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HomeMy WebLinkAboutSection 2 Intro Background LodgingSECTION 2 Application Background, Narrative and Supportive Information Introduction and Background Location Map Site Plan Town of Carbondale Comp Plan — Future Annexation and Periphery Land Use Relevant Pictures of Site GIANINETTI SPRING CREEK GUEST RANCH LODGING FACILITY SECTION 2 - INTRODUCTORY INFORMATION AND BACKGROUND Parcel #'s: 2393-342-00-028 Zoning: Rural "R" Application Date: January 2018 TYPE OF APPLICATION: The Gianinetti Family Limited Partnership (Family) hereby submits an application for the Gianinetti Spring Creek Guest Ranch Lodging Facility for property located at the northeast corner of Carbondale adjacent to the Country Inn and portions of The Cowen Drive. The property is 83 acres+/- in size and has been part of the Gianinetti family holdings since the late 1920's. This application is being submitted in coordination with another Land -use Application for an Event Center/Meeting Facility Please note: Both applications will have a description and background information of the Overall Activities for this property — essentially a Concept Plan or a Master Plan for the property's future. The applications will include some common technical documents and analyses. However, an analysis of land -use issues and approval criteria (Section 4 of each application) will be different for each of these applications so that they can be processed independently if necessary. This approach was suggested by the Department of Community Development for ease of processing and in order to allow the owner to receive an independent review for one application in case some development/technical issues required more analysis for the other. We are submitting all application materials identified in Section 5-401 and Table 5-401 of the Garfield County Land Use and Development Code (LUDC) and noted in the Preapplication conference. A waiver submittal request per Section 4- 202 (Waiver of Standards) is included for certain items and noted at the end of this section. • Application forms and fees 1 • Vicinity Map • Site plan • Existing Conditions Map • Narrative Request and Related Information • Title Commitment and Proof of Ownership • Names and addresses of Property Owners within 200 ft. • Mineral Rights Comments as appropriate • Copies of Assessor's Mapping showing adjacent properties • Letter authorizing Representative • Copy of Preapplication Summary • Information from Town of Carbondale Comprehensive Plan and Garfield County Comprehensive plan • Information demonstrating Compliance with Article 7, Divisions 1 -3 as applicable. • Technical Reports o Topographic Map o Water Supply Plan o Wastewater Management Plan o Floodplain Information (in Engineering Report) • Miscellaneous o Will serve Letters o Waiver Requests o Photos of property I. INTRODUCTION AND BACKGROUND The Gianinettis own a parcel approximately 83 acres in size along the northeast portion of the Town of Carbondale's boundary. The parcel is bounded by the CDOT SH 82 right-of-way and a private parcel owned by the Town to the north; and by the Country Inn and some residential properties along Cowen Drive (a road under Town of Carbondale Jurisdiction) along the west boundary. A location map and a Site Vicinity map are attached. Access to the site is a private driveway which comes off Cowen Drive along its eastern right-of-way boundary (see Site Plan in Section 3 — Technical Documents. This parcel has been used in an agricultural manner by the Family since the late 1920's. The Gianinetti holdings were much larger until recent times. In addition to this 83 -acre parcel, they owned a good portion of the northern area of the Town of Carbondale including Roaring Fork Village - which includes multifamily and single-family areas north of the Rio Grande Right-of-way, plus the commercial area where Alpine Bank and Mason and Morse are presently located. Their former holdings extended to and included a vacant 2.6 -acre parcel which lies to the west of State Highway 133 and south of the Red Rock Diner. 2 The subject property is used as an agricultural property with some livestock, irrigated fields, miscellaneous agricultural equipment and structures on this property. There is also a family "Pavilion/Gazebo" approximately 1,500 SF in size. This family Pavilion has been the site of the number of family-oriented barbecues that have been held over the last 10 years. The Family has also hosted small celebrations for other community families and as has sponsored some fundraising events for community and areawide organizations. The goal of these two applications (The Event Center and Guest Ranch/Lodging Facility) are: 1) legitimize and receive proper permits for the Community Event/Meeting area that they have been using for the last 10 years; 2) set up a long-term income source for the family by constructing a small Guest Ranch/Lodging facility. This will include the eventual construction of small guest cabins with a maxim of 12 bedrooms. These guest cabins will be a mix of 1 -bedroom and 2 -bedroom units and will range in size from approximately 400 ft.2 to 700 ft.2 in size. There are numerous options for the Cabin layout mix. The two most logical are included on the attached spreadsheet. While the future income potential is of course important to the existing three generations of the Gianinetti Family, the Family also would like to preserve the agricultural and rural atmosphere that is adjacent to the Town, the Roaring Fork River and neighboring agricultural properties. Simply put, they are in the process of putting together a business plan and economic structure, so the family can afford to keep the property in its agricultural/rural setting and land -use for the foreseeable future. Surrounding Zoning North: CDOT ROW (SH 82) and "R" Rural West: PUD — Accommodations (Town of Carbondale) PUD — Entertainment/Residential (Town) Residential//Low Density (Town) South: Rural "R" East Rural "R" Surrounding Land Use North: River, dry streambank, SH 82 West: Open Space/Hillside (Town) Hotel — Country Inn Single -Family Residential/5 Townhomes 3 South: Rural residential (one house) and Open Space (Town — Delaney Park) East: Agricultural SITE DESCRIPTION The site is approximately 83 acres in size and is located off of Cowen Drive and directly east of the Country Inn at the entryway to the Town of Carbondale from State Highway 82/State Highway 133. The majority of the property is flat though the property line does extend to near the top of the hillside along the West and Southwest aspects of the property. Approximately 2.5 acres of land lie in the Roaring Fork River and just to the north of the river adjacent to the SH 82 right- of-way. Some creeks/ditches proceed through the property from the east and south to the Northwest. There are two agricultural ponds. Some agricultural equipment and agricultural buildings are spread throughout the north central portions of the property. There is also a Pavilion which was previously described as where certain Events and gatherings are held. A new agricultural barn has been built on the southern portion of the property. Appropriate permits were obtained for the new barn. The Roaring Fork River transects the northern portion of the property. The property is impacted by the Roaring Fork River and Floodplain. The Floodplain Boundaries and Jurisdictional wetlands have been mapped and verified. Mapping and appropriate documentation is included in the technical documents section of the application. Approximately 40 acres are currently used as irrigated hay fields. Vegetation is spread throughout the property and depends on the location. Vegetation includes willows, cottonwoods, forage crops, native grasses, spruce, pinion trees as well as oak brush on the hillsides. The Lyons Ditch proceeds through the property and has characteristics of a stream in this area. The Gianinetti Family is the only shareholder/beneficiary of the ditch. The remnants of the Weaver Leonhardy ditch also enters the property at the southwestern portion of the site. This portion of the Weaver Leonardy Ditch is tailwater and an adjudicated portion of the Gianinetti Family Holdings. There are no downstream users below this property for either the Lyons or the Weaver Leonhardy ditches. An existing conditions map/survey is attached. DEVELOPMENT GOALS 4 CGarfield County Garfield County Land Explorer Garfield County, Colorado kin 41/4 1 imp ■ g 239323400131 239327400025 239326300002 239334100345 =.M �iZra lob. ��.i1 Jim.=��r� X111=E611,1 ve'� •�.\�:s,i=.l• am-Io__l �. 1 ! .Y Itis �--i�n .1al [I!. i',rix's� ■1. ...�1, �.j� tr'I .7,"A nGIC:EiCiCI ✓� P. II. + Ilt:�V11 II IIII tab.. '=^ iJ MLI'- 4r... w� 71111-11117_ .. ' 1!i1lil 11•rCi! i. �� 4■ i■i ll�c ; li 8171 F1111I,. e..M 5 ;��-- ®1E . r" ai- i 1117[. 1:11 %.11,14110111 NC' Ila ar %.11,1411■i 1l . '1u; N. &L11 9 111 ■ 1171 i 41111 =111 , 31r, .r0111 mum Iii: :111, lIIL1_11 CI■;! 1111 ��■1�1111� 111::13 iil�ot SII :: 7tI i ��Li$DI ■ornrl Y " i7+1 NIELIMU 239334400022 CLE'■� ` 44... b IPPMI 235335300048 239335400056 Garfield County Land Explorer Printed by Web User 1 inch = 1,505 feet 1 inch = 0.28 miles 0.2 0.4 0.8 Miles Garfield County Garfield County Colorado www.garfield-county.com Colorado Disclaimer This is a compilation of records as they appear in the Garfield County Offices affecting the area shown. This drawing is to be used only for reference purposes and the County is not responsible for any inaccuracies herein contained. © Copyright Garfield County, Colorado 1 All Rights Reserved Printed: 3/3/2017 at 3:29:26 PM There are many facets to the development goals for this property, and these will be broken out by category below. The overarching goal is to provide a steady income stream for the Gianinetti Family to enable them to own the property for future generations while keeping the property in a rural/rustic setting that is compatible with its location and surrounding area. Their intention is also to have the property continue to be a Community Asset; meet County Development Standards; and the intent of the County and Town of Carbondale Comprehensive Plans in an environmentally responsible manner while preserving the natural amenities of the property. Gianinetti Family Goals • Provide a long-term income stream for the Family • Preserve the property as a focal point of Family Gatherings • Retain the family Agricultural and rural heritage Community Meeting/Event Center • Provide a center for Community Meetings and Events in a natural setting • Provide a venue for individual and family celebrations (e.g. Birthday parties and weddings) • Provide a venue for small fundraising efforts for Community Organizations • Legitimize the Community Meeting/events that a been held intermittently over the last 10 years. Guest Ranch/Lodqinq Facility • Provide small/appropriately sized short-term lodging in a rural setting • To have lodging availability where events are held • Provide alternative lodging for anglers who utilize the property through the Rocky Mountain Anglers Club Development Goals • Provide a venue that meets all County Development Standards • Maintain the Roaring Fork River in his natural setting • Preserve wetlands and not develop within the Hundred Year Floodway • Maintain the agricultural and rural setting that the family has nurtured for over 100 years DEVELOPMENT OVERVIEW Below is an overview which briefly summarizes all the uses proposed for the property as a whole and encompassing both land -use applications. The purpose of this overview is so that staff, each commission/board or review agency is aware of the entire scope of development for the property. The Technical Documents included in Section 3 pertain to the entire Development Plan. Section 4 will demonstrate how the Lodging Facility meets County Development 5 Standards. The details of the development review and compliance with county standards for the Event Center/Meeting Facility component of the Guest Ranch will be described in more detail on the companion application submitted for Gianinetti Spring Creek Ranch (Event Center/Meeting Facility). Site Plan Attached Community Event/Meetings • Capacity for events. Maximum size will be 200 people, with the majority of events accommodating Fewer than 100 people. • Time Frame. Event season generally May through October. Estimated 1X per week. Some events may extend into Member, depending on the extent of Indian Summer • Max # Per year. 30 • Facilities. ■ Existing Pavilion/gazebo. Approximately 1500 ft.2 in size. ■ Proposed: Community Event Barn — 80' x 60'. Approximately 4800 ft.2 in size. Restrooms, storage area and offices included. • Water. New well to be drilled and utilized. Well to serve lodging cabins and events. Treatment — none planned unless water quality tests direct chlorination. • Wastewater. Community Events and all cabins to utilize OWTS. Please see Engineering Report and water, wastewater and utility plans in Section 3 of application. 2 mounded seepage beds/Soil Treatment Areas to be constructed in compliance with County and Federal floodplain Regulations. County OWTS permit application will be made prior to any construction. • Hours of Operation. All events will be closed down at dark. 6 N:\PROJECTS\2012\12021-Gianinetti Carbondale Parcel\dwg\12021-C Base (m).dwg 2/15/2018 9:26 AM S. Edge of Water 04Mar201 7 i EXISTING ELECTRIC HOOKUP BOXES Approx. 100Yr Flood Way FEMA FLOOD PLAIN ELEVATION OVERHEAD ELECTRIC pN POWER POLE \ (TYP) WETLAND / / EX.X. EVENT CENTER GRASS PARKING AREA (85 - 9.5 X 19' SPACES) / v \N27° 521041W 181.91' of Fence C/L Swale ence / / 1"• / / / / / O Existing Volleyball Field Fence / 0 TH I x \/2 ence 111 1 i I \\ / // y�, // 1 � / \tel / / \ / / / zc.,,, Gate / _—_/ / 7 N38° 35 081'E 117.74' / 12+50 04Mar2017 A 50 EX. GRAVEL ACCESS ° Unimproved Tr / I f//\ ,ss :______i y7 i —x CC O CO 7- I - x r / \o / L=176.30, R=480.00 Chord N22° 41' 17 TW Ch Length175.31 A=21°02'39" S77° 44' 52'W 113.40' APPROX 100 YR FLOOD PLAIN Gate Gate NOTES: Vicinity Map 1°=2000' OH OH LEGEND 100 -YR 100 -YR x x EXISTING OVERHEAD ELECTRIC EXISTING WETLAND BOUNDARY FEMA FLOOD PLAIN ELEVATION EXISTING FENCE EDGE OF GRAVEL DRIVE BOUNDARY LINE APPROXIMATE LIMITS OF 100 YEAR FLOODWAY (PER FEMA) APPROXIMATE LIMITS OF 100 YEAR FLOODPLAIN (PER FEMA) EXISTING DRIVEWAY NEW GRAVEL DRIVEWAY ALL APPROPRIATE UTILITIES SHALL BE CONTACTED PRIOR TO ANY EXCAVATION ALL DEMOLITION AND CONSTRUCTION SHALL MEET OR EXCEED THE CURRENT CONSTRUCTION AND DESIGN STANDARDS ESTABLISHED BY THE COUNTY AND BE SUBJECT TO OBSERVATION BY THE COUNTY AND THE PROJECT ENGINEER. ALL UNSPECIFIED FILL AREAS AS SHOWN ON THE SITE PLAN REQUIRE 90% MINIMUM COMPACTION TO MAXIMUM COMPACTED STANDARD PROCTOR DENSITY. ALL CONSTRUCTION SHALL MEET THE REQUIREMENTS OF THE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (OSHA). GRADING SHALL BE SLOPED TO ENSURE DRAINAGE AWAY FROM ALL STRUCTURES IN ALL DIRECTIONS. <c*6'` ALL NEW BUILDING FINISHED FLOOR ELEVATIONS SHALL BE PLACED AT LEAST ONE FOOT (1') ABOVE THE 100 YEAR FLOOD ELEVATION AS ESTABLISH BY FEMA. STORM WATER DETENTION WILL NOT BE NECESSARY DUE TO THE SITES NATURAL DRAINAGE AND ITS LOCATION ADJACENT AND WITHIN THE ROARING FOR RIVER FLOOD PLAIN. PROJECT DISTURBANCE IS ESTIMATED AT 0.7± ACRES. DISTURBED AREAS SHALL BE REVEGETATED WITH LAWN AND/OR REGIONAL e5 PASTURE GRASSES, AS DESIRED. �* ALL EXISTING AND NEW DRIVEWAY ACCESSES TO CABINS AND EVENT CENTER SHALL BE COMPLETED WITH A 20 FT WIDE GRAVELED SURFACE, APPROX 100 YR FLOOD PLAIN EROSION AND POLLUTION CONTROL DEVICES SHALL BE PROVIDED AS NECESSARY AROUND ALL CONSTRUCTION AREAS AND EXCAVATIONS.THE ROARING FORK WETLAND BOUNDARY FLAGGED IN FIELD BY CLAFFEY ECOLOGICAL CONSULTANTS, INC. ON JUNE 20, 2017. THE NORTHERN PORTION OF THE PROPERTY LIES WITHIN THE ROARING FORK RIVER FLOOD PLAN AREA AS DESIGNATED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) FLOOD PLAIN STUDY. THE ROARING FORK RIVER FLOOD PLAIN DEPICTED ON THE LATEST FLOOD INSURANCE RATE MAP (FIRM) PANEL NUMBERS 0802051856B AND 1857B (COPIES OF EFFECTED AREA ATTACHED) ARE GRAPHICALLY REFERENCED ON THESE DRAWINGS. (0130Civil Engineering Surveying et & Beyond CP 1/, e d Inc. 923 Cooper Avenue Suite 201 Glenwood Springs, CO 81601 tele: 970.945.5252 fax: 970.384.2833 Engineer or Surveyor Seal RELII0 tiSiRv % _/ Client Information: GIANINETTI FAMILY PARTNERSHIP 592 COWEN DR CARBONDALE, CO 81623 000.000.0000 NORTH v. 0 50' 100' = 50' Scale: 1" 810 ___ r Know what's below. CaII before you dig. CARBONDALE, CO Gianinetti Spring Creek Guest Ranch GIANINETTI SPRING CREEK GUEST RANCH By Revision 0 z T M V LCA CO I` oo a) PROJECT NO. • Sheet 12021 FILE NAME: Designer: c base (m).dwg Cm Drafter: APL Date: 2/14/18 • Noise Levels. Decibel tests have not been made at this time based on historical use — no complaints issued over 10 -year period. If necessary, any music — whether acoustic or amplified — can be moved into the Event Barn. Lodging • Combination of 1 and 2 bedroom cabins — with a maximum of 12 bedrooms total. • Cabins to meet all County Building codes/IRC etc. • Construction — Intended to be stick built. • Phasing. Unknown at this time. Full development to and occur over time, probably between 2 and 5 years. • Lodging available entire year. Option 1 Option 2 OPTIONS FOR # AND TYPE OF GUEST CABINS # 2BR Unit # bedrooi # 1 BR unit # bedroon Total # bedrooms 4 8 4 4 3 6 6 6 12 12 7 II. COMPLIANCE WITH COMPREHENSIVE PLAN AND ZONING Proposed development plans comply with the Garfield County Comprehensive Plan 2030 and the Town of Carbondale Comprehensive Plan 2013. We believe more emphasis should be given to Carbondale's Comprehensive plan as the subject property is contiguous to the Town's Municipal Boundaries. The property was originally zoned Agricultural/Residential/Rural Density (A/R/RD) upon adoption of the County's Original Zoning Resolution in the early 1970s. The property has been used as part of the Gianinetti Family Ranch since well before the adoption of any County Zoning. The Gianinettis have been using the property occasionally for Community Meeting/Events for the last 10 years. County Comprehensive Plan Land Use Designation: Res Low Density (10+ acres per dwelling unit) Comprehensive Plan Description: Agricultural and related uses as well as home occupations that can be adequately buffered from adjacent incompatible uses. See Graphic Below LAND U E DESIGNATION DESCRIPTION COMPATIBLE ZONING Residential Low (RL) Agricultural and related uses as well as home Occupation uses that can be adequately buffered from adjacent incompatible uses. Rural (R) Planned Unit Development (PUD Density of residential' uses: 1 du per 10 acres Example: Town Comprehensive Plan Land Use Designation: River Corridor and Floodplain Conservation Area and Priority Agricultural Land 8 Comment: The area outside of the Municipal Boundaries but within 2 miles of the Town Limits carries one of five future land -use designations. These designations are: • Phase 1 Potential Annexation: Infill Areas • Phase 2 Potential Annexation: Infill Areas • Phase 3 Potential Annexation: Conservation Development • River Corridor and Floodplain Conservation Areas • Priority Agricultural Lands Specific properties or areas designated for annexation into the Town are noted as being located in Phase 1-3. These are shown on the attached Town Future Land Use - Periphery Annexation Designation Map. The Gianinetti property is not designated for annexation. This is because of its River Corridor and floodplain characteristics in addition to its identification as a priority Agricultural parcel. The Town comprehensive plan states that... "the River Corridor Conservation areas have public value as wildlife habitat, water quality protection areas and for River recreation. Future annexation/development should set aside the River Corridor as public open space. The Town should also work with land conservation entities to protect the River Corridor while allowing low - impact recreation including trails and other naturalized enhancements" Under the Priority Agricultural Land discussion in the Town Comprehensive Plan, the plan notes that Ag Land serves multiple purposes for the community such as a land base for food production, geographically defining the edge of town and notes that agricultural operators are a important component of Carbondale's economy, culture and heritage. The plan states that.. " the town should work with landowners land conservation entities to keep the agricultural operations and land base intact". Conclusion: A Community Meeting/Event Center and a Small Guest Ranch meet the stated Vision, Goals and Strategies of the Carbondale Comprehensive Plan (as well as the County Comprehensive Plan 2030). Insert Town Periphery/Future Annexation Map Meetings with Town of Carbondale Representatives of the Gianinetti family, Ernie Gianinetti and the Town have met together previously to discuss general plans for the property. This included discussions of the overall development plan concepts and the possibility of Annexation. It was made clear to the Family that town utilities would not be available unless they chose to Annex the property to the town. As noted previously, much of the Gianinetti Family holdings were annexed to the town for 9 the purposes of urban style development. However, they wish to preserve the last undeveloped acreage in a rural/agricultural setting and have decided not to pursue annexation into the town. They acknowledge that they need to provide an adequate water and wastewater system designed by a Professional Engineer license in the State of Colorado. An Engineering Report and a Water and Wastewater Plan and details are included in Section 3 — Technical Documents section of the LUCP application 10 CARBONDALZ 5:€61% COMPREHENSIVE PIAN Town Periphery Future Land Use Designations ▪ Phase 1 Potential Annexation: Infill Areas ▪ Phase 2 Potential Annexation: Infill Areas Phase 3 Potential Annexation: Conservation Development 7/' River Corridor and Floodplain Conservation Areas Priority Agricultural Lands 0.5 525 0 Miles 75 COMPLIANCE WITH ZONING DISTRICT Existing uses presently comply and any future use or development on the property will comply with all zone district criteria of the Rural "R" Zone District, including all dimensional requirements enumerated in Table 3 — 201 of the LUDC. Discussion Given the large size and present and proposed use of the property, setbacks and open space requirements do not come into play related do any proposed development. For example, the setback on the Western boundary of the property (front) is 25 feet from a local Road. No structure will be within 330 feet of this boundary. Required open space is well below what is being provided. The residential lodging units will be within the 25 -foot height restriction and there will be no problem with the agricultural/Community Meeting facilities — which have a 40 -foot height limit. 11 111. MISCELLANEOUS INFORMATION SUMMARY Roads. Access will be obtained from Cowen Drive, a street owned by the town of Carbondale. The access will be classified as a Semi Primitive, private driveway (see Engineering Report in Section 3). It will not be a dedicated right-of- way — to either Garfield County or the Town. Basic Traffic Study included as part of the Engineering Report. A driveway access permit will be obtained from the Town if required. Proposed Utilities/Infrastructure. The only utility that presently serves the property is electricity. Propane will be utilized as opposed to natural gas. An electric overhead line will be undergrounded for a portion of the run through the development portion of the property. The project will be developed with a private water system and an OWTS sized for all Community Events/Meetings as well as the guest cabins. The owner has a significant water rights portfolio but will be making an application for an allotment to the Basalt Water Conservancy District. Engineering information and a formal Engineer's Report is included in Section 3 of the application. Constraints to Development. Due to its location adjacent to Roaring Fork River, there are constraints related to high groundwater, floodplain development and wetlands. The OWTS has been engineered for the depth to groundwater situation and the leachfield will be raised above the 100 -year floodplain. The 100 - year floodplain has been verified and all development will be in accordance with County Regulations. A Wetlands Inventory was taken of the subject property in 2017. They are currently being verified by the Army Corps of Engineers. Waivers. There is a request for a waiver from driveway/road width for a semi - primitive driveway as noted in as noted in Table 7 — 107. Please consider this a formal request for a Waiver of Development Standards per section 4-202 of the Garfield County LUDC. Justification for the Waivers The applicant is of the opinion that the criteria for waiving submittal criteria via Section 4-118.0 of the County Land Use Code have been met. Below is a point - by -point response to the review criteria (Note: responses are in italics). C. Review Criteria. A waiver request shall be considered based on the following criteria: 1. It achieves the intent of the subject standard to the same or better degree than the subject standard; and 12 Response: The proposed design achieves the same standard as contained in the code. Driveway width will be 20 feet throughout the access approach from the Town Road (Cowen Drive) down to the Bottomland itself and the area to be utilized by the guest cabins and Event area. The drive itself will be 2 — 10 - foot lanes. This is equivalent to the criterion of an 8 -foot lane width with two 2 - foot shoulder. The real difference in this case is the fact that an area for a borrow ditch(s) will not be provided. The ditch would be very difficult to accommodate on the downward portion of the access road adjacent to the hillside along the West. It could be accomplished by a road cut and retaining wall. However, this is a private driveway and the Carbondale Fire Department as indicated that adequate emergency access is provided by the plan. (IFC requirements are for a 20 -foot -wide access area). Please note that the 20 -foot width for the private drive will be maintained along the bottomland Event/cabin area itself. In this area, the design could accommodate the additional with, but we think this is counterproductive in an area adjacent to the Roaring Fork River and associated floodplain and bottom -land. 2. It imposes no greater impact adjacent properties that would occur through compliance with the specific requirements of this code. Response: This criterion is met. The access drive to the Gianinetti Spring Creek Ranch does not service any other property. 13 GIANNETTI SPRING CREEK RANCH Pictures of Site „surly ruuiily Pavilion vent Parking Area View towards Southwest- access drive