of Zone
District 2. The creation of six private-
ownership Lots for mixed-use barns (as
allowed per recorded PUD Guide) in Zone
District 1. The creation of one common-
ownership Lot for a future clubhouse and the
existing McClure cabin (now relocated and
restored in Zone District 1). The
establishment of utility easements to serve
the subdivision of Zone District 1 and future
subdivision of Zone District 2.
Final Plat, Zone
District 1
Resolution No.
982013 12/13/2022
The approval of a Final Plat for Zone District 1
including one common ownership tract in
Zone District 2.
Final Plat, Zone
District 1
Reception No.
982205 12/20/2022 Record ed Final Plat, Zone District 1
Covenants,
Conditions and
Restrictions
Reception No.
982205 12/20/2022 CCRs for the MRR Master Association
McClure River Ranch- Zone District 2
11 NARRATIVE – January 2025
Subdivision
Improvements
Agreement,
Zone District 1
Reception No.
982204 12/20/2022 Utility connections and sleeves, paving,
grading and revegetation
1st
Amendment to
Covenants,
Conditions and
Restrictions
Reception No.
984267 3/17/2023
1st Amendment to CCRs for the MRR Master
Association. "Wells" definition to include all
water wells on Community property
2nd
Amendment to
Covenants,
Conditions and
Restrictions
Reception No.
987354 7/5/2023 2nd Amendment to CCRs for the MRR Master
association and Barn Lots Association, Inc
3.3.3. PUD Zoning
The subject property is currently zoned PUD, with an approved PUD Guide and PUD Plan Map.
The property is comprised of two distinct Zone Districts as depicted on the PUD Zone District
Map (Figure 2) below. Each Zone District provides specific consistency in allowed land uses,
development standards and densities. Zone District 1 primarily contains equestrian, mixed use
barn, and outdoor recreation uses and includes 49.23 acres in the northern portion of the PUD.
Zone District 2 primarily allows residential and open space uses and includes 48.96 acres in the
southern portion of the PUD closest to the Roaring Fork River.
The current PUD zoning includes (but is not limited to) the following allowed land uses for Zone
District 2: Building or structures for agricultural operations; Greenhouse and Gardens; Single
Family Dwelling; Two-Unit Dwelling; Home Office/ Business; Community Facility; Public
Gathering; and Outdoor Recreation among others as identified in Section 4.2 of the PUD Guide
in Appendix Q.
McClure River Ranch- Zone District 2
12 NARRATIVE – January 2025
Figure 2: PUD Zone District Map
McClure River Ranch- Zone District 2
13 NARRATIVE – January 2025
3.3.4. Existing Conditions & Use
The existing uses of Zone District 2 are consistent with the allowed land uses of the PUD Guide
approved and recorded in 2020. Current improvements within Zone District 2 are minimal and
include a greenhouse and an old log barn on the northern portion of the Zone. Improvements
installed to date in support of Zone District 2 generally include:
• Extensions and sleeves for all necessary utilities.
• APP Common Well No. 7 and APP Zone 2 Well No. 1 to provide for the domestic water
needs for Zone District 2.
• Two paved accesses to Old Highway 82 (CDOT), and a paved loop road through the
property (Chukka Trail) including associated drainage facilities and platted Access &
Utility Easements for access to Zone District 2.
• 3-rail fence in Zone District 2 along the boundary with BLM property, which satisfies a
prior condition of approval.
Figure 3: Existing paved road (Chukka Trail) in Zone District 1.
McClure River Ranch- Zone District 2
14 NARRATIVE – January 2025
Figure 4: Chukka Trail (west) access to Old Highway 82 in Zone District 1.
3.3.4.1. Zone District 2 improvements
The property includes a modern greenhouse structure and gardens that were constructed in
2010 and have been in continuous operation since that time.
Figure 5: Existing greenhouse and gardens.
McClure River Ranch- Zone District 2
15 NARRATIVE – January 2025
Nearby to the greenhouse is an existing barn that was used by former property owners for
cattle operations. The barn was stabilized in 2008 with a new concrete slab floor, structural
trusses supporting the walls and roof, new windows and doors for weatherproofing, and a
new roof.
Figure 6: Existing Barn.
Apart from the existing greenhouse and barn, Zone District 2 is undeveloped. The area is
dominated by two primary vegetation communities: irrigated pasture and cottonwood
galleries. Most of the cottonwood galleries are adjacent to the Roaring Fork River where
they are associated with smaller quantities of spruce, ponderosa pine, and juniper.
McClure River Ranch- Zone District 2
16 NARRATIVE – January 2025
Figure 7: Cottonwood galleries along Roaring Fork River, looking west.
Both natural and diverted water courses exist in Zone District 2. The property’s southern
boundary is generally the high-water line of the Roaring Fork River, except where adjacent
to a rather isolated parcel of BLM-administered land. Two primary irrigation ditches serve
Zone District 2 including the Middle Ditch (aka Blue Creek Ditch), and the Lower Ditch. There
is one other lateral ditch which departs from the Middle Ditch on the eastern side of the
property and returns to the Middle Ditch near the center of the property.
Wetlands have previously been identified 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). The wetlands were mapped again in November of 2017, which resulted in a total of
7.9 acres, and again in October of 2023 with 8.73 acres of wetlands mapped. The 2023
wetland mapping is represented on the updated PUD Plan Map in Appendix P.
McClure River Ranch- Zone District 2
17 NARRATIVE – January 2025
Figure 8: Wetland area in Zone District 2.
3.3.4.2. Overall Property
The site is fairly level with an overall east-west gradient of approximately 0.7%, and an
overall north-south gradient of approximately 1.3%. Zone District 2 generally drains from
northeast to southwest at an overall gradient of 0.8%, changing in elevation approximately
20 vertical feet over a distance of 2560 linear feet. 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.
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 its 81 acres. To the northwest, the Catherine
Court property contains 8 dwelling units on one acre, primarily consisting of mobile homes,
on a property that is zoned Commercial/Limited. To the north of McClure River Ranch 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 agricultural pastureland. To the east lies the 12.6-acre
Waldorf School parcel, with school buildings, associated accessory facilities and playfields,
and significant areas of floodplain and wetlands. The subject property is bordered on the
south by the RFTA ROW with the Rio Grande Trail, BLM-administered lands that represent
the northern most portion of the area known as The Crown, and private lands owned by T2
Carbondale, LLC extend under portions of the river.
McClure River Ranch- Zone District 2
18 NARRATIVE – January 2025
Figure 9: Oblique view of entire PUD, looking south. (image source: Google Earth)
McClure River Ranch- Zone District 2
19 NARRATIVE – January 2025
4. Preliminary Plan
This Section provides a categorical summary of the proposed subdivision of Zone District 2.
4.1. Subdivision Summary
This Preliminary Plan proposes a total of 12 residential lots in Zone District 2, each with an allowable
ADU. This proposed density will result in a maximum of 38 total dwelling units in the entire PUD,
assuming all 12 ADUs are actually constructed. Therefore, the proposed density is 30% less than the
maximum of 54 allowed dwelling units in the approved PUD. This application proposes to subdivide
Zone District 2 as follows:
4.1.1. Table 3: Lot & Tract Summary.
LOT & TRACT SUMMARY
TRACT/ LOT ACRES USE DESCRIPTION
Tract A 1.60 Community Center/ Common Area
Tract B 28.92 Common Open Space
Lot 1 1.92 Residential
Lot 2 1.59 Residential
Lot 3 1.22 Residential
Lot 4 1.25 Residential
Lot 5 1.07 Residential
Lot 6 1.28 Residential
Lot 7 2.03 Residential
Lot 8 2.07 Residential
Lot 9 1.50 Residential
Lot 10 1.51 Residential
Lot 11 1.50 Residential
Lot 12 1.51 Residential
TOTAL ACRES 48.96
4.2. Community Design
The design for the subdivision of Zone District 2 provides spacious low density residential lots, open
space, a common trail system, a river park, and a community center building with a produce garden
and greenhouse. Dual road access and all necessary utilities connections are in place through Zone
District 1 to support the proposed build out of Zone District 2. Zone District 2 allows for up to 40
dwelling units per the approved PUD Guide, however this application is only proposing 12 dwelling
units with ADUs. The average residential lot size is 1.5 acres, and 59% of the land in Zone District 2
will be dedicated Open Space.
McClure River Ranch- Zone District 2
20 NARRATIVE – January 2025
Figure 10: Site Plan (full size version located in Appendix E).
4.3. Zone District 2 – Plan Elements
This section provides an overview of the planned improvements within Zone District 2.
4.4. Site Plan
Zone District 2 was platted as “Tract C (Future Phase)” on the Final Plat for Zone District 1 recorded
on December 20, 2022. Zone District 2 consists of 48.96 acres and will include 12 residential lots
ranging from 1.07 acres to 2.07 acres, with an average lot size of 1.5 acres. Tract A will be a
commonly owned 1.60-acre parcel which will contain the Community Center, and Tract B will also
be a commonly owned parcel which will consist of 28.92 acres of Open Space. The recorded PUD
Guide requires that Zone District 2 contain a minimum of 28.01 acres of Open Space, therefore this
requirement is exceeded. Each lot has been created with building envelopes designed to avoid and
protect wetland areas per the updated wetlands delineation performed in October 2023, Appendix
R, and each building envelope was also designed to be in conformance with the approved Floodplain
Development Permit (see Appendix G, Engineering Report). Open Space in Zone District 2 includes a
trail system connecting to Zone District 1 and looping around the south end of Zone District 2 near
the Roaring Fork River. A River Park recreational area will be located on the southeast end of the
property, as shown in the Site Plan, Appendix E and Landscape Plans, Appendix J. The River Park will
be situated to conform to existing conditions to preserve mature trees and vegetation. The River
Park was carefully situated to comply with the County’s 35’ waterbody setback and to avoid existing
wetlands.
McClure River Ranch- Zone District 2
21 NARRATIVE – January 2025
4.5. Affordable Housing
The LUDC requires affordable housing mitigation in an amount equal to ten percent (10%) of the
total dwelling units within the PUD, with fractional requirements of 0.49 or less rounded down to
the nearest whole number, and fractional requirements of 0.5 or greater rounded up to the nearest
whole number. The maximum number of allowed dwelling units within Zone District 1 is fourteen
(14) and the number of proposed residential lots in Zone District 2 is twelve (12), for a total of
twenty-six (26) units. Ten percent (10%) of twenty-six (26) is two-point-six (2.6), which when
rounded equals three (3) dwelling units. Therefore, the Developer will provide a total of three (3)
Affordable Housing Units at full buildout, pursuant to the terms of the Affordable Housing Plan in
the PUD Guide (Appendix Q).
The total number of bedrooms required in the Affordable Housing Units is determined by
multiplying the total number of required Affordable Housing Units (3) by the average number of
persons in a household (2.6), then dividing the result by the U.S. Department of Housing and Urban
Development (HUD) criteria of persons per bedroom (1.5). Any fractional bedroom created by the
above formula shall be rounded up to the next highest whole number. The resulting number is five-
point-two (5.2), which when rounded up equals six (6) bedrooms. Therefore, the Developer will
provide a minimum of six (6) bedrooms across the three (3) required Affordable Housing Units.
Affordable Housing mitigation is proposed to be provided as For Sale, Rental, or Off-Site Affordable
Housing Units, and in any combination of these alternatives.
a. For Sale Affordable Housing Units. Shall include a Deed Restriction with annual appreciation
limits. Purchasers must meet qualification guidelines as established by Article 8-401 of the
LUDC.
b. Rental Affordable Housing Units. Shall include a Deed Restriction with rental pricing limits.
Tenants must meet qualification guidelines as established by Article 8-401 of the LUDC.
b. Off-Site Affordable Housing Units. Shall include a Deed Restriction with annual appreciation
or rental pricing limits. Purchasers or tenants must meet qualification guidelines as
established by Article 8-401 of the LUDC.
The Developer will provide the required Affordable Housing Units proportionally with the
development of free market units, meaning that at least one (1) Affordable Housing Unit shall have
received a certificate of occupancy or be provided off-site and be subjected to a deed restriction for
every nine (9) free market dwelling units. The provision of the Affordable Housing Units may be
accelerated at any point at the discretion of the Developer.
The detailed Affordable Housing Plan is provided in Section 6 the PUD Guide in Appendix Q.
McClure River Ranch- Zone District 2
22 NARRATIVE – January 2025
4.6. Access & Circulation
Two access points have been constructed for the McClure River Ranch PUD, both connecting to the
Old Highway 82 (frontage road) on the north of the property. These access points have been
designed to accommodate traffic for both Zone District 1 and Zone District 2. The CDOT acceptance
letters for these accesses are included with the Traffic Impact Study in Appendix L. 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, as
discussed in the Traffic Impact Study.
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
and Carbondale & Rural Fire Protection District Standards. The existing loop road in Zone District 1
(Chukka Trail) includes 12’ travel lanes for a total pavement width of 24’, and this road is located in a
platted Access & Utility Easement. The two roads in Zone District 2, Riverstone Drive and Mayfly
Bend, have been designed with 11’ travel lanes for a total pavement width of 22’. These two roads
will also be located within platted Access & Utility Easements as shown on the Preliminary Plan,
Appendix M. The road circulation pattern has been designed to effectively disperse traffic, thereby
helping to minimize traffic volumes on any one road.
4.7. 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 conflicts. The site and landscape character has been
developed to complement the local environment. Specific landscape elements were designed with
respect to climate, aspect, elevation, soil conditions, and proposed uses such as amenities and trails.
The preliminary Landscape Plans are included in Appendix J, and the previously approved Landscape
Standards are included in the PUD Guide in Appendix Q.
4.8. Utilities
All necessary utilities have been installed into the property to support the build out of Zone District
1 and Zone District 2.
Domestic water will be provided by a community water system consisting of two permitted wells for
Zone District 2 as described in the Water Rights & Supply documentation in Appendix H and the
Engineering Report in Appendix G. Wastewater will be accommodated using individual On-Site
Wastewater Treatment Systems (OWTS). The Engineering Plans in Appendix F provide design detail
for both the domestic water system and OWTS feasibility for each proposed lot.
McClure River Ranch- Zone District 2
23 NARRATIVE – January 2025
Zone District 2 includes raw water rights from the Middle Ditch (1.67 cfs) and the Lower Ditch (0.75
cfs), as demonstrated in the Water Rights & Supply report, Appendix H. These water rights will be
utilized to provide irrigation support for the Community Center, residential lots, common area
landscaping, and the continued viability of the existing wetlands and orchid population. A raw water
system has been designed per the Engineering Plans in Appendix F, which includes the construction
of a new holding pond, raw water pump station, and distribution lines to each lot and common area
for irrigation purposes.
The Rocky Mountain Natural Gas Co. (now Black Hills Energy) maintains a 50’ east-west easement
within Zone District 1 containing three gas lines, which will also provide service to each Lot and Tract
in Zone District 2.
Holy Cross Energy underground electric lines have been installed into the property to support the
full build-out of Zone District 1 and future connections and sleeves to Zone District 2. All future
electric lines within the community will be buried.
Communication conduits and pedestals have been installed in Zone District 1, and all future
communication lines within Zone District 2 will be buried.
Commitment to serve letters from the appropriate utility companies are provided in Appendix I.
4.9. Historical Conservation Efforts
The Applicant has taken considerable efforts to preserve the three (3) historical structures on the
property as identified in the Cultural Resource Inventory and Historical Analysis of the McClure
Homestead completed in 2011. The McClure Homestead Log Cabin and Feed Shed were relocated
on the property, and each structure received new concrete foundations, new roofs, windows, doors,
floors, and chinking. The Log Barn received a new concrete slab floor as well as windows, doors and
an engineered bracing system to shore up the bowing walls of the structure. A detailed Historical
Conservation Report can be found in the Wetlands Pre-Construction Notification, Appendix R.
McClure River Ranch- Zone District 2
24 NARRATIVE – January 2025
Figure 11: Restored Thomas McClure Homestead Log Cabin in Zone District 1
Figure 12: Restored Feed Shed (Current irrigation pumphouse) in Zone District 1
McClure River Ranch- Zone District 2
25 NARRATIVE – January 2025
Figure 13: Stabilized Log Barn (future Community Center) in Zone District 2
4.10. Construction Phasing Plan
Infrastructure construction for Zone District 2 will be completed in one phase starting in 2025. The
buildout of vertical subdivision improvements and other amenities will likely commence in 2025 and
may require two construction seasons for completion, since most of these improvements require
the completion of infrastructure work first. It is expected that the first home construction activities
would commence in 2026.
4.11. Impact Analysis
Per Article 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.
4.11.1. Adjacent Land Use
This subdivision proposes 12 residential lots in Zone District 2, a community center, a
greenhouse, garden, and significant open space. The proposed subdivision is highly compatible
with surrounding land uses and impacts to adjacent land uses have largely been mitigated
through appropriate planning and design.
West Side: The proposed gross density of Zone District 2 is 4.1 acres per dwelling unit, which is
a much 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. McClure River Ranch is also very
McClure River Ranch- Zone District 2
26 NARRATIVE – January 2025
compatible with Blue Creek Ranch in terms of the provision of contiguous Open Space adjacent
to the Roaring Fork River.
North Side: To the north of Zone District 2 is Zone District 1 of the McClure River Ranch PUD
consisting of outdoor recreational open space and two (current) horse barns with ADUs. To the
north of Zone District 1 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 agricultural pastureland.
East Side: To the east lies the Waldorf School, with their school building and associated
accessory facilities and playfields. With this proposed subdivision, one residential lot will be
adjacent to the shared property line, otherwise the shared property line is adjacent to proposed
Open Space.
South Side: The property is bordered on the south by the Roaring Fork River, private property
owned by T2 Carbondale, LLC, the RFTA ROW and Rio Grande Trail, and BLM-administered lands
that represent the northern most portion of the Crown. This application does not contemplate
development of lands in this area, as all areas along the southern boundary and Roaring Fork
River are proposed as Open Space.
4.11.2. Site Features
Zone District 2 is dominated by three primary vegetation communities: irrigated pasture,
wetlands and cottonwood galleries. Most of the cottonwood galleries are adjacent to the
Roaring Fork River where they are associated with smaller quantities of spruce, ponderosa pine,
and juniper. 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.
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. Two primary irrigation ditches also traverse the property including the
Middle Ditch (aka Blue Creek Ditch), and the Lower Ditch. Approximately 8.73 acres of wetlands
have been delineated in Zone District 2, and the applicant is submitting a new Pre-Construction
Notification to the US Army Corp of Engineers (see Appendix R). There are also existing mapped
floodplain areas in Zone District 2 (see PUD Plan Map, Appendix P).
The proposed subdivision of Zone District 2 is planned to preserve most natural site features
including vegetation and topography. The building envelopes have been carefully situated to
avoid wetlands and floodway areas. Apart from previously permitted floodplain development,
there are no identified floodplains that would be impacted by this proposal, and the proposed
plan is designed to work with the natural topography of the site (see Engineering Plans,
Appendix F).
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27 NARRATIVE – January 2025
4.11.3. 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 4.11.4 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 (see Engineering Report, Appendix
G). The property 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 track hoe with most depths ranging between 8 and 10 feet. 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
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 extending 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.
4.11.4. 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 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.
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28 NARRATIVE – January 2025
4.11.5. Groundwater and Aquifer Recharge Areas
The drainage plan has been designed to allow for proper infiltration and groundwater recharge.
The roads (Mayfly Bend and Riverstone Drive) have been crowned to drain into sloped grass-
lined swales and ditches. These swales and ditches will convey runoff to localized depressions.
Localized depressions will be the main form of retention to provide water quality and promote
infiltration. Swales, culverts, topographic depressions and overflow structures will convey runoff
through the site. Overflows will flow toward existing wetlands to promote natural filtration. The
Engineering Plans in Appendix F provide details of all proposed stormwater drainage facilities.
Prior to construction activities in Zone District 2, a Storm Water Discharge Permit will be
obtained from the Colorado Department of Public Health and Environment. Best Management
Practices will be used to mitigate sediment transport and erosion due to storm events. Sediment
will be kept out of the wetlands and Roaring Fork River during construction activities. Temporary
BMPs 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 permanently established. Permanent BMPs will be the vegetated swales
and storm water retention depressions that will be regularly maintained. 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.
4.11.6. Environmental Impacts
4.11.6.1. Flora and Fauna
Vegetation communities on the subject property include oakbrush shrubland, upland
meadow, irrigated pasture, cottonwood riparian forest, wet meadow, herbaceous wetlands,
forested wetlands, and willow shrubland. Most of the significant vegetation on the property
will remain intact within Open Space.
Wetlands have been identified 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). The wetlands
were mapped again in November of 2017, which resulted in a new total of 7.9 acres, and
again in October 2023 with a new total of 8.73 acres. An updated Wetlands Pre-
Construction Notification to the US Army Corp of Engineers can be found in Appendix R.
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 into meadows during the evening
and nighttime hours. Mule deer use would be modified and more limited, but use of
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29 NARRATIVE – January 2025
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
relative 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 perhaps 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 bears have 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 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 not allowed to
plant fruit-bearing trees or shrubs.
Wild Turkey: Wild turkeys occasionally 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 the wetlands near Middle Ditch. 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. 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.
4.11.6.2. 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 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
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30 NARRATIVE – January 2025
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 portion of the wetland areas in Zone District 2. In 2009, a management plan was
created to provide guidance for future management of the species as development of the
property occurs. Per the Conditions of Approval for Zone District 1 Final Plat, the Orchid
Management Plan was updated after a field study was performed during the Summer of
2023. The fully updated Orchid Management Plan can be found in Appendix S. A
subsequent field study of the orchid was conducted in the Summer of 2024, and this
information is also provided at the end of Appendix S in a letter entitled "Ute ladies-tresses’
2024 Monitoring” and dated September 22, 2024.
4.11.6.3. 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 perhaps some elk during
the night, nighttime lighting of the property and excessive lighting of roads (beyond what is
required for safe driving conditions) will not be employed.
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 is 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 to minimize their spread and impact on
winter range and increase the success of revegetation activities.
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
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31 NARRATIVE – January 2025
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 will be no dumps that have edible materials associated with construction and
post-construction activities.
2) Residential garbage will be placed in bear-proof containers or kept in trash cans
inside closed buildings.
3) Pets will not be fed outside.
4) Bird feeders and hummingbird feeders will 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 will not be used in landscaping in order
to minimize an attractant for bears around homes and developed areas.
6) Compost piles will be 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.
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
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32 NARRATIVE – January 2025
two trees or posts. Any seed feeders should have a seed catchment pan to catch
discarded seed.
4.11.6.4. 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 (IJRlhr) using
a range selector of 25 IJRlhr. The readings averaged 11 IJRlhr. 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.
4.11.7. 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 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 neighboring existing land uses. For the above
stated reasons, the proposed land use is considered to have minimal nuisance impacts on
adjacent lands and is generally consistent with those adjacent uses and their associated impacts.
McClure River Ranch- Zone District 2
33 NARRATIVE – January 2025
5. PUD Amendment
5.1. Summary of PUD Amendment
The existing PUD approval was granted in November of 2020, and this amendment proposes limited
revisions to the current PUD Guide and PUD Plan Map. The proposed revisions are described below.
5.2. Land Use Summary
The PUD Summary Table represents Minimum Lot Size, Maximum Number of Dwelling Units per
Zone District, and Maximum Overall Density. The Table has been revised as shown below in red to
reflect that ADUs are proposed to be allowed in Zone District 2. This Table may also be found in
Section 2.1 of the PUD Guide in Appendix Q.
5.2.1. Table 4: PUD Summary Table (proposed revision in red)
ITEM OVERALL
PUD
ZONE
DISTRICT 1
ZONE
DISTRICT 2
Total Acres 98.194 49.23 48.964
Minimum Open Space
Percent 50% 21% (of total
PUD)
29% (of
total PUD)
Minimum Open Space
Acres 49.10± 21.09± 28.01±
Minimum Lot Size 0.25 acres
Maximum Number of
Dwelling Units 54 14 40
Maximum Dwelling
Units per Lot or Tract -- 4 1 + 1 ADU
Maximum Overall
Density per Zone 1.82 AC/DU 3.52 AC/DU 1.22 AC/DU (Not to be construed
as maximum lot sizes)
McClure River Ranch- Zone District 2
34 NARRATIVE – January 2025
5.3. PUD General Descriptions
Article 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.
The purpose of this request is to revise and replace the existing PUD Guide and PUD Plan
Map. This amendment proposes only making certain changes to the PUD Guide and PUD
Plan Map which will have negligible impacts to the overall land use and character of the
community.
Proposed PUD Guide Revisions
The proposed revisions to the PUD Guide (Appendix Q) are as follows:
• The addition of Accessory Dwelling Units (ADU) is proposed in the amended PUD Guide
as a Use by Right for Zone District 2. The Zone District 2 Preliminary Plan proposes 12
residential lots, each of which would be allowed one ADU. The total allowable dwelling
units in Zone District 1 is 14, and the proposed number of dwelling units in Zone District
2 is 12 plus one ADU each. Therefore, the maximum potential number of dwelling units
in the PUD is 38 (assuming all 12 ADUs are constructed), which is still 30% less than the
54 total dwelling units allowed by the approved PUD Guide.
• The associated application for Preliminary Plan for Zone District 2 will bring the total
number of dwelling units in the PUD to 26 (not including optional ADUs), triggering the
requirement for an Affordable Housing Plan. The proposed Affordable Housing Plan is
included as Section 6 of the PUD Guide in Appendix Q.
• Additional minor revisions are included in the PUD Guide to provide greater clarity and
reduce the potential for interpretation issues.
Proposed PUD Plan Map Revisions
The PUD Plan Map (Appendix P) has been revised to reflect a minor change in road
alignment in Zone District 2 for Stonefly Bend (now named Mayfly Bend) and the resultant
adjustments to the adjacent Building Areas. The wetlands have also been updated to reflect
the most recent delineation. The total acreage of the PUD has also been revised to correct a
scrivener’s error on the recorded PUD Plan Map (Reception No. 945440) which labeled the
“Total Area” of PUD at 100.44 acres. The corrected total area is 98.19 acres.
2. Explanation of how the PUD is in general conformance with the Comprehensive Plan.
Section 7 of this Narrative Report provides demonstration of how the proposed PUD
Amendment is in general conformance with the Comprehensive Plan.
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35 NARRATIVE – January 2025
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.
The proposed PUD Amendment meets the intent and purpose of a PUD Plan pursuant to
Article 6 of the LUDC, including the provision of these PUD General Descriptions, PUD
Technical Descriptions (Section 5.4), PUD Plan Map (Appendix P), and PUD Guide (Appendix
Q).
4. Relationship of the proposed PUD development to the existing land uses and adjacent
property land uses.
The only requested changes in land use are to allow for Accessory Dwelling Units (ADUs) in
Zone District 2, and 3-unit deed-restricted dwellings in Zone District 1 to accommodate
planned affordable housing. The complete list of “Uses by Right” is included in Section 4 of
the PUD Guide, Appendix Q.
The PUD is currently approved for a maximum of 54 dwelling units, and this PUD
Amendment does not seek to change that. This 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 4.11.1 of this Narrative.
5. Phasing and timing for the proposed development including the start and completion date
of construction of each phase.
Construction for the project will commence in 2025 in one continuous phase. Work to be
conducted will include all major earthwork, grading and construction of roads, pond,
utilities, landscaping & amenities, irrigation and revegetation.
5.4. PUD Technical Descriptions
Article 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.
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 98.19 acres, and thus would be
allowed up to 294 dwelling units according to the Comprehensive Plan Future Land Use Map.
Due to prior design objectives and natural resource protection, the property is currently
approved for up to 54 dwelling units. This application does not seek to modify the approved
PUD density.
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36 NARRATIVE – January 2025
2. The PUD shall demonstrate how common wastewater facilities will be controlled or governed
by the future owners within the PUD.
Zone District 2 will contain individual Onsite Wastewater Treatment Systems (OWTS) on each
residential lot. Leach 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 individually permitted,
owned and maintained by each lot owner, and an additional small OWTS will be installed on
Tract A and operated by the Association to serve the common Community Center.
3. The PUD shall demonstrate how common water facilities will be controlled or governed by the
future owners within the PUD.
Zone District 2 will be served by a community water system consisting of two permitted wells.
APP Common Well No. 7 will be the primary well, and the new APP Zone 2 Well No. 1 will serve
as a backup well. The water system for Zone District 2 will be permitted under the authority of
CDPHE, and such permit will be provided to the County prior to the recording of Final Plat.
Both wells serving Zone District 2 have been tested and are adequate in both production and
water quality. Pump test reports and water quality reports can be found in Water Rights and
Supply in Appendix H. The Zone District 2 community water system will be owned, operated and
maintained by the Association.
4. Method of adequately providing other necessary public utilities.
Dry utilities for the project have been installed in Zone District 1 and stubbed for service to Zone
District 2. Utilities are provided by various service providers, including Holy Cross Energy
(electric), Black Hills Energy (gas), and Comcast (communications). All necessary utilities for Zone
District 2 will be located in platted Access and Utility Easements. All necessary connections,
stubs and sleeves from Zone District 1 have already been installed to service Zone District 2.
5. Type or method of fire protection.
The consultant team has coordinated with the Carbondale and Rural Fire Protection District
regarding proper fire and life safety design for the project. The fire protection measures will
include connections to the domestic water system for the five (5) fire hydrants located in Zone
District 2, and underground water storage tanks located near the Community Center. Required
fire flows and volume will be calculated and utilized to determine the final pump system design
at the time of Final Plat. All roads and the cul-de-sac have been designed to meet emergency
access standards.
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37 NARRATIVE – January 2025
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.
All common facilities and Open Space will be owned, operated and maintained by the
Association as detailed in the Codes, Covenants & Restrictions in Appendix O. The Association
will assess membership dues to property owners within the PUD for the operation,
maintenance, and upkeep of all commonly owned facilities and 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.
Since this proposed amendment does not result in an increase in approved density or required
services, there will be no additional impacts to County services, schools or towns.
Based on Article 7-404 of the Land Use and Development Code’s student generation rates, it is
estimated that Zone District 2 could generate 6 students when using the (highest) single-family
attached rate of 0.49 students per unit, with 12 dwelling units. In accordance with Article 7-404
the LUDC, the subdivision of Zone District 2 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. The calculated land dedication amount for 12 single-family lots is 0.24 acres.
8. Documentation showing legal access or documentation demonstrating the likelihood of
achieving legal access.
The property currently has two legal accesses from Old Highway 82. The CDOT acceptance
letters for these accesses are included in the Traffic Impact Study, Appendix L. Access to Zone
District 2 is provided by platted Access & Utility Easements per the Final Plat for Zone District 1
(Reception No. 982205).
5.5. PUD Plan Map
The PUD Plan Map identifies the Zone Districts, Lots with Building Envelopes, Building Areas, roads
and easements within the McClure River Ranch PUD, and is located in Appendix P.
5.6. 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 McClure River Ranch
PUD. The PUD Guide promotes the orderly and compatible development of the property, while
remaining somewhat flexible to allow for market changes and design innovations as the
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38 NARRATIVE – January 2025
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 redlined PUD
Guide is located in Appendix Q.
5.7. Amendment Justification Report
5.7.1. Amendment Description and Supporting Information
All proposed amendments and supporting information are provided with the PUD Plan pursuant
to Article 6 of the LUDC, including the provision of the PUD General Descriptions (Section 5.3),
PUD Technical Descriptions (Section 5.4), PUD Plan Map (Appendix P), and PUD Guide
(Appendix Q).
5.7.2. LUDC Article 6-203.C. Criteria
The proposed PUD amendment complies with the criteria for a Minor Modification. The
proposed revision to the PUD Guide includes adding Accessory Dwelling Units (ADU) as a use-by-
right to the Land Use Schedule for Zone District 2 as shown in Section 4.2 of PUD Guide
Appendix Q. The addition of ADUs in Zone District 2 does not exceed the maximum number of
40 allowed dwelling units in Zone District 2.
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6. Relationship to Applicable Land Use Standards
6.1. Garfield County LUDC: Article 3 – Zoning
The subject property is currently zoned PUD and approved for up to 54 dwelling units, and
this PUD Amendment does not seek to change that. The only requested changes in land use
are to allow Accessory Dwelling Units in Zone District 2, and 3-unit deed-restricted dwellings
in Zone District 1 to accommodate planned affordable housing. The complete list of “Uses
by Right” is included in Section 4 of the PUD Guide in Appendix Q.
6.2. Garfield County LUDC: Article 7 - Standards
6.2.1. Division 1: General Standards
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. All current uses of the property are in
compliance with the approved PUD Guide.
Comprehensive Plan and Intergovernmental Agreements
The Land Use Change demonstrates general conformance with the Garfield County
Comprehensive Plan as discussed in Section 7 of this Narrative.
Compatibility
The proposed PUD Amendment is compatible with all surrounding land uses as discussed in
Section 4.11.1 of this Narrative.
Source of Water
The project has a legal and adequate water supply as evidenced by the Water Rights &
Supply, Appendix H and Engineering Report in Appendix G.
Central Water Distribution and Wastewater Systems
The applicant has previously examined the potential for connection to the Mid Valley Metro
District, and this was deemed infeasible. The PUD has been approved for private water and
wastewater systems.
Zone District 2 will include OWTS on the individual residential lots, and a single association-
owned OWTS will be on Tract A, the Community Center.
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40 NARRATIVE – January 2025
Public Utilities
Adequate public utilities are provided by various service providers, including Holy Cross
Energy (electric), Black Hills (gas), and Comcast (communications). All necessary utilities will
be located in Access and Utility Easements. Utility Service letters are provided in Appendix I.
Access and Roadways
All access roads meet 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 Plans in Appendix F, and the Traffic Study in Appendix L.
Use of Land Subject To Natural Hazards
The subject property is not located within any known natural hazard areas, as discussed in
Section 4.11.4 of this Narrative.
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
protection, as discussed in Section 5.4 of this Narrative.
6.2.2. Division 2: Resource Protection Standards
Agricultural Lands
No land use changes are proposed that would adversely affect any adjacent agricultural
lands. Zone District 2 is comprised of 48.96 acres in the southern portion of the PUD and
contains two irrigation ditches and associated water rights: 1) Middle Ditch, and 2) Lower
Ditch. Both ditches convey water to other downstream users. The subdivision of Zone
District 2 will provide appropriate maintenance access, and three ditch crossings have been
designed so as not to alter the existing hydraulic flows.
Zone District 2 will be served by a community raw water system for irrigation supplied by
the Lower and Middle Ditch water rights. The proposed pond will serve as a fire protection
and raw water irrigation source with a pump station and underground pipe conveyance to
each lot. The Lower and Middle Ditch are located within proposed Tract B (Zone District 2)
of the PUD. Within Zone District 2, the Middle Ditch will be improved with a flume gauge
and control gates. These improvements will provide for the efficient use of available water
rights in irrigating areas within Zone District 2, while maintaining the viability of existing
wetlands and orchid habitat on the property.
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41 NARRATIVE – January 2025
Wildlife Habitat Areas
Zone District 2 allows for significant protection of wildlife habitat and provides 59% Open
Space. Wildlife impact mitigation strategies are detailed in Section 4.11.6.3 of this Narrative.
Protection of Water Bodies
The PUD provides for significant protection of water bodies, including existing wetlands and
the Roaring Fork River. The proposed site plan creates minimal impact to wetlands with
proper setbacks of 20’ in Zone District 2 per Section 5.1.1 of the PUD Guide in Appendix Q.
All lands adjacent to the Roaring Fork River and BLM parcel will be platted Open Space.
Drainage and Erosion
Drainage and erosion control of the site is discussed in detail in Section 4.11.5 of this
Narrative Report and detailed in the Engineering Plans in Appendix F.
Environmental Quality
Air quality will be monitored and controlled by mitigation measures discussed in Section
4.11.7 of this Narrative. Water quality will be monitored and controlled by mitigation
measures discussed in Section 4.11.5 of this Narrative.
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 riparian
vegetation along the Roaring Fork River corridor. Similar properties in Garfield County have
a Low Wildland Fire Susceptibility Index.
Natural and Geologic Hazards
The subject property is not located within any known natural hazard areas, as discussed in
Section 4.11.4 of this Narrative.
Reclamation
Any disturbed areas of the site will be appropriately reclaimed as detailed in the Engineering
Report (Appendix G) and the Engineering Plans (Appendix F).
6.2.3. Division 3: Site Planning
Compatible Design
The site design is compatible with the existing character of adjacent uses, including site
organization, operational characteristics, buffering, material usage, and Open Space.
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42 NARRATIVE – January 2025
Off-Street Parking and Loading Standards
Zone District 2 will include adequate parking and loading, including allowances for one off-
street parking lot and residential lot sizes that will allow for ample driveway parking.
Landscaping Standards
The Landscape Plans (Appendix J) demonstrate conformance with Landscaping Standards
per the PUD Guide in Appendix Q.
Lighting Standards
The Lighting Plan can be found on Sheet LT1 of the Landscape Plans (Appendix J). All
proposed lighting complies with the Lighting Standards described in Section 5.6 of the PUD
Guide, Appendix Q.
Snow Storage Standards
Adequate snow storage is provided along all roads and the parking lot in Zone District 2.
Trail and Walkway Standards
Trail and walkway designs will conform to Landscaping Standards per the PUD Guide in
Appendix Q, and such design specifications are shown on the Landscape Plans in Appendix
J.
6.2.4. Division 4: Subdivision Standards & Design Specifications
General Subdivision Standards
All common facilities will be owned and maintained by the Association, as detailed in the
Codes, Covenants & Restrictions in Appendix O. Domestic animal control is described in
detail in Section 4.11.6.3 of this Narrative Report, and such protections were recorded in the
CCRs at the time of Final Plat. Development in the floodplain is only allowed by the
approved Floodplain Development Permit (FDPA6264), and conformance with this permit is
described in the Engineering Report, Appendix G.
Subdivision Lots
The proposed lot layout complies with County standards as indicated on the Preliminary
Plan Map in Appendix M.
Survey Monuments
Upon approval and recording of Final Plat for Zone District 2, all survey monumentation will
conform to the standards of Land Use and Development Code Article 7-403.
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43 NARRATIVE – January 2025
School Land Dedication
In accordance with Article 7-404 of the Land Use and Development Code, Zone District 2 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. The applicant intends to process a fee-in-
lieu payment at the time of Final Plat for the calculated land dedication amount of 0.24
acres.
Road Impact Fees
In accordance with Article 7-405 of the Land Use and Development Code, the County will
collect Road Impact Fees at the time of building permit applications. The Road Impact Fees
for the build-out of Zone District 2 have been estimated using the current County fee table as
follows:
6.2.4.1. Table 6: Zone District 2 Road Impact Fee Estimate.
Road Impact Fee Estimate: Zone District 2
Development
Type per Table
7-405
Description Quantity Square Feet Applicable Fee
per Table 7-405 Total
Zone District 2
Residential Single
Family 12 2,401 and
greater $2,703 $32,436
Commercial
HOA
Community
Center
1 1450 $3,766 per 1000 sf $5,461
Total Zone
District 2
$37,897
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44 NARRATIVE – January 2025
7. Relationship to Garfield County Comprehensive Plan
The Garfield County Comprehensive Plan offers general goals and policies that apply to all areas of the
County. Certain goals and policies that relate specifically to McClure River Ranch 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.
7.1. 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 49 to 294 dwelling
units for the 98.19 acre property. The PUD is approved for 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 PUD will provide Affordable Housing Mitigation equal to 10% of the total built dwelling units, a
mix of allowed housing types, preservation of views from the Hwy 82 corridor, and a minimum Open
Space amount of 50% (49.09 acres) for the entirely of the PUD.
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.
7.2. 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.”
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45 NARRATIVE – January 2025
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.
7.3. 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 PUD 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 number of proposed dwelling units within the PUD is twenty-six (26), therefore,
the PUD will provide three (3) Affordable Housing Units per the Affordable Housing Plan in Appendix
Q.
7.4. Transportation
Of great importance in the Comprehensive Plan is the ability for 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 L) 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. Zone District 2 is estimated to generate
197 daily weekday trips, with 16 AM peak hour trips and 20 PM peak hour trips. Zone District 2 is
estimated to generate 198 daily weekend trips, with 20 trips during midday peak hour. The Traffic
Impact Study (Section 13.0 Conclusions) determined that the majority of the existing roadways and
intersection network can serve the added traffic volumes in both the short term and long term
traffic scenarios.
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7.5. 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.
“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 project will generate significant opportunities for the local construction
industry from infrastructure improvements and continue through the construction of the final
residence. The project will also create long-term local opportunities for design, legal, property
management, real estate and other professionals.
7.6. 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 PUD includes the provision of internal recreational opportunities, including 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.
7.7. 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 project includes the development of significant equestrian land uses, including a horse training
center with customary equestrian structures and polo fields. The project also includes the
preservation of the McClure cabin, which was occupied by Thomas McClure – one of the first
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47 NARRATIVE – January 2025
successful potato farmers in eastern Garfield County in the late 1800’s. The cabin has been
relocated and restored to preserve an important piece of history for the property and local area.
The visual corridor from Highway 82 has largely been preserved in an open space context. The entire
PUD includes over 50% Open Space preserving the rural characteristics of the County with low
density residential development.
This application includes 3D computer renderings (Visual Analysis, Appendix N) of the proposed
improvements from two northerly oblique perspectives, looking southeast and southwest. These
views were selected for reviewers to gain a comprehensive understanding of overall improvements,
since much of the proposed development will not be highly visible from Highway 82. The majority of
lands adjacent to the CDOT right-of-way are maintained as open land. This is also true for lands
adjacent to Blue Creek Ranch on the west and setbacks on the east adjacent to the Waldorf School.
Concerning the potential for ridgeline visual impacts, the site is generally level and there are no
ridgelines within the property, and therefore no such visual impacts.
7.8. 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 will utilize a Central Water Distribution System for Zone District 2 consisting of two
wells, one as the primary and a second for redundancy. Zone District 2 has significant raw water
rights from two ditches, the Middle Ditch, and the Lower Ditch. These water rights will be
maintained and utilized to provide irrigation support for the property through a community raw
water irrigation system. The residential lots 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 and will not be located in the
floodplain.
7.9. 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.”
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48 NARRATIVE – January 2025
“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. Swales, culverts, infiltration depressions and overflow structures will convey runoff slowly
through the site. Proposed roads will drain into grass-lined swales and will convey runoff to localized
depressions when necessary, which will be the main form of retention to provide water quality and
promote infiltration, while the proposed pond and existing wetlands will be used for larger
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.
7.10. 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 does not allow 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.
7.11. 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
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49 NARRATIVE – January 2025
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 has specific allowances for renewable energy production at an appropriate neighborhood
scale. The approved PUD Guide (Appendix Q) 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 Districts 1 and 2 of the PUD.
END