HomeMy WebLinkAbout5.0 Eastbank Sketch Plan Presentation PC 4-22-09Eastbank Sketch Plan
Garfield County
Planning Commission
April 22, 2009
PROJECT INFORMATION
Owner:Eastbank, LLC
Representative:Meritage Development Group LLC
Location:South of Glenwood Springs, between
Highway 82 and Roaring Fork River
north of Hardwick Bridge/CR
109
Property Size: 110 acres
Current Zoning:Rural
Water / Sanitation:Roaring Fork Water and
Sanitation
Access:CR 154
Proposal:Sketch Plan for 247 Residential Units,
90,000 square feet of Commercial,
School Site, Open Space/Recreation
Comprehensive Plan:Residential Medium Density –6 to
<10 acres/du
Vicinity Map
Zoning Map
Aerial View
Hwy 82 / CR 154 Signalized
Intersection
Orrison Distributing
Westbank Ranch /
Westbank Mesa
Gravel Mining
Mid 80’s to Mid 90’s
SUP
AREA
Site Photos
Proposed Site Plan
School Site
18 acres
Sports Fields 14 acres
Neighborhood Commercial
9 acres
Estate Lots
32 acres
Mixed Residential
37 acres
Land Use Summary
Residential Units/Lots Size (Acres)Parking Provided
Single Family -Estate 16 32 Per County Code
Mixed Residential
Single Family 77 18.5 Per County Code
Duplex/Townhome 154 18.5 Per County Code
Total 247 69
Floor Area (sq. ft.)Size (Acres)Parking Provided
Commercial 90,000 9 Per County Code (4/1000 sf)
Public/Quasi-Public TBD 18 Per County Code
Open Space/Common Area TBD 14 Per County Code
Total TBD 41
Comprehensive Plan Analysis
Residential
Medium Density
Comprehensive Plan Issues
Residential Medium Density 6 to <10 ac/du
Sketch Plan gross residential density .45 ac/du and 90,000 square feet neighborhood
commercial
Affordable Housing
Applicant commits to providing 15% affordable housing
Transportation
Relocation of CR 154 and improvements to intersection at SH82
Commercial Uses
90,000 square feet of ‘neighborhood’ commercial (undefined)
Recreation and Open Space
14 acres provided –PUD requires minimum of 25% of site = 27.5 acres
Water and Sewer Services
Pre-Inclusion Agreement with Roaring Fork Water and Sanitation District
Natural Environment
River and riparian area protection; geologic studies / mitigation; drainage; protection of bluff
Urban Area of Influence
Access
Proposed
CR 154
Existing
CR 154
Intersection issues related to stacking distance, number of
entrances into site, relocation of CR 154 bisecting commercial
area –all of which will inhibit the flow of CR 154
SH82 improvements
Relocation / improvement of RFTA trail and Grand Thompson
Ditch
Internal road system adequate to support proposed uses
(including the school site)
Traffic Impacts
Neighborhood commercial versus magnet
commercial
School site –bus traffic and peak hour
impacts
CR114/CR154/SH 82 intersection impacts
CR109/CR154 intersection impacts
CR 154 / SH82 Intersection
CR 154 / CR 109 Intersection
CR 154 / CR 114 / SH 82
Water & Sanitation
Inclusion into District for service
Construction of Improvements
–River crossing(s)
–Lift Station to pump upstream for treatment
Open Space / Recreation
Minimum open space in a PUD is 25% resulting in 27.5 acres required to adequately serve proposed development
Provision of a fishing easement
River and riparian area
Open space and recreation is typically transferred to HOA for ownership and maintenance –this won’t be possible for the river/riparian area or the fishing easement
32 acres
16 2-acre
sitesEncumbrances
Include trails,
lift station,
water lines,
fishing
easement , etc
Employee Housing
Applicant commits to providing 15% of
housing (38 of 247 units) as affordable
Type / price / location of units unknown
Garfield County Housing Authority
requests discussion and specific
information on the units
Geology
CTL Thompson, Inc. Geologic Hazard Evaluation
CGS comments (received after staff report
was completed)
Geology
Floodplain / Wetlands
Additional information will be required at PP to assure that
proposed uses occur outside of the floodplain.
Army Corps of Engineers
Comments
School Site
Dedication of site to satisfy School Land
Dedication requirements?
Traffic Impacts
Zoning –inclusion into the PUD
Recreation fields shared with development
–Who will own, construct and maintain?
ISSUES
1. Compliance with Comprehensive Plan
2. Access
3. Traffic Impacts
4. Open Space requirements
5. Employee Housing
6. Water and Sanitation
7. Geology
8. Floodplain, wetlands and riparian area
9. School Site