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HomeMy WebLinkAbout2.0 Staff ReportsAPPLICATION: REQUEST: • • PROJECT INFORMATION AND STAFF COMMENTS Canyon Creek PUD PUD Plan Modification PUD Text Modification OWNER: Lazier -Sills Partnership ENGINEER: Mountain Engineering and Land Surveying Company LOCATION: SITE DATA: The property is located in portions of Section 25 & 36, Township 5 South, Range 90 West of the 6th Principal Meridian. The site is north of Highway 6 & 24, immediately east of Canyon Creek and the Canyon Creek exit from Interstate 70. The request is to modify the PUD boundaries to exclude .72 acres from the PUD and to amend the PUD text, Section A.4 to allow minimum lots of 0.328 acres. WATER: Private community distribution system supplied by a well. SEWER: Private collection and treatment facility and individual septic systems. EXISTING ZONING: PUD ADJACENT ZONING: North: O/S South: R/L/UD West: A/R/RD East: (North 1/2): O/S East: (South 1/2) : R/L/UD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The site lies within districts C & D of the Comprehensive Plan. The westerly most portion of the site, along Canyon Creek, falls into District E -Rural Areas/Severe with Moderal Environmental Constraints. It is the policy of the county to consider this area to have poor suitability for growth. This area has been designated as open space in District C - Rural Areas/Minor Environmental Constraints. The county policy is to consider lands in District C as having moderate suitability for growth when in compliance with other county policies. And, non-agricultural areas and non-productive cropland found within this district shall be considered best able to absorb growth. II. DESCRIPTION OF THE PROPOSAL: A. Site Description: The site contains approximately 76.5 acres and consists of pinion and juniper covered upland slopes, riparian areas adjoining to Canyon Creek and a highland irrigated meadow area. B. Project Description: The proposal is to convey 0.74 acre to an adjoining land owner in return for a road easement required as a part of the Preliminary Plan approval. Additionally, the applicant is requesting a text amendment to Section A.4 of the PUD text to allow a minimum lot size of 0.328 acre. III. MAJOR ISSUES AND CONCERNS: A. The proposed PUD amendments have two purposes: 1. To obtain the necessary road easement on the westerly portion of the development as required in Preliminary Plan condition of approval #11, .74 acre had to be given to the Wrights. This results in a change in the boundary of the PUD. 2. The request to lower the minimum lot size to 0.328 acre is a result of the final survey determining that Lot 19 is not 0.40 acre in size. 3. The land being traded to the Wrights is zoned PUD presently and it will need to be rezoned2_to A/R/RD. • B. The Planning Commission reviewed the proposed PUD amendments on June 1 and recommended that the PUD plan amendment be approved and that the land being conveyed to the Wrights be zoned A/R/RD. After discussion about the text amendment, the following motion was made: That Section A 4 read: Minimum Lot Size: Lot 19 - .328 acres All other lots - .40 acres The motion was defeated. Commission members expressed concern about the precedent of revising PUD texts at this stage of approval since there had been lengthy discussions at Preliminary Plan regarding the minimum lot size. They felt the applicant could move the lot lines around to create a .40 acre site for Lot 19 or combine Lot 19 with one of the adjacent lots to create one building site. IV. FINDINGS: 1. That application for an amendment to a PUD was made consistent with the requirements Sections 10.01.01 and 10.01.04 of the Garfield County Zoning Resolution of 1978, as amended; 2. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that hearing. 3. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution. 4. That for the above -stated and other reasons, the proposed subdivision is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION: The Planning Commission made the folloiwng recommendations on June 1, 1983: 1. Recommended approval of the modification of the PUD Plan. 2. Recommended that the .74 acre conveyed to the Wrights be zoned A/R/RD 3. Recommended denial of the PUD Text Amendment to Section A.4 -3- • PROJECT INFORMATION AND STAFF COMMENTS APPLICATION: Canyon Creek PUD REQUEST: PUD Modification OWNER: Lazier -Sills Partnership ENGINEER: The property is located in portions of Section 25 & 36, Township 5 South, Range 90 West of the 6th Principal Meridian. The site is north of Highway 6 & 24, immediately east of Canyon Creek and the Canyon Creek exit from Interstate 70. SITE DATA: The request is to modify the PUD boundaries to exclude .72 acres from the PUD and to amend the PUD text, Section A.4 to allow minimum lots of 0.328 acres. WATER: Private community distribution system supplied by a well. SEWER: EXISTING ZONING: ADJACENT ZONING: Private collection and treatment facility and individual septic systems. PUD North: O/S South: R/L/UD West: A/R/RD East: (North 1/2): 0/S East: (South 1/2) : R/L/UD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The site lies within districts C & D of the Comprehensive Plan. The westerly most portion of the site, along Canyon Creek, falls into District E -Rural Areas/Severe with Moderal Environmental Constraints. It is the policy of the county to consider this area to have poor suitability for growth. This area has been designated as open space in District C - Rural Areas/Minor Environmental Constraints. The county policy is to consider lands in District C as having moderate suitability for growth when in compliance with other county policies. And, non-agricultural areas and non-productive cropland found within this district shall be considered best able to absorb growth. II. DESCRIPTION OF THE PROPOSAL: A. Site Description: The site contains approximately 76.5 acres and consists of pinion and juniper covered upland slopes, riparian areas adjoining to Canyon Creek and a highland irrigated meadow area. B. Project Description: The proposal is to convey 0.74 acre to an adjoining land owner in return for a road easement required as a part of the Preliminary Plan approval. Additionally, the applicant is requesting a text amendment to Section A.4 of the PUD text to allow a minimum lot size of 0.328 acre. III. MAJOR ISSUES AND CONCERNS: A. The proposed PUD amendments have two purposes: 1. To obtain the necessary road easement on the westerly portion of the development as required in Preliminary Plan condition of approval #11, .74 acre had to be given to the Wrights. 2. The request to lower the minimum lot size to 0.328 acre is a result of the final survey determining that Lot 19 is not 0.40 acre in size. 3. The land being traded to the Wrights is zoned PUD presently and it will need to be rezoned to A/R/RD. -1- • • IV. FINDINGS: 1. That application for an amendment to a PUD was made consistent with the requirements Sections 10.01.01 and 10.01.04 of the Garfield County Zoning Resolution of 1978, as amended; 2. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that hearing. 3. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution. 4. That for the above -stated and other reasons, the proposed subdivision is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION: Approval. -2- • PROJECT INFORMATION AND STAFF COMMENTS PROJECT NAME: Canyon Creek PUD REQUEST: (1) PUD Amendment (2) Senate Bill 35 Exemption (3) Final Plat OWNER: Lazier -Sills Partnership ENGINEER: Mountain Engineering LOCATION: A parcel of land located five (5) miles west of Glenwood Springs in the Canyon Creek area. SITE DATA: A 74.577 acre parcel to be divided into 44 lots with 20.23 acres of open space and a total of 62 dwelling units. REQUEST: Referral to the Planning Commission -12- PROliT INFORMATION AND STAFF CONTENTS PROJECT NAME: Canyon Creek PUD REQUEST: Senate Bill 35 Exemption OWNER: Lazier -Sills Partnership ENGINEER: Mountain Engineering LOCATION: The property is located in portions of Section 25 and 36, Township 5 South, Range 90 West of the 6th Principal Meridian. The site is north of Highway 6 & 24, immediately east of Canyon Creek and the Canyon Creek exit from Interstate 70. SITE DATA: The request is to modify the PUD boundaries to exclude .74 acres from the PUD. WATER: Private community distribution system supplied by a well. SEWER: EXISTING ZONING: ADJACENT ZONING: Private collection and treatment facility and individual septic systems. PUD North: O/S South: R/L/UD West: A/R/RD East: (North 1/2): O/S East: (South 1/2) : R/L/UD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The site lies within districts C & D of the Comprehensive Plan. The westerly most portion of the site, along Canyon Creek, falls into District E- Rural Areas/Severe with Moderate Environmental Constraints. It is the policy of the county to consider this area to have poor suitability for growth. This area has been designated as open space in district C- Rural Areas/Minor Environmental Constraints. The county policy is to consider lands in district C as having moderate suitability for growth when in compliance with other county policies. And, non-agricultural areas and non-productive cropland found within this district shall be considered best able to absorb growth. II. DESCRIPTION OF THE PROPOSAL: A. Site Description: The site contains approximately 76.5 acres and consists of pinion and juniper covered upland slopes, riparian areas adjoining to Canyon Creek and a highland irrigated meadow area. B. Project Description: The proposal is to convey 0.74 acre to an adjoining land owner in return for a road easement required as a part of the Preliminary Plan approval. This will be a lot line adjustment. III. MAJOR ISSUES AND CONCERNS: A. Staff Comment: The lot line adjustment will enable the applicant to meet condition #11 of Resolution No. 83-43, which approved the Preliminary Plan of the Canyon Creek PUD. The conveyance will not create any new lots. IV. FINDINGS: 1. That the subdivision exemption will not create any new parcels; 2. That the conveyance is for the purpose of adjusting property boundaries; 3. The application meets the criteria for exemption from the definition of subdivision as defined in Resolution No. 80-65; 4. That for the above stated and other reasons, the request for exemption from the definition of subdivision should be approved. V. RECOMMENDATION: Approval. -1-