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irrigated pastures around which the development is scattered. Even though homesites may be lotted into 2 to 5 acre parcels, only the immediate area around the homesites will be con- sidered yard area. The non-yard area of any parcel will continue to be treated as irrigated pasture. The town- house cluster and single-family development is estimated to displace only 18 to 20 acres. When this acreage reduction is calculated on all the irrigated land under AF-l zoning, an overall 8% to 9% reduction in irrigated land occurs. A plan to deed covenant the irrigated pastures will be sub- mitted at Detailed Submission. E. Natural and Man-Made Hazards Based on the 1979 referral letter of the Colorado Water Conservation Board (Appendix), additional investigation was requested for the riverfront homesites to insure they were outside the 100-year floodplain. As shown on the "River- front Homesites Plan," the laO-year floodplain boundary from the Wright-McLaughlin Engineers' report, "Floodplain Infor- mation Report, Roaring Fork River," has been plotted. This report and its laO-year floodplain boundary has been adopted by the Water Conservation Board and the County as their floodplain standard, and has been used as the guide to locate the homesites. Moreover, the intent of the applicant is to avoid any floodplain problems and the applicant will retain Wright-McLaughlin Engineers to prepare a Detailed Submission site specific guidelines/recommendations report for the riverfront homesites. If the report recommends any of the homesites should be eliminated, this will be done prior to Detailed Submission. A letter providing the Water J Conservation Board with more detailed information on the 1980 plan is included in the Appendix. Based on other 1979 referral agencies' recommendation, the applicant will at Detailed Submission: 1. Prepare a wildfire fuelbreak plan for the homesites for State Forest Service and Planning Office review. 2. Prior to issuance of building permits, site specific soils reports will be required by the applicant for the homesites to establish building foundation and grading criteria. No other natural or man-made hazards were raised by the 1979 referral comments. F. Visual Vulnerability The primary visual concern for the development is visibility from Highway 82. Earlier text has described how the design of the project has minimized the visual impact from Highway 82. Moreover, by relocating the 9 mobile homes presently on the - 15 -