HomeMy WebLinkAbout02.0 Narrative ReportMcCLURE RIVER
RANCH
Consolidated Preliminary Plan & PUD Amendment
Narrative
November 2019
(revised January 7, 2020 for completeness)
WEST
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
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. SITE BACKGROUND 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 21
4.1. SUBDIVISION SUMMARY 21
4.1.1. Table 3: Lot & Tract Summary. 21
4.2. COMMUNITY DESIGN 21
4.3. ZONE DISTRICT 1 — PLAN ELEMENTS 24
4.3.1. Horse Barns & Maintenance Barn 24
4.3.2. Polo Fields 25
4.3.3. Clubhouse 25
4.3.4. Cabins 26
4.4. AFFORDABLE HOUSING 27
4.5. ACCESS & CIRCULATION 27
4.6. LANDSCAPING 27
4.7. UTILITIES 28
4.8. CONSTRUCTION PHASING PLAN 28
4.9. IMPACT ANALYSIS 29
4.9.1. Adjacent Land Use 29
4.9.2. Site Features 29
4.9.3. Soil Characteristics 30
4.9.4. Geology and Hazard 31
4.9.5. Groundwater and Aquifer Recharge Areas 31
4.9.6. Environmental Impacts 32
4.9.7. Nuisance 36
4.9.8. Hours of Operation 36
4.10. PRIOR CONDITIONS OF APPROVAL 37
5. PUD AMENDMENT 47
5.1. SUMMARY OF PUD AMENDMENT 47
5.1.1. Zone District 1- Building Envelopes 47
5.1.2. Zone District 1 - Water Supply 47
5.1.3. PUD Guide Revisions 48
McClure River Ranch
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5.1.4. Zone District 2 - PUD Plan Map Revisions 49
5.2. LAND USE SUMMARY 49
5.2.1. Table 5: PUD Summary Table 49
5.3. PUD GENERAL DESCRIPTIONS 49
5.4. PUD TECHNICAL DESCRIPTIONS 51
5.5. PUD PLAN MAP 53
5.6. PUD GUIDE 53
5.7. AMENDMENT JUSTIFICATION REPORT 54
5.7.1. Amendment Description and Supporting Information 54
5.7.2. L UDC Article 6-203. C. Criteria 54
6. RELATIONSHIP TO APPLICABLE LAND USE STANDARDS 55
6.1. GARFIELD COUNTY LUDC: ARTICLE 3 — ZONING 55
6.2. GARFIELD COUNTY LUDC: ARTICLE 7 - STANDARDS 55
6.2.1. Division 1: General Standards 55
6.2.2. Division 2: Resource Protection Standards 56
6.2.3. Division 3: Site Planning 58
6.2.4. Division 4: Subdivision Standards & Design Specifications 59
7. RELATIONSHIP TO GARFIELD COUNTY COMPREHENSIVE PLAN 61
7.1. FUTURE LAND USE 61
7.2. URBAN GROWTH AREAS AND INTERGOVERNMENTAL COORDINATION 61
7.3. HOUSING 62
7.4. TRANSPORTATION 62
7.5. ECONOMICS, EMPLOYMENT AND TOURISM 62
7.6. RECREATION, OPEN SPACE AND TRAILS 63
7.7. AGRICULTURE 63
7.8. WATER AND SEWER SERVICES 64
7.9. NATURAL RESOURCES 65
7.10. MINERAL EXTRACTION 65
7.11. RENEWABLE ENERGY 66
McClure River Ranch
3 NARRATIVE — November 2019
1. LIST OF APPENDICES
A Application Forms
B Statement of Authority
C Letter of Authorization
D Evidence of Ownership
E Adjacent Property Owners & Mineral Owners
F Vicinity & Zoning Maps
G Site & Subdivision Plans
H Engineering Report
Engineering Plans (bound separately)
J Landscape Plans
K Improvements Agreement
L Traffic Study
M Water Rights & Supply
N Preliminary Plan Map
O Visual Analysis
P Covenants, Conditions & Restrictions
Q Affordable Housing Plan
R PUD Plan Map
S PUD Guide
T Conditions of Approval Letter
McClure River Ranch
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2. CONSULTANT TEAM
APPLICANT CIVIL ENGINEERING
Aspen Polo Partners, LLP Roaring Fork Engineering
Contact: Peter Rizzo Contact: Richard Goulding
3629 Aiken Ct. 592 Highway 133
Wellington, FL 33414 Carbondale, CO 81623
561.777.6448 970.340.4130
PLANNING & LANDSCAPE ARCHITECTURE TRAFFIC ENGINEERING
LANDWEST Colorado, LLC Fox Tuttle Hernandez Transportation Group
Contact: Jon Fredericks Contact: Cassie Slade
345 Colorado Ave. #106 P.O. Box 19768
Carbondale, CO 81623 Boulder, CO 80308
970.379.4155 303.652.3571
GENERAL COUNSEL SURVEYING
KLEIN COTE EDWARDS CITRON LLC True North Colorado, LLC
Contact: Joseph E. Edwards, III Contact: Rodney Kiser
101 South Mill Street, Ste. 200 P.O. Box 614
Aspen, CO 81611 New Castle, CO 81647
970.925.8700 970.984.0474
WATER LAW
Corona Water Law
Contact: Craig Corona
420 East Main Street, Suite 210B
Aspen, CO 81611
970.948.6523
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McClure River Ranch
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3. Overview
3.1. Purpose of Preliminary Plan & PUD Amendment
The Applicant is seeking approval of a Preliminary Plan and PUD Amendment for the property
currently known as the Aspen Valley Polo Club PUD in eastern Garfield County near Catherine Store.
The property is now being referred to as "McClure River Ranch", and this application also seeks to
memorialize that name change. The subject property is 100.44 acres and is currently zoned PUD
with an approved PUD Guide and PUD Plan Map. This consolidated report demonstrates
conformance with all applicable submittal requirements, County Codes, Goals and Policies.
3.1.1. Preliminary Plan
This Preliminary Plan application can be considered a continuation of the review for the prior
PUD Amendment (approved in February 2018), 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 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 all necessary access and utility easements to serve the subdivision
of Zone District 1 and future subdivision of 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 the approval of the following:
• Revise/ add Building Envelopes in Zone District 1 for one additional barn site and to
allow more flexibility in building placement.
• Revise future Building Areas and road alignments in Zone District 2 to better represent
envisioned future design layout.
• Request a change in water supply from a community system to individual wells.
• Make minor amendments to PUD Guide for clarity, and to transfer 2 units of residential
density from Zone District 2 to Zone District 1.
McClure River Ranch
7 NARRATIVE — November 2019
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 4-203
Application Forms
Appendix A
Statement of Authority
Appendix B
Letter of Authorization
Appendix C
Evidence of Ownership/ Title
Appendix D
Adjacent Property Owners and Mineral Owners
Appendix E
Project Description
page 21, Narrative
Article 4-203
Vicinity Map
Appendix F
Site Plan
Appendix G
Grading and Drainage Plan
Appendix H &
Landscape Plans
Appendix J
Impact Analysis
page 29, Narrative
Improvements Agreement
Appendix K
Traffic Study
Appendix L
Water Supply and Distribution Plan
Appendix H, 1 & M
Wastewater Management and System Plan
Appendix H &I
Article 5-402
Preliminary Plan Map
Appendix N
Visual Analysis
Appendix 0
Codes, Covenants, Restrictions & Association Docs.
Appendix P
Article 8-201
Affordable Housing Plan
Appendix Q
LUDC
PUD Amendment Application
Location in Application
page 49, Narrative
Article 6-302
PUD General Descriptions
PUD Technical Descriptions
page 51, Narrative
PUD Plan Map
Appendix R
PUD Plan Guide
Appendix S
Amendment Justification Report
page 54, Narrative
Other
Prior Conditions of PUD Approval
Location in Application
COAs
County Letter: Completion of COAs #1 through 9
Appendix T
McClure River Ranch
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3.3. Site Background
3.3.1. Site Location
The subject parcel (#2391-311-00-033) encompasses 100.443 acres, and is located south of
State Highway 82, approximately 1/4 mile east of County Road 100 and Catherine Store. Access to
the parcel is from Old Highway 82, which is a frontage road owned and managed by CDOT.
There are two existing accesses 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 theses accesses are located in the Traffic Study, Appendix L. The property
has no direct connection to any County road.
Figure 1:
Vicinity Map (full size version located in Appendix F).
Catherine Store
Aspen Valley
Polo Club
Old Hwy 82
(frontage rood)
McCLURE RIVERJRANCH
100.443 ares
wring Fork River
Google -earth
2000 ft
9
McClure River Ranch
NARRATIVE — November 2019
3.3.2. Prior Relevant Approvals
The property was the subject of several prior applications and approvals by the County, starting
in 2007 with 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 2018 the BoCC granted
approval of a Substantial PUD Amendment, which was the precursor to this current
consolidated application. 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
FDPA6264
5/21/2010
Approval of development in
floodplain.
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.
McClure River Ranch
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3.3.3. PUD Zoning
The subject property is currently zoned PUD, with an approved PUD Guide and PUD Plan Map.
The current PUD zoning includes (but is not limited to) the following allowed land uses:
Agriculture; Equestrian Facility; Single Family Dwelling; Two -Unit Dwelling; Mixed -Use Dwelling;
Community Facility; Public Gathering; and Outdoor Recreation among others as identified in
Section 4.2 of the PUD Guide in Appendix 5.
Figure 2:
Existing Zoning Map (full size version located in Appendix F).
. Rural Rural
1111
C/t
PUD
ipair
PUD
•
C/L
McCLURE RIVER RANCH
Existing PUD Zone District
Residential Suburban
40'
04,1:121TO
*1M
lit
ikiiiiiip.
Zoning Data Source: Garfield County Land Explorer
lit
Wall
Rural
Public Lands
McClure River Ranch
11 NARRATIVE — November 2019
The property is comprised of two distinct Zone Districts as depicted on the PUD Zone District
Map (Figure 3) below. Each Zone District provides specific consistency in allowed land uses,
development standards and densities. Zone District 1 primarily contains agricultural uses and
includes 49.23 acres in the northern portion of the PUD. Zone District 2 primarily contains
residential and open space uses and includes 51.21 acres in the southern portion of the PUD.
Figure 3:
PUD Zone District Map
ifs///��i�,„
Z. Ist&DI STRI
+ireferito PUD Gdide for'allowed
/land'uses, standards and densities) .
McClure River Ranch
12 NARRATIVE — November 2019
3.3.4. Existing Conditions & Use
3.3.4.1. Zone District 1
Existing uses of the property are consistent with the allowed land uses of the PUD Guide
approved and recorded in 2018. Improvements installed to date in Zone District 1 generally
include:
• All major utilities to serve Zone District 1 and stubbed/made available for future
development of Zone District 2;
• Seven water wells to provide all domestic water needs for the entire PUD;
• Two accesses to Old Highway 82 (CDOT), and a gravel access road through property
(Chukka Trail) including associated drainage facilities;
• Two regulation polo fields and associated parking areas;
• All irrigation infrastructure to support needs of Zone District 1, including three storage
ponds and pumphouse;
• One mixed-use owner's barn, located within the building envelope of proposed Lot 3;
• One septic system (OWTS) to support the mixed-use barn (South Septic Field);
• Perimeter fencing and gates (per CPW approved specs.) surrounding each polo field.
Figure 4: Existing Polo Field 1 looking west.
McClure River Ranch
13 NARRATIVE — November 2019
Figure 5:
Existing Polo Field 2 and private barn looking south.
Figure 6:
Existing gravel road (Chukka Trail) and horse fencing.
14
McClure River Ranch
NARRATIVE — November 2019
Figure 7:
Chukka Trail (west) access to Old Highway 82.
Figure 8:
Relocated and restored McClure Cabin.
15
McClure River Ranch
NARRATIVE — November 2019
Figure 9:
Log shed relocated and restored for use as irrigation pumphouse.
Figure 10:
Existing private mixed-use barn on proposed Lot 3.
16
McClure River Ranch
NARRATIVE — November 2019
3.3.4.2. Zone District 2
The property includes a modern greenhouse structure and gardens that were constructed in
2010 and have been in continuous operation for the past nine years growing organic
produce.
Figure 11:
Existing greenhouse and gardens.
Nearby to the greenhouse is an existing barn that was used by former property owners for
cattle operations.
Figure 12:
Existing Barn.
17
McClure River Ranch
NARRATIVE — November 2019
Apart from the existing greenhouse and barn, Zone District 2 is undeveloped and currently
used for agricultural grazing and food production. 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.
Figure 13:
Cottonwood galleries along Roaring Fork River.
Both natural and diverted water courses exist in Zone District 2. The property's southern
boundary approximates the centerline 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 are
also several other lateral ditches existing on 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 new
total of 7.9 acres, and this mapped area is represented on the PUD Plan Map in Appendix R.
The Applicant understands that future subdivision and development of Zone District 2 will
require a new jurisdictional determination and permit from the ACoE.
McClure River Ranch
18 NARRATIVE - November 2019
Figure 14:
Typical wetland area in Zone District 2.
3.3.4.3. Overall Property
The site is fairly level with an overall east -west gradient of 0.8%, and an overall north -south
gradient of 1.0%. A portion of this topographical change is located in a bench that bisects
the property from east to west through the property's mid-section. The riparian forest
adjacent to the river is composed of a series of undulating channels, presumably created as
the Roaring Fork River historically migrated from north to south in the area. The property
generally drains from northeast to southwest at an overall grade of 1.4%, changing in
elevation approximately 43 vertical feet over a distance of 3070 feet.
Surrounding land uses are varied but are primarily rural residential. To the west of the
subject property is Blue Creek Ranch PUD, with an overall density of one unit per 1.6 acres,
with the development concentrated on 40% of the 81 acres. To the northwest, the
Catherine Court property contains 8 dwellings on one acre, primarily consisting of mobile
homes. To the north of 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 Waldorf School, with their school building and
associated accessory facilities and playfields. The subject property is bordered on the south
by both the RFTA ROW with the Rio Grande Trail, and BLM-administered lands that
represent the northern most portion of the area known as The Crown. A high-pressure gas
main bisects the property within a 50' easement held by Rocky Mountain Natural Gas Co.,
Inc (now Black Hills Energy).
McClure River Ranch
19 NARRATIVE — November 2019
Figure 15:
Oblique view of property, looking south. (image source: Google Earth)
Mount Sopris
Crown Mountain
Rio Grande Trail
Waldorf
School
MCCWRE RIVER RANCH
200.443 acres
Slue Creek
Ranch
NORTH
Catherine.'
McClure River Ranch
20 NARRATIVE — November 2019
4. Preliminary Plan
This Section provides a categorical summary of the proposed subdivision.
4.1. Subdivision Summary
This application proposes to subdivide the property and provide all necessary infrastructure to
support the continued build -out of Zone District 1. Zone District 2 is proposed to be subdivided and
developed at a future date. This application proposes to subdivide the property as follows:
4.1.1. Table 3: Lot & Tract Summary.
TRACT/ LOT
ACRES
USE DESCRIPTION
OWNERSHIP
Tract A
24.09
Polo Field 1, Cabins
Common
Tract B
15.13
Polo Field 2, Maintenance Barn, ADUs
Common
Tract C
51.21
Zone District 2: Future Subdivision Phase
Common
Lot 1
1.33
Mixed Use Barn
Private
Lot 2
1.32
Mixed Use Barn
Private
Lot 3
1.63
Mixed Use Barn
Private
Lot 4
1.61
Mixed Use Barn
Private
Lot 5
1.32
Mixed Use Barn
Private
Lot 6
0.79
Mixed Use Barn
Private
Lot 7
2.00
Clubhouse, McClure Cabin
Common
TOTAL ACRES
100.44
4.2. Community Design
The design for the subdivision blends the unique facilities of a horse breeding and training center
with provisions for a small amount of residential dwelling units to support owners, staff, and
affordable housing needs. The northern portion of the property (Zone District 1) contains the
agricultural and equestrian -related uses of the subdivision. These facilities include barns and stables,
paddocks, an exercise track for horses, two regulation -sized polo fields, three ponds for the storage
of irrigation water, a clubhouse, the restored McClure cabin, up to 14 dwelling units, and the
necessary provisions of dual road access and necessary wet and dry utilities.
McClure River Ranch
NARRATIVE — November 2019
Figure 16:
Site Plan (full size version located in Appendix G).
McClure River Ranch
22 NARRATIVE — November 2019
Figure 17:
Subdivision Plan (full size version located in Appendix G).
s: ;L e 6
:Off
Mane
throne
Palo F ed 2
Polo Flald 1
TRACT A
2a.¢9 nCRES
4,on•.npro wn,r n.pj
TRACT 6
15.13•ACRES
I,13n1.1„
PARCEL ACRES
TRACT 815.13
TRACT C51.21
LOT ] 1.33
LOT 2 1.32
1013 1.63
LOT 6 0.79
LOT 7 2.00
PUD TOTAL: 100.44
NORTH
McClure River Ranch
23 NARRATIVE — November 2019
4.3. Zone District 1— Plan Elements
This section provides an overview of the planned improvements within Zone District 1.
4.3.1. Horse Barns & Maintenance Barn
The agricultural facilities of Zone District 1 will include six horse barns, providing stalls for
approximately 20-30 horses per barn. The horse barns will each be privately owned, and serve
as the primary facilities for accommodating, breeding, and training the owner's horses. As
identified in the PUD Guide (Appendix S), the barns may also include dwelling units. It is
envisioned that each barn could include one 2 to 3 -bedroom dwelling unit, which would be
occupied by owners, horse trainers or other employees. Each barn will also include ancillary
facilities such as outdoor paddocks and adequate truck/trailer parking and turnarounds.
A maintenance barn planned in the northwest portion of the property, and will provide parking
and storage for all equipment, machinery, and supplies. The maintenance barn may also include
up to three Affordable Housing Units, as provided in the Affordable Housing Plan (Appendix Q).
Figure 18: Conceptual barn design.
.pt E L E v n Z 1 N
R e 11 T - RLE v I. T f 0 µ
McClure River Ranch
24 NARRATIVE — November 2019
4.3.2. Polo Fields
Two regulation -sized polo fields have been constructed in Zone District 1. Each polo field is
approximately 545' x 1030', and each occupies 12-13 acres. The fields were constructed to lie on
the natural grade of the property, and each has a sub -surface drainage system. Irrigation water
for the fields is supplied from raw water rights from the Basin Ditch, which amount to
approximately 2.5 cfs (see Water Rights & Supply, Appendix M). Three newly constructed ponds
on the property provide sufficient water storage for irrigation and fire suppression purposes.
Figure 19:
Polo players on Field 1, summer 2019.
int
.41
41.408111 -01
4.3.3. Clubhouse
Centrally located on the south boundary of Polo Field 1 is a planned clubhouse. This building will
be approximately 4800 sf on one level, and will include a kitchen, bar, dining area, men's and
women's locker rooms, restrooms, therapy rooms, and a viewing terrace adjacent to Polo Field
1. The clubhouse site will also provide paved parking for approximately 30-40 vehicles. Adjacent
to the clubhouse (to the southeast) is the newly relocated and restored McClure cabin. This
structure was the original homestead cabin of Thomas McClure, who developed the Red
McClure potato.
McClure River Ranch
25 NARRATIVE — November 2019
4.3.4. Cabins
There are four planned cabins on the west side of Polo Field 1. These are in an existing gambel
oak grove and will be field located to preserve trees to the greatest extent possible. In
accordance with the Garfield County LUDC, these cabins are considered Single Family Dwellings
since they could be occupied on a year-round basis. The cabins are anticipated to have 2
bedrooms and be approximately 1200 sf each. They are currently envisioned to be utilized as
employee housing in the summer, and short-term rentals in the winter.
Figure 20:
Aerial perspective of envisioned buildout (full size version located in Appendix 0).
tVCLURE RIV R
RANCH
Phase 1 Development Plan
Aerial Perspective Looking Southeast
Figure 21: Aerial perspective of envisioned buildout (full size version located in Appendix 0).
•
. Phase 1 Development Plan
- •'erialperspective Looking Southwest
26
McClure River Ranch
NARRATIVE — November 2019
4.4. Affordable Housing
Per the LUDC, the McClure River Ranch PUD will provide affordable housing mitigation in an amount
equal to 10% of the total dwelling units within the subdivision. The maximum number of allowed
dwelling units within the McClure River Ranch PUD is 54, therefore, the Developer will provide up to
five Affordable Housing Units. Affordable Housing mitigation may be provided as For Sale, Rental, or
Off -Site Affordable Housing Units, and mitigation may be provided in any combination of these
three alternatives.
The Affordable Housing Units will be provided according to the following schedule: Following the
completion and issuance of Certificates of Occupancy for every nine (9) dwelling units within the
PUD, no building permits for additional dwelling units shall be issued until the issuance of a
Certificate of Occupancy for one Affordable Housing Unit within the PUD, OR the provision of one
Off -Site Affordable Housing Unit.
The detailed Affordable Housing Plan is provided in Appendix Q.
4.5. Access & Circulation
Two access points have been constructed for the McClure River Ranch PUD, and both are from Old
Highway 82 (frontage road) on the north of the property. The CDOT acceptance letters for these
accesses are included with the Traffic 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.
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 road system will be located within
private access and utility easements. The road circulation pattern has been designed to effectively
disperse traffic, thereby helping to minimize traffic volumes on any one road.
4.6. Landscaping
The project will provide landscape enhancements with a focus on proper screening, stormwater
treatment and recharge, and suitable plant materials with respect to long-term maintenance
requirements and reducing potential wildlife impacts. The site and landscape character has been
developed to compliment the local environment. Specific landscape elements were designed with
respect to climate, aspect, elevation, soil conditions, and proposed uses. The preliminary Landscape
Plans are included in Appendix J, and Landscape Standards are included in the PUD Guide in
Appendix S.
McClure River Ranch
27 NARRATIVE — November 2019
4.7. Utilities
All necessary utilities have been installed into the property to support the build out of Zone District
1 and provide future connections for Zone District 2.
Domestic water will be provided by seven constructed and permitted wells, as described in the
Water Rights & Supply documentation in Appendix M and the Engineering Report in Appendix H.
Wastewater will be accommodated using On -Site Wastewater Treatment Systems (OWTS). The
Engineering Plans in Appendix I provide design detail on both the domestic water and wastewater
treatment systems.
The property owner has significant raw water rights from several ditches, including the Basin Ditch,
Middle Ditch, and Lower Ditch. These water rights will be maintained and utilized to provide
irrigation support for polo fields, common areas, and building lots within the community. Irrigation
water for Zone District 1 will be provided by the existing raw water irrigation system with pond
storage and the centralized pump station.
The Rocky Mountain Natural Gas Co. (now Black Hills Energy) maintains a 50' east -west easement on
the property for three gas lines, which will also provide service to each Lot and Tract.
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 to Zone District 2. All future electrical service
connections within the community will be buried.
Communication lines and pedestals have been installed in the property, and all future
communication service connections within the community will be buried.
4.8. Construction Phasing Plan
Construction for the project will occur in two primary Phases, as described below:
Phase 1: (2018 — 2019: NOW COMPLETE)
The first Phase of construction included major improvements within Zone District 1. Work
completed during this phase included all major earthwork, grading and construction of the polo
fields, road (Chukka Trail), ponds, utilities, irrigation and revegetation.
Phase 2: (2020)
The second Phase of construction will involve the completion of all necessary infrastructure to
support the build out of Zone District 1, including paving Chukka Trail, completing some minor
remaining work on storm drainage facilities, installing any remaining required shallow utilities, and
final landscaping within the Chukka Trail easement. Various individual building permits may also be
sought during completion of the infrastructure.
McClure River Ranch
28 NARRATIVE — November 2019
4.9. 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.
4.9.1. Adjacent Land Use
This subdivision proposes up to 14 dwelling units in Zone District 1, and various agricultural
buildings and equestrian uses. The proposed subdivision is highly compatible with surrounding
land uses and impacts to adjacent land uses have been mitigated through appropriate planning
and design.
West Side: The proposed overall density of Zone District 1 is 3.5 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. The proposed PUD also places
agricultural uses adjacent to existing agricultural fields in the northern portion of Blue Creek
Ranch. The two projects are very compatible in terms of contiguous open space and providing a
visual open space buffer from Highway 82.
North Side: To the north of the subject property is the CDOT Right -of -Way for Old Highway 82,
and State Highway 82, respectively. North of the CDOT ROW is a 40 -acre parcel of agricultural
pastureland. The proposed subdivision places agricultural open space and three agricultural
barns in this area and is therefore compatible with adjacent uses.
East Side: To the east lies the Waldorf School, with their school building and associated
accessory facilities and playfields. Under the proposed subdivision, land immediately west of the
school would remain as undeveloped with a significant cottonwood forest to remain, thereby
limiting any potential impacts to the Waldorf School.
South Side: The property is bordered on the south by both the RFTA ROW with the Rio Grande
Trail, and BLM-administered lands that represent the northern most portion of the Crown. This
application does not contemplate development of lands in this area.
4.9.2. Site Features
Apart from areas that have been developed to date, the property is dominated by two primary
vegetation communities: irrigated pasture and cottonwood galleries. Most of the cottonwood
galleries are adjacent to the Roaring Fork River in Zone District 2 where they are associated with
smaller quantities of spruce, ponderosa pine, and juniper. Another notable vegetation
community is areas of gambel oak groves. These are limited in area, generally occurring on the
northern portion of the property and have been preserved through site design.
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Both natural and diverted water courses exist on the property. The property's southern
boundary is along the Roaring Fork River, except where adjacent to an isolated parcel of BLM-
administered land. Three primary irrigation ditches also traverse the property including a piped
lateral from the Basin Ditch, the Middle Ditch (aka Blue Creek Ditch), and the Lower Ditch.
Approximately 7.9 acres of wetlands have been identified in Zone District 2, and the applicant
understands that future subdivision and development of Zone District 2 will require a new
jurisdictional determination and permit from the ACoE. There are also existing mapped
floodplain areas in the southern portion (see PUD Plan Map, Appendix R).
The site is generally level with an overall East-West gradient of 0.8%, and an overall north -south
gradient of 1.0%. A portion of this topographical change is located in a bench that bisects the
property from east to west through the property's mid-section. The riparian forest adjacent to
the river is composed of a series of undulating channels, presumably created as the Roaring Fork
River historically migrated from north to south in the area. The property generally drains from
northeast to southwest at an overall grade of 1.4%, changing in elevation approximately 43
vertical feet.
The proposed subdivision of Zone District 1 is planned to preserve most natural site features
including vegetation and topography. There are no identified wetlands or 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 I).
4.9.3. 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 4.9.4 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
H). This site was determined to be in the western Colorado evaporite region within the
Carbondale collapse center. The report indicates that this creates a long term settling or
subsidence rate between 0.5 and 1.6 inches every 100 years, which should have little significant
impact on the proposed project.
Twelve test pits were dug with a trackhoe with most depths ranging between 8 and 10 feet
deep. The soil profile determined by the field exploration conducted on January 10, 2008 shows
0.5 to 3 feet of topsoil overlaying 2 feet of silty sand in Pit 1 and relatively dense, silty sandy
gravel containing cobbles and boulders in the remaining pits. This is said to be alluvial deposits.
Logs of these exploratory pits and their locations can be found within the Geotech Report. The
report also states that judging from Colorado State Engineer's well records this river alluvium
consists of rounded gravel -to boulder size rocks in a relatively clean matrix extends to depths of
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30 NARRATIVE — November 2019
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.
4.9.4. 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.
4.9.5. Groundwater and Aquifer Recharge Areas
The drainage plan has been designed to allow for proper infiltration and groundwater recharge.
The road (Chukka Trail) has been crowned to drain into sloped grass -lined swales and ditches.
These swales and ditches convey runoff to the localized depressions via storm inlets and piping
when necessary. Localized depressions will be the main form of retention to provide water
quality and promote infiltration. Inlet structures, piping, swales, depression and overflow
structures convey runoff through the site. Larger depressions will be used for retention.
Overflows will flow toward the lower wetlands to the south. The Engineering Plans in Appendix
provide design detail of all stormwater drainage facilities.
A Storm Water Discharge Permit has been obtained from the Colorado Department of Public
Health and Environment. Best Management Practices have and will continue to be used to
mitigate sediment transport and erosion due to storm events. Sediment will be kept out of the
neighboring 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 have been maintained and improved during construction and will not be removed until
vegetation has been permanently established. Permanent BMPs will be the storm water
retention depressions that will be regularly maintained. Storm sewer inlet sumps will also act as
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31 NARRATIVE — November 2019
sediment traps that will need to be cleaned out periodically. Storm water will also be routed
over and through vegetated areas, when feasible, to provide another level of water quality
treatment. This will promote infiltration and filter out pollutants and sediment.
4.9.6. Environmental Impacts
4.9.6.1. Flora and Fauna
Vegetation communities on the subject property include oakbrush shrubland (3.0 acres),
upland meadow (10.0 acres), irrigated pasture (39.8 acres), cottonwood riparian forest (36.0
acres), ditch (0.4 acres), wet meadow (2.5 acres), herbaceous wetlands (5.6 acres), forested
wetlands (1.1 acres), and willow shrubland (2.0) acres. Most significant vegetation on the
property will remain intact. The vegetation community with the largest impact will be the
irrigated pasture areas, as the majority of these have been converted to agricultural -based
equestrian uses, building sites, irrigated open space, and supporting infrastructure. Other
areas of impact include the oakbrush shrubland in Zone District 1, of which approximately
1.0 acres has been removed in the creation of Polo Field 1.
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 new
total of 7.9 acres, and this mapped area is represented on the PUD Plan Map in Appendix R.
The Applicant understands that future subdivision and development of Zone District 2 will
require a new jurisdictional determination and permit from the ACoE. No impacts to
wetlands will occur with the proposed subdivision of Zone District 1.
Mule Deer: Development of the subject property is designed to leave large blocks of habitat
relatively intact for continued deer use. Deer use of habitats around homesites will likely
continue, although at a lower level, and with changed timing of use. Deer would generally
find cover in the thickest patches of shrubs, and venture forth into meadows during the
evening and nighttime hours. Mule deer use would be modified and more limited, but use
of habitats would still likely occur. Deer damage to landscaping can be expected. The large
blocks of open space on the property will allow for some refugia for deer, and will help with
continued utilization of more fragmented and modified areas of the property. Given the
small size of the project, and available habitat in the areas to the south of the property, this
project would have insignificant impacts to mule deer populations.
Elk: The proposed project would have very minor impacts to elk and elk habitats. Elk use of
the property is limited to a few elk during the winter months; nevertheless, the
development of this property would cumulatively reduce available winter range habitats
within the area. Because the development has significant open space areas, some elk use of
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32 NARRATIVE — November 2019
the property is likely to continue, but elk use would occur with increased stress levels and
likely reduced availability of habitats.
Black Bear: Black bear has become a significant wildlife management issue in the State of
Colorado. Bears are commonly supplementing their diets by raiding garbage cans, breaking
into homes, and becoming a hazard and a nuisance. Habitat in the area around the subject
property is dominated by pinyon/juniper woodlands, and Gambel's oak mixed shrublands,
which is 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 associated 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. The proposed
development of Zone District 1 will not have any impact to these primary turkey habitats in
Zone District 2. 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.
4.9.6.2. 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
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 which will provide guidance for future management of the species as development
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33 NARRATIVE — November 2019
of the property occurs. (Ute Ladies' Tresses Orchid Management Plan for TCI Lane Ranch;
Rocky Mountain Ecological Services; July 2009). The Plan includes a mapped "Management
Area", and this subdivision of Zone District 1 does not propose any development impacts to
those areas.
4.9.6.3. Impacts on Wildlife and Domestic Animals
The following section discusses considerations to minimize the potential impacts to wildlife
from the proposed development. Many of these recommendations are considered to be
"best management practices" for wildlife, which would allow for continued wildlife use of
areas within the development.
Lighting: Because the area will likely receive use by mule deer and elk during the night,
nighttime lighting of the property and excessive lighting of roads (beyond what is required
for safe driving conditions) is not recommended.
Fencing: In order to continue the effective use of the area by big game animals, wildlife -
friendly fencing will be utilized. Fencing that is needed to keep pets and children within
private yards encouraged.
Landscaping & Revegetation: Because the area is used as winter range, reclamation of road
cuts, infrastructure routes and open spaces will occur using similar native plant species and
vegetation profiles. Revegetation will also occur as soon as possible; however, planting in
the spring after big game have left the area will be best as newly planted materials would
likely be browsed first, and plants with little time to set roots will likely be pulled up by
grazing big game. Noxious weeds will be treated in order 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
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.
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34 NARRATIVE — November 2019
Impacts to Landscaping: Since the subject property occurs within mule deer and elk Winter
Ranges, there will likely be damage and use of the landscaping by foraging big game. The
individual property owners will be informed of this with the understanding that that
Colorado Parks & Wildlife does not provide game -damage reimbursement for damage to
landscaping.
Bears: There are existing problems with bears, garbage, and people in Garfield County and
some bears have shown signs of habituation and aggression towards residents. These
conflicts can be minimized by implementation of appropriate mitigation measures. The
following measures will be implemented to reduce potential bear problems:
1) There should be no dumps that have edible materials associated with construction
and post -construction activities.
2) Residential garbage should be placed in bear -proof dumpsters, individual bearproof
trash containers, or kept in trash cans inside closed buildings.
3) Pets should not be fed outside.
4) Bird feeders and hummingbird feeders should be brought in during the evenings
and removed altogether during the fall months (September through late
November).
5) Nut, fruit, or berry -producing trees or shrubs should not be used in landscaping in
order to minimize an attractant for bears around homes and developed areas.
6) Compost piles should be discouraged or prohibited.
Birds: Many bird species utilize the area; therefore, the following recommendations are
presented:
1) Pet cats should remain indoors, as cats will readily prey upon these species and can
have a significant impact on bird use in the area and on bird populations.
2) Bird feeders are discouraged during spring, summer, and fall months due to the
black bear use in the area. Bird feeders can be used in the winter (from mid-
November through mid-March), as bears are hibernating during this time.
3) All bird feeders, including hummingbird feeders, should be hung away from any
window or deck, be at least 10 feet from the ground, and be suspended between
two trees or posts. Any seed feeders should have a seed catchment pan to catch
discarded seed.
4.9.6.4. 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)
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A gamma radiation survey was conducted on the property on February 22, 2007 by Yeh &
Associates, Inc. Gamma radiation measurements were taken on an approximate 500 -foot
grid within 3 feet of the ground surface and at the ground surface at grid points. The 33
readings taken on the property ranged from 8 to 16 micro -roentgens per hour (IJRIhr) using
a range selector of 25 IJRIhr. The readings averaged 11 IJRIhr. The survey determined that
these background readings are typical in this area and that mitigation of naturally occurring
radioactive material (NORM) should not be required in the project area. However, areas of
deep excavation may encounter materials with elevated levels of NORM.
Additionally, in Colorado buildup of radon gas in unacceptable levels often occurs in
residential structures that are sealed to minimize air exchange. Passive and active mitigation
procedures are commonly employed in this region to effectively reduce the buildup of radon
gas. While the survey found that radon gas will not present a significant hazard at this site, if
the occurrence of radon is of concern, it is recommended that a building be tested and
monitored after construction and commonly utilized techniques employed to reduce the
risk. Build-up of radon gas can usually be mitigated by providing frequent exchange of air
within the structure and sealing joints and cracks adjacent to the subsoils.
4.9.7. Nuisance
The proposed uses within the subject property are not expected to produce any abnormal toxic
or noxious substances, smoke, odors, gas, wastes, steam, or dust. Detailed erosion control and
construction plans will guide development of the site during all construction phases, with a goal
of minimizing particulate matter (fugitive dust) emissions from the project site. Nevertheless,
there will likely be a minor increase in airborne particulate matter as a result of equipment
operations producing fugitive dust during construction access improvements, vegetation
clearing, and during the earthwork phases of construction. To mitigate these impacts,
contractors will employ dust control, and CDPHE stormwater permitting will require the removal
of mud from vehicles before they track mud onto local roads. The proposed land uses are
anticipated to integrate well with neighboring existing land uses. For the above stated reasons,
the land use is considered to have minimal nuisance impacts on adjacent lands and is generally
consistent with those adjacent uses and their associated impacts.
4.9.8. Hours of Operation
Zone District 1 consists primarily of agricultural -related land uses, and as a result most activity
will occur during daylight hours on both weekdays and weekends. Some special events will
occur primarily in the summer months and may include polo matches or various community
gatherings. These special events are also likely to occur in daylight hours, with parking
management plans employed to effectively coordinate all vehicular parking needs.
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4.10. Prior Conditions of Approval
This section documents Conditions of Approval from the 2018 PUD Amendment and demonstrates
how each relevant condition has been satisfied. Below are conditions from Resolution No. 2018-10
followed by the Applicant responses.
Conditions Prior to Issuance of a Building Permit within the PUD
1. Access Permit and Improvements: The accesses to the development from Old Highway 82 are
required to obtain a permit from CDOT. Prior to issuance of a building permit within the PUD,
the property owner shall obtain an access permit from CDOT, receive a Notice to Proceed, and
complete all required onsite and offsite improvements. Copies of the design drawings, access
permit, notice to proceed, and demonstration that the work has been completed shall be
submitted to the Garfield County Community Development Department and accepted by the
County designated engineer.
Response: Condition No. 1 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
2. Well — Initial Water Treatment: The application notes that some initial water treatment will
occur, however it did not provide a location for that treatment or details on the system. The
applicant shall provide the location where that equipment will be located along with details on
the system to be used. This site plan and system details shall be submitted to the Community
Development Department and accepted by the County designated engineer.
Response: Condition No. 2 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
3. Well — Permit and Augmentation Plan: The application notes that the well permit has been
submitted to the DWR and the application has been submitted to Basalt Water Conservancy
District but neither have yet been approved. Prior to issuance of any building permit within the
PUD, the applicant shall submit final approved copies of the well permit and Basalt Water
Conservancy District augmentation plan. These shall be reviewed and accepted by the Garfield
County Community Development Department and the County Attorney's Office.
Response: Condition No. 3 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
4. OWTS Setbacks from Water Features: Prior to issuance of any building permits within the PUD,
the applicant shall verify that the setbacks from the OWTSs from all surrounding water features
meets applicable regulations. This verification and/or any necessary amendments to the site
plan shall be submitted to the Garfield County Community Development Department and
accepted by the County designated engineer.
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37 NARRATIVE — November 2019
Response: Condition No. 4 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
5. Drainage Culverts: A review of the drainage plan by the Garfield County designated engineer
noted that the drainage culverts in Zone 1 appear to have been designed for a 10 -year storm
while the LUDC requires that they be designed for a 25 -year storm. Prior to issuance of any
building permits within the PUD, the applicant shall either verify the culverts are appropriately
sized for a 25 -year storm or the infrastructure shall be designed to accommodate a 25 -year
storm, as required. This verification and/or redesign shall be submitted to the Community
Development Department and accepted by the County designated engineer.
Response: Condition No. 5 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
6. Irrigation Water for Fire Protection: The application states that the ponds which are to be filled
with irrigation water are also to be used for fire protection. The legal and physical ability of this
irrigation water to be used for fire protection does not appear to have been addressed in the
application, however. Prior to issuance of any building permits within the PUD, the applicant
shall verify the legal and physical ability of the irrigation water to be used for fire protection.
This verification shall be provided to the Community Development Department and accepted by
the County designated engineer.
Response: Condition No. 6 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
7. Fire Hydrants: The property owner shall meet with the fire protection district to verify the
hydrant locations. Prior to issuance of any building permits within the PUD, the developer shall
meet with the Carbondale and Rural Fire Protection District to agree upon hydrant locations and
provide a site plan for these locations. This site plan shall be submitted to the Garfield County
Community Development Department and accepted by County designated engineer.
Response: Condition No. 7 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
8. Affordable Housing Eligibility — PUD Guide: Prior to issuance of any building permits within the
PUD, Section 7.7 - Eligibility, of the PUD Guide shall be amended to remove reference to priority
for on-site employees for Affordable Housing developed to comply with Article 8 of the LUDC, as
amended. This updated PUD Guide shall be reviewed and accepted by the Garfield County
Community Development Department.
Response: Condition No. 8 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
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9. Wastewater Treatment Facility (WWTF): A note requiring connection to the WWTF at the time
of Onsite Wastewater Treatment System (OWTS) replacement or expansion within Zone 1 or
Zone 2 shall be added to the PUD Guide.
Response: Condition No. 9 has been adequately satisfied as evidenced by a letter
from Garfield County dated August 14, 2018 and included as Appendix T.
Development and Ongoing Conditions
10. Local, State, and Federal Permits: The development of PUD shall comply with all applicable
Local, State, and Federal rules and regulations and all necessary permits shall be obtained.
Response: The project has and will continue to comply with all applicable Local,
State, and Federal regulations and permitting. Permits have been obtained from
Garfield County for grading and new buildings, from CDOT for the two new accesses,
from the State DWR for all new wells, and a Stormwater Discharge Permit was obtained
from CPDHE.
11. Wildlife: The property owner and / or operator of Zone 1 shall comply with the following
requirements and recommendations by Colorado Parks and Wildlife:
a) Fencing should be held to a minimum and any necessary fencing should be
wildlife friendly. Details and specifications for wildlife friendly fencing can be
found at:
https://cpw.state.co.us/Documents/LandWater/PrivateLandPrograms/Fencing
WithWildlifelnMind.pdf
i. Additionally, CPW encourages the applicant to work with adjacent
landowners to replace current perimeter fencing with wildlife friendly
options.
Response: The applicant has coordinated with CPW on the fencing
program, and the fencing has been installed in Zone District 1 to a CPW
approved specification of 18" height to bottom rail, and a 45" top rail height.
This modified specification was approved by CPW in an email from Taylor Elm
(CPW) to Jon Fredericks on March 11, 2019.
b) Landscaping designs should preclude berry, fruit, or nut producing trees and
shrubs to reduce attractants for bears and other wildlife. Homeowners should
be aware that CPW is not liable for any damage to landscaping from wildlife.
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39 NARRATIVE — November 2019
Response: The applicant has provided Landscape Plans (Appendix J) that
preclude all berry, fruit or nut producing plant material. This restriction will also
be memorialized as a Plat Note on the Final Plat.
c) All trash, horse grain/feed, and food -related items should be stored indoors or
within bear -proof containers. Eliminating attractants for bears and other wildlife
will reduce conflicts. This is especially relevant given that this property lies
within the river corridor which is used heavily by various animal species.
Response: The applicant has maintained to property pursuant to the above
condition. This restriction will also be memorialized as a Plat Note on the Final
Plat or within the final Covenants at the time of Final Plat.
d) Proposed ponds should be constructed with at least one bank having a
minimum slope of 3: 1, preferably 5: 1, to allow ingress and egress of wildlife. If
plastic liners are to be used, a minimum of 18 inches of topsoil should be used
on top of liners.
Response: The three storage ponds in Zone District 1 have been
constructed in compliance with the above specification.
e) Trails through riparian habitats should be minimized to the extent possible and
provide adequate signage to keep users on designated routes.
Response: No trails have been developed in riparian habitats and are not
contemplated by this application. Trails in these habitats will be applicable to future
subdivision and development of Zone District 2.
12. Internal Roadway Design: The internal roadways shall be built to meet, at a minimum, the
dimensional requirements of Section 7-107 of the LUDC, as amended, and as represented in the
PUD Plan to accommodate full build -out of the PUD.
Response: The roads within the project have been designed to County standards,
including a 24' paved width in Zone District 1 and 22' width in Zone District 2 (future)
based on the projected Average Daily Traffic at full build -out. The Engineering Plans
(Appendix 1) provide design detail on road design for Zone District 1, and the PUD Plan
Map (Appendix R) provides typical road cross sections for both Zone Districts.
13. Phasing / Timing: Based on the proposed build out schedule (2018-2019 for Zone 1, and 2019-
2020 for Zone 2) and this representation that the development timeframe is less than 3 years, a
Development Agreement is not required at this time for vested rights. As a Development
Agreement to vest rights in excess of 3 years has not been proposed, the Preliminary Plan for
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40 NARRATIVE — November 2019
the subdivision of the PUD as proposed shall be submitted and deemed Complete within 3 years
from the date of PUD approval by the BOCC. As a part of the Subdivision submittal a new
phasing schedule, if necessary, may be presented and reviewed for the subdivision buildout.
Response: As this application for subdivision is being submitted within three years
of the aforementioned PUD Amendment, this condition has been met. No specific
timeframe has been determined for the ultimate subdivision of Zone District 2, however
at this time it is expected to occur within the next three years.
14. Residential Development — Zone 2: No residential development shall occur in Zone 2 prior to
approval of a subdivision Final Plat.
Response: No residential development will occur within Zone District 2 until
approval of a subdivision Final Plat for that Zone District. This condition has been
memorialized as Plat Note #1 on the Preliminary Plan in Appendix N.
15. OWTS Flow Monitoring: The size of the eastern proposed OWTS within Zone 1 serving the
clubhouse is very close to the 2000 gallon per day limit for a public water system under CDPHE.
As a result, a water infow meter(s) shall be installed on the buildings served by this OWTS. The
records from this water inflow meter(s) shall be available for inspection to verify that the
System is handling 2000 gallons per day or less.
Response: The clubhouse and associated OWTS has not yet been constructed,
however this condition will be followed at the time of construction.
16. Storage and Application of Hazardous Materials: Due to the proximity of the residential
development and large fields to the wetlands and Roaring Fork River, the property owner(s) and
operators shall apply all fertilizers, pesticides, and other chemicals in accordance with
manufacturer recommendations in order to prevent contamination of public water resources. In
addition, these chemicals shall be stored appropriately and in accordance with all laws and
regulations.
Response: Although such use is very limited, all fertilizers, pesticides, and other
chemicals are applied in accordance with manufacturer recommendations. No such
chemicals are currently stored on site.
17. Radon: All of Garfield County is considered at high risk for radon. As a result, all buildings with
ground floor residential and / or commercial occupancy and are enclosed and conditioned
(excluding barns, greenhouses, and storage/maintenance buildings) shall be designed and built
with Radon Resistant Construction.
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41 NARRATIVE — November 2019
Response: This condition will be addressed with each new building permit
application.
18. Wastewater Treatment Facilities (WWTF): Once a WWTF is established within the PUD, no new
OWTSs shall be permitted. At the time a WWTF is available and an OWTS is being replaced or
expanded within either Zone 1 or Zone 2, the residential and/or commercial uses served by that
OWTS shall connect to the WWTF.
Response: This condition is memorialized as Plat Note #2 on the Preliminary Plan
(Appendix N) and in Section 5.3 of the PUD Guide (Appendix S).
19. Water System: All water permitting, monitoring and testing shall remain in good standing with
CDPHE as a non-public community water system or a community water system, as appropriate.
Response: Since this PUD Amendment is seeking a change in the water supply
system for Zone District 1, this condition would only apply to a future water system in
Zone District 2.
Conditions Applicable at Time of Subdivision
20. Wildlife: The following recommendations by the CPW shall be added to the Codes, Covenants
and Restrictions for the subdivision:
a) Fencing should be held to a minimum and any necessary fencing should be
wildlife friendly. Details and specifications for wildlife friendly fencing can be
found at:
https://cpw.state.co.us/Documents/LandWater/PrivateLandProgra ms/Fencing
WithWildlifelnMind.pdf
i. Additionally, CPW encourages the applicant to work with adjacent
landowners to replace current perimeter fencing with wildlife friendly
options.
Response: The applicant has coordinated with CPW on the fencing
program, and the fencing has been installed in Zone District 1 to a CPW
approved specification of 18" height to bottom rail, and a 45" top rail height.
This modified specification was approved by CPW in an email from Taylor Elm
(CPW) to Jon Fredericks on March 11, 2019.
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42 NARRATIVE — November 2019
b) Landscaping designs should preclude berry, fruit, or nut producing trees and
shrubs to reduce attractants for bears and other wildlife. Homeowners should
be aware that CPW is not liable for any damage to landscaping from wildlife.
Response: The applicant has provided Landscape Plans (Appendix J) that
preclude all berry, fruit or nut producing plant material. This restriction will also
be memorialized as a Plat Note on the Final Plat.
c) All trash, horse grain/feed, and food -related items should be stored indoors or
within bear -proof containers. Eliminating attractants for bears and other wildlife
will reduce conflicts. This is especially relevant given that this property lies
within the river corridor which is used heavily by various animal species.
Response: The applicant has maintained to property pursuant to the above
condition. This restriction will also be memorialized as a Plat Note on the Final
Plat or within the final Covenants at the time of Final Plat.
d) Proposed ponds should be constructed with at least one bank having a
minimum slope of 3:1, preferably 5:1, to allow ingress and egress of wildlife. If
plastic liners are to be used, a minimum of 18 inches of topsoil should be used
on top of liners.
Response: The three storage ponds in Zone District 1 have been
constructed in compliance with the above specification.
e) Trails through riparian habitats should be minimized to the extent possible and
provide adequate signage to keep users on designated routes.
Response: No trails have been developed in riparian habitats and are not
contemplated by this application. Trails in these habitats will be applicable to future
subdivision and development of Zone District 2.
21. Public Road Dedication: At the time of subdivision, all roads within Zone 1 and Zone 2 of the
PUD shall be dedicated to the public on the subdivision plat.
Response: The roads have been designed within Access & Utility Easements as
depicted on the Preliminary Plan (Appendix N) and the PUD Plan Map (Appendix R). The
minimum easement width in Zone District 1 is 60' and in Zone District 2 is 50'. These
easements will be recorded on each Final Plat with a Plat Note including the right of
appropriate public and private utility companies to utilize access and utility easements
as utility easements, and the right of all emergency vehicles to make use of such access
and utility easements in all reasonable circumstances.
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43 NARRATIVE — November 2019
22. Well Sharing Agreement: The well to be used for the development is proposed to be shared. At
the time of subdivision a legal mechanism shall be executed to allow for the physical and
financial sharing of the well between all users.
Response: Two of the existing wells are planned to be shared: Well No. 6 will be
shared with Lot 6 and the maintenance barn on Tract B; and Well No. 7 will be shared
with Lot 7, the four cabins in Tract A, and Zone District 2 (future). Well sharing
agreements for these two wells will be prepared and recorded with Final Plat.
23. Wastewater Treatment Facility (WWTF):
a. The LUDC prohibits OWTSs on lots that are 1 acre or less in size. As a result, should the
future subdivision consist of residential and/or commercial lots that are less than 1 acre
in size, then these uses shall be accommodated by a centralized Wastewater Treatment
Facility (WWTF).
b. Should a WWTF be developed within the PUD, then the Facility shall be sized
appropriately to accommodate all residential and commercial uses from Zone 1 and
Zone 2.
c. A note requiring connection to the WWTF at the time of OWTS replacement or
expansion within Zone 1 or Zone 2 shall be added as a plat note on the Final Plat, and
within the Codes, Covenants and Restrictions.
Response: This condition is memorialized as Plat Note #2 on the Preliminary Plan
(Appendix N) and in Section 5.3 of the PUD Guide (Appendix S).
24. Affordable Housing Agreement / Plan: At the point 15 or more lots are created through
subdivision, as defined in Article 8 of the LUDC, the development is required to provide
Affordable Housing. As a result, at the time of Preliminary Plan submittal to create 15 or more
lots, the property owner shall submit an Affordable Housing Agreement / Plan in conformance
with the PUD Guide and Article 8 of the LUDC. The Agreement / Plan shall be reviewed,
accepted, and executed by the property owner and BOCC.
Response: While this subdivision application only contemplates the creation of 10
total lots and tracts, an Affordable Housing Plan (Appendix Q) has been prepared in
anticipation of the future subdivision of Zone District 2 ultimately creating 15 or more
total lots within the PUD.
25. Wetlands: It is understood that disturbance to some jurisdictional wetlands will occur at the
time of development of Zone 2. In addition, while it is understood that these required permits
from the Army Corps of Engineers were obtained previously, these permits have since expired.
As a result, the Applicant shall update the wetland delineation for the properties and obtain all
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44 NARRATIVE — November 2019
necessary permits as required by the Army Corps of Engineers prior to submittal of the first Final
Plat.
Response: All of the known wetlands are located within Zone District 2. The
wetlands were most recently mapped in November of 2017, which resulted in a total of
7.9 acres, and this mapped area is represented on the PUD Plan Map in Appendix R. The
Applicant understands that future subdivision and development of Zone District 2 will
require a new jurisdictional determination and permit from the ACoE.
26. Storage and Application of Hazardous Materials: Due to the proximity of the residential
development and large fields to the wetlands and Roaring Fork River, the property owner(s) and
operators shall apply all fertilizers, pesticides, and other chemicals in accordance with
manufacturer recommendations in order to prevent contamination of public water resources. In
addition, these chemicals shall be stored appropriately and in accordance with all laws and
regulations. Provisions requiring responsible application and storage of chemicals shall be
incorporated into the Codes, Covenants, and Restrictions at the time of subdivision.
Response: Although such use is very limited, all fertilizers, pesticides, and other
chemicals are applied in accordance with manufacturer recommendations. No such
chemicals are currently stored on site. This restriction will also be memorialized as a Plat
Note on the Final Plat or within the final Covenants at the time of Final Plat.
27. Anglers Easement: At the time of subdivision, the property owner shall provide a public fishing
easement along the Roaring Fork River to extend the angler's easement at Blue Creek Ranch.
Response: As this potential easement is located within Zone District 2, this
condition will be addressed at the time of future subdivision for that Zone.
28. Southeast BLM Parcel: As part of the public improvements to be constructed by the Applicant
and secured in the Improvements Agreement as part of the Final Plat Application, the Applicant
shall construct a wildlife friendly fence to help prevent disturbance of the Ute's Ladies Tresses
on the BLM parcel adjacent to the southeast portion of the development.
Response: As this proposed fence is located within Zone District 2, this condition
will be addressed at the time of future subdivision and development for that Zone.
29. 100 -Year Floodplain: At the time of Preliminary Plan submittal, the applications shall include an
analysis of the level of conformity with the proposed subdivision and the Floodplain
Development Permit (Land Use Change Permit for Development within the Floodplain) issued
under Resolution 786310. Should the proposed development conform with this Floodplain
Development Permit, then this approval shall remain valid. Should the proposed subdivision not
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45 NARRATIVE — November 2019
conform to this Floodplain Development Permit, then the applicant will be required to either
obtain a new Floodplain Development Permit or amend the existing approval.
Response: As the existing Floodplain Development Permit only covers lands within
Zone District 2, this condition will be addressed at the time of future subdivision and
development for that Zone.
30. Offsite Improvements: At the time of subdivision, the Applicant's engineer shall provide a traffic
study that addresses the need for improvements on the south side of the intersection of County
Road 100 and Highway 82 including the median and right turn lane, and based on traffic counts
from the proposed subdivision. The traffic study shall include an analysis of the difference
between the cost of improvements and the anticipated revenue from the project's traffic impact
fees for consideration at the time of subdivision.
Response: Section 12.0 of the Traffic Study in Appendix L provides a detailed
discussion that addresses the needs for improvements on the south side of the
intersection of County Road 100 and Highway 82. This discussion includes an estimate of
the total costs of improvements ($116,500), the total estimated traffic impacts fees of
McClure River Ranch at full build out ($147,544), and the proportional share of the
subdivision based on all future traffic volumes ($3495 to $4660). The estimated County
Road Impact Fees will be more than sufficient to pay for and/or offset the road impacts
created by the McClure River Ranch project.
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46 NARRATIVE — November 2019
5. PUD Amendment
5.1. Summary of PUD Amendment
The existing PUD approval was granted in February of 2018, and this amendment proposes to make
several revisions to the current PUD Guide and PUD Plan Map. The proposed revisions are described
in this Section 5.1.
5.1.1. Zone District 1 - Building Envelopes
The recorded PUD Plan Map shows "Building Areas", and these areas have been further refined
and defined as proposed platted Building Envelopes for Zone District 1. In many cases, the
proposed Building Envelopes are much smaller than the approved Building Areas. In some cases,
the proposed Building Envelopes have been expanded slightly from the approved Building Areas
to allow more flexibility in building placement. However, in all cases the general layout of the
proposed Building Envelopes is very consistent with what was approved in 2018. This proposal
also includes one additional Building Envelope to accommodate one more barn in the northwest
corner of Zone District 1. No proposed Building Envelopes occupy any areas of environmental
sensitivity or would result in additional loss of existing vegetation.
5.1.2. Zone District 1 - Water Supply
The existing PUD Approval included plans for a community water system based on the
production of one well (now Well No. 7). This amendment seeks to change the water supply for
Zone District 1 to individual wells. Seven wells have been permitted and installed on the
property to serve the buildout of the entire PUD (see Water Rights & Supply, Appendix M). The
well summary is as follows:
5.1.2.1. Table 4: Existing Domestic Water Supply Wells.
Well No.
Location
Serves
1
Lot 1
Lot 1
2
Lot 2
Lot 2
3
Lot 3
Lot 3
4
Lot 4
Lot 4
5
Lot 5
Lot 5
6
Lot 6
Lot 6 & Maintenance Barn in Tract B
7
Lot 7
Lot 7, Cabins in Tract A & Zone District 2 (future)
Each well has been tested and is adequate in both production and water quality. Corrosivity was
analyzed for each well with results included in the Colorado Analytical Laboratories reports. The
water at all the wells tested as non -corrosive. Corrosivity was assessed from the pH and
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47 NARRATIVE — November 2019
Langelier Saturation Index. A pH of lower than 6.5 or higher than 8.5 can indicate corrosivity.
The Langelier Index is calculated using the pH, alkalinity, calcium concentration, TDS, and water
temperature. A Langelier Index in the range of -1 to +1 has a relatively low corrosion impact on
metallic components of the distribution system (Source:
http://www.mae.gov.nl.ca/waterres/quality/drinkingwater/langlier.html). Pump test reports
and water quality reports of each well are in the Engineering Report in Appendix H.
5.1.3. PUD Guide Revisions
Proposed minor revisions to the PUD Guide are intended to provide clarity and more closely
anticipate desired future use of the property, as follows:
• Density Transfer. The PUD is currently approved for up to 54 total dwelling units with 12
DUs in Zone District 1 and 42 DUs in Zone District 2. This application seeks to transfer
two units of density from Zone District 2 to Zone District 1, without modifying the 54
total allowable dwelling units.
• Setbacks. This revision proposes to modify the required setbacks from dimensional
front/side/rear yard setbacks to platted building envelopes. This will eliminate the
potential for confusion regarding what constitutes a front, rear, or side yard.
• Land Use. The applicant is proposing to allow Agriculture as a use -by -right in Zone
District 2 to allow for grazing opportunities. This revision is reflected in Table 4.2 (Land
Use Schedule) of the PUD Guide in Appendix S.
• Affordable Housing. The affordable housing section has been removed from the PUD
Guide and is now included as a separate Affordable Housing Plan in Appendix Q.
• Minimum Lot Size — Zone District 1. The PUD Guide has been revised to allow a
minimum lot size of 0.25 acres (instead of 0.75 acres) in Zone District 1. While no Lot in
Zone District 1 is currently proposed to be less than 0.75 acres, the smaller minimum lot
size would allow for the potential subdivision of the four cabins should that become
desirable in the future. This revision is reflected in Section 5.11 of the PUD Guide.
• Modifications. A new Section has been added to the PUD Guide to better define what
constitutes both Minor and Substantial Amendments, and how such amendments are to
be processed. This language is intended to provide clarity for both the County and
Applicant in the consideration of potential future amendments. This has been added as
Section 1.2 of the PUD Guide.
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5.1.4. Zone District 2 - PUD Plan Map Revisions
The PUD Plan Map (Appendix R) has been revised to better represent the envisioned future
design layout of Zone District 2. This includes minor changes to road alignments (less roads) and
to future Building Areas. While the current Preliminary Plan application does not contemplate
subdivision or development of Zone District 2, the modified PUD Plan Map better anticipates the
future layout for this next phase of subdivision.
5.2. Land Use Summary
The PUD Summary Table represents revisions made to Minimum Lot Size, Maximum Number of
Dwelling Units per Zone District, and Maximum Overall Density per Zone as described above in
Section 5.1.3. This Table may also be found in Section 2.1 of the PUD Guide in Appendix S.
5.2.1. Table 5: PUD Summary Table
ITEM
OVERALL ZONE DISTRICT 1 ZONE DISTRICT 2
PUD
Total Acres
100.44
49.23
51.21
Minimum Open Space Percent
50
21% (of total
PUD)
29% (of total
PUD)
Minimum Open Space Acres
50.22±
21.09±
29.13±
Minimum Lot Size
0.25 acres
Maximum Number of Dwelling Units
54
14
40
Maximum Dwelling Units per Lot or Tract
--
4
1
Maximum Overall Density per Zone
(Not to be construed as maximum lot
sizes)
1.86 AC/DU
3.52 AC/DU
1.28 AC/DU
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.
Response: As described in Section 5.1 above, this amendment proposes only to make
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.
The northern portion of the property (Zone District 1) contains primarily agricultural and
equestrian -related facilities of the PUD. These facilities include barns and stables, paddocks,
an exercise track for horses, two regulation -sized polo fields, ponds for the storage of
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49 NARRATIVE — November 2019
irrigation water, a clubhouse, up to 14 dwelling units, and the necessary provisions of dual
road access and appropriate wet and dry utilities.
The southern portion of the property (Zone District 2) has a configuration that is very similar
to the former PUD Plan Map. This includes roads, building areas, up to 40 residential units,
and appropriate access and utility easements.
The purpose of this request is to revise and replace the existing PUD Guide and PUD Plan
Map.
2. Explanation of how the PUD is in general conformance with the Comprehensive Plan.
Response: Section 7 of this Narrative provides demonstration of how the proposed PUD
Amendment is in general conformance with the Comprehensive Plan.
3. Description of how the proposed development departs from the otherwise applicable
standards of this Code but meets the intent and purpose of this Article.
Response: The proposed PUD Amendment meets the intent and purpose of PUD Plan
pursuant to Article 6 of the LUDC, including the provision of these PUD General Descriptions,
PUD Technical Descriptions (Section 5.4), PUD Plan Map (Appendix R), and PUD Guide
(Appendix S).
4. Relationship of the proposed PUD development to the existing land uses and adjacent
property land uses.
Response: The only requested change in land use to is allow Agriculture in Zone District 2.
This would allow for grazing opportunities and is consistent with how the property has
historically been used. The complete list of "Uses by Right" is included in Section 4 of the
PUD Guide, Appendix 5.
The subject property is currently approved for up to 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 4.9.1 of this Narrative.
5. Phasing and timing for the proposed development including the start and completion date
of construction of each phase.
Response: Construction for the project will occur in two primary Phases, as described
below:
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50 NARRATIVE — November 2019
Phase 1: (2018 — 2019: NOW COMPLETE)
The first Phase of construction included major improvements within Zone District 1. Work
completed during this phase included all major earthwork, grading and construction of the
polo fields, road (Chukka Trail), ponds, utilities, irrigation and revegetation.
Phase 2: (2020)
The second Phase of construction will involve the completion of all necessary infrastructure
to support the build out of Zone District 1, including paving Chukka Trail, completing some
minor remaining work on storm drainage facilities, installing any remaining required shallow
utilities, and final landscaping within the Chukka Trail easement. Various individual building
permits may also be sought during completion of the infrastructure.
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.
Response: The Comprehensive Plan designation for the property is Residential High Density,
which allows a density of 1/3 acre per dwelling unit. The subject property is 100.44 acres, and
thus would be allowed up to 301 dwelling units according to the Comprehensive Plan Future
Land Use Map. Due to prior design objectives and natural resource protection, the property is
currently zoned for up to 54 dwelling units. This application does not seek to modify to overall
project density.
2. The PUD shall demonstrate how common wastewater facilities will be controlled or governed
by the future owners within the PUD.
Response: Zone District 1 will contain Onsite Wastewater Treatment Systems (OWTS) that will
collectively serve all buildings in that District. Septic fields will be used to mitigate wastewater
and will be designed in accordance with the Colorado Department of Public Health and
Environment's Regulation 43 and Garfield County regulations. These wastewater systems will be
collectively owned and maintained by the Association, which will be established upon filing of
Final Plat for subdivision of Zone District 1.
Zone District 2 will either contain a single community wastewater system, or individual OWTSs if
Lot sizes are a minimum of 1 acre. Any community wastewater system will be collectively owned
and maintained by the Association, which will be established upon filing of Final Plat for
subdivision of the property.
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51 NARRATIVE — November 2019
3. The PUD shall demonstrate how common water facilities will be controlled or governed by the
future owners within the PUD.
Response: The existing PUD Approval included plans for a community water system based on
the production of one well (now Well No. 7). This amendment seeks to change the water supply
for Zone District 1 to individual wells. Seven new wells have been permitted and installed on the
property to serve the buildout of the entire PUD (see Water Rights & Supply, Appendix M). The
well summary is as follows:
5.4.1.1. Table 6: Existing Domestic Water Supply Wells.
Well No.
Location
Serves
1
Lot 1
Lot 1
2
Lot 2
Lot 2
3
Lot 3
Lot 3
4
Lot 4
Lot 4
5
Lot 5
Lot 5
6
Lot 6
Lot 6 & Maintenance Barn in Tract B
7
Lot 7
Lot 7, Cabins in Tract A & Zone District 2 (future)
Each well has been tested and is adequate in both production and water quality. Pump test
reports and water quality reports of each well are in the Engineering Report in Appendix H. This
water system will be collectively owned and maintained by the Association, which will be
established upon filing of Final Plat for Zone District 1.
4. Method of adequately providing other necessary public utilities.
Response: Dry utilities for the project have been installed and are provided by various service
providers, including Holy Cross Energy (electric), Black Hills (gas), and Comcast and Centurylink
(communications). All necessary utilities will be located in platted Access and Utility Easements.
5. Type or method of fire protection.
Response: The design team has coordinated with the Carbondale and Rural Fire Protection
District regarding proper fire and life safety design for the project. The barns with included
dwelling units will require sprinkler systems within the dwelling units as well as fire separation
from the barns. If the clubhouse is under 5,000 square feet or 100 occupants it will not require
sprinklers, but if it exceeds either it will need to be sprinkled. Required fire flows and volume
will be calculated for each building and utilized to determine the final design. Dry hydrants have
been installed around the site and are connected to the onsite ponds for fire suppression.
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52 NARRATIVE — November 2019
6. Description of whom or what entity shall be responsible for the provision of and payment for
any facilities available to the community, including but not limited to open space, common
areas, and structures.
Response: All common facilities will be owned and managed by Association as detailed in the
Covenants, Conditions & Restrictions in Appendix P. The Association will assess membership
dues to property owners within the PUD for the operation, maintenance, and upkeep of all
commonly owned property.
7. Discussion of impacts on County services, schools, town services and any other unique
operation that may be pertinent to a review of the proposed zone change and methods for
mitigation.
Response: Since this proposed amendment does not result in an increase in density or required
services, there will be no additional impacts to County services, schools or towns.
Based on RE -1's 2014 student generation rates, it is estimated that the project COULD generate
a maximum of 41 students when using the (highest) single-family attached rate of 0.75 students
per unit, and 54 total units. However, the likelihood of reaching this maximum is quite low. In
accordance with Article 7-404 the Land Use and Development Code, the project will be subject
to a school land dedication requirement or fee -in -lieu payment for the benefit of the RE -1
School District at the time of Final Plat.
8. Documentation showing legal access or documentation demonstrating the likelihood of
achieving legal access.
Response: The property currently has two legal accesses from Old Highway 82. The CDOT
acceptance letters for these accesses are included in the Traffic Impact Study, Appendix L.
5.5. PUD Plan Map
The PUD Plan Map identifies the Zone Districts, building envelopes, building areas, roads and
easements within the McClure River Ranch PUD, and is located in Appendix R.
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 will promote the orderly and compatible development of the property, while
remaining somewhat flexible to allow for market changes and design innovations as the
development progresses through its operational life cycle. The PUD Guide supersedes the Garfield
County Land Use and Development Code (LUDC) with site specific regulations that are more
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53 NARRATIVE — November 2019
appropriate to the design goals and objectives of lands contained within this PUD. The PUD Guide is
located in Appendix S.
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 R), and PUD Guide
(Appendix S).
5.7.2. LUDC Article 6-203.C. Criteria
The proposed PUD amendment does not comply with the criteria for a Minor Modification, and
the Director has determined that the request is a Substantial Modification. This is evidenced by
the Garfield County Pre -Application Conference Summary Letter dated 3/26/19.
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54 NARRATIVE — November 2019
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 change in land use
to is allow Agriculture in Zone District 2. This would allow for grazing opportunities and is
consistent with how the property has historically been used. The complete list of "Uses by
Right" is included in Section 4 of the PUD Guide, Appendix S.
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.
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 4.9.1 of this Narrative.
Source of Water
The project has a legal and adequate water supply as evidenced by the Water Rights &
Supply, Appendix M and Engineering Report in Appendix H.
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. If the MVMD's infrastructure or other circumstances change in the
future, the property owners may re-evaluate the potential for connection.
Public Utilities
Adequate public utilities are provided by various service providers, including Holy Cross
Energy (electric), Black Hills (gas), and Comcast and Centurylink (communications). All
necessary utilities will be located in Access and Utility Easements.
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Access and Roadways
All access roads meet or exceed minimum County standards for adequate and safe access
and will support projected Average Daily Traffic (ADT) at full build out, as evidenced by the
Engineering Plans in Appendix!, 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 4.9.4 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
protections, 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.
Irrigation Ditch - Zone District 1
Zone District 1 is comprised of 49.23 acres in the northern portion of the PUD. Irrigation water
for Zone District 1 is served by a lateral from the Basin Ditch. The Basin Ditch is located on the
north side of Highway 82, and a lateral from that ditch conveys water under the highway for
the exclusive use of the subject property. This lateral has no downstream users, and therefore
no impacts to other owners or users. Within the property, this lateral ditch has been improved
with a flume gauge, control gates, underground piping, and storage in three lined ponds.
These improvements provide for the efficient use of available water rights in irrigating lands
within Zone District 1.
The primary contact for the Basin Ditch is:
Tim McMichael
Landscape Workshop
485 County Road 112 (Mailing)
409 Delores Way (Physical)
Carbondale, Colorado 81623
(970) 963-0950 (Office)
Tim@landscapeworkshopinc.com
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56 NARRATIVE — November 2019
Irrigation Ditches - Zone District 2
Zone District 2 is comprised of 51.21 acres in the southern portion of the PUD. No
improvements are proposed for Zone District 2 as part of this application, and subdivision of
this Zone will be the subject of a future Preliminary Plan application. Zone District 2 contains
two irrigation ditches and associated water rights: 1) Middle Ditch, and 2) Lower Ditch. Both
ditches convey water to other downstream users. The future subdivision of Zone District 2
will ensure that appropriate maintenance easements are provided, and any ditch crossings
are designed so as not to alter the existing hydraulic flows. We are not aware that the
Middle Ditch or Lower Ditch in Zone District 2 of the PUD are organized in any manner.
Wildlife Habitat Areas
The PUD allows for significant protections of wildlife habitat and provides a minimum of
50% Open Space. Wildlife impact mitigation strategies are detailed in Section 4.9.6 of this
Narrative.
Protection of Water Bodies
The PUD provides for significant protection of water bodies, including existing wetlands and
the Roaring Fork River. These protections are discussed in detail in Sections 4.9.2 and 4.9.5
of this Narrative.
Drainage and Erosion
Drainage and erosion control of the site is discussed in detail in Section 4.9.5 of this
Narrative and detailed in the Engineering Plans in Appendix I.
Environmental Quality
Air quality will be monitored and controlled by mitigation measures discussed in Section
4.9.7 of this Narrative. Water quality will be monitored and controlled by mitigation
measures discussed in Section 4.9.5 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 low-lying
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 4.9.4 of this Narrative.
Reclamation
Any disturbed areas of the site will be appropriately reclaimed as detailed in the Engineering
Report (Appendix H) and the Engineering Plans (Appendix I).
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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, and material usage.
Off -Street Parking and Loading Standards
The PUD provides adequate parking and loading, including allowances for off-street parking
lots and setbacks that will allow adequate driveway parking. These standards are detailed in
the PUD Guide, Appendix S.
Landscaping Standards
The Landscape Plans (Appendix J) demonstrate conformance with Landscaping Standards
per the PUD Guide in Appendix S.
Lighting Standards
While community lighting has not yet been proposed for this project, any lighting will
comply with the Exterior Lighting Standards per the PUD Guide in Appendix S.
Snow Storage Standards
Adequate snow storage will be provided as discussed in the Engineering Report, Appendix
H.
Trail and Walkway Standards
Trail and walkway designs will conform to Landscaping Standards per the PUD Guide in
Appendix S.
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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
Covenants, Conditions & Restrictions in Appendix P. Domestic animal control is described in
detail in Section 4.9.6 of this Narrative, and such protections will be recorded in the final
CCRs at the time of Final Plat. Any new solid wood burning stove will be limited to one per
Lot and will be memorialized in the final CCRs. Development in the floodplain is only allowed
by the approved Floodplain Development Permit (FDPA6264), conformance to which will be
demonstrated at the time of subdivision for Zone District 2.
Subdivision Lots
The proposed lot layout complies with County standards for a PUD as indicated on the
Preliminary Plan in Appendix N.
Survey Monuments
Upon approval and recording of Final Plat, all survey monumentation will conform to the
standards of Land Use and Development Code Article 7-403.
School Land Dedication
In accordance with Article 7-404 of the Land Use and Development Code, the project will be
subject to a school land dedication requirement or fee -in -lieu payment for the benefit of the
RE -1 School District at the time of Final Plat. The applicant intends to process a fee -in -lieu
payment at the time of Final Plat.
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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 full build -out of the project have been estimated using the current County fee table
as follows:
6.2.4.1. Table 7: Road Impact Fee Estimate.
McClure River Ranch: Road Impact Fee Estimate
Development
Type per
Table 7-405
Description
Qty. Square Feet
Applicable Fee
per Table 7-405
Total
Zone 1
Residential
ADU's in private horse barns
6
1,400 to 1,900
$1,988
$11,928
Residential
Affordable units in maintenance barn
3
901 to 1,400
$1,474
$4,422
Residential
Cabins
4
901 to 1,400
$1,474
$5,896
Commercial
Clubhouse
1
4800
$3,766
$18,077
Agricultural
Private horse barns + maintenance barn
6
approx. 4000-8000 ea.
N/A
$ -
Subtotal Zone 1
$40,323
Zone 2 (estimated residential development based on PUD)
Residential
Single Family
20
1,901 to 2,400
$2,385
$47,700
Residential
Single Family
20
2,401 and greater
$2,703
$54,060
Commercial
HOA Community Center
1
1450
$3,766
$5,461
Subtotal Zone 2
$107,221
Total Road Impact Fee Estimate
$147,544
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7. Relationship to Garfield County Comprehensive Plan
The Garfield County Comprehensive Plan includes general goals and policies that apply to all areas of the
County. Certain goals and policies that relate specifically to 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 50 to 301 dwelling
units for the 100.44 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% (50.22 acres).
The Comprehensive Plan prescribes Planned Unit Development (PUD) as one of the compatible Zone
Districts for the Residential High designation. The property is currently zoned PUD, and this proposal
does not propose a change in Zone District.
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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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 maximum number of allowed dwelling units within the PUD is fifty-four (54),
therefore, the PUD will provide up to five (5) Affordable Housing Units per the Affordable Housing
Plan in Appendix Q.
7.4. Transportation
Of great importance in the Comprehensive Plan is the ability of the County to maintain its road
system. Two primary issues with County Roads are generally related to commuter traffic stressing
the carrying capacity of County roads, and heavy truck traffic from industrial operations impacting
the integrity of County roads.
"Ensure that county roads are constructed and maintained on a safe, and fiscally sustainable
basis."
The Traffic Study (Appendix 1) provides significant detail on projected traffic generation from the
project. The proposed project does not directly access any County road, but rather is accessed by
the CDOT-administered Old Highway 82 frontage road. The Traffic Study does not identify any
additional improvements to Old Highway 82 that would be necessitated by this project.
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.
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"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. These opportunities will continue with the second phase of infrastructure improvements
and continue through the construction of the final dwelling. The project will also create long-term
local opportunities for design, legal, property management, real estate and other professionals.
Supplementing the economic benefit of construction will be that of the tourism industry (specifically
agri-tourism), in which people will visit the horse facilities for various special events, tours, and
matches. The project has already demonstrated the ability to draw national and international
guests, who also patronize other businesses in Garfield County.
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 agricultural land uses, including a horse
breeding and training center with customary agricultural structures and fields. The project also
includes the preservation of the McClure cabin, which was occupied by Thomas McClure — one of
the first successful potato farmers in eastern Garfield County in the late 1800's. The cabin has been
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relocated and restored to preserve an important piece of history for the property. The visual
corridor from Highway 82 will be preserved in an agricultural context. This northern portion of the
property will include three new barns and polo fields that will maintain significant areas of open
lands.
This application includes 3D computer renderings (Appendix 0) 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. Additional photographs from the
Highway 82 corridor are also included in Appendix 0, including locations of potential visual impacts.
The majority of lands adjacent to the CDOT right-of-way will be maintained as open land. This is also
true for lands adjacent to the Waldorf School on the east, and Blue Creek Ranch on the west. Along
the Highway 82 right-of-way are three proposed building envelopes for barns, with a maximum
height of 28'. These three building envelopes comprise 619' of the 2125' property boundary, which
equals 29% of that boundary that could be visually impacted. The balance of 71% of this boundary is
to remain visually unimpeded for a minimum distance of 215' into the property (and in most cases
hundreds of feet further), thereby protecting the vast majority of the existing viewshed as seen from
Highway 82.
Concerning the potential for ridgeline visual impacts, the site is generally level with an overall east -
west gradient of 0.8%, and an overall north -south gradient of 1.0%. The property generally drains
from northeast to southwest at an overall grade of 1.4%, changing in elevation approximately 43
vertical feet over a distance of 3070 feet. 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 existing wells to support Zone District 1, and a Central Water Distribution
System to support Zone District 2. The property has significant raw water rights from several
ditches, including the Basin Ditch, Middle Ditch, and Lower Ditch. These water rights will be
maintained and utilized to provide irrigation support for the property. The project will utilize Onsite
Wastewater Treatment Systems (OWTS), which will be designed in accordance with the Colorado
Department of Public Health and Environment's Regulation 43 and Garfield County regulations.
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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."
"Preserve natural drainage patterns so the cumulative impact of public and private land use
activities will not cause storm drainage and floodwater patterns to exceed the capacity of
natural or constructed drainage ways, or to subject other areas to an increased potential for
damage due to flooding, erosion or sedimentation or result in pollution to streams, rivers or
other natural bodies of water."
The Roaring Fork River corridor is an important natural environment on the south side of the subject
property. Within this area are floodplains, wetlands, and mixed forests which create wildlife habitat
and serve important ecological functions. These areas will largely be preserved as Open Space within
the PUD. The drainage plan has been designed to allow for proper infiltration and groundwater
recharge. Inlet structures, piping, swales, infiltration depressions and overflow structures will
convey runoff through the site. Proposed roads will drain into grass -lined swales and will convey
runoff to localized depressions via storm inlets and piping when necessary. Localized depressions
will be the main form of retention to provide water quality and promote infiltration, while larger
depressions will be used for retention. Drainage and erosion control of the site during construction
activities will be managed under the authority of a Colorado Department of Public Health &
Environment (CDPHE) discharge permit and associated Stormwater Management Plan.
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."
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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
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 PUD Guide (Appendix S) allows for the use of both Accessory and Small Solar Energy
Systems. Accessory Solar Energy Systems are those rated less than 15 kilowatts and are allowed in
both Zone District 1 and 2 of the PUD. Small Solar Energy Systems are those rated 15 to 500
kilowatts and are allowed in Zone District 1 of the PUD.
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