HomeMy WebLinkAbout1.00 Narrative Report
Spring Valley Ranch
Rezoning & PUD Revocation
Narrative Report
January 2026
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
970.379.4155
www.landwestcolorado.com
Spring Valley Ranch
2 NARRATIVE REPORT – JANUARY 2026
TABLE OF CONTENTS
1. LIST OF APPENDICES ............................................................................................................ 3
2. TEAM DIRECTORY ................................................................................................................ 4
3. OVERVIEW ........................................................................................................................... 5
3.1. SUMMARY OF REZONING.............................................................................................................................. 5
4. EXISTING CONDITIONS ........................................................................................................ 6
4.1. LOCATION & PARCEL COMPOSITION................................................................................................................ 6
4.1. EXISTING CONDITIONS & USE ........................................................................................................................ 8
4.2. PROPERTY ACCESS ...................................................................................................................................... 8
4.3. PROPERTY CHARACTERISTICS ....................................................................................................................... 12
4.4. RECENT PROPERTY IMPROVEMENTS .............................................................................................................. 17
4.4.1. Hopkins Reservoir ........................................................................................................................ 17
4.4.2. Entrance Road Construction......................................................................................................... 17
5. SUMMARY OF PREVIOUSLY APPROVED PUD .................................................................... 18
5.1. PRIOR PRELIMINARY PLAN AND PUD APPROVALS............................................................................................. 18
6. PROPOSED REZONING ....................................................................................................... 21
6.1. REZONING REQUESTED .............................................................................................................................. 21
6.2. REZONING JUSTIFICATION REPORT/ REVIEW CRITERIA ....................................................................................... 22
7. PUD REVOCATIONS ........................................................................................................... 24
7.1. REQUEST TO REVOKE PRIOR PUD APPROVALS ................................................................................................. 24
8. ABANDONMENT OF MASTER DECLARATION OF CCRS ...................................................... 25
9. LANDIS CREEK METROPOLITAN DISTRICT NOS. 1 & 2........................................................ 25
10. RELATIONSHIP TO GARFIELD COUNTY COMPREHENSIVE PLAN ........................................ 26
10.1. FUTURE LAND USE.................................................................................................................................... 26
10.2. GROWTH IN UNINCORPORATED COMMUNITIES ................................................................................................ 26
10.3. URBAN GROWTH AREAS AND INTERGOVERNMENTAL COORDINATION .................................................................... 27
10.4. HOUSING ............................................................................................................................................... 27
10.5. TRANSPORTATION .................................................................................................................................... 28
10.6. ECONOMICS, EMPLOYMENT AND TOURISM ..................................................................................................... 28
10.7. RECREATION, OPEN SPACE AND TRAILS .......................................................................................................... 28
10.8. AGRICULTURE .......................................................................................................................................... 29
10.9. WATER AND SEWER SERVICES ..................................................................................................................... 29
10.10. NATURAL RESOURCES ................................................................................................................................ 29
10.11. MINERAL EXTRACTION ............................................................................................................................... 30
10.12. RENEWABLE ENERGY ................................................................................................................................. 30
Spring Valley Ranch
3 NARRATIVE REPORT – JANUARY 2026
1. LIST OF APPENDICES
A Application Form, Letter of Authorization, Statement of Authority
B Title Commitment
C Adjacent Property Owners & Mineral Owners
D Vicinity Map
E Legal Description
F 2010 PUD Zone District Map (Rec. No. 786990)
G 2010 PUD Zone Districts Text and Design Standards (Rec. No. 786992)
H 2017 Amended and Restated Development Agreement (Rec. No. 894969)
Spring Valley Ranch
4 NARRATIVE REPORT – JANUARY 2026
2. TEAM DIRECTORY
APPLICANT
Spring Valley Holdings, LLC
Contact: Daniel Goldberg
One Towne Square, Suite 1913
Southfield, Michigan 48076
415.716.8383
LAND USE PLANNING
LANDWEST Colorado, LLC
Contact: Jon Fredericks
345 Colorado Avenue #106
Carbondale, Colorado 81623
970.379.4155
LEGAL
Klein Coté Edwards Citron LLC
Contact: Joseph E. Edwards, III
101 South Mill Street, Ste. 200
Aspen, Colorado 81611
970.925.8700
Spring Valley Ranch
5 NARRATIVE REPORT – JANUARY 2026
3. Overview
3.1. Summary of Rezoning
The Applicant is seeking to rezone the Spring Valley Ranch property from Planned Unit Development
(PUD) to the Rural Zone District. Specifically, the Applicant is requesting:
• Rezoning the four subject parcels from PUD to the Rural Zone District – see Section 6 below.
• Revocation of the prior PUD approvals – see Section 7 below.
• Vacation of the Phase 1 Final Plat recorded in 2010 at Reception No. 793243 – see companion
application.
In accordance with Section 4-113 of the Land Use and Development Code (LUDC), Garfield County
has determined this application to be a rezoning. This rezoning application demonstrates
conformance with all requirements for a rezoning, including the applicable portions of:
• Section 4-113.C Rezoning Review Criteria
• Section 4-203.B General Application Materials
• Section 4-203.C Vicinity Map
• Section 4-203.H Rezoning Justification Report
• Table 4-201 Legal Description of Property
This report demonstrates conformance and compliance with all applicable submittal requirements,
County Standards, Goals and Policies.
Table 1: Application Submittal Materials
LUDC Rezone Application Location in Application
General
Application
Materials,
Article 4-203
Project Description This Narrative
Application Form, Letter of Authorization, Statement of
Authority Appendix A
Title Commitment Appendix B
Adjacent Property Owners & Mineral Owners Appendix C
Vicinity Map Appendix D
4-201 Legal Description Appendix E
Additional Material
2010 PUD Zone District Map (Rec. No. 786990) Appendix F
2010 PUD Zone Districts Text and Design Standards (Rec.
No. 786992) Appendix G
2017 Amended and Restated Development Agreement (Rec.
No. 894969) Appendix H
Spring Valley Ranch
6 NARRATIVE REPORT – JANUARY 2026
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
7 NARRATIVE REPORT – JANUARY 2026
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
8 NARRATIVE REPORT – JANUARY 2026
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
9 NARRATIVE REPORT – JANUARY 2026
Figure 4: Adjacent Properties and Subdivisions
Spring Valley Ranch
10 NARRATIVE REPORT – JANUARY 2026
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
11 NARRATIVE REPORT – JANUARY 2026
Figure 7: View of the primary property entrance from CR 115 looking north
Spring Valley Ranch
12 NARRATIVE REPORT – JANUARY 2026
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
13 NARRATIVE REPORT – JANUARY 2026
Figure 9: Existing Ranch House at 4000 CR 115
Figure 10: Looking west toward the Meadow area pasturelands
Spring Valley Ranch
14 NARRATIVE REPORT – JANUARY 2026
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
15 NARRATIVE REPORT – JANUARY 2026
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
16 NARRATIVE REPORT – JANUARY 2026
Figure 15: Looking West from the northeastern corner of the property
Figure 16: Aspen groves in the Mountain area
Spring Valley Ranch
17 NARRATIVE REPORT – JANUARY 2026
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 properties from CR 115 was completed
in the spring and summer of 2022 in accordance with Garfield County Grading Permit No. GRAD-
03-22-7397. These improvements included accommodation for access, appropriate grading,
drainage, erosion control, revegetation, and an asphalt apron adjacent to County Road 115.
Spring Valley Ranch
18 NARRATIVE REPORT – JANUARY 2026
5. Summary of Previously Approved PUD
5.1. Prior Preliminary Plan and PUD Approvals
While the entitlements history for the property dates to the mid-1980’s, the Spring Valley Ranch
PUD was approved in its most current form in 2008. Those prior approvals included 577 residentials
units, an 18-hole golf course and short golf course, and numerous non-residential supporting uses
and structures. A chronological summary of prior land use actions is provided below.
Table 3: History of Relevant Land Use Actions
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).
N/A 2023-
2025
PUD Amendment
Application
The Applicant applied for a PUD Amendment in May of 2023,
then subsequently withdrew that application in October of 2025.
Spring Valley Ranch
19 NARRATIVE REPORT – JANUARY 2026
Figure 17: Current PUD Zone District Map. (Reception No. 786990)
Spring Valley Ranch
20 NARRATIVE REPORT – JANUARY 2026
The following table summarizes the previously approved 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
21 NARRATIVE REPORT – JANUARY 2026
6. Proposed Rezoning
6.1. Rezoning Requested
In May of 2023 the Applicant applied for a substantial PUD Amendment, then subsequently
withdrew that application in October of 2025. The Applicant is now seeking to rezone the Spring
Valley Ranch properties from Planned Unit Development (PUD) to the Rural Zone District. Prior to
the PUD approval, the property was likely zoned Agricultural/ Residential/ Rural Density (A/R/RD)
under the old Garfield County Zoning Resolution. The present-day equivalent to the A/R/RD Zone
District is the Rural Zone District.
The Applicant is requesting the rezoning of the following four parcels, all of which comprise the
present-day Spring Valley Ranch PUD. All of the lands contained within the current PUD are owned
by the Applicant, and none of the properties are owned by an association. Therefore, no
conveyances or consents are required from any association.
Table 5: Parcels to be Rezoned
Parcel No. Acres Current Zoning Proposed Zoning
218716100169 1583+/- PUD Rural
218720100168 2893+/- PUD Rural
218726200168 1397+/- PUD Rural
218733100152 35+/- PUD Rural
Total Properties: 5908.4
The requested rezoning action is contemplated in the 2017 Amended and Restated Development
Agreement recorded at Reception No. 894969, in Paragraph 4.(d) as copied here (bold added for
emphasis):
(d) As soon as practicable after the effective date of the withdrawal of the Project Plans
described in Section 4(b) above, or the violation of the Phasing Plan described in Section 4(c)
above, the Developer may undertake and the County will consider the procedures necessary to
return the Property to the configuration that existed prior to the approval of the Phase 1 Final
Plat, in accordance with the procedures set forth in 30-28-139, C.R.S. and Section 12-106 of the
LUR. As part of such process and immediately upon request of the Developer, the HOA shall
convey the HOA Property to Developer, by good and sufficient general warranty deed, free and
clear of all liens and encumbrances. Concurrently therewith, if requested by the Developer, the
County shall undertake the procedures necessary to rezone the Property from PUD to a zone
district that meets the requirements of law. Nothing in this Agreement shall be construed to
require any particular action by the BOCC on any such rezoning request.
Spring Valley Ranch
22 NARRATIVE REPORT – JANUARY 2026
In compliance with the terms of Paragraph 4.(d), the Applicant is requesting:
• Rezoning the four subject parcels from PUD to the Rural Zone District.
• Revocation of the prior PUD approvals – see Section 7 below.
• Vacation of the Phase 1 Final Plat recorded in 2010 at Reception No. 793243 – see companion
application.
6.2. Rezoning Justification Report/ Review Criteria
Section 4-203.H. of the LUDC requires a Rezoning Justification Report that explains how the rezoning
will satisfy the approval criteria for a rezoning set forth in Section 4-113.C., Review Criteria.
Sequentially, Section 4-113.C. of the LUDC requires demonstration that the proposed rezoning
addresses the following Review Criteria:
The proposed rezoning would result in a logical and orderly development pattern and would
not constitute spot zoning.
The subject properties are nearly surrounded by properties that are zoned either Rural or Public
Lands (USFS and BLM). A small portion of the periphery of the subject property is bordered by
the Lake Springs PUD on the south. This rezoning proposal is very compatible with adjacent and
nearby zoning and will result in a compatible, logical, and orderly development pattern. This
rezoning will not result in spot zoning.
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.
The Applicant no longer desires to pursue the Spring Valley Ranch PUD development as was
previously approved by Garfield County for the subject properties; therefore, the Applicant is
proposing to return the subject property to the applicable underlying zoning, which is the Rural
Zone District. The allowed uses-by-right of the Rural Zone District should be more in line with
the public’s interest compared to the allowed mixed uses of the previously approved PUD. The
allowed gross density of the previously approved PUD was 10.24 acres per DU with a total of
577 dwelling units. The allowed gross density of the Rural Zone District is 2 acres per DU;
however, the actual density would be much more constrained by topographic and other
environmental limitations, and the current FLUM designation of Residential Low which is 10+
acres per DU.
The proposed rezoning addresses a demonstrated community need with respect to facilities,
services, or housing;
Not applicable. The Applicant is not proposing any development of the property at this time;
therefore, no facilities, services, or housing are being proposed.
The proposed rezoning is in general conformance with the Comprehensive Plan and in
compliance with any applicable intergovernmental agreement.
Section 10 of this Narrative Report provides a full summary of the proposed rezoning’s
conformance with the Comprehensive Plan. The Comprehensive Plan designation for the
Spring Valley Ranch
23 NARRATIVE REPORT – JANUARY 2026
property is Residential Low, which designates a density of up to one (1) DU per 10 acres. This
density is compatibility with the other surrounding Residential Low and Residential Medium
designated properties. The Applicant is not aware of any applicable intergovernmental
agreements (IGA) covering the vicinity of the subject properties.
Figure 18: Comprehensive Plan 2030 - Future Land Use Map
Spring Valley Ranch
24 NARRATIVE REPORT – JANUARY 2026
7. PUD Revocations
7.1. Request to Revoke Prior PUD Approvals
As an inherent component to this rezoning application, the Applicant is requesting a formal
revocation of the prior Spring Valley Ranch PUD approvals granted by Garfield County. The following
table provides a list and description of the requested revocations of the relevant approvals which
established the land use structure and development rights of the PUD.
Table 6: Requested Revocations
Reception
No. Year Document Type Description
786990 2010 PUD Zone District Map REVOKE PUD Zone District Map (equivalent to a
“PUD Plan Map” in the current LUDC)
786992 2010 Garfield County Resolution
(2010-38)
REVOKE PUD Zone District Map (equivalent to a
“PUD Plan Map” in the current LUDC)
REVOKE PUD Zone Districts Text and Design
Standards (equivalent to a “PUD Guide” in the
current LUDC)
793243 2010 Phase I Final Plat VACATE Phase 1 Final Plat (see companion
application)
894968 2017 Garfield County Resolution
(2017-31)
REVOKE Development Agreement
894969 2017 Amended and Restated
Development Agreement
REVOKE Development Agreement
Spring Valley Ranch
25 NARRATIVE REPORT – JANUARY 2026
8. Abandonment of Master Declaration of CCRs
The Master Declaration of Covenants, Conditions and Restrictions (the “Master Declaration”) for Spring
Valley Ranch PUD was recorded in 2010 at Reception No. 793245. As required by the previously
approved Preliminary Plan and Amended PUD approvals, the Master Declaration was 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 is in the process of being abandoned by the Applicant, and once abandoned the
Applicant will provide the County with recorded documentation of such.
9. 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 funding and tax base needed to support any capital improvements.
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 construction and operation of any facilities and
improvements.
Current fire protection services for the 5,908-acre properties are provided by the Landis Creek
Metropolitan District. The District owns and operates proper fire protection equipment, including an off-
road firefighting vehicle equipped with a Compressed Air Foam System (CAFS), and provides insurance
and three credentialed firefighters to provide fire protection services to the Spring Valley Ranch
properties. At this time, the Applicant intends to maintain the Landis Creek Metropolitan District Nos. 1
and 2 in good standing.
Spring Valley Ranch
26 NARRATIVE REPORT – JANUARY 2026
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 this proposed rezoning 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.
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 describes the Rural Zone District as one of the compatible Zone Districts
for the Residential Low designation. The property is currently zoned PUD, and the proposed
rezoning to the Rural Zone District would help maintain the 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.
This application does not propose any development, and the subject properties are not located
within the Urban Growth Area (UGA) of either the City of Glenwood Springs or the Town of
Carbondale.
The development is served with urban services by a special district.
This application does not propose any development. The properties are partially within the Spring
Valley Sanitation District for wastewater treatment.
A contract for police from county sheriff may need to be established.
This application does not propose any development, therefore no changes to law enforcement
services are necessary.
Spring Valley Ranch
27 NARRATIVE REPORT – JANUARY 2026
Connecting county roads are upgraded at developer’s expense (or the county is compensated
through an impact fee or fee-in-lieu).
This application does not propose any development; therefore, this item is not applicable.
Fiscal costs to the public will be considered in the review of new unincorporated communities.
This application does not propose any development, nor a new unincorporated community.
Any internal commercial is primarily for the convenience of area residents (minimize competition
with existing communities).
This application does not propose any development; therefore, this item is not applicable.
Transit opportunities are provided.
There are no existing transit facilities or services near or adjacent to the property, therefore it is not
possible to apply or compare the County’s transit goals and policies to this rezoning request.
Recreation and other public amenities are provided.
This application does not propose any development; therefore, this item is not applicable.
School sites may be required (these locations preferred over schools in rural areas).
This proposed rezoning is not proposing any subdivision or development, therefore Section 7-404 of
the LUDC requiring school land dedication or a fee-in-lieu payment is not applicable.
10.3. 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”.
This proposed rezoning 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.
10.4. Housing
The housing goals and policies of the Comprehensive Plan generally apply to new residential
development.
Spring Valley Ranch
28 NARRATIVE REPORT – JANUARY 2026
“Ensure that current land use planning objectives promote affordable housing.”
“Encourage local governments to accommodate the majority of their workforce housing needs
and to contribute to improving regional jobs-to-workforce attainable housing imbalances.”
Not applicable, this application for rezoning does not propose housing.
10.5. 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.”
Not applicable, this application for rezoning does not p ropose any new roads or improvements to
County Roads.
10.6. 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.”
The proposed rezoning to the Rural Zone District will help to preserve the rural characteristics,
scenic vistas, healthy environment, green belts, and clean air and water of the Spring Valley area.
10.7. 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
Spring Valley Ranch
29 NARRATIVE REPORT – JANUARY 2026
recreational/transportation facilities internal to the development and connections to external
recreational/transportation facilities as appropriate.”
This application does not propose any development; therefore, this item is not applicable.
10.8. 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 will continue to use portions of the property for agricultural practices.
10.9. 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 Spring Valley Ranch holds rights to 36 ground water wells, 14 of which have been constructed,
and senior rights to Landis Creek. A portion of the property is within the Spring Valley Sanitation
District.
10.10. 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 rezoning will help to preserve wildlife habitat, native vegetation, riparian corridors,
scenic resources, the night sky, and air and water quality.
Spring Valley Ranch
30 NARRATIVE REPORT – JANUARY 2026
10.11. 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 application 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 application.
10.12. 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 proposed rezoning is not proposing development therefore no energy sources are being
contemplated at this time.
END