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HomeMy WebLinkAbout2.0 Staff Report PC 5.9.07PC A510912007 cR Peak Visions Development lncorporated Comprehensive Plan and Zone District Amendment REQUEST APPLICANT / OWNER REPRESENT!ATIVE LOCATION SITE DATA EXISTING ZONING ADJACENT ZONING STAFF RECOMMENDATION 1) Amend Comprehensive Plan designation from Outlying Residential to Commercial; and 2) Rezone from Agricultural lndustrial to Commercial General Alberl Stark and J. Bruce Snode Stephen lsom, lsom and Associates Located near the Town of Silt, west of 13th Street, north of l-70, south of railroad ROW 8.95 acres Agricultural lndustrial Agricultural lndustrial, Commercial General, Cityffown Approval r PC 0510912007 cR I REQUEST The Applicants are seeking approval from the Planning Commission to amend the subject propefty's existing Comprehensive Plan land-use designation, The application also includes a request to rezone the propefty from Agricultural lndustrial to Commercial General. The Applicants believe the amendment and rezoning are warranied due to the location and character of the area, Four parcels located to the norlh of the subject properly located within the County are designated and zoned Commercial General. II PROPERTY DESCRIPTION The 8.95 acre properly is situated between I-70 and the Union Pacific right-of-way. Currently, the properly is used for agricullural grazing (single horse observed on-site) and is relatively flat. No improvements are located on the property. ilI COMPREHENSIVE PLAN AMENDMENT The subject property is located in Study Area 2 of the Comprehensive Plan (the Plan). The Applicants whish to amend the designation of the subject property from "Outlying Residential" (which suggests residential development of the area at 2 acres per dwelling unit) to "Commercial". a. Goals, Obiectives, Policies and Proqrams: 54.0 - Garfield County will encourage the retention and expansion of convenient, viable and compatible commercial development capable of providing a wide variety of goods and seruices to serue the citizens of the County. Staff Response: The Applicants intend to construct and operate a "mini-storage" facility on the propefty. This proposed use does not conflict with the existing surrounding uses and will provide a needed service to the citizens of Garfield County. b. Obiectives: 54.1 - To ensure that commercial and industrial development are compatible with adjacent land uses and mitigate impacts identified during the plan review proves. Staff Response: The proposed use is compatible with the adjacent land uses, Located to the nofth of the subject lot is an existing mini-storage facility on a commercially designated parcel. Other commercial uses are found on adjacent parcels including a moving company. _1_ PC 0s/09/2007 cR c. Policies: 54.1 - Commercial development will be encouraged in areas where existing infrastructure are cu rrently available. Staff Response; The Applicants are reserving approximately one (1) acre located on the eastern portion of the subject lot for mixed commercial use to encourage annexation into the Town of Silt (the Town). Currently, the subject lot is not served by the Town's water and sewer services. The proposed use (mini-storage) will not require these seruices. 54.2 - County zoning regulations regarding industrial and commercial development will be compatible with land use policies of adjacent jurisdictions. Staff Response: The subject parcel is adjacent to the Town of Silt and is designated Agriculture/Conservation in its Comprehensive Plan. Staff addressed this issue with the Applicants during a pre-application meeting. The Applicants have represented that a meeting with the Town of Silt concluded with the request to reserve a portion of the propefty for mixed development for possible future annexation into the Town. Staff referred the application to the Town. No comments were provided. d. 55 Methodoloqv The Comprehensive Plan Land Use Map was created using a "suitability analysis". Using GIS to compile digital data regarding environmental concerns and land use trends, goals objectives of the County, citizen concerns, and socioeconomic factors to determine the "fitness" of land situated in GarJield County. This analysis identified the subject properly as suitable for residential development. The Applicant believes that due to the location of the property (situated between l-70 and Union Pacific right-of-way) and the character of adjacent uses, the property was incorrectly designated "outlying residential" . Staff Response: Noise generated from both l-70 and the existing railway creates an undesirable location for residential development. The subject properly is adjacent to commercially designated land and the request to amend the Comprehensive Plan would not result in a designation that conflicts with the surrounding area. 1J- PC 05/09/2007 CR IV REZONING . AGRICULTURAUINDUSTRIAL TO COMMERCIAL GENERL Standards established by the Colorado Revised Statutes require that the Applicant demonstrate the following 1. That an error was made in establishing the current zoning' or 2. That there has been a change in the condition of the neighborhood that suppotls the requested zone change. Error in Zoninq The parcel was zoned Al in the early 1970's, consistent with the predominant uses found in the area at that time. Staff finds that the propefiy was not zoned in error. Chanqe in Conditions of the Neiqhborhood The Applicant believes that the current adjacent uses and location of the subject propefiy result in a change of the character of the neighbor hood justifying their request to rezone the properly to match that of adjacent propefty's to the nor1h. V SUGGESTED FINDINGS 1) That all applicable regulations regarding a zone district amendment have been complied with including, but not limited to, Section 10.00 of the Gadield County Zoning Resolution of 1978, as amended. 2) That the proposed amendment to the Land Use Designations Map of the Comprehensive Plan is consistent with the goals, objectives, and policies of Section Ill and Methodology of Section lV of the Comprehensive Plan. 3) That the conditions of the neighborhood have changed to such a degree to suppofl the requested zone change from ARRD to CG. 4) The proposed rezoning from Al to CG is consistent with the Garfield County Comprehensive Plan of 2000. 5) That the proposed amendment to the Land Use Designations Map of the Comprehensive Plan is in the best interests of the public health, safety and welfare of citizens of Garfield County. 6) That the proposed rezoning from Al to CG is in the best interests of the public health, safety and welfare of citizens of Garfield County. -4- PC 0510912007 CR vI STAFF RECOMMENDATION FOR AMENDMENT TO THE COMPREHENSIVE PLAN DESIGNATION With all of the above factcrs taken into consideration, Staff recommends approval of the application for an amendment to the Proposed land Use Designation Map of the Comprehensive Plan from Outlying Residential to Commercial for the subject proper.ty. VII STAFF RECOMMENDATTON FOR ZONE DISTRICT AMENDMENT REQUEST With all of the above factors taken into consideration, Staff recommends approval of the application for rezoning the subject properly from Al to CG finding that there has been a change significant enough in the conditions of the neighborhood that supporls the requested zone change, VIII RECOMMENDEDMOTIONS Because there are two separate requests, the Planning Commission should make a motion on the amendment request to the Comprehensive Plan prior to making a motion on the question to rezone the properlies. -5-