HomeMy WebLinkAbout3.0 PC Staff Report 06.10.1998REQUEST:
APPLICANT:
PLANNERS:
ENGINEERS:
LOCATION:
PC 6/10/98
PROJECT INFORMATION AND STAFF COMMENTS
Planned Unit Development (PUD) Plan and
zone district text amendment for the Ranch
Creek PUD
Jane J. Jenkins, Stagecoach Associates, Ltd.
Stryker/Brown Architects
McLaughlin Water Engineers, Ltd.
CTL/Thompson, Inc.
A parcel of land located in Lot 2 of Section
36, T7S, R88W; more practically described
as a parcel of land located approximately one
(1) mile northeast of Carbondale off of State
Hwy 82.
SITE DATA: 5.586 acres
WATER: Ranch at Roaring Fork water system
SEWER: Ranch at Roaring Fork sewage disposal system
ACCESS: State Hwy 82
ZONING: Planned Development (P/D)
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The proposed PUD is located in an area designated as an Existing Subdivision on the
Proposed Land Use Districts, Carbondale Area map of the Garfield County Comprehensive
Plan
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II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The proposed PUD is located along the Roaring Fork river valley
floor, adjacent to State Hwy 82 and within the Ranch at Roaring Fork development.
The Ranch at Roaring Fork contains a large open space/common area that includes
river bottom that has various riparian areas with large cottonwood and evergreen
trees. The site presently contains two original ranch houses and surrounds the Relay
Station restaurant.
B. Development Proposal: The applicant is proposing to amend the Ranch Creek PUD
Plan to eliminate the designation of Lot 13 as Common Area -Open Space; eliminate
the pedestrian easement connecting Lot 13 to Ranch Creek Lane and eliminate the
"Park/Parking"designation on Lot J11 and then merge Lots J10 and J11 and increase
the size of lots J6 -J9. (See application enclosed) The change in the designation of
Lot 13 is intended to allow the applicants to convey the lot to the owners of the Relay
Station lot per an agreement entered into by the previous owners of the property. The
applicants propose to create an on -street parking along one side of the right-of-way,
but to maintain the driving surface as a fire lane with no parking. Covenant
restrictions will be created to create multiple penalties and increasing fines and the
towing of vehicles.
III. MAJOR ISSUES AND CONCERNS
A. ZONING:
Planned Unit Development:
4.07.02 (2)
The PUD shall provide an adequate internal street circulation
system designed for the type of traffic generated, safety,
separation from living areas, convenience and access. Private
internal streets may be permitted, provided that adequate access
for police and fire protection is maintained. Bicycle traffic shall
be provided for when the site is used for residential purposes.
The approved road system was the minimum necessary to meet the
circulation needs of the project, assuming that there will be no on
street parking or need to move snow off of the road the winter. The
applicants are proposing to make sure that there is an additional 10 ft.
along one side of the road during the winter to accomodate visitor
parking. This is intended to offset the common parking area removed
for transfer to the Relay Station.
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(3)
The PUD shall provide parking areas adequate in terms of
location, area, circulation, safety, convenience, separation and
screening.
The proposed parking for the project is based on two spaces for each
single family dwelling and an additional two off-street spaces on each
lot. Off-street parking for guests was originally proposed in the
common open space area, but that will not be available given the
adjacent restaurant owners claims to parking area. The applicants are
also proposing to develop strict parking regulations for the covenants
for cars that violate the on -street parking provisions.
4.12.03 An approved PUD may be modified as a zone district PUD Plan
amendment per the provisions of Section of the Garfield County Zoning
Resolution subject to the following:
(1) No modification, removal or release of the provisions of the Plan
by the County shall affect the rights of the residents, occupants
and owners of the PUD to maintain and enforce those provisions
at law or in equity; and
(2) No substantial modifications, removal or release of the provisions
of the Plan by the County shall be permitted except upon a
finding by the County, following a public hearing called and held
in accordance with the provisions of Section 24-67-104, C.R.S.,
that the modification, removal or release is consistent with the
efficient development and preservation of the entire PUD, does
not affect in a substantially adverse manner either the enjoyment
of land abutting upon or across a street from the PUD, or the
public interest, and is not granted solely to confer a special
benefit upon any person.
The proposed modifications would not affect any resident of the PUD, since
no lots have been sold and there are no other interest other than the
applicants. The proposed modifications could affect the enjoyment of the
nearby property owners, if the on street parking restrictions are not strictly
enforced.
B. Staff Comments: The proposed designation of Lot 13 to Park/Parking and the
removal of the easement along Lot 7 will make it impractical for anyone to use the
parking area from the PUD, unless they are adjacent to the lot. It is important for the
applicant to develop very strict covenants regarding the abuse of on -street parking
as proposed. It should also be noted on the Final plat that Ranch Creek Lanet is a fire
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lane and that on -street parking will be restricted to visitors only and on one side of
the road.
IV . SUGGESTED FINDINGS
1. That the meeting 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 the meeting.
2. That the application submitted met the requirements of Section 4.08.05 of the
Garfield County Zoning Regulations of 1978, as amended.
3. That the PUD is general conformity with the 1984 Comprehensive Plan, and is
consistent with the Purposes and Objectives (Section 4.02) and Standards and
Requirements (Section 4.07) of the PUD Regulations.
IV. RECOMMENDATION
The Planning Commission recommend APPROVAL of the proposed PUD Plan
amendmentst, with the following conditions of approval:
1. That all representations of the applicant either in the application or during the public
hearing before the Board of 'County Commissioners shall be considered conditions
of approval, unless modified by the Board.
2. Prior to the approval of a Preliminary Plan, the applicants will provide covenants
restricting on -street parking to one side of Ranch Creek Lane, with multiple and
progressively more expensive fines for violators. Parking should also be restricted
to non-residents and not for more than a 48 hour period of time.
3. That the Final Plat include the following plat notes:
a. Each lot is required to have two (2) addiitonal off-street parking spaces in
addition to the two (2) covered off-street parking spaces on each lot.
b. Ranch Creek Lane is a fire lane and no parking is allowed on the driving
surface at any time and the covenants include a method by which property
owners can be fined for parking on street.
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