HomeMy WebLinkAbout4.0 Directors Decision Staff Report 09.16.2013Strong PUD Amendment Minor Modification KE 1 PROJECT INFORMATION AND STAFF COMMENTS REQUEST PUD Amendment Strong PUD – remove restrictions related to water usage contained in the PUD
Guide PROPERTY OWNER Una Development, LLC REPRESENTATIVE Karl Hanlon, Karp Neu Hanlon LOCATION County Road 300 at the intersection with SH 6 PROPERTY INFORMATION: 17.572-acres ACCESS
CR 300 to internal road system RECOMMENDATION Minor Modification -Approval I. GENERAL PROJECT DESCRIPTION The Strong Subdivision was approved by the Board of County Commissioners in
2008 via Resolution 2009-08 to allow for resource support uses, primarily related to extraction, storage and other industrial uses. The rezoning and creation of the PUD was subject to
restrictions based upon adequacy of water for potential employees within the PUD. These restrictions limited the square footage of office areas and the number of employees on the site
due to the use of a central water system to serve the development. This water system was permitted by the Colorado Department of Public Health and Environment (CDPHE) as a “Transient,
Non-Community” (TNC) water supply which is based upon a classification of permanent workforce population being less than 25 persons on a regular basis and the fact that there are no
residences in the development. The Applicant seeds removal of the restrictions in office size and maximum number of employees on the site with the proposal that once the number of employees
on the site reaches 25 they would obtain the additional permits required due to a change to the classification of non-transient. This would require additional engineering and permitting
data to be submitted and reviewed by CDPHE. This change would also require additional regulatory requirements with regard to water quality testing and monitoring. II. LOCATION, ZONING
AND ADJACENT USES The Strong PUD is located in south central Garfield County southwest of the Town of Parachute. Adjacent uses include the Una Gravel Pit, and the Orchard Mesa Compressor
Station. Traveller’s Highland Subdivision is located northwest of the Strong PUD. Numerous natural gas pipelines and well pads are proximate and the general area has Oil & Gas-related
activities. III. PUD AMENDMENT REVIEW CRITERIA 6-301 C. Review Criteria. Minor Modifications to a PUD are those that deviate from previously-approved standards or rearrange/reconfigure
elevations, structures, parking areas, landscape areas, utilities, or other site improvements in an approved PUD, and that meet all of the following criteria as applicable: 1. Conform
to the Comprehensive Plan;
Strong PUD Amendment Minor Modification KE 2 Staff Comment: The proposed amendment does not affect PUD compliance with the Comprehensive Plan. 2. Is consistent with the efficient development
and the preservation of the character of the development; Staff Comment: The proposed amendment is consistent with the development.. 3. Do not increase the density; Staff Comment: The
proposed amendment does not increase the density. 4. Do not decrease the amount of dedicated Open Space; Staff Comment: The proposed amendment does not affect the amount of open space
in the PUD. 5. 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; Staff Comment:
The proposed amendment does not abutting land or the public interest. 6. Do not change the use category of the PUD between residential, commercial, or industrial uses; and Staff Comment:
The proposed amendment does not change the use category. 7. Will not be granted solely to confer a special benefit upon any person; and Staff Comment: The proposed amendment is not granted
to confer special benefit. 8. 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. Staff Comment:
The proposed amendment will not affect the right of the PUD. IV. STAFF DISCUSSION The water supply issue was discussed at length during the original approval process of the PUD. At that
time the water supply system had not been constructed nor permitted with CDPHE. The construction and use of the water supply has occurred over the past four (4) years and Chris Manera,
P.E. of Colorado River Engineering has provided a letter regarding the past testing results and system design being sufficient for this change.
Strong PUD Amendment Minor Modification KE 3 V. STAFF RECOMMENDATION: Approval VI. DIRECTOR DECISION: Approval