HomeMy WebLinkAbout1.00 Narrative Report
Spring Valley Ranch
PUD Amendment
Narrative Report
March 2023
(revised December 2023 for completeness)
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
970.379.4155
www.landwestcolorado.com
Spring Valley Ranch PUD
2 NARRATIVE REPORT – December 2023
TABLE OF CONTENTS
1. LIST OF APPENDICES ............................................................................................................ 4
2. CONSULTANT TEAM ............................................................................................................ 5
3. OVERVIEW ........................................................................................................................... 7
3.1. PURPOSE OF PUD AMENDMENT .................................................................................................................... 7
4. EXISTING CONDITIONS ...................................................................................................... 10
4.1. LOCATION & PARCEL COMPOSITION.............................................................................................................. 10
4.1. EXISTING CONDITIONS & USE ...................................................................................................................... 12
4.2. PROPERTY ACCESS .................................................................................................................................... 12
4.3. PROPERTY CHARACTERISTICS ....................................................................................................................... 16
4.4. RECENT PROPERTY IMPROVEMENTS .............................................................................................................. 21
4.4.1. Hopkins Reservoir ........................................................................................................................ 21
4.4.2. Entrance Road Construction......................................................................................................... 21
5. CURRENT APPROVALS ....................................................................................................... 22
5.1. SUMMARY OF APPROVED PRELIMINARY AND PUD PLANS .................................................................................. 22
6. PROPOSED PUD AMENDMENT .......................................................................................... 25
6.1. AMENDMENT REQUESTED .......................................................................................................................... 25
6.2. GENERAL DESCRIPTION .............................................................................................................................. 25
6.3. TECHNICAL DESCRIPTIONS .......................................................................................................................... 29
6.4. PUD PLAN MAP ...................................................................................................................................... 31
6.5. PUD GUIDE ............................................................................................................................................ 31
6.6. AMENDMENT JUSTIFICATION REPORT ............................................................................................................ 32
7. PROPOSED PROJECT DESCRIPTION .................................................................................... 33
7.1. OVERALL PLAN CONSIDERATIONS ................................................................................................................. 33
7.2. LAND USE SUMMARY ................................................................................................................................ 35
7.3. ALLOWED LAND USES ................................................................................................................................ 35
7.4. PLANNING AREAS ..................................................................................................................................... 35
7.5. PROPOSED ZONING ................................................................................................................................... 36
7.5.1. Residential Districts ..................................................................................................................... 36
7.5.2. Mixed Use District ....................................................................................................................... 36
7.5.3. Open Space Districts .................................................................................................................... 37
7.6. OVERLAY AREAS ....................................................................................................................................... 37
7.7. COMMUNITY HOUSING PROGRAM ................................................................................................................ 38
7.8. PUBLIC ACCESS & AMENITIES ...................................................................................................................... 39
7.9. ACCESS & CIRCULATION ............................................................................................................................. 41
7.10. UTILITIES ................................................................................................................................................ 43
7.10.1. Potable Water System ................................................................................................................. 43
7.10.2. Raw Water System ...................................................................................................................... 44
7.10.3. Sewer System .............................................................................................................................. 45
7.10.4. Electricity .................................................................................................................................... 45
7.10.5. Natural Gas ................................................................................................................................. 45
7.10.6. Communications.......................................................................................................................... 45
7.11. WILDFIRE MITIGATION & FIRE PROTECTION .................................................................................................... 46
7.11.1. Wildfire Mitigation ...................................................................................................................... 46
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7.11.2. Fire Protection ............................................................................................................................. 49
7.12. ENVIRONMENTAL ..................................................................................................................................... 52
7.12.1. Soils & Geology............................................................................................................................ 52
7.12.2. Wildlife........................................................................................................................................ 52
7.12.3. Wetlands ..................................................................................................................................... 55
7.13. PROJECTED FISCAL IMPACTS ........................................................................................................................ 57
8. OPERATION & MAINTENANCE .......................................................................................... 59
8.1. LANDIS CREEK METROPOLITAN DISTRICT NOS. 1 & 2 ........................................................................................ 59
8.2. SPRING VALLEY SANITATION DISTRICT ........................................................................................................... 59
8.3. SPRING VALLEY RANCH COMMUNITY MASTER ASSOCIATION, INC. ........................................................................ 60
8.4. MASTER DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS ............................................................... 60
9. RELATIONSHIP TO APPLICABLE LAND USE STANDARDS .................................................... 61
9.1. LAND USE AND DEVELOPMENT CODE: ARTICLE 4 - STANDARDS ........................................................................... 61
9.1.1. Rezoning Criteria, Section 4-113.C................................................................................................ 61
9.2. LAND USE AND DEVELOPMENT CODE: ARTICLE 6 – PLANNED UNIT DEVELOPMENT .................................................. 62
9.2.1. Conformance with County Standards, Section 6-203.C.................................................................. 62
9.2.2. Development Standards, Section 6-401 ........................................................................................ 63
9.3. GARFIELD COUNTY LUDC: ARTICLE 7 - STANDARDS ......................................................................................... 64
9.3.1. Division 1: General Standards ..................................................................................................... 64
9.3.2. Division 2: Resource Protection Standards ................................................................................... 66
9.3.3. Division 3: Site Planning .............................................................................................................. 67
10. RELATIONSHIP TO GARFIELD COUNTY COMPREHENSIVE PLAN ........................................ 68
10.1. FUTURE LAND USE.................................................................................................................................... 68
10.2. GROWTH IN UNINCORPORATED COMMUNITIES ................................................................................................ 68
10.3. GROWTH OF NEW MAJOR RESIDENTIAL SUBDIVISIONS ...................................................................................... 69
10.4. URBAN GROWTH AREAS AND INTERGOVERNMENTAL COORDINATION .................................................................... 71
10.5. HOUSING ............................................................................................................................................... 71
10.6. TRANSPORTATION .................................................................................................................................... 72
10.7. ECONOMICS, EMPLOYMENT AND TOURISM ..................................................................................................... 72
10.8. RECREATION, OPEN SPACE AND TRAILS .......................................................................................................... 73
10.9. AGRICULTURE .......................................................................................................................................... 73
10.10. WATER AND SEWER SERVICES ................................................................................................................. 74
10.11. NATURAL RESOURCES ........................................................................................................................... 74
10.12. MINERAL EXTRACTION........................................................................................................................... 75
10.13. RENEWABLE ENERGY ............................................................................................................................. 75
Spring Valley Ranch PUD
4 NARRATIVE REPORT – December 2023
1. LIST OF APPENDICES
A Application Forms & Consent Letters
B Title Commitment
C Adjacent Property Owners & Mineral Owners
D Vicinity Map
E Conceptual Plan
F Impact Analysis
G Development Agreement
H Transportation Impact Study
I Existing Drainage & Flood Hazard Report
J PUD Plan Map
K PUD Guide (including Community Housing Plan)
L Schematic Engineering Plans
M District & Utility Service Letters
N Geologic Evaluation
O Legal Water Supply Report
P Water Supply and Distribution Plan
Q Wildfire Mitigation Report
R Fiscal Impact Analysis
S Covenants, Conditions & Restrictions
Spring Valley Ranch PUD
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2. CONSULTANT TEAM
APPLICANT
Storied Development, LLC
Contact: Rich Wagner
9875 N. Tuhaye Park Drive
Kamas, UT 84036
530.448.3157
PROPERTY OWNER
Spring Valley Holdings, LLC
Contact: Martin Van Ardenne
600 Montgomery Street,
40th Floor
San Francisco, CA 94111
415.738.0295
LAND PLANNING
LANDWEST Colorado, LLC
Contact: Jon Fredericks
345 Colorado Avenue, #106
Carbondale, CO 81623
970.379.4155
LEGAL
Waas Campbell Rivera
Johnson & Velasquez LLP
Contact: Bart Johnson
420 E Main St #210,
Aspen, CO 81611
970.544.7006
WATER LAW
Patrick | Miller | Noto
Contact: Scott Miller
229 Midland Avenue
Basalt, CO 81621
970.920.1030
SITE PLANNING
SWABACK
Contact: David Blanco
7550 E McDonald Dr. #A
Scottsdale, AZ 85250
480.682.1720
CIVIL ENGINEERING
Roaring Fork Engineering
Contact: Richard Goulding
592 Highway 133
Carbondale, CO 81623
970.340.4130
TRAFFIC ENGINEERING
McDowell Engineering
Contact: Greg Schroeder
241 Broadway Street
Eagle, CO 81631
970.623.0788
ENVIRONMENTAL
Western Bionomics
Contact: Kelly Colfer
31040 Willow Lane
Steamboat Springs, CO
80487
970.846.8223
GEOTECHNICAL ENGINEER
CTL Thompson
Contact: James Kellogg
234 Center Drive
Glenwood Springs, CO 81601
970.945.2809
WILDFIRE SPECIALIST
White River Fire Consulting
Contact: Chis White
2015 Breckenridge Drive
Berthoud, CO 80513
303.550.4505
SURVEYING
Peak Surveying
Contact: Jason Neil
P.O. Box 1746
Rifle, CO 81650
970.625.1954
PUBLIC FINANCE ANALYST
D.A. Davidson & Co.
Contact: Kyle Thomas
1550 Market St, Suite 300
Denver, CO 80202
303.764.6041
METRO DISTRICT COUNSEL
Garfield & Hecht
Contact: Haley Carmer
910 Grand Ave Suite 201
Glenwood Springs, CO 81601
970.947.1936
Spring Valley Ranch PUD
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Spring Valley Ranch PUD
7 NARRATIVE REPORT – December 2023
3. Overview
3.1. Purpose of PUD Amendment
The Applicant is seeking an amendment to the approved Spring Valley Ranch PUD to establish a new
PUD Plan Map and PUD Guide to govern all future development of the property. This amendment is
necessitated to bring the PUD Plan forward to modern standards using contemporary planning
principles while better conforming to Garfield County’s current Comprehensive Plan goals and
objectives. Some of the Applicant’s prioritized goals for this amendment are to maintain the same
density in a more compact and clustered format, provide double the amount of Open Space, provide
significant public amenities and benefits, provide protected wildlife areas, and provide a substantial
number of deed-restricted Community Housing units for residents of Garfield County. This proposed
amendment accomplishes these goals while significantly reducing required infrastructure and the
overall footprint on the land. A comparison of the approved PUD Plan vs. the proposed PUD Plan is
summarized in the table below.
APPROVED PUD PLAN PROPOSED PUD PLAN
27% Open Space (1595 acres)
55% Open Space (3249 acres)
0 Acres of Public Access
700 Acres of Public Access
0 Acres of Wildlife Habitat
Reserves
1100 Acres of Wildlife Habitat
Reserves
No Public Amenities
Public Trailhead & Restrooms
Public Mountain Biking Trails
Public General Store
0 Affordable Housing Units for
County Residents
58 Affordable Housing Units for
County Residents
75 Developer-Controlled
Affordable Housing Units 17 Additional Affordable
Housing Units
577 Dwelling Units (including 75
Affordable Units)
577 Dwelling Units (including
75 Affordable Units)
Spring Valley Ranch PUD
8 NARRATIVE REPORT – December 2023
In accordance with Section 6-203.A of the Land Use and Development Code (LUDC), Garfield County
has determined this application to be a Substantial Modification to the PUD as evidenced by the Pre-
Application Summary Letter signed on November 18, 2022. This PUD Amendment application
demonstrates conformance with all requirements for a Substantial Modification to an approved
PUD, including the applicable portions of:
• Section 4-113.C, Rezoning Review Criteria
• Section 6-202, PUD Zoning
• Section 6-203, PUD Zoning Amendment
• Table 6-301, Application Submittal Requirements
• Section 6-302, Description of Submittal Requirements
• Section 6-401, PUD Development Standards
• Section 7, Division 1, 2, & 3, Standards
• Article 8, Inclusionary Zoning for Housing
• Garfield County Comprehensive Plan
This report demonstrates conformance and compliance with all applicable submittal requirements,
County Codes, Goals and Policies.
Spring Valley Ranch PUD
9 NARRATIVE REPORT – December 2023
Table 1: Application Submittal Materials
LUDC PUD Amendment Application Location in Application
General
Application
Materials,
Article 4-203
Project Description This Narrative
Application Forms & Consent Letters Appendix A
Title Commitment Appendix B
Adjacent Property Owners & Mineral Owners Appendix C
Vicinity Map Appendix D
Conceptual Plan Appendix E
Impact Analysis Appendix F
Development Agreement Appendix G
Transportation Impact Study Appendix H
Existing Drainage & Flood Hazard Report Appendix I
LUDC PUD Submittal Requirements Location in Application
Description of
Submittal
Requirements,
Article 6-302
PUD General Descriptions Narrative Section 6.2
PUD Technical Descriptions Narrative Section 6.3
PUD Plan Map Appendix J
PUD Plan Guide (including Community Housing
Program) Appendix K
Amendment Justification Report Narrative Section 6.6
Pre-App Required per Pre-App Summary Location in Application
Supplemental
Materials per
Pre-App. Letter
issued
11/18/2022
Schematic Engineering Plans Appendix L
District & Utility Service Letters Appendix M
Geologic Evaluation Appendix N
Legal Water Supply Report Appendix O
Water Supply and Distribution Plan Appendix P
Wildfire Mitigation Report Appendix Q
Other Other Location in Application
Fiscal Impact Analysis Appendix R
Covenants, Conditions & Restrictions Appendix S
Spring Valley Ranch PUD
10 NARRATIVE REPORT – December 2023
4. Existing Conditions
4.1. Location & Parcel Composition
The Spring Valley Ranch PUD is in the Roaring Fork Valley north of the Town of Carbondale and east
of the City of Glenwood Springs in unincorporated Garfield County. The PUD encompasses 5,908.43
acres with the closest portion being about three miles east of Glenwood Springs. The PUD extends
from the Spring Valley area in the south, towards the south rim of Glenwood Canyon on the north.
Figure 1: Vicinity Map (large format version in Appendix D)
Spring Valley Ranch PUD
11 NARRATIVE REPORT – December 2023
The PUD is currently comprised of four County tax ID parcels all of which are owned by Spring Valley
Holdings, LLC. The following table provides a summary of each existing parcel.
Table 2: PUD Parcels
Map Key Parcel No. Acres Current Use
1 218716100169 1583+/- Agricultural, Wisconsin Cabin.
2 218720100168 2893+/- Ranch house, ranch outbuildings & corrals,
Hopkins Homestead (cabin), agricultural.
3 218726200168 1397+/- Agricultural, Hopkins Reservoir.
4 218733100152 35+/- Agricultural (Landis Creek Metro District
Director’s Parcel).
Total PUD: 5908.43
Figure 2: PUD Parcel Map (data from Garfield County GIS)
Spring Valley Ranch PUD
12 NARRATIVE REPORT – December 2023
4.1. Existing Conditions & Use
Spring Valley has been in agricultural production and ranching operations since the area was settled
in the 19th century. The property consists of agricultural pastureland, high meadows, and mixed
forests at the upper elevations. Large portions of the property are currently leased for cattle grazing
operations. Improvements to the property include the ranch house and outbuildings located at 4000
CR 115, corrals, a spring house, the old Hopkins Homestead, the Wisconsin Cabin on the upper
mountain, and the Hopkins Reservoir. Many miles of ranch roads and two-track roads traverse the
property at all elevations.
Both natural and diverted water courses exist on the property. Landis Creek originates near the
northeast corner of the property and traverses westward across CR 115 and ultimately down Red
Canyon. The Hopkins Reservoir is on the northeast portion of the property and has the capacity to
hold 113 acre-feet of storage and is filled with water from feeder ditches, melting snow, and
drainage flow. The Spring Valley Ranch holds rights to 36 ground water wells, 14 of which have been
constructed, and senior rights to Landis Creek.
4.2. Property Access
The property is primarily accessed from Highway 82 via County Road 114 (Spring Valley Road), with
secondary access via County Road 115 (Red Canyon Road). The southernmost property boundary is
near the intersection of these two county roads, approximately 1.5 miles northeast of the Colorado
Mountain College (CMC) campus in Spring Valley.
Figure 3: Contextual Overview of the Spring Valley Ranch PUD property
Spring Valley Ranch PUD
13 NARRATIVE REPORT – December 2023
Figure 4: Adjacent Properties and Subdivisions (large format version in Appendix D)
Spring Valley Ranch PUD
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Figure 5: Looking north from intersection of County Roads 114 and 115
Figure 6: View of southwestern portion of property from CR115
Spring Valley Ranch PUD
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Figure 7: View of the primary property entrance from CR 115 looking north
Spring Valley Ranch PUD
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4.3. Property Characteristics
The topography of the Spring Valley Ranch property generally slopes upward from southwest to
northeast with an elevation change of over 2400 feet, from about 6900’ in the southwest to 9300’
elevation in the northeast. The vegetation profile is quite varied given the elevation range, and the
dominant cover types on the property include irrigated grasslands, native grassland, mountain
shrubland, aspen woodland, and mixed conifer. The property can generally be described as three
rather distinct areas that are separated by moderately steep slopes vegetated with oak and sage
brush at lower elevations and aspens and mixed conifer forests in the higher elevations.
Figure 8: Geographic Areas of the Property
The first area, or “Meadow” is generally in the southwestern portion of the property and consists of
approximately 600 acres. This area largely consists of mountain shrubs, meadows and agricultural
pastureland and has been in agricultural production and ranching operations since the area was
settled in the 19th century. It is also where the existing ranch house is located at 4000 CR 115.
Spring Valley Ranch PUD
17 NARRATIVE REPORT – December 2023
Figure 9: Existing Ranch House at 4000 CR 115
Figure 10: Looking west toward the Meadow area pasturelands
Spring Valley Ranch PUD
18 NARRATIVE REPORT – December 2023
The second area, or “Highland,” is an undulating plateau of approximately 2,200 acres, perched
roughly 400-700 vertical-feet above the valley floor. This portion of the property is largely invisible
from County Roads 114 and 115 below, and contains a mix of gambel oak shrublands, sagebrush
meadows, and agricultural pastures.
Figure 11: Looking south in Highland area toward Mount Sopris
Figure 12: Looking south in Highland area at existing pasturelands
Spring Valley Ranch PUD
19 NARRATIVE REPORT – December 2023
Figure 13: Looking west in Highland area toward Sunlight Mountain
The third area is the alpine plateau, or “Mountain,” located in the north/northeast portion of the
property and is the highest elevation of the three areas comprising approximately 3100 acres. It is
forested with aspen and mixed conifers (spruce and fir) and interspersed with alpine meadows and
contains the headwaters of Landis Creek and the Hopkins Reservoir. White River National Forest and
Bureau of Land Management lands are adjacent to the northern and western boundaries of the
property, respectively.
Figure 14: Hopkins Reservoir on the northeast portion of the Mountain area
Spring Valley Ranch PUD
20 NARRATIVE REPORT – December 2023
Figure 15: Looking West from the northeastern corner of the property
Figure 16: Aspen groves in the Mountain area
Spring Valley Ranch PUD
21 NARRATIVE REPORT – December 2023
4.4. Recent Property Improvements
4.4.1. Hopkins Reservoir
The Hopkins Reservoir dam was reconstructed in 2020. This project involved construction of a
new Significant Hazard dam at the site of a previously breached structure. The newly
constructed structure has a dam height of 25 feet and crest length of 700 feet. The reservoir
created by the dam covers approximately 12 acres and has full storage capacity of 113 acre-feet
at the emergency spillway crest elevation. The project was accepted for full storage by the
Colorado Division of Water Resources on January 18, 2022.
4.4.2. Entrance Road Construction
Construction of a new 640’ long entrance road into the property from CR 115 was completed in
the spring and summer of 2022 in accordance with Garfield County Grading Permit No. GRAD-
03-22-7397. The work associated with this permit constituted the start of construction for Phase
2 of the approved PUD in accordance with the Amended and Restated Development Agreement
(Reception No. 894969). These improvements included accommodation for construction access,
appropriate grading, drainage, erosion control, tracking control, revegetation, and an asphalt
apron adjacent to County Road 115. The new road alignment is precisely aligned with
Highgrange Pass (road) as approved with the Preliminary Plan in 2008 (Reception No. 747016)
and is within what will ultimately become the right-of-way for Highgrange Pass.
Spring Valley Ranch PUD
22 NARRATIVE REPORT – December 2023
5. Current Approvals
5.1. Summary of Approved Preliminary and PUD Plans
While the entitlements history for the property dates to the mid-1980’s, Spring Valley Ranch was
approved in its current form in 2008. The current approvals include 577 residentials units, an 18-
hole golf course and short golf course, and numerous non-residential supporting uses and
structures. A chronological summary of relevant approvals is provided below.
Table 3: History of Relevant Approvals
Reception
No. Year Document Type Summary Description
747016 2008 Garfield County
Resolution (2008-
56)
Approved the Preliminary Plan for Subdivision with
Conditions of Approval.
786990 2010 PUD Zone District
Map
Established Zone Districts and allowed uses for the
project.
786992 2010 Garfield County
Resolution (2010-
38)
Corrected a clerical error in Resolution No. 2008-55
(Reception No. 747015). Includes PUD Zone District Map,
PUD Zone Districts Text and Design Standards, and
Conditions of Approval.
793243 2010 Phase I Final Plat Platted a Residential Pasture Lot, four open space lots and
a section of Highgrange Pass Right-of-Way.
828064 2012 First Amended Plat
of Phase 1
Vacated Highgrange Pass Right-of-Way from the Phase 1
Final Plat and moved it to Phase 2, conveying that land
back to Applicant.
828065 2012 Phasing Map Approved amended project Phasing Map.
828066 2012 Garfield County
Resolution (2012-
95)
Authorized execution of the Amended Final Plat, First
Amendment to the Development Agreement, and
approved an Amended Phasing Schedule and Amended
Phasing Map. Vacated the Highgrange Pass Right-of-Way
and conveyed that land back to Applicant.
894968 2017 Garfield County
Resolution (2017-
31)
Authorized execution of an Amendment to the
Development Agreement and Authorized the Amended
PUD Estimated Development Phasing Schedule.
894969 2017 Amended and
Restated
Development
Agreement
Clean version of the Amended Development Agreement
(Exhibit 2 of Resolution 2017-31).
Spring Valley Ranch PUD
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Figure 17: Approved PUD Zone District Map. (Reception No. 786990)
Spring Valley Ranch PUD
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The following table summarizes the currently allowed number of lots and parcels by Zone District,
including a total of 577 allowed dwelling units (“DU”).
Table 4: Land Use Summary (from PUD Zone District Map, Reception No. 786990)
LAND USE SUMMARY
ZONE
DISTRICT LOTS PARCELS
TOTAL
DWELLING
UNITS
(DU)
NON-
RESIDENTIAL
FLOOR
SPACE
DU PER
STRUCTURE/
MAX
OFF-
STREET
PARKING
SPACES
ACRES
IN
ZONE
GROSS ZONE
DENSITY
PERCENT
OF PUD
R/P 1 0 1
Not to
exceed
maximum
allowable in
the PUD
Zone District
Standards
1
Minimum
number
of parking
spaces as
required
by the
PUD Zone
District
Standards
200.46 1 DU/ 200.46 AC 3.37%
R/M 90 2 90 1 2641.67 1 DU/ 29.35 AC 44.41%
R/R 121 1 121 1 901.38 1 DU/ 7.44 AC 15.15%
R/E 138 1 138 1 421.51 1 DU/ 3.05 AC 7.09%
R/C 132 0 132 2 103.71 1 DU/ 0.78 AC 1.74%
CH 35 4 75 6 30.42 1 DU/ 0.41 AC 0.51%
V/C 20 4 20 20 13.58 1 DU/ 0.71 AC 0.23%
LI 0 1 - 2.61 - 0.04%
OS/R 0 13 - 812.65 - 13.66%
OS/A/E 0 1 - 39.77 - 0.67%
OS/P 0 3 - 505.8 - 8.50%
OS/G 0 8 - 271.75 - 4.57%
U 0 2 - 2.91 - 0.05%
PUD TOTALS 536 40 577 5948.22 100%
It is important to note that in the above table the total PUD is shown as encompassing 5948.22
acres. At the time of this approval in 2010 the PUD included Parcel No. 218714200114, which is a
39.77-acre parcel at the far northeast corner of the PUD (see highlighted row in table above). This
parcel is owned by W. Rudd and is zoned “Rural” on the Official Zone District Map of Garfield County
(Revision 53: 3/6/2017). As a result, this property is no longer part of the Spring Valley Ranch PUD,
and the PUD now stands at 5908.43 acres.
Spring Valley Ranch PUD
25 NARRATIVE REPORT – December 2023
6. Proposed PUD Amendment
6.1. Amendment Requested
The Applicant is seeking an amendment to the approved Spring Valley Ranch PUD to establish a new
PUD Plan Map and PUD Guide to govern all future development of the property. This amendment is
necessitated to bring the plan forward to modern standards using contemporary planning principles
while better conforming to Garfield County’s current Comprehensive Plan goals and objectives.
6.2. General Description
Section 6-302.A.1 of the LUDC requires a written description of the proposal that addresses the
following PUD general descriptions:
General project concept and purpose of the request.
The proposed amendment incorporates substantial modifications to arrive at a much more desirable
land plan. The proposed plan maintains the approved density of 577 dwelling units in a more
clustered format while more than doubling the amount of Open Space (from 1595 acres to 3249
acres), providing a minimum of 700 acres of publicly accessible Open Space, providing a new public
trailhead and 15-20 miles of new public mountain bike trails, providing 1100 acres of Wildlife Habitat
Reserves, and conforming to the Residential Low (RL) density Comprehensive Plan designation of one
(1) DU per 10 acres. The proposed plan also provides 58 units of deed-restricted Community Housing
units for residents of Garfield County, and 17 Community Housing Units for employees within the
PUD.
Explanation of how the PUD is in general conformance with the Comprehensive Plan.
The Comprehensive Plan designation for the property is Residential Low (RL), which prescribes a
density of up to one (1) DU per 10 acres. The subject property is 5908.43 acres, and thus could
support up to 590 dwelling units while maintaining conformance with the Future Land Use Map. The
property is currently approved for up to 577 dwelling units and this application does not seek to
change the density, therefore, the approved gross density is one (1) DU per 10.2 acres which
conforms to the Future Land Use Map. The approved low density of this property combined with the
increased open space (55%) contributes to compatibility with the other surrounding Residential Low
and Residential Medium designated properties. Section 10 of this Narrative provides additional
demonstration of how the proposed PUD Amendment is in general conformance with the
Comprehensive Plan.
Spring Valley Ranch PUD
26 NARRATIVE REPORT – December 2023
Figure 18: Comprehensive Plan 2030 Future Land Use Map
Description of how the proposed development departs from the otherwise applicable standards of
this Code but meets the intent and purpose of this Article.
The proposed PUD Amendment meets the intent and purpose of a PUD Plan pursuant to Article 6 of
the LUDC, including the provision of these PUD General Descriptions, PUD Technical Descriptions
(Section 6.3), PUD Plan Map (Appendix J), and PUD Guide (Appendix K).
Relationship of the proposed PUD development to the existing land uses and adjacent property land
uses.
The proposed PUD Amendment represents land uses that are nearly identical to the approved uses,
although in a much more compact format with significantly increased Open Space. This increase in
Open Space represents a substantial reduction in potential impacts to adjacent lands, particularly
along the eastern (Homestead Estates), northern (USFS), and northwestern (BLM) boundaries of the
PUD where Open Space buffers and Wildlife Habitat Reserves have been planned adjacent to all USFS
lands and most BLM lands in the northern portion of the PUD. The PUD is otherwise surrounded
primarily by Residential Medium (RM) density properties, and a smaller area of Residential Low (RL)
density properties on the southeastern flank. Therefore, the approved gross density of the PUD is
similar to or less than the prescribed density of adjacent private parcels.
Spring Valley Ranch PUD
27 NARRATIVE REPORT – December 2023
Phasing and timing for the proposed development including the start and completion date of
construction of each phase.
The proposed Development Agreement in Appendix G provides detail on the anticipated phases of
development for the Spring Valley Ranch PUD and specifies the timeframe of vested rights. The
project will be phased according to numbers of dwelling units and off-site infrastructure
requirements per the following tables. Section 8 of the PUD Guide in Appendix K provides a detailed
phasing plan for the deed-restricted Community Housing Units.
Table 5: Dwelling Unit Phasing
DWELLING UNIT PHASING
PHASES Range of Number of Free
Market Dwelling Units:
Range of Number of
Community Housing
Dwelling Units*:
Range of Total Dwelling
Units by Phase:
PHASE 0 1 to 1 0 to 0 1 to 1
PHASE 1 73 to 89 11 to 13 84 to 102
PHASE 2 68 to 84 10 to 12 78 to 96
PHASE 3 89 to 109 13 to 15 102 to 124
PHASE 4 67 to 81 10 to 12 77 to 93
PHASE 5 80 to 98 12 to 14 92 to 112
PHASE 6 50 to 61 7 to 9 57 to 70
PHASE 7 24 to 30 5 to 7 29 to 37
Maximum
Allowed Total
DUs**
502 75 577
* The number of Community Housing Units shall comply with the minimum required proportionality to Free
Market Units in accordance with the PUD Guide. The construction of Community Housing Units may be
accelerated at any point in the Phasing Plan at the discretion of the Developer, without restricting the
allowance to simultaneously plat or develop the maximum number of Free Market Dwelling Units as
indicated for each Phase.
** DUs means Dwelling Units. The total number of Dwelling Units for all Phases shall not exceed 577.
Spring Valley Ranch PUD
28 NARRATIVE REPORT – December 2023
Table 6: Off-Site Improvement Phasing
OFF-SITE IMPROVEMENT PHASING
PHASES Improvement Description Timing of Improvement
PHASE 0 n/a n/a
PHASE 1
Improvements to the intersection of
State Highway 82 and County Road 114.
*
Improvements shall be included as a component of
the Final Plat application and associated Subdivision
Improvements Agreement for Phase 1, and shall be
completed prior to the recording of Final Plat for
Phase 3 provided that any required approvals or
permits are not unreasonably withheld by CDOT.
PHASE 2
County Road 114 Improvements: From
the intersection of State Highway 82 to
the intersection with County Road 110
(approx. 1.5 miles). **
Improvements shall be included as a component of
the Final Plat application and associated Subdivision
Improvements Agreement for Phase 2, and shall be
completed prior to the recording of Final Plat for
Phase 4 provided that any required approvals or
permits are not unreasonably withheld by Garfield
County.
PHASE 3
County Road 114 Improvements: From
the intersection of County Road 110 to
the eastern access of Colorado
Mountain College (approx. 1.4 miles).
**
Improvements shall be included as a component of
the Final Plat application and associated Subdivision
Improvements Agreement for Phase 3, and shall be
completed prior to the recording of Final Plat for
Phase 5 provided that any required approvals or
permits are not unreasonably withheld by Garfield
County.
PHASE 4
County Road 114 Improvements: From
the eastern access of Colorado
Mountain College to the main Spring
Valley Ranch access at the intersection
of County Road 115 and Highgrange
Pass (approx. 1.6 miles). **
Improvements shall be included as a component of
the Final Plat application and associated Subdivision
Improvements Agreement for Phase 4, and shall be
completed prior to the recording of Final Plat for
Phase 6 provided that any required approvals or
permi ts are not unreasonably withheld by Garfield
County.
PHASE 5
County Road 115 Improvements: From
the intersection of County Roads 114
and 115 to the Landis Creek access road
for Spring Valley Ranch (approx. 2.1
miles). **
Improvements shall be included as a component of
the Final Plat application and associated Subdivision
Improvements Agreement for Phase 5, and shall be
completed prior to the recording of Final Plat for
Phase 7 provided that any required approvals or
permits are not unreasonably withheld by Garfield
County.
PHASE 6 n/a n/a
PHASE 7 n/a n/a
* Improvements shall be based upon requirements of CDOT Access Permit.
** Improvements shall be based upon the Design Standards for an Off-Site County Road per Section 7.2
(Roadway Classification & Design Standards) of the Spring Valley Ranch PUD Guide.
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29 NARRATIVE REPORT – December 2023
6.3. Technical Descriptions
Section 6-302.A.2 of the Land Use and Development Code requires a written description of the
proposal that addresses the following items:
Method and calculation used to determine overall project and specific use type densities.
The Comprehensive Plan designation for the property is Residential Low (RL), which prescribes a
density of up to one (1) DU per 10 acres. The subject property is 5908.43 acres, and thus could
support up to 590 dwelling units while maintaining conformance with the Future Land Use Map. The
property is currently approved for up to 577 dwelling units including 75 affordable housing units and
this application does not seek to change the density, therefore, the approved gross density is one (1)
DU per 10.2 acres which conforms to the Future Land Use Map. In addition to the currently approved
residential density, the PUD is also approved for a variety of non-residential uses including (but not
limited to) golf course, restaurant, athletic club, gas station, business offices, health and beauty
services, equestrian facilities, pro shop, and overnight accommodations. The proposed amendment
seeks to maintain many of the approved non-residential uses, which are listed in Section 6.2 (Land
Use Schedule) of the PUD Guide in Appendix K.
The PUD shall demonstrate how common wastewater facilities will be controlled or governed by
the future owners within the PUD.
The wastewater facilities will not be controlled or governed by the future owners within the PUD,
rather, wastewater treatment will be provided by the Spring Valley Sanitation District (the “Sanitation
District”). The Sanitation District operates the Spring Valley wastewater treatment facility located off
CR 114 approximately 1.7 miles to the south of the Spring Valley Ranch PUD. The Sanitation District
and the former owner of Spring Valley Ranch entered into a Pre-Inclusion and Wastewater Treatment
Plant Development Agreement dated December 15, 1999, and recorded with the Garfield County
Clerk and Recorder as Reception No. 587475 (the “PDA”). The PDA sets forth the terms and
conditions of the Sanitation District’s provision of wastewater treatment service and commits 646
EQRs of service to the Spring Valley Ranch PUD. In addition, the Sanitation District has approximately
150 EQR of “unallocated” service that may be utilized on the Property on a first come, first serve
basis. The Sanitation District has substantial additional capacity in their wastewater treatment plant,
as the plant was designed and constructed to serve the entire buildout of the Spring Valley Ranch
PUD. The Sanitation District can and will serve the Spring Valley Ranch PUD as evidenced by a
commitment to serve letter from the Sanitation District in Appendix M.
Method of adequately providing other necessary public utilities.
The PUD will be adequately served by utility providers, including Holy Cross Energy (electric), Black
Hills (gas), and Centurylink/Lumen (communications). All necessary utilities will be located in platted
Access and Utility Easements or Right of Ways. All necessary utilities are shown on the Schematic
Engineering Plans in Appendix L, and commitment to serve letters are located in Appendix M.
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30 NARRATIVE REPORT – December 2023
Type or method of fire protection.
The Applicant will initiate a contract between the Landis Creek Metropolitan District and either the
Glenwood Springs Fire Department or Carbondale & Rural Fire Protection District for the provision of
fire protection and EMS services within Spring Valley Ranch, including the planned fire station to be
centrally located in the Mixed Use Zone District within Planning Area D. This is discussed in detail in
Section 7.11.2 of this Narrative Report. Section 7.8 of the PUD Guide in Appendix K addresses all fire
protection requirements, including building construction materials, fire hydrant spacing, sprinkler
requirements, and water storage. The PUD Guide also addresses requirements for the provision of
Emergency Vehicle Accesses (EVAs) in Sections 7.2 and 7.3. Additionally, the updated Wildfire
Mitigation Report in Appendix Q provides a comprehensive framework for how the property will be
appropriately managed for wildfire protection.
Description of whom or what entity shall be responsible for the provision of and payment for any
facilities available to the community, including but not limited to open space, common areas, and
structures.
All common facilities will be owned and managed within the common interest community by the
Landis Creek Metropolitan District or by the Spring Valley Ranch Community Master Association, Inc.
(the “Association”). The Landis Creek Metropolitan District will generate property tax revenues for
the operation and maintenance of the project’s infrastructure including the water system, roads,
parks, Open Space, trailheads, and other common facilities, in accordance with their approved
Service Plan. The Association will assess membership dues to property owners within the PUD for the
operation and maintenance of any Association owned property or facilities. Additionally, a voluntary
1% transfer assessment will be implemented providing funding for the operation, maintenance and
improvement of Open Space and trails, implementing the Wildfire Mitigation Report, implementing
the Wildlife Mitigation Plan, and may include funding for various community partnerships including
for community/affordable housing programs, schools and childhood education, and public trails
planning and construction. This voluntary transfer assessment is estimated to generate $850,000 in
the first year after the construction of Phase 1 homes, and by Year 11 is expected to generate over
$1.3 million in annual revenues. See the Fiscal Impact Analysis in Appendix R for the complete
estimate of transfer assessment revenues.
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.
The proposed dwellings units and non-residential uses on the property will provide an increase in
assessed value and associated property tax revenues sufficient to fund any incremental increase in
demand for County services. Annual property tax revenues are estimated to generate an average of
$15.2 million from 2025 to 2062. This amount includes an annual average of $3.4 million for Garfield
County, $9.9 million for the Roaring Fork RE-1 School District, and $860,785 for Colorado Mountain
College. See Appendix R for a full report of the Fiscal Impact Analysis.
Based on the Roaring Fork RE-1 School District’s 2021 student generation rates, it is estimated that
the project could generate up to 279 students (542 single family homes X 0.49 plus 35 multifamily
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31 NARRATIVE REPORT – December 2023
homes X 0.38). However, the likelihood of reaching this number of students is quite low, as it is
expected that not all homes within the project will be occupied by full-time residents. The school
land dedication requirement would be 11.37 acres based on the calculations of 542 single family
units and 35 multifamily units. In accordance with Section 7-404 the LUDC, the project will be subject
to a school land dedication requirement or fee-in-lieu payment for the benefit of the Roaring Fork RE-
1 School District at the time of each Final Plat.
Documentation showing legal access or documentation demonstrating the likelihood of achieving
legal access.
The project’s access points will not change from that already approved. The property will have two
primary access points to County roads – one near the intersection of CR 114 and CR 115 (the East
Access), and another at the intersection of CR 115 and Landis Creek (the West Access).
The property is currently associated with one County access permit (No. GRB22-D-3) which allows
access from CR 115 near the intersection with CR 114. This access included the construction of a new
640’ long entrance road into the property from CR 115 and was completed in the spring and summer
of 2022 in accordance with Garfield County Grading Permit No. GRAD-03-22-7397. The work
associated with this permit constituted the start of construction for Phase 2 of the approved PUD in
accordance with the Amended and Restated Development Agreement (Reception No. 894969). These
improvements included accommodation for construction access, appropriate grading, drainage,
erosion control, tracking control, revegetation, and an asphalt apron adjacent to County Road 115.
6.4. PUD Plan Map
The proposed PUD Plan Map in Appendix J provides a geographic framework for future development
of the property, which is delineated by Planning Areas, Wildlife Habitat Reserves, road alignments,
Emergency Vehicle Accesses (EVAs), and the Hopkins Reservoir dam break inundation area. The
project consists of eight (8) Planning Areas as described in the PUD Guide in Appendix K. The PUD
Plan Map is intended to replace the currently approved “P.U.D. Zone District Map”, recorded at
Reception No. 786990.
6.5. PUD Guide
The proposed PUD Guide in Appendix K provides an organized and comprehensive set of regulations
to guide all future development within the PUD. The PUD Guide’s framework provides specific
requirements and allowances for Planning Areas, Zone Districts, Overlay Areas, Allowed Land Uses,
Development Standards, and the Community Housing Program. The PUD Guide is intended to replace
the currently approved “Zone Districts Text and Design Standards”, recorded at Reception No.
786992.
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32 NARRATIVE REPORT – December 2023
6.6. Amendment Justification Report
General description of the amendment and any supporting information such as the proposed
amendments to the PUD General Description, PUD Technical Descriptions, PUD Plan Map, and/or
PUD Plan Guide.
Proposed amendments and supporting information are provided in Sections 6.2-6.5 above pursuant
to Article 6.302.A (PUD Plan) of the LUDC, including the provision of the PUD General Descriptions
(Section 6.2), PUD Technical Descriptions (Section 6.3), PUD Plan Map (Appendix J), and PUD Guide
(Appendix K).
Evaluation of how the PUD either complies with the criteria in section 6-203.C. for a Minor
Modification or how it does not comply with the criteria.
The proposed PUD amendment does not comply with the criteria for a Minor Modification, and the
Director has determined that this request is a Substantial Modification to the approved PUD. This is
evidenced by the Garfield County the Pre-Application Summary Letter signed on November 18, 2022.
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33 NARRATIVE REPORT – December 2023
7. Proposed Project Description
The Applicant is seeking an amendment to the approved Spring Valley Ranch PUD to establish a new
PUD Plan Map and PUD Guide to govern all future development of the property. This amendment is
necessitated to bring the PUD Plan forward to modern standards using contemporary planning
principles while better conforming to Garfield County’s current Comprehensive Plan goals and
objectives. Some of the Applicant’s prioritized goals for this amendment are to maintain the same
density in a more compact and clustered format, provide more than double the amount of Open Space,
provide significant public amenities and benefits, provide protected wildlife areas, and provide a
substantial number of deed-restricted Community Housing Units for residents of Garfield County. This
proposed amendment accomplishes these goals while significantly reducing required infrastructure and
the overall footprint on the land.
7.1. Overall Plan Considerations
The primary intention of the proposed amendment is to provide a new land use framework which is
far superior to the currently approved PUD. The currently approved PUD was conceptualized more
than twenty years ago, and incorporated fewer considerations for land preservation, wildfire
protection, wildlife habitat, affordable housing, public benefits, and infrastructure requirements
than what would be considered under today’s common planning conventions. By amending the PUD
Plan, the resulting project will far outshine the currently approved plan and will be benefitted from
current planning input from Garfield County, referral agencies, and the public to arrive at a PUD Plan
that is consistent with current-day planning principles and land use considerations.
The proposed PUD Plan is generally focused on the provision of the currently approved land uses
within a much smaller footprint. The Plan includes up to 577 dwelling units, along with similar non-
residential land uses to those approved. The proposed PUD Plan also remains in conformance with
the County’s Future Land Use Map with a gross density of one (1) DU per 10.2 acres. The Plan will
continue to allow for the provisions of a small central village area with golf facilities, including a club
house, fitness center, fire station, maintenance facility, and supporting uses. The northwestern
portion of the PUD will continue to allow low density residential uses although in a much more
compact format, along with winter recreation facilities including allowances for a small private ski
area, tubing hill, and Nordic skiing and snowshoeing trails. The western and southern portions of the
PUD are intended to include vast areas of Open Space, a public trailhead and trails system, low-
density residential uses, a Community Housing village, and a public general store.
Given the proposed development framework of the PUD Plan Map (Appendix J) and PUD Guide
(Appendix K), the Applicant has prepared a Conceptual Plan which provides an example of how the
limitations and allowances of the PUD Plan may be employed to arrive at a particular site plan. This
example Conceptual Plan is provided on the following page and a large format version is contained
in Appendix E.
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34 NARRATIVE REPORT – December 2023
Figure 19: Conceptual Plan (large format version located in Appendix E)
This is a conceptual plan that is intended to illustrate one potential way the property could be
developed consistent with the proposed PUD amendment. The final development plans for the
property may differ from this conceptual plan, subject to the final approved PUD Plan Map and PUD
Guide.
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35 NARRATIVE REPORT – December 2023
7.2. Land Use Summary
The proposed PUD Guide in Appendix K provides an organized and comprehensive set of regulations
to guide all future development within the PUD. The PUD Guide’s framework provides specific
requirements and allowances for Planning Areas, Zone Districts, Overlay Areas, Allowed Land Uses,
Development Standards, and the Community Housing Program. The PUD Guide is intended to replace
the currently approved “Zone Districts Text and Design Standards”, recorded at Reception No.
786992. The following PUD Summary Table details the overall allowances and limitations of the
proposed PUD Plan.
Table 7: PUD Summary Table
ITEM QUANTITY
Total Acres 5908.43 +/-
Minimum Open Space Percent 55%
Minimum Open Space Acres 3249 +/-
Minimum Open Space open to Public Access 700 Acres +/-
Wildlife Habitat Reserves 1100 Acres +/-
Maximum Number of Dwelling Units (including
Community Housing Units) 577
Minimum Number of Community Housing Units (at
full build out) 75
Gross Density 1 DU per 10.2 Acres
7.3. Allowed Land Uses
The proposed land uses for the Spring Valley Ranch PUD are generally consistent with those
approved under the current “Zone Districts Text and Design Standards”. Like the current zoning, the
proposed PUD Plan allows for residential, retail, recreation, service, visitor accommodation, utilities,
and accessory uses. Where the current proposal differs is that the proposed uses include additional
provisions for public recreational facilities and amenities, Winter Recreation (including skiing) and
Passenger Tramways (i.e., ski lifts). The complete schedule of proposed permitted uses by right is
included in Section 6.2 of the PUD Guide in Appendix K.
7.4. Planning Areas
To create a viable and manageable long-term framework for the development of the property, this
amendment is proposing the inclusion of eight Planning Areas as depicted on the PUD Plan Map
(Appendix J) and as described in the PUD Guide (Appendix K). Each Planning Area is intended to
provide for the compatible, functional, and enjoyable use of the lands contained within. Planning
Areas may be comprised of one or more Zone Districts and are intended to be organized such that
the Zone Districts and associated land uses within each Planning Area are generally compatible.
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36 NARRATIVE REPORT – December 2023
7.5. Proposed Zoning
As proposed, the Spring Valley Ranch PUD will be comprised of nine Zone Districts that are intended
to provide for the comprehensive compatibility of allowed land uses and development standards.
The proposed PUD Guide requires that a Zoning Plan be provided at the time of each subdivision
Preliminary Plan application to Garfield County, indicating the intended zoning for each lot or parcel.
Section 4 of the PUD Guide (Appendix K) contains a full description of the proposed Zone Districts.
The following section provides a summary of the proposed Zone Districts.
7.5.1. Residential Districts
The residential Zone Districts are primarily intended to allow for single-family residential and
accessory uses, with the exception of the Community Housing District which would also allow
two-unit and multi-unit dwelling types. Residential lot sizes generally range from 0.15 acres to
more than 5 acres. Any allowed accessory uses and buildings are intended to relate to the
primary residence, including garages, workshops, and other similar accessory uses. Accessory
dwelling units (ADUs) are not allowed. Dimensional Limitations for each residential Zone District
are provided in tabular format in Section 7.1 of the PUD Guide in Appendix K.
There are five proposed residential Zone Districts categorized according to approximate lot sizes
their corresponding dimensional limitations:
Pasture District (P): Intended to consist of one (1), 200 acre lot (existing ranch house)
Mountain District (M): Intended to consist of 5 acre lots and greater
Ranch District (R): Intended to consist of 2-5 acre lots
Estate District (E): Intended to consist of 0.25-2 acre lots
Community Housing District (CH): Intended to consist of lots from 0.15-0.25 or greater
7.5.2. Mixed Use District
The Mixed Use District (MU) is intended to allow a complementary range of commercial,
residential, Community Facility, and amenity-based land uses. This Zone District is meant to be
geographically located in certain areas of the PUD where central facilities and services are
deemed most appropriate and accessible to a broad number of users. The primary purpose of
this Zone District is to provide the main community amenities and services such as
clubhouse/lodge; dining facilities; health and wellness facilities; event spaces; convenience
services; retail stores; parking; fire station; community offices; and metropolitan district
facilities. Dimensional Limitations for the Mixed Use District are provided in tabular format in
Section 7.1 of the PUD Guide in Appendix K.
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37 NARRATIVE REPORT – December 2023
7.5.3. Open Space Districts
The proposed amendment will have a much lighter footprint on the land, incorporating a
minimum of 55% (3249 acres) of Open Space, while the currently approved plan only provides
27% (1590 acres). Based on consultations with Colorado Parks and Wildlife, considerations have
been made for the incorporation of 1100 acres (19% of the PUD) of Wildlife Habitat Reserves for
the benefit of elk and mule deer winter ranges and elk productions areas. The proposed PUD
Plan incorporates a minimum of 700 acres of publicly accessible Open Space with the provision
for a vast system of mountain bike and hiking trails including a public trailhead. The Open Space
Districts are to be designed in a continuous layout to allow for greater preservation of wildlife
habitat and corridors and linked recreational opportunities. While the minimum Open Space
requirement is proposed as 55% (3249 acres), it is anticipated that the total actual undisturbed
open area may be over 75% (4431 acres) of the PUD. The Open Space areas will be comprised of
three distinct Zone Districts as specified in the PUD Guide (Appendix K):
Open Space Golf (OSG):
The Open Space Golf District is intended to allow for one eighteen (18) hole golf course,
one short golf course, and one golf driving range and other practice facilities such as a
putting green and practice chipping area. This Zone District is also intended to allow for
various supporting uses and structures such as cart storage; comfort stations;
concessions; parking; pathways and trails; ponds; and other customary accessory uses
and facilities.
Open Space Recreation (OSR):
The Open Space Recreation District is intended to allow for facilities and services related
to supporting active and passive recreation uses, such as trails; trailheads; sport courts;
sport fields; fishing and boating; Winter Recreation uses and facilities; parks; event
facilities; community buildings; equestrian facilities; interpretative facilities; and other
accessory uses or facilities. Public mountain biking and hiking trails will be in the Open
Space Recreation District.
Open Space Limited (OSL):
The Open Space Limited District is intended to prioritize land preservation with minimal
improvements or uses. Lands within this Zone District may be adjacent to public lands
outside of the PUD, providing buffering to those public lands. Recreational uses within
this Zone District are intended to be non-mechanized but may include trails for non-
mechanized recreation. Intermittent mechanized maintenance, forestry and wildfire
management activities will be allowed.
7.6. Overlay Areas
The PUD Guide in Appendix K includes provisions for two types of Overlay Areas. These Overlay
Areas are neither Planning Areas nor Zone Districts but may overlay either. The purpose of the
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38 NARRATIVE REPORT – December 2023
Overlay Areas is to provide for special management of certain lands within the PUD, including the
Wildlife Habitat Reserves (minimum 1100 acres) and the Public Access Areas (minimum 700 acres).
7.7. Community Housing Program
The current PUD was approved with the voluntary inclusion of seventy-five (75) deed-restricted, for-
sale Community Housing Units. These units were to include a variety of typologies and price points
targeting a range from 80% to over 120% AMI per the approved 2005 Community Housing Program.
Importantly, the 2005 Community Housing Program stated that “Management of the Spring Valley
Ranch PUD Community Housing will be administered by the Landis Creek Metropolitan District
and/or the Spring Valley Ranch PUD Homeowners Association.” In other words, it appears that the
applicant at that time desired to retain control of the Housing Units, rather than allowing the County
to control the units and ultimately decide who was qualified to purchase such units.
The proposed PUD amendment is subject to the 2013 LUDC (as amended), specifically Article 8 as it
relates to the provision of affordable housing. Today, the LUDC requires that any project proposing
15 or more lots or units located within Area 1 of the County (the southeastern portion of the County
encompassing the unincorporated areas near Carbondale and Glenwood Springs) must provide
affordable housing in an amount equal to 10% of the proposed lots or units. The project includes a
total of 577 dwelling units; therefore, this proposal includes the provision of fifty-eight (58) deed-
restricted Community Housing Units as required. These units will be subject to pricing and resident
qualification requirements in accordance with County regulations. In addition to the fifty-eight (58)
units being provided for County residents and workers, the Applicant is also proposing to include
seventeen (17) Community Housing Units (assuming full build-out) that will be made available to
eligible households designated by the Developer and verified as eligible by the Garfield County
Housing Authority.
The total amount of Community Housing provided will equal 13% or seventy-five (75) dwelling units.
These units will be located in Planning Area C and will include single family and multi-family homes.
The complete Community Housing Program is provided as Section 8 of the PUD Guide in Appendix K.
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39 NARRATIVE REPORT – December 2023
Figure 20: Community Housing Area
7.8. Public Access & Amenities
Considerable efforts were made during the planning process for the provision of on-site benefits for
the public. As a result of those efforts, the PUD Plan includes the provision of a minimum of 700 acres
of Open Space that will be available for public use and will include 15-20 miles or more of mountain
bike and hiking trails and a public trailhead with restrooms. The proposed trails as shown of the
Conceptual Plan (Appendix E) would ultimately connect to the popular Forest Hollow Trail (with BLM
permission), which is adjacent to the northwest portion of the property. This connection would allow
the public to ride from the new trailhead located near the intersection of CR 114 and CR 115, through
the property to the Forest Hollow Trail and down the Boy Scout Trail to Glenwood Springs. The
project team has consulted with the Roaring Fork Mountain Bike Association (RFMBA) regarding the
overall trail concept, and we would seek their continued involvement in the ultimate planning and
design of the new trail system. The following Figure 20 indicates the public access areas in dark
green.
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40 NARRATIVE REPORT – December 2023
Figure 21: Public Access Area Map
Additional publicly accessible amenities will include a general store and associated parking located in
Planning Area B near the intersection of CR 114 and CR 115. The general store is intended to include
basic grocery provisions, a deli, and coffee shop and will be designed to serve not only residents of
the Spring Valley Ranch property but also the larger community including Colorado Mountain
College, Elk Springs, High Aspen Ranch, and Homestead Estates. The provision of the general store
would provide a convenient resource for the local neighborhood while helping to reduce traffic trips
to State Highway 82 for local residents to procure basic daily needs.
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41 NARRATIVE REPORT – December 2023
Figure 22: General Store & Public Trailhead Location
7.9. Access & Circulation
The property is primarily accessed from Highway 82 via County Road 114 (Spring Valley Road), with
secondary access via County Road 115 (Red Canyon Road). The southernmost property boundary is
near the intersection of these two county roads, approximately 1.5 miles northeast of the Colorado
Mountain College (CMC) campus in Spring Valley.
The project’s access points from the County roads will not change from that already approved. The
property will have two primary access points to County roads – one near the intersection of CR 114
and CR 115 (the East Access), and another at the intersection of CR 115 and Landis Creek (the West
Access). The property is currently associated with one County access permit (No. GRB22-D-3) which
allows access from CR 115 near the intersection with CR 114. This access included the construction of
a new 640’ long entrance road into the property from CR 115 and was completed in the spring and
summer of 2022 in accordance with Garfield County Grading Permit No. GRAD-03-22-7397. The work
associated with this permit constituted the start of construction for Phase 2 of the approved PUD in
accordance with the Amended and Restated Development Agreement (Reception No. 894969). These
improvements included accommodation for construction access, appropriate grading, drainage,
erosion control, tracking control, revegetation, and an asphalt apron adjacent to County Road 115.
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42 NARRATIVE REPORT – December 2023
Internal roads have been designed using an appropriate hierarchy of road standards that were
informed by both current LUDC road standards and AASHTO’s guidelines for Geometric Design of Low
Volume Roads. Proposed road geometry has been designed per projected average volumes and for
safe operations using indicated design speeds, but also with consideration for minimizing impacts
(cut & fills) in a mountain environment setting. The resulting proposed internal road standards are
provided in Section 7.2 of the PUD Guide (Appendix K) and include three road types, two driveway
types, and Emergency Vehicle Accesses (EVAs). All roads will be located within platted rights-of-way
or easements at the time of each final plat.
Figure 23: Road Classifications Plan (large format version located in Appendix L)
A Transportation Impact Study (Appendix H) was prepared for the project with scoping input from
both CDOT and Garfield County Staff. While the project is anticipated to generate a total of 5,703
trips over the course of an average weekday, it is important to understand that this represents a very
conservative (high) estimate. Due to the standardized nature of traffic studies, they do not account
for certain unique factors such as part-time residency. The Transportation Impact Study assumes that
every residence will be occupied full time, which is not likely. It is planned and expected that not all
homes within the project will be occupied by full-time residents, except for the seventy-five
Community Housing Units. A second factor affecting the reported trip generation is that the Study
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43 NARRATIVE REPORT – December 2023
assumes that most residential vehicle trips will be leaving the property. This is certainly not the case,
as many vehicle trips will remain internal to the project. Residents may drive from their on-site home
to the on-site golf course, multiple restaurants, general store, postal services, winter recreation, spa
services and/or fitness center, thereby not generating any vehicle trips on the external road network.
It is for these reasons that we believe the projected traffic volumes on external roads are
unrealistically high, and that the actual external traffic volumes may be as much as 50% lower than
forecast.
Based on the Transportation Impact Study, new State Highway Access Permits will be required for the
intersection of SH 82 and CR 114 (Spring Valley Road), and for the intersection of SH 82 and
CR 115 (Red Canyon Road). The schematic lane configuration for the intersection of SH 82 and CR 114
(Spring Valley Road) can be found on Sheet 8 of the Schematic Engineering Plans in Appendix L.
7.10. Utilities
Adequate utilities are available to serve the Spring Valley Ranch PUD as proposed. Schematic
Engineering Plans have been prepared for each necessary utility and are provided in Appendix L.
Commitment to serve letters are located in Appendix M. All new utility lines will be buried in
accordance with LUDC standards.
7.10.1. Potable Water System
The Landis Creek Metropolitan District will obtain necessary CDPHE permitting and will operate
the potable water system within the project in accordance with CDPHE regulations for a
community water system. The potable water system can utilize up to 36 permitted ground
water wells to serve all domestic uses and limited irrigation demands. The property is allowed
up to 473 acre-feet of use per the augmentation plans. The proposed projected demands are
408 acre-feet, or only 86 % of the allowed augmented use. The permitted consumptive use of
potable water is 177 acre-feet, while the projected consumptive use is 92 acre-feet, or only 52%
of the allowed amount. The Legal Water Supply Report in Appendix O demonstrates the legal
availability of water, and the Water Supply and Distribution Plan in Appendix P demonstrates
the physical supply, including pump test and water quality results.
The community water system has been schematically designed in such a way that it can be
easily phased to accommodate buildout of the PUD over multiple years. The water system
consists of two separate systems, an upper system, and a lower system due to the large
elevation changes between wells, tanks, and the layout of the project. The two-tiered system
design will reduce required infrastructure and ultimately simplify operations. A schematic design
of the potable water system is included in the Schematic Engineering Plans in Appendix L.
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44 NARRATIVE REPORT – December 2023
Figure 24: Schematic Water System Plan (large format version located in Appendix L)
7.10.2. Raw Water System
The property is associated with senior water rights for Landis Creek including the Kendall and
Stricklett Ditch, and Landis Ditch Nos 1 and 2, O.K. Ditch, Forker and Gibson Ditch, and Frank
Chapman Ditch with a total of 12.0 c.f.s., which has historically been used to irrigate up to 300
acres. The property also includes rights to the Hopkins Ditch, a diversion from Landis Creek with
rights decreed for 3.0 c.f.s., which has been used to irrigate up to 150 acres. The property also
has rights to three springs totaling 0.1648 c.f.s. The Legal Water Supply Report in Appendix O
demonstrates the legal availability of raw water.
The raw water system will include irrigation for golf course areas, some Open Space areas,
driving range, clubhouse areas, and snowmaking. The augmentation plan allows for up to 984
acre-feet of raw water use and the amended PUD’s projected demand is 813 acre-feet,
representing only 82% of the allotted usage. The allowed consumptive use of raw water is 797
acre-feet, while the projected consumptive use is 596 acre-feet, representing only 75% of the
allowed total. A schematic design of the raw water system is included in the Schematic
Engineering Plans in Appendix L.
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45 NARRATIVE REPORT – December 2023
7.10.3. Sewer System
Wastewater treatment will be provided by the Spring Valley Sanitation District. The Sanitation
District operates the Spring Valley wastewater treatment facility located off CR 114
approximately 1.7 miles to the south of the Spring Valley Ranch PUD. The Sanitation District and
the former owner of Spring Valley Ranch entered into a Pre-Inclusion and Wastewater
Treatment Plant Development Agreement dated December 15, 1999 and recorded with the
Garfield County Clerk and Recorder as Reception No. 587475 (the “PDA”). The PDA sets forth
the terms and conditions of the Sanitation District’s provision of wastewater treatment service
and commits 646 EQRs of service to the Spring Valley Ranch PUD. In addition, the Sanitation
District has approximately 150 EQRs of “unallocated” service that may be utilized on the
Property on a first come, first serve basis. The Sanitation District has substantial additional
capacity in their wastewater treatment plant, as the plant was designed and constructed to
serve the entire buildout of the Spring Valley Ranch PUD. The sewer system has been
schematically designed in accordance with the Rules and Regulations of the District, and the
system will tie into an existing 15” gravity main located at the southeast portion of the Spring
Valley Ranch property. This gravity main was designed and installed to accommodate the full
build-out of Spring Valley Ranch and was installed from the property to the wastewater
treatment plant. The Sanitation District can and will serve the Spring Valley Ranch PUD as
evidenced by a commitment to serve letter from the Sanitation District in Appendix M.
7.10.4. Electricity
Holy Cross Energy will provide electric service the entire PUD, and they have provided a
commitment to serve letter located in Appendix M. Holy Cross has provided their engineering
design to the Applicant’s project engineers, including all underground routing, switch gears and
transformers. A schematic design of the electric system is included in the Schematic Engineering
Plans in Appendix L.
7.10.5. Natural Gas
Black Hills Energy will provide natural gas service to the entire PUD. A new 6” high pressure gas
main will be installed under CR 114 starting near CMC and terminating within the southern
portion of the property. From this point, a regulator will be installed transitioning to a 4” low
pressure main distribution system to serve all areas of the project. A schematic design of the gas
system is included in the Schematic Engineering Plans in Appendix L.
7.10.6. Communications
Lumen/CenturyLink will provide communications service and has provided a commitment to
serve letter located in Appendix M. The Applicant will be installing all necessary
communications conduits to the entire PUD, within which Lumen/CenturyLink will install their
lines and associated equipment. A schematic design of the communications system is included
in the Schematic Engineering Plans in Appendix L.
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46 NARRATIVE REPORT – December 2023
7.11. Wildfire Mitigation & Fire Protection
The Spring Valley Ranch PUD has been the subject of exhaustive analyses of both wildfire mitigation
and fire protection. These prior studies have resulted in robust requirements for the development of
the property and have informed the proposed wildfire and fire protection standards of this amended
PUD Plan. The Applicant is not proposing any reductions in fire standards based on what is currently
approved, and in some cases (e.g., defensible space) this PUD Plan proposes a higher, more rigorous,
level of standards.
7.11.1. Wildfire Mitigation
This application includes an updated Wildlife Mitigation Report (Appendix Q), which specifically
analyzes the Conceptual Plan as related to fire behavior modeling and provides recommended
mitigation practices in the creation of a “Fire Adapted Community”. These updated mitigation
practices include defensible space for homes and common buildings, extended defensible space
easements, evacuation route enhancements, roadside thinning, riparian enhancement, and
annual mowing. It is intended that the recommended mitigation strategies will become a
component of an updated Master Declaration at the time of the first final plat. This will be
consistent with the currently recorded Master Declaration (Appendix S), which incorporates the
former Wildfire Mitigation Report in Article X.
The recommendations of the Wildfire Mitigation Report include geographic fuel breaks adjacent
to planned neighborhoods in combination with requirements for residential defensible space.
The Report indicates that the use of these fuel breaks is the most effective preventive solution
to wildfire events. The clearing of vegetation for ski runs and snowmaking will also provide fuel
breaks that are a crucial component of the wildfire mitigation efforts. It is intended that any
snowmaking infrastructure can be re-purposed and pre-positioned during wildfire season to be
available and ready for operation to wet the adjacent fuels in the event of a wildfire. The
planned golf course is an essential component of the fuels reduction plan as well as providing a
designated emergency assembly area. The Report indicates that the water supply configuration
is sufficient for structure protection and wildfire suppression, and ample fill sites (pressurized
hydrants) will be available. The existing Hopkins Reservoir and proposed reservoir on the golf
course can also serve as helicopter dip sites. Project-wide vegetation restoration treatments
include the maintenance of meadows, strategic fuel breaks to reduce vegetation density
primarily through selective cutting to remove undesirable species and retention of mature
healthy plants, and implementation of prescribed burning where feasible. Access standards will
adhere to the 2021 Wildland Urban Interface Code, which specifies reasonable and practical
access standards for areas within the urban-wildland interface.
The following mitigation measures are proposed by the Wildlife Mitigation Report:
Defensible Space
All homes and common buildings will be required to develop and maintain defensible space.
Defensible space includes the use of vegetative management that removes flammable fuels
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47 NARRATIVE REPORT – December 2023
from around a structure to reduce exposure to radiant heat. The flammable fuels may be
replaced with green lawn, gardens, certain individually spaced green, ornamental shrubs,
individually spaced and pruned trees, decorative stone or other non-flammable or flame-
resistant materials.
Figure 25: Example Defensible Space Diagram
Defensible Space Easements
All lots with a downhill exposure, significant fire hazard and adjacent to common open space will
have a Defensible Space Easements, platted, and accepted in covenants. This area will allow
homeowners to extend and maintain their defensible space beyond their property line if an
extended distance is required. This area will be covenant restricted to any dumping or disposal
of combustible materials or yard waste.
Fuel Treatments
Fuel Breaks. Five types of fuels reduction treatments will be provided for the development. The
intent is to reduce the intensity and rate-of-spread of the fire. The fuel breaks are located in
areas where the fire behavior is most affected by topography, prevailing and or continuous
fuels. These areas should be delineated as Fuels Reduction Easements on the final plat map and
in the development’s covenants.
Annual Mowing. Mitigation in fuel model GS1, mixed sage and grass, can often be accomplished
by a Hydro-Axe or industrial mower. Annual maintenance of the Sage may only be needed for
the first few years. After the Sage has been successfully retarded, the grass can be mowed by
more conventional means. This fuels reduction project creates a “line of defense” to help
prevent a grass fire from moving into a more hazardous fuel profile.
Ignition Resistant Building Requirements
Universal Construction Standards. All construction within the development will be required to
utilize Class 2 Ignition Resistant Construction as per Section 505 of the 2021 International
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48 NARRATIVE REPORT – December 2023
Wildland -Urban Interface Code (IWUIC 2021). The exception is that a Class “A” roof covering
will be required on all structures which is more restrictive than the Class B requirement. Cedar
siding and other use for cedar materials on the exterior of the structure will not be permitted.
Special Building Construction Properties. Certain properties may require additional wildfire
mitigation in the form of ignition resistant building construction Class 1 as per section 503 of the
IWUIC 2021. The Special Building Construction Properties category is based on the significant
presence of hazardous fuel. This fuel model was determined to be the common denominator in
the more hazardous fire behavior outputs of flame length, rate of spread and crown fire
potential. Over-lot thinning on these lots to convert the fuel model from one with significant
woody components to a grass/shrub fuel would reduce the overall hazard of the property and
require the construction to adhere only to the Universal Construction Standards.
Figure 26: Wildfire Mitigation Map (see Appendix Q)
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49 NARRATIVE REPORT – December 2023
7.11.2. Fire Protection
The Spring Valley Ranch PUD previously adopted numerous fire protection requirements for the
development of the property including the construction and operation of a fire station within
the project. The Spring Valley Ranch PUD is not within either the Glenwood or Carbondale Fire
Districts, and as such, fire protection services are currently provided by the Landis Creek
Metropolitan District (LCMD) pursuant to its approved Service Plan. Since its organization, the
LCMD has been a party to several mutual aid agreements for fire protection services with
various fire protection districts, including the Glenwood Springs Fire Department and the
Carbondale & Rural Fire Protection District. In 2011, the LCMD terminated those agreements for
fire protection, and commenced providing fire protection services within its boundaries. The
LCMD determined at that time that providing its own fire department was more cost effective
and more beneficial to the District. Consequently, the District obtained and operates proper fire
equipment, insurance and volunteer firefighters to adequately provide fire protection services
within the District's boundaries.
The Applicant intends to re-engage and contract with one of the local fire Districts (the
“District”) for the provision of fire, EMS, rescue, haz-mat and wildland fire protection services to
the Spring Valley Ranch PUD. Such a contract would be between the LCMD and one of the local
fire Districts. In November of 2023, the Applicant met with representatives from both the
Glenwood Springs Fire Department and the Carbondale & Rural Fire Protection District to
discuss the potential for re-engaging one or both Districts on a contractual basis. Both Districts
indicated that such an agreement would be possible, subject to the approval of their respective
Boards. The premise of such an agreement may follow these general terms:
Provision of Service
The District will provide fire protection and EMS services to the Spring Valley Ranch
PUD. A description of the scope of these services will be developed between the
Applicant and the District. The District will be designated as the "Authority Having
Jurisdiction" with regard to fire and EMS related matters associated with the Spring
Valley Ranch PUD. In consideration for the District providing fire protection and EMS
services to Spring Valley Ranch PUD, the LCMD will pay an annual fee to the District. The
amount of the annual payment may vary with the phasing of the development of the
project based upon the level of service to be provided. The annual payment will be an
amount necessary to cover the District’s operating costs to provide fire protection and
EMS services to the project and would be in addition to the cost of constructing,
equipping and furnishing the fire station as discussed below.
Facilities & Equipment
The Applicant or LCMD will construct a fire station at an appropriate location within
Planning Area D of the PUD. The fire station will include apparatus bays capable of
housing at least two fire trucks, one ambulance, and associated living space. The living
space attached to the apparatus bays will include individual bedrooms, A.D.A compliant
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50 NARRATIVE REPORT – December 2023
bathrooms with showers, locker room space, kitchen and dining room, living room,
laundry room, office space, a meeting room and storage spaces. The fire station design
criteria will conform to any exterior design guidelines set forth by the Spring Valley
Ranch PUD, and all design criteria proposed for the fire station would be approved by
the Chief of the fire District. The LCMD will purchase and own a brush truck, engine, and
ambulance to be operated by the District. The LCMD will own the fire station and the
land underneath it, as well as the associated equipment and furnishings. LCMD will also
obtain and maintain appropriate insurance policies covering the fire station and all
equipment.
Phasing of Improvements and Service
Prior to the construction phase of the project’s infrastructure, the fire District will begin
a hiring process to provide staffing for a brush truck. This brush truck and a
Firefighter/EMT would be on site during infrastructure construction activity periods to
protect against wildland fires from construction equipment and to provide emergency
medical service to the workers in the area. A small construction trailer or the existing
ranch house will serve as an office/shelter/lunchroom during this period subject to the
approval of the Chief of the District. The cost of providing such service will be
completely offset by funds provided for in the service contract. After the infrastructure
is in place and before the first residential building is ready to be occupied, the fire
station will be completed and the fire apparatus, equipment and ambulance will have
been ordered and delivered. During the construction phase of the fire station, a hiring
process will commence to provide the necessary personnel to staff the station 24 hours
a day/7 days a week.
District Inclusion
Currently, Spring Valley Ranch is located outside of the service plan boundaries of each
fire District. As the project develops, the Spring Valley Ranch PUD would be considered
for inclusion into one of the fire Districts. In the event the project is included within the
boundaries of the District, any property taxes collected for the District from lands
located within the property boundaries would be credited against the annual payment
for contractual services, until such time as the collected taxes exceed the operational
costs of services by the District and the annual payment is no longer necessary.
At the time of the first final plat, the Applicant will propose to secure the construction of the fire
station as a component of the Subdivision Improvements Agreement as follows:
No certificates of occupancy shall be issued for any habitable building or structure,
including residences, within the Subdivision until all Subdivision Improvements, including
construction of a new fire station but excluding revegetation, have been completed and
are operational as required by this SIA.
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51 NARRATIVE REPORT – December 2023
The proposed PUD Guide (Appendix K) includes a detailed section of requirements for fire
protection measures as described below:
Fire Protection Standards
1) Roof coverings and exterior building materials shall be non-combustible or fire resistant.
2) Fire hydrant spacing shall conform to the International Fire Code (IFC) as adopted by the
Authority Having Jurisdiction at the time of construction.
3) All fire hydrants shall be capable of providing the minimum fire flows and duration in
conformance with the International Fire Code as adopted by the Authority Having
Jurisdiction at the time of construction.
4) All water storage tanks shall be sized to provide a minimum of one day’s normal domestic
water usage and the maximum amount of fire storage calculated from the fire flows and
durations required by the International Fire Code as adopted by the Authority Having
Jurisdiction at the time of construction.
5) The water distribution system shall be looped wherever feasible and practical.
6) The water distribution system shall be designed so that the maximum static pressure at a
fire hydrant shall be 135 psi, wherever practical and feasible.
7) All habitable Buildings having Floor Areas greater than 500 square feet shall be provided
with automatic sprinkler systems in accordance with National Fire Protection Association
(NFPA 13), NFPA 13R and NFPA 13D as applicable. The designs of all automatic sprinkler
systems are to be approved by the Authority Having Jurisdiction.
8) Any Building greater than thirty (30) feet in height as measured per International Fire Code
standards shall comply with aerial fire access requirements and equipment provisions.
9) The fire station shall be constructed in the Mixed Use (MU) Zone District within Planning
Area D at an appropriate location, capacity, and design to be determined by the Authority
Having Jurisdiction.
10) Year-round fire truck access and dry hydrants shall be provided at water storage reservoirs
within the PUD as the land containing each reservoir is platted.
11) All structures detached from a primary residence shall be separated from other structures in
accordance with the International Fire Code as adopted by the Authority Having Jurisdiction
at the time of construction.
12) Vegetation management and manipulation related to the Wildfire Mitigation Report is to be
performed on the site in accordance with the standards imposed by the Authority Having
Jurisdiction.
Similar to the wildfire mitigation requirements, the fire protection plan for Spring Valley Ranch is
comprehensive in its approach to fire and life safety considerations. The plan considers various
building materials, hydrant flows and spacing, minimum access requirements, minimum water
storage, access to alternative water sources, and the provision of a new fire station and
associated equipment to serve the project.
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52 NARRATIVE REPORT – December 2023
7.12. Environmental
As required by Article 4-203.G of the LUDC, this application includes an Impact Analysis located in
Appendix F. That report provides a baseline property inventory and identifies the potential impacts
and considerations of adjacent land uses, site features, soils, geology, groundwater, environmental
impacts of flora and fauna, nuisance, and hours of operation. Where impacts have been identified,
the report makes appropriate recommendations for mitigation of those impacts. This Narrative
Report summarizes the potential impacts and recommended mitigation measures of selected
elements of the Impact Analysis. For the full Impact Analysis report please see Appendix F.
7.12.1. Soils & Geology
Numerous geologic and geotechnical studies of the Spring Valley Ranch property have been
performed by CTL Thompson since 1998. This work has included geologic evaluations, slope
stability analyses, and preliminary geotechnical engineering investigations. The scope of these
investigations included review of published geologic mapping, site reconnaissance, exploratory
drilling and excavation, laboratory testing, and engineering analysis. Based upon their
considerable institutional knowledge of the property, CTL Thompson has recently completed a
Geologic Evaluation of the proposed PUD Plan which is provided in Appendix N. The Geologic
Evaluation identified several geologic conditions that need to be considered, including areas of
potentially unstable slopes, debris flow/mudflow, and rockfall. Other concerns related to
geologic conditions include the more common regional issues of subsidence and radiation. The
report concluded that the geologic conditions identified will not prevent development of the
property for the intended uses, but appropriate mitigation may be required at some locations.
7.12.2. Wildlife
The Impact Analysis in Appendix F offers a detailed review of wildlife habitat on the property
and provides a comprehensive Wildlife Mitigation Plan which creates a viable and reasonable
framework for offsetting or mitigating the impacts of the project on wildlife resources. The
primary purpose of the Wildlife Mitigation Plan is to avoid, minimize, and/or mitigate the impact
of the development on all wildlife species using the property. Specific objectives include:
1) Avoid wildlife impacts that have been part of previous development plans for Spring
Valley Ranch.
2) Provide for continued utilization of seasonal wildlife habitats on the property.
3) Preserve the Landis Creek riparian corridor, elk production range, elk and mule deer
winter range, and habitat for other wildlife species.
4) Minimize recreational disturbance to elk wintering and calving on the property.
5) Minimize recreational disturbance to mule deer wintering on the property.
6) Minimize human/wildlife conflicts by implementing homeowner occupancy and use
restrictions.
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53 NARRATIVE REPORT – December 2023
7) Maintain habitat connectivity within and adjacent to Spring Valley Ranch.
8) Minimize the wildlife habitat impacts of homeowners’ amenities such as the trails,
golf course, and ski area.
Wildlife Mitigation Plan
Avoidance, minimization, and mitigation measures will be memorialized in an amended
Declaration of Covenants, Conditions, and Restrictions for the Spring Valley Ranch Community
Master Association, Inc. to be recorded at the time of the first final plat. The Wildlife Mitigation
Plan is summarized as follows:
Avoidance
• Designate 3249 Acres of Open Space
• Avoid impacts to 68% of the elk production range on Spring Valley Ranch
• Avoid impacts to 54% of elk winter range on Spring Valley Ranch
• Designate a Landis Creek Wildlife Corridor
• Avoid impacts to active raptor nests
Minimization
• Designation of Maximum Lot Coverage Ratios in PUD Guide
• Designation of Maximum Lawn and Irrigated Landscaping Size
• Trail Seasonal Use Restrictions
• Garbage, Trash, Compost, Container Restrictions
• Pet Control Restrictions
• CPW Indemnification from Wildlife Damage Claims
• Golf Course and Open Space Management
• Tree and Native Shrub Preservation
• Weed Control
• Residential Landscape Regulations
• Security Enforcement
Mitigation
• Designation of over 1100 acres of Wildlife Habitat Reserves on the PUD Plan Map
• Establishment of a Wildlife and Wildfire Trust
Wildlife Habitat Reserves
The proposed PUD Plan reflects recommendations from Colorado Parks and Wildlife (CPW) for
two (2) designated Wildlife Habitat Reserves consisting of 1100 total acres. The PUD Plan Map
(Appendix J) designates 587 acres of the preserved Open Space in the northwest portion of the
property and 513 acres of preserved Open Space in the southwest portion of the property as
Wildlife Habitat Reserves. The two reserves are located in Planning Areas A, B, G and H.
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54 NARRATIVE REPORT – December 2023
The northwestern Reserve will be seasonally closed to public access from December 1 through
April 15 to provide security for elk during the winter and will also be closed to public access from
May 15 through June 15 to provide secure habitat during elk calving season. Because the
emergency vehicle access road needs to remain clear during the winter, this road will be
plowed.
The southwestern Reserve will be seasonally closed to public access from December 1 through
April 15 to provide security for elk during the winter. Additionally, the developer will work with
CPW to begin a restoration project in the pasture to return the pasture to a mountain shrub
plant community intended to provide cover and forage for elk during the winter. It is anticipated
that once vegetation matures, the former pasture will provide winter habitat for elk as
mitigation for habitat taken up by residential development elsewhere on the property.
Figure 27: Wildlife Habitat Reserves (refer to PUD Plan Map in Appendix J)
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55 NARRATIVE REPORT – December 2023
Wildlife & Wildfire Trust
Consistent with the current Master Declaration of Covenants, Conditions and Restrictions
(recorded at Reception No. 793245), the developer will establish a Wildlife & Wildfire Trust
which will be funded by a minimum of two-tenths of one percent (0.2%) of the voluntary
transfer assessment (which is further discussed in Section 7.13 of this Narrative Report). The
purpose of the Trust is: (1) to acquire additional open space within or adjacent to the Spring
Valley Ranch; (2) to undertake projects, including in cooperation with state and federal agencies
and other non-profit entities, for the preservation, enhancement and mitigation of wildlife and
wildlife habitat and the control of weeds on common open space property located within the
Spring Valley Ranch and on adjoining public and private lands; (3) to assist in the
implementation of the Wildfire Mitigation Plan in accordance with the Wildfire Mitigation
Report; (4) to develop wildlife education and enjoyment materials and facilities within the
Spring Valley Ranch or for use by the owners, residents, guests and employees thereof; and (5)
to operate and maintain the Spring Valley Wildlife and Wildfire Trust.
7.12.3. Wetlands
Wetlands were originally delineated at Spring Valley Ranch in 1998, 2003 and again in 2006.
These prior delineations were referenced and updated by a wetland examination performed in
October 2022 Western Bionomics, who visited the property and verified the previous
delineation. At a location in the Middle Bench area (“Highlands”), the three largest wetland
areas were re-delineated in 2022 as their boundaries appeared to have changed. The updated
wetland report is contained within the Impact Analysis in Appendix F. There are four general
areas of wetlands located on the property:
• Wetlands in the agricultural lands south and west of County Road 115
• A 30-foot-wide unmapped wetland corridor along Landis Creek
• Fringe wetlands along a channelized stream in the Middle Bench
• A wetland associated with the Hopkins Homestead
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56 NARRATIVE REPORT – December 2023
Figure 28: Aquatic Resources Map (refer to Appendix F)
The largest wetland area is in the agricultural fields south and west of CR 115. Dominant
vegetation here is hydrophytic grasses, sedges, and rushes. The hydrology source for this
wetland is springs, surface water, and a shallow groundwater table. The unnamed perennial
creek and wetland that flows through the Middle Bench originates from two springs located on
the steep oakbrush hillside above the bench. These springs feed the creek year-round; the creek
has been channelized into a ditch adjacent to a ranch road for the length of the old wheat fields,
then flows along its apparent original course until it leaves the Spring Valley Ranch property and
enters the adjacent Veltus parcel. There is also a wetland adjacent to the Hopkins Homestead
that does not connect to the perennial stream. This wetland is fed by a spring just above the
Homestead and appears to have been the location of an old embankment pond associated with
the Homestead. The 1999 wetland delineation report further documented that Landis Creek is
entirely diverted at the Middle Bench diversion but nevertheless established a 30-foot buffer
along Landis Creek above and below the diversion.
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57 NARRATIVE REPORT – December 2023
Since there are no plans to impact wetlands in the agricultural meadow south and west of
County Road 115, there was no new delineation conducted at that location. Rather, the site was
observed from multiple locations, and wetlands appear similar to that which was mapped in
2006. Similarly, Landis Creek was evaluated along its entire length for presence or absence of
wetland character, however wetlands were not formally delineated along the Creek since the
proposed PUD Plan would only impact limited reaches of the Creek for road crossings. Hopkins
Reservoir was also examined in 2022, and there are no wetlands associated with the Reservoir,
most likely due to the constantly fluctuating shoreline as the reservoir fills and empties.
The proposed PUD Plan demonstrates four road crossings on Landis Creek. Prior to any wetland
disturbance, wetlands will be delineated at the specific impact site and overlaid on the
construction drawings to determine wetland impacts, if any. These plans will be used to prepare
a Pre-Construction Notification for submittal to the Army Corps of Engineers. The proposed road
crossings are expected to comply with the terms and conditions of Corps of Engineers
Nationwide Permit 14 (NWP14) for Linear Transportation Projects.
7.13. Projected Fiscal Impacts
A Fiscal Impact Analysis is provided in Appendix R of this application. The proposed dwelling units
and non-residential uses on the property will provide an increase in assessed value and associated
property tax revenues sufficient to fund any incremental increase in demand for County services.
Annual property tax revenues are estimated to generate an average of $15.2 million from 2025 to
2062. This amount includes an annual average of $3.4 million for Garfield County, $9.9 million for the
Roaring Fork RE-1 School District, and $860,785 for Colorado Mountain College.
Figure 29: Estimated Annual Property Tax Revenues
All common facilities will be owned and managed within the common interest community by the
Landis Creek Metropolitan District or by the Spring Valley Ranch Community Master Association, Inc.
(the “Association”). The Landis Creek Metropolitan District will generate property tax revenues for
the operation and maintenance of the project’s infrastructure including the water system, roads,
parks, Open Space, trailheads, and other common facilities, in accordance with their approved
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58 NARRATIVE REPORT – December 2023
Service Plan. The Association will assess membership dues to property owners within the PUD for the
operation and maintenance of any Association owned property or facilities. Additionally, a voluntary
1% transfer assessment will be implemented providing funding for the operation, maintenance and
improvement of Open Space and trails, implementing the Wildfire Mitigation Report, implementing
the Wildlife Mitigation Plan, and may include funding for various community partnerships including
for community/affordable housing programs, schools and childhood education, and public trails
planning and construction. This voluntary transfer assessment is estimated to generate $850,000 in
the first year after the construction of Phase 1 homes, and by Year 11 is expected to generate over
$1.3 million in annual revenues. See the Fiscal Impact Analysis in Appendix R for the complete
estimate of transfer assessment revenues.
Figure 30: Annual Transfer Assessment Revenues
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59 NARRATIVE REPORT – December 2023
8. Operation & Maintenance
The Spring Valley Ranch PUD has been well-organized to be financed, constructed, operated, and
maintained by several Special Districts and one Association, in concert with the approved and recorded
Covenants, Conditions and Restrictions, and special district Service Plans.
8.1. Landis Creek Metropolitan District Nos. 1 & 2
The Landis Creek Metropolitan District Nos. 1 and 2 are validly existing Title 32 metropolitan districts,
organized by order of the Garfield County District Court on November 19, 2002. Both Districts are in
good standing and operate under a combined Service Plan.
The Landis Creek Metropolitan District No. 1
The Landis Creek Metropolitan District No. 1 is the “Financing District”. The Financing District is
responsible for providing the funding and tax base needed to support the Financial Plans for capital
improvements needed for the Project. It is anticipated that the Finance District will finance the
construction of the public infrastructure required for the Project.
The Landis Creek Metropolitan District No. 2
The Landis Creek Metropolitan District No. 2 is the “Service District”. The Service District is
responsible for, or contracting for, managing the construction and operation of public facilities and
improvements needed for the Project. It is anticipated that the Service District will own and will (or
will contract to) construct, operate, and maintain the public infrastructure required for the Project.
The Applicant intends to amend the Service Plan for the Landis Creek Metropolitan District Nos. 1
and 2, as the regulatory environment for metropolitan districts has changed since the District’s
service plan was approved in 2002. Other parameters of the Service Plan will be amended to reflect
current regulations and project plans. The Amended Service Plan will be processed concurrently with
this application for the PUD Amendment.
8.2. Spring Valley Sanitation District
The Spring Valley Sanitation District (the “Sanitation District”) operates the Spring Valley wastewater
treatment facility located off CR 114 approximately 1.7 miles to the south of the Spring Valley Ranch
PUD. The Sanitation District and the former owner of Spring Valley Ranch entered into a Pre-Inclusion
and Wastewater Treatment Plant Development Agreement dated December 15, 1999, and recorded
with the Garfield County Clerk and Recorder as Reception No. 587475 (the “PDA”). The PDA sets forth
the terms and conditions of the Sanitation District’s provision of wastewater treatment service and
commits 646 EQR of service to the Spring Valley Ranch PUD. In addition, the Sanitation District has
approximately 150 EQR of “unallocated” service that may be utilized on the Property on a first come,
first serve basis. The Sanitation District has substantial additional capacity in their wastewater
treatment plant, as the plant was designed and constructed to serve the entire buildout of the Spring
Valley Ranch PUD. The Sanitation District can and will serve the Spring Valley Ranch PUD as
evidenced by a commitment to serve letter from the District in Appendix M.
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60 NARRATIVE REPORT – December 2023
8.3. Spring Valley Ranch Community Master Association, Inc.
The Spring Valley Ranch Community Master Association (the “Association”) was incorporated in 2009
and is in good standing. The Association was formed as a Colorado nonprofit corporation under the
Colorado Revised Nonprofit Corporation Act to manage the affairs of the Common Interest
Community. The Association serves as the governing body for all the Owners and Occupants for the
protection, improvement, alteration, maintenance, repair, replacement, administration and
operation of Association Property, the levying and collection of Assessments for common expenses
and other expenses of the Association, and such other matters as may be provided in the Master
Declaration, any Supplemental Declaration, the Articles, Bylaws, and Master Rules and Regulations.
The business objectives, and purposes of the Association are:
• To manage and operate the property within the Spring Valley Ranch PUD in accordance with the
Master Declaration. The Project is a planned community form of "Common Interest Community"
defined by the Colorado Common Interest Ownership Act, comprised of multiple Lots,
amenities, and infrastructure improvements.
• To promote the Project, protect the value of the Project and promote the common benefit of
the Lot Owners, occupants, and residents of the Project.
• To be and constitute the Association referred to in the Master Declaration recorded at
Reception No. 793245 (Appendix S), and to perform all obligations and duties of the Association
and to exercise all rights and powers of the Association.
8.4. Master Declaration of Covenants, Conditions and Restrictions
The Master Declaration of Covenants, Conditions and Restrictions (the “Master Declaration”) for
Spring Valley Ranch PUD was recorded in 2010 at Reception No. 793245 (Appendix S). As required by
the current Preliminary Plan and Amended PUD approvals, the Master Declaration is inclusive of
certain requirements and restrictions related to wildlife, wildfire mitigation, access, geotechnical
investigations, restrictions on open-hearth fireplaces, and restrictions on accessory dwelling units,
among others. The Master Declaration will be amended to reflect certain plan changes that have
occurred since their first recording, and this amendment will serve to best reflect the currently
proposed PUD Plan for the property and any resulting conditions thereof. The applicant intends to
prepare and submit to the County an amendment to the Master Declaration at the time of the first
final plat for Spring Valley Ranch.
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61 NARRATIVE REPORT – December 2023
9. Relationship to Applicable Land Use Standards
The following section provides responses to the applicable sections of the Land Use and Development
Code as related to the proposed PUD Amendment.
9.1. Land Use and Development Code: Article 4 - Standards
9.1.1. Rezoning Criteria, Section 4-113.C
The proposed rezoning would result in a logical and orderly development pattern and would not
constitute spot zoning.
The Applicant is requesting a PUD amendment to the currently approved PUD for the property,
therefore does not constitute spot zoning since PUD zoning already exists for the property.
The area to which the proposed rezoning would apply has changed or is changing to such a
degree that it is in the public interest to encourage a new use or density in the area.
The currently approved PUD Plan is outdated and has minimal Open Space with residential lots
covering most of the property. The proposed site plan uses more contemporary planning
principles to arrive at a PUD Plan which offers significantly more Open Space (55%) with added
public recreational amenities. Residential lots are designed in “rural cluster” style
neighborhoods to better fit the rural characteristics of the Spring Valley area and adjacent
properties.
The proposed rezoning addresses a demonstrated community need with respect to facilities,
services, or housing.
There is a significant demonstrated need for local workforce housing, as evidenced by the 2019
Greater Roaring Fork Regional Housing Study. The proposed PUD Plan will provide 75
Community Housing Units, helping to meet this documented demand. The currently approved
Plan does not include any public amenities, while the proposed PUD Plan includes 700 acres of
public access area and 15-20 miles of mountain bike and hiking trails with a public trailhead. The
proposed PUD Plan also includes a public general store, providing daily needs and goods to the
surrounding Spring Valley community and thereby helping to eliminate some vehicular trips to
the valley floor and State Highway 82.
The proposed rezoning is in general conformance with the Comprehensive Plan.
Section 10 of this Narrative Report provides a full summary of the proposed PUD Plan’s
conformance with the Comprehensive Plan. The Comprehensive Plan designation for the
property is Residential Low Density, which prescribes a density of up to one (1) DU per 10 acres.
The approved and proposed density of the Spring Valley Ranch PUD is one (1) DU per 10.2 acres.
The low density of this property and the increased open space of 55% of the entire PUD is in
conformance with the Comprehensive Plan and more compatible with the Spring Valley area.
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62 NARRATIVE REPORT – December 2023
9.2. Land Use and Development Code: Article 6 – Planned Unit Development
The proposed land uses for the Spring Valley Ranch PUD are generally consistent with those
approved under the current “Zone Districts Text and Design Standards”. Like the current zoning, the
proposed PUD Plan allows for residential, retail, recreation, service, visitor accommodation, utilities,
and accessory uses. Where the current proposal differs is that the proposed uses include additional
provisions for public recreational facilities and amenities, Winter Recreation (including skiing) and
Passenger Tramways (i.e., ski lifts). The complete schedule of proposed permitted uses by right is
included in Section 6.2 of the PUD Guide in Appendix K.
9.2.1. Conformance with County Standards, Section 6-203.C.
Conform to the Comprehensive Plan.
Section 10 of this Narrative Report provides a full summary of the proposed PUD Plan’s
conformance with the Comprehensive Plan. The Comprehensive Plan designation for the
property is Residential Low Density, which prescribes a density of up to one (1) DU per 10 acres.
The approved and proposed density of the Spring Valley Ranch PUD is one (1) DU per 10.2 acres.
The low density of this property and the increased open space of 55% of the entire PUD is in
conformance with the Comprehensive Plan and more compatible with the Spring Valley area.
Is consistent with efficient development and the preservation of the character of the
development.
The amended PUD Plan offers more than double the amount of Open Space while also
incorporating significant public amenities. The resulting plan will have a much lighter footprint
on the land and less potential impact to adjacent properties.
Do not increase the density.
The proposed amendment does not increase in density, maintaining the 577 units that are
approved in the current PUD at a gross density of 1 DU per 10.2 acres.
Do not decrease the amount of dedicated Open Space.
The proposed amendment increases the amount of dedicated Open Space from 27% to at least
55% and incorporates the inclusion of public mountain bike and hiking trails.
Do not affect, in a substantially adverse manner, either the enjoyment of the land abutting upon
or across the road from the PUD or the public interest.
The proposed PUD Amendment represents land uses that are nearly identical to the approved
uses, although in a much more compact format with significantly increased Open Space. This
increase in Open Space represents a substantial reduction in potential impacts to adjacent
lands, particularly along the eastern (Homestead Estates), northern (USFS), and northwestern
(BLM) boundaries of the PUD where Open Space buffers and Wildlife Habitat Reserves have
been planned adjacent to all USFS lands and most BLM lands in the northern portion of the PUD.
The PUD is otherwise surrounded primarily by Residential Medium (RM) density properties, and
a smaller area of Residential Low (RL) density properties on the southeastern flank.
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63 NARRATIVE REPORT – December 2023
Do not change the use category of the PUD between residential, commercial, or industrial uses.
The proposed amended PUD does not change the use categories between residential,
commercial, or industrial uses. The complete schedule of proposed permitted uses by right is
included in Section 6.2 of the PUD Guide in Appendix K.
Will not be granted solely to confer a special benefit upon any person.
The proposed PUD amendment will not be granted solely to confer a special benefit upon any
person, rather the proposed amendment will benefit all future residents, employees, the public,
and the residents of the greater Spring Valley area.
Shall not affect the rights of the residents, occupants, and owners of the PUD to maintain and
enforce those provisions at law or in equity.
The proposed amendment will not affect the rights of the residents, occupants, and owners of
the PUD to maintain and enforce those provisions at law or in equity. The Spring Valley Ranch
PUD has been well-organized to be financed, constructed, operated, and maintained by several
Special Districts and one Association, in concert with the approved and recorded Covenants,
Conditions and Restrictions, and special district Service Plans.
9.2.2. Development Standards, Section 6-401
Permitted Uses
The proposed permitted uses within the PUD are all uses that are either permitted in the
underlying zone district or are in general conformance with the Comprehensive Plan. The
complete schedule of proposed permitted uses by right is included in Section 6.2 of the PUD
Guide in Appendix K.
Off-Street Parking
The PUD will provide parking areas adequate in terms of location, area, circulation, safety,
convenience, separation, and screening. The proposed parking standards are included in Section
7.4 of the PUD Guide in Appendix K.
Density
The density of nonresidential development in the PUD is comparable to the currently approved
PUD Plan and does not exceed the level that can be adequately served by public facilities. The
residential density is calculated as follows: 5908.43 acres/ 577 dwelling units = one (1) DU per
10.24 acres.
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64 NARRATIVE REPORT – December 2023
Housing Types
The proposed PUD Plan provides a diversity of housing types and lot sizes, as evidenced by the
PUD Guide in Appendix K. The proposed PUD Plan also complies with Article 8 of the LUDC in
the provision of 13% deed-restricted housing units. Section 7.7 of this Narrative provides a
detailed summary of the proposed Community Housing Program.
Transportation and Circulation System
A comprehensive, safe and convenient circulation system has been provided for in the PUD Plan
for emergency vehicles, personal vehicles, pedestrian trails and walkways, and bicycle access.
Recreational Amenities
The proposed PUD Plan offers a wide range of recreational amenities including golf, sport
courts, mountain bike trails, winter recreation facilities, and pedestrian trails and paths. A
minimum of 700 acres will be accessible to the public, including a trailhead and trails system.
Building Height
Building height will not exceed 40 feet within the PUD. Section 7.1 of the PUD Guide (Appendix
K) describes requirements for building height dimensions within each Zone District of the PUD.
The proposed heights will not result in any unreasonable adverse effect on adjacent sites or
other areas in the immediate vicinity in regard to shadows, loss of air circulation, or loss of view.
Lots
Minimum Lot Size, minimum setbacks, and the maximum Lot Coverage limitations are included
in Zone District Dimensional Standards in Section 7.1 of the PUD Guide (Appendix K). Each
residential lot will have an acceptable building site established at the time of final plat.
Phasing
Section 6.2 of this Narrative Report provides a summary of the Phasing Plan including quantities
of dwelling units and required off-site improvements. Each phase within the PUD will be
planned to relate to the existing surrounding and available facilities and services so that failure
to proceed to a subsequent phase will not have a substantially adverse impact on the prior and
future phases of the PUD or its surroundings.
9.3. Garfield County LUDC: Article 7 - Standards
9.3.1. Division 1: General Standards
Zone District Use Regulations
The property is currently zoned PUD, and this application seeks to amend the approved PUD
Plan.
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65 NARRATIVE REPORT – December 2023
Comprehensive Plan and Intergovernmental Agreements
The proposed Land Use Change demonstrates general conformance with the Garfield County
Comprehensive Plan as discussed in Section 10 of this Narrative Report and is not subject to any
Intergovernmental Agreements.
Compatibility
The proposed PUD Amendment is compatible with all surrounding land uses and is designated
as Low Density Residential. The nature, scale, and intensity of the proposed use are compatible
with adjacent land uses. No change in density is being proposed.
Source of Water
The project has a legal and adequate water supply as evidenced by the Legal Water Supply
Report in Appendix O, the Water Supply and Distribution Plan in Appendix P, and Schematic
Engineering Plans in Appendix L. The main water supply for the PUD is surface water diversions
from senior water rights from Landis Creek and existing and permitted wells and springs.
Central Water Distribution and Wastewater Systems
The PUD will include a central water distribution system that will be permitted by the Colorado
Department of Public Health & Environment and will be owned and operated by the Landis
Creek Metropolitan District. Wastewater treatment will be provided by the Spring Valley
Sanitation District.
Public Utilities
The PUD will be served by adequate public utilities as evidenced by will-serve letters located in
Appendix M. All public utilities will be located within rights-of-way or easements as required.
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
Schematic Engineering Plans in Appendix L, and the Traffic Impact Study in Appendix H.
Use of Land Subject To Natural Hazards
The Geologic Evaluation in Appendix N identified several geologic conditions that need to be
considered, including areas of potentially unstable slopes, debris flow/mudflow, and rockfall.
Other concerns related to geologic conditions include the more common regional issues of
subsidence and radiation. The report concluded that the geologic conditions identified will not
prevent development of the property for the intended uses, but appropriate mitigation may be
required at some locations.
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66 NARRATIVE REPORT – December 2023
Fire Protection
The proposed PUD will be provided with adequate fire protection facilities and services to be
administered an operated by the Landis Creek Metropolitan District. The detailed fire protection
requirements are included in Section 7.8 of the PUD Guide in Appendix K.
9.3.2. Division 2: Resource Protection Standards
Agricultural Lands
No land use changes are proposed that would adversely affect any adjacent agricultural lands.
Wildlife Habitat Areas
The proposed PUD Amendment allows for significant protections of wildlife habitat including the
establishment of 1100 acres of Wildlife Habitat Reserves and wildlife corridors. Setbacks from
Forest Service and BLM lands will also be implemented to create buffers for wildlife. Wildlife
impact mitigation strategies are detailed in Section 7.12.2 of this Narrative Report and in the
Impact Analysis in Appendix F.
Protection of Water Bodies
The proposed PUD Amendment provides for significant protection of bodies of water, including
existing wetlands, and setbacks from Landis Creek. These protections are discussed in detail in in
the Impact Analysis in Appendix F.
Drainage and Erosion
Drainage and erosion studies have been calculated based on a 100-year storm event. Drainage
and erosion control of the site is discussed in detail in the Existing Drainage and Flood Hazard
Report in Appendix I.
Environmental Quality
Environmental quality will be monitored and controlled by mitigation measures discussed in the
Impact Analysis in Appendix F.
Wildfire Hazards
This application includes an updated Wildlife Mitigation Report (Appendix Q), which specifically
analyzes the Conceptual Plan as related to fire behavior modeling and provides recommended
mitigation practices in the creation of a “Fire Adapted Community”. These updated mitigation
practices include defensible space for homes and common buildings, extended defensible space
easements, evacuation route enhancements, roadside thinning, riparian enhancement, and
annual mowing. It is intended that the recommended mitigation strategies will become a
component of an updated Master Declaration at the time of the first final plat.
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67 NARRATIVE REPORT – December 2023
Natural and Geologic Hazards
The Geologic Evaluation in Appendix N identified several geologic conditions that need to be
considered, including areas of potentially unstable slopes, debris flow/mudflow, and rockfall.
Other concerns related to geologic conditions include the more common regional issues of
subsidence and radiation. The report concluded that the geologic conditions identified will not
prevent development of the property for the intended uses, but appropriate mitigation may be
required at some locations.
Reclamation
Any disturbed areas of the site will be appropriately reclaimed, and necessary reclamation plans
will be included with Final Public Improvement Plans at the time of each final plat.
9.3.3. Division 3: Site Planning
Compatible Design
The proposed land use change will result in a design that is compatible with the existing
character of adjacent uses, including site organization, operational characteristics, buffering,
and material usage.
Off-Street Parking and Loading Standards
The proposed PUD amendment provides adequate parking and loading, including allowances for
off-street parking lots and front yard setbacks that will allow adequate driveway parking. These
standards are detailed in the Section 7.4 of the PUD Guide in Appendix K.
Landscaping Standards
The PUD Plan includes proposed Landscaping Standards in the Section 7.9 of the PUD Guide in
Appendix K.
Lighting Standards
Any lighting will comply with the Exterior Lighting Standards per Section 7.11 of the PUD Guide
in Appendix K.
Snow Storage Standards
Adequate snow storage will be provided in compliance with Article 7 standards of the LUDC.
Trail and Walkway Standards
Appropriate standards for trails and sidewalks have been provided in Section 7.5 of the PUD
Guide in Appendix K.
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68 NARRATIVE REPORT – December 2023
10. Relationship to Garfield County Comprehensive Plan
The Garfield County Comprehensive Plan includes general goals and policies that apply to all areas of the
County. Certain goals and policies that relate specifically to the proposed PUD Plan amendment are
addressed in this section. Selections from the Comprehensive Plan are displayed in green text; and
Applicant discussions and responses are displayed in black text.
10.1. Future Land Use
Future Land Use Map (Revision 13: 02-26-20)
The Future Land Use Map (FLUM) for the subject property has a designation of Residential Low (RL)
with a density range of 10+ Ac/Du. This designation prescribes up to 1 DU for every 10 acres. This
PUD Amendment is proposing a maximum of 577 dwelling units with a gross density of 1 DU per 10.2
acres and is therefore in conformance with the Residential Low density designation.
The description for the Residential Low (RL) future land use designation includes the following:
“Agricultural and related uses, ranching, low density residential and related uses as well as
home occupation uses that can be adequately buffered from adjacent incompatible uses. Other
uses may be considered where residential character is maintained and/or special conditions
warrant, such as underlying zoning, proximity to transportation routes and 3-Mile Areas of
Influence.”
The Comprehensive Plan prescribes Planned Unit Development (PUD) as one of the compatible Zone
Districts for the Residential Low designation. The property is currently zoned PUD, and this proposal
does not propose a change in Zone District. The proposed density of the Spring Valley PUD is 1 DU
per 10.2 acres. The low density of this property and the increased Open Space of a minimum of 55%
will allow for maintaining rural character of the Spring Valley area.
10.2. Growth in Unincorporated Communities
Where growth or the development of an expanded community is proposed in unincorporated
areas it should meet the following concepts and be developed in accordance with the following
strategies.
The proposed development is not located within the UGA of existing municipalities.
The PUD is not located within the urban growth area of existing municipalities.
The development is served with urban services by a special district.
The PUD will be serviced by the Spring Valley Sanitation District for wastewater treatment, and other
common infrastructure will be owned, operated, and maintained Landis Creek Metropolitan District.
A contract for police from county sheriff may need to be established.
Any necessary security services may be provided by the Landis Creek Metropolitan District.
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69 NARRATIVE REPORT – December 2023
Connecting county roads are upgraded at developer’s expense (or the county is compensated
through an impact fee or fee-in-lieu).
Various off-site public improvements are proposed for both County Road 114 and County Road 115.
These improvements are documented in the Development Agreement in Appendix G, in concert with
the road design standards in Section 7.2 of the PUD Guide in Appendix K.
Fiscal costs to the public will be considered in the review of new unincorporated communities.
A Fiscal Impact Analysis is provided in Appendix R of this application. The proposed dwelling units
and non-residential uses on the property will provide an increase in assessed value and associated
property tax revenues sufficient to fund any incremental increase in demand for County services.
Annual property tax revenues are estimated to generate an average of $15.2 million from 2025 to
2062. This amount includes an annual average of $3.4 million for Garfield County, $9.9 million for the
Roaring Fork RE-1 School District, and $860,785 for Colorado Mountain College.
Any internal commercial is primarily for the convenience of area residents (minimize competition
with existing communities).
All the proposed non-residential uses are intended for the use and convenience of residents of the
PUD, with the exception of a general store which will be open to the public to serve the surrounding
area with daily basic needs and goods.
Transit opportunities are provided.
There are no existing transit facilities or services near or adjacent the property, therefore it is not
possible to apply or compare the County’s transit goals and policies to this project.
Recreation and other public amenities are provided.
The proposed PUD Plan includes the provision of a minimum of 700 acres of Open Space that will be
available for public use and will include 15-20 miles or more of mountain bike and hiking trails and a
public trailhead with restrooms.
School sites may be required (these locations preferred over schools in rural areas).
The Spring Valley Ranch PUD is within the RE-1 School District. The school land dedication
requirement would be 11.37 acres based on the calculations of 542 single family units and 35
multifamily units. In accordance with Section 7-404 the LUDC, the project will be subject to a school
land dedication requirement or fee-in-lieu payment for the benefit of the Roaring Fork RE-1 School
District at the time of each Final Plat.
10.3. Growth Of New Major Residential Subdivisions
Where growth or the development of a new major subdivision is proposed in an unincorporated area
it should be consistent with the following concepts and be developed in accordance with the
following strategies:
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Recognize that major subdivisions may occur, but encourage them to be more self-sufficient with:
Safe, reliable access and transit opportunities.
The PUD will be served by safe and reliable transportation access routes. Various off-site public
improvements are proposed for both County Road 114 and County Road 115. These improvements
are documented in the Development Agreement in Appendix G, in concert with the road design
standards in Section 7.2 of the PUD Guide in Appendix K. There are no existing transit facilities or
services near or adjacent the property, therefore it is not possible to apply or compare the County’s
transit goals and policies to this project.
Construction or upgrade existing off-site connection county roads and intersections by the developer.
The Applicant has committed to various off-site public improvements for both County Road 114 and
County Road 115. These improvements are documented in the Development Agreement in Appendix
G, in concert with the road design standards in Section 7.2 of the PUD Guide in Appendix K.
Review of the fiscal costs vs. fiscal benefits to the public.
A Fiscal Impact Analysis is provided in Appendix R of this application. The proposed dwelling units
and non-residential uses on the property will provide an increase in assessed value and associated
property tax revenues sufficient to fund any incremental increase in demand for County services.
Annual property tax revenues are estimated to generate an average of $15.2 million from 2025 to
2062. This amount includes an annual average of $3.4 million for Garfield County, $9.9 million for the
Roaring Fork RE-1 School District, and $860,785 for Colorado Mountain College. All common facilities
will be owned and managed within the common interest community by the Landis Creek
Metropolitan District or by the Spring Valley Ranch Community Master Association, Inc. (the
“Association”). The Landis Creek Metropolitan District will generate property tax revenues for the
operation and maintenance of the project’s infrastructure including the water system, roads, parks,
Open Space, trailheads, and other common facilities, in accordance with their approved Service Plan.
The Association will assess membership dues to property owners within the PUD for the operation
and maintenance of any Association owned property or facilities. Additionally, a voluntary 1%
transfer assessment will be implemented providing funding for the operation, maintenance and
improvement of Open Space and trails, implementing the Wildfire Mitigation Report, implementing
the Wildlife Mitigation Plan, and may include funding for various community partnerships including
for community/affordable housing programs, schools and childhood education, and public trails
planning and construction. This voluntary transfer assessment is estimated to generate $850,000 in
the first year after the construction of Phase 1 homes, and by Year 11 is expected to generate over
$1.3 million in annual revenues. See the Fiscal Impact Analysis in Appendix R for the complete
estimate of transfer assessment revenues.
Internal roads to be maintained by a special district or HOA.
All internal roads will be operated and maintained by the Landis Creek Metropolitan District.
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Central water and sewer are provided through a special district (quasi-public, not private).
The PUD will include a central water distribution system that will be permitted by the Colorado
Department of Public Health & Environment and will be owned and operated by the Landis Creek
Metropolitan District. Central sewer services will be provided by the Spring Valley Sanitation District.
Public amenities, such as trails, open areas, parks, etc., that meet the needs of residents are included.
The proposed PUD Plan includes the provision of a minimum of 700 acres of Open Space that will be
available for public use and will include 15-20 miles or more of mountain bike and hiking trails and a
public trailhead with restrooms.
If outside of an UGA, should be served by transit and maintain the community character of
surrounding areas.
The proposed PUD Amendment will maintain the community character of the surrounding area
substantially more than the currently approved plan. The Future Land Use Map (FLUM) for the
subject property has a designation of Residential Low (RL) with a density range of 10+ Ac/Du. This
PUD Amendment is proposing a maximum of 577 dwelling units with a gross density of 1 DU per 10.2
acres and is therefore in conformance with the Residential Low designation. There are no existing
transit facilities or services near or adjacent the property, therefore it is not possible to apply or
compare the County’s transit goals and policies to this project.
10.4. 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.
“Within defined UGAs, the County Comprehensive Plan, land use code revisions, and individual
projects, should be generally consistent with local municipal land use plans and policies.”
“The county will continue to look for creative ways to address regional issues and support
projects within or adjacent to municipalities that transcend political boundaries, and those
projects that provide services for all county residents including those in unincorporated areas”.
The PUD is not located within a defined urban growth area; therefore it is not possible to apply or
compare the County’s UGA goals and policies to this project.
10.5. Housing
The housing goals and policies of the Comprehensive Plan generally apply to new residential
development.
“Ensure that current land use planning objectives promote affordable housing.”
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72 NARRATIVE REPORT – December 2023
“Encourage local governments to accommodate the majority of their workforce housing needs
and to contribute to improving regional jobs-to-workforce attainable housing imbalances.”
The proposed PUD amendment is subject to the 2013 LUDC (as amended), specifically Article 8 as it
relates to the provision of affordable housing. The LUDC requires that any project proposing 15 or
more lots or units located within Area 1 of the County (the southeastern portion of the County
encompassing the unincorporated areas near Carbondale and Glenwood Springs) must provide
affordable housing in an amount equal to 10% of the proposed lots or units. The project includes a
total of 577 dwelling units; therefore, this proposal includes the provision of fifty-eight (58) deed-
restricted Community Housing Units as required. These units will be subject to pricing and resident
qualification requirements in accordance with County regulations. In addition to the 58 units being
provided for County residents or workers, the Applicant is also proposing to include seventeen (17)
deed-restricted units that would be managed and controlled by the Developer for use as workforce
housing for employees within the Spring Valley Ranch PUD.
10.6. Transportation
Of great importance in the Comprehensive Plan is the ability of the County to maintain its road
system.
“Ensure that county roads are constructed and maintained on a safe, and fiscally sustainable
basis.”
The Applicant has committed to substantial off-site public improvements for both County Road 114
and County Road 115. These improvements are documented in the Development Agreement in
Appendix G, in concert with the road design standards in Section 7.2 of the PUD Guide in Appendix
K.
10.7. 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.
“The county recognizes that the tourism industry is an important part of the regional economy
and the county recognizes that the tourism industry is enhanced by: (1) open space and scenic
vistas; (2) public trails and other recreational opportunities; (3) public access to public lands; (4)
a healthy environment and habitats for hunting and fishing; (5) green belts and open area
between communities; (6) clean air and water; and, (7) local foods and local produce.”
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As discussed in Section 7.13 of this Narrative Report and demonstrated in the Fiscal Impacts Analysis
in Appendix R, the PUD will be well-financed and will contribute significantly to Garfield County’s
economy through property tax revenues, impact fees, and a voluntary transfer assessment. The
project will also have indirect beneficial financial impacts to local towns and businesses, and will
create long-term local opportunities for construction, design, legal, property management, real
estate, and other professions.
10.8. Recreation, Open Space and Trails
The Comprehensive Plan recognizes the value of open lands, recreational opportunities, parks, and
trails. Access to these amenities contributes to quality of life and is important to County residents
and the tourism sector of the local economy.
“Where appropriate, new residential development should provide recreation opportunities for
residents that are appropriate to the density and type of development or that contributes land
and/or funding to county-wide trail and recreation system. Large developments should provide
recreational/transportation facilities internal to the development and connections to external
recreational/transportation facilities as appropriate.”
The proposed PUD Amendment includes the provision for increased recreational opportunities
including parks, Open Space, and trails. A minimum of 55% of the PUD will be maintained as Open
Space with walking and mountain bike trails. The proposed PUD Plan includes the provision of a
minimum of 700 acres of Open Space that will be available for public use and will include 15-20 miles
or more of mountain bike and hiking trails and a public trailhead with restrooms.
10.9. Agriculture
Through the Comprehensive Plan, the County values the preservation of agricultural lands, rural
character, and agricultural heritage.
“Ensure that current land use planning objectives protect, support and strengthen both new and
existing agricultural uses”.
Spring Valley Ranch values the importance of preserving the natural state and character of the land
by preserving the most publicly visible portions of the PUD as Open Space. The PUD will be preserving
the Hopkins homestead and maintaining most of Spring Valley Ranch’s current agricultural lands as
Open Space. The proposed PUD Plan provides a minimum of 55% open space for the entirety of the
PUD, thereby preserving rural heritage.
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74 NARRATIVE REPORT – December 2023
10.10. 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.
“Development located adjacent to municipalities or water and sanitation districts with available
capacity in their central water/sewer systems will be prioritized and required to tie into these
systems where feasible.”
The PUD will include a central water distribution system that will be permitted by the Colorado
Department of Public Health & Environment and will be owned and operated by the Landis Creek
Metropolitan District. Central sewer services will be provided by the Spring Valley Sanitation District.
10.11. 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.
“Encourage the protection and preservation of critical wildlife habitat.”
“Work cooperatively with involved agencies to ensure natural resources are protected and
preserved.”
The proposed PUD Plan reflects recommendations from Colorado Parks and Wildlife (CPW) for two
(2) designated Wildlife Habitat Reserves consisting of 1100 total acres. The PUD Plan Map (Appendix
J) designates 587 acres of the preserved Open Space in the northwest portion of the property and
513 acres of preserved Open Space in the southwest portion of the property as Wildlife Habitat
Reserves. The two reserves are located in Planning Areas A, B, G and H. The proposed PUD Plan has
also greatly expanded the Open Space to include a minimum of 55% (3249 acres). Consistent with the
current Master Declaration of Covenants, Conditions and Restrictions (recorded at Reception No.
793245), the developer will establish a Wildlife & Wildfire Trust which will be funded by a minimum
of two-tenths of one percent (0.2%) of the voluntary transfer assessment (which is further discussed
in Section 7.13 of this Narrative Report).
Drainage plans will be 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
Spring Valley Ranch PUD
75 NARRATIVE REPORT – December 2023
under the authority of a Colorado Department of Public Health & Environment (CDPHE) discharge
permit and associated Stormwater Management Plan.
10.12. 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.
“Support the legal rights and privileges of surface and mineral owners to extract and develop
their interests as well as the legal rights and privileges of private property owners and the
general public to have the mineral estate developed in a reasonable manner and to have
adverse impacts mitigated.”
“Mineral resource extraction activities will protect critical wildlife habitat as identified by state
and federal agencies and preserve or mitigate natural drainage patterns from the impacts of
extraction activities.”
This PUD Amendment does not propose any mineral extraction activities, and therefore it is not
possible to apply or compare the County’s Mineral Extraction goals and policies to this project.
10.13. Renewable Energy
The Comprehensive Plan promotes the development of renewable energy sources in appropriate
locations throughout the County, and the County has ensured that regulations for such land uses are
not overly burdensome. The Comprehensive Plan also acknowledges the potential of alternative
energy production for further economic diversification.
“Promote and encourage the development of renewable energy resources within the county.”
This PUD Amendment creates specific allowances for renewable energy production at an appropriate
scale. The PUD Guide (Appendix K) allows for the use of Accessory, Small, and Large Solar Energy
Systems as well as Small Wind Energy Systems. Accessory Solar Energy Systems are those rated less
than 15 kilowatts, Small Solar Energy Systems are those rated 15 to 500 kilowatts and Large Solar
Energy Systems rated at greater than 500 kilowatts.
END