HomeMy WebLinkAbout2.0 Staff Report PC 02.13.2013Planning Commission, February 13, 2013
Public Hearing Exhibits
The Cottonwoods Comprehensive Plan Amendment and Sketch Plan Review
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PUB LIC NOTICE
TA K E NOTICE th a t #15 Ent e rpri ses, LLC has a ppli ed to the Pl a lmin g Commi ss io n, Garfi e ld
Co unty , S ta te of Co lo ra do , to requ es t a pp rova l fo r a Maj o r C ompre h ensive Pl a n Am en dm e nt to
des ig nate a n area as Edu ca ti o na l/In stituti o nal o n t he F uture Land Use M ap to all ow fo r furth er
rev iew ofa resea rc h and edu ca ti o n fac ility re la ted to co nser vati o n effo rt s, a pro peliy s itu ated in th e
Co unty of Ga r fi e ld , Sta te of Co lorado; to-w it:
Leg al Descr ipti o n: A parce l of la nd sit uate in Sec ti on 9, 10 and 15. Tow nshi p 7 So uth, Ra nge 98 West orl he 6th Prin c ipal
Me ri d ian , Garfie ld County, Co lorado, as demon stra ted by Recepti o n No. 742274 in th e Clerk a nd
Recorde r's Offi ce of sa id Ga rfi eld Co unt y, bei ng more p3rt ic ul a rl y desc ribed as fo ll ow s: E 1/2 SE 1/4,
SW 114 SE 1/4, SE 1/4 SW 1/4 of sa id Sect ion 9; SlY 1/4 o f sa id Sec tio n 10, EXCEPT ING that p0l1 ion
ly in g cas t of th e eas ter ly ba nk or Roa n Creek as be in g demonstrate d in Boo k 208 at Page I 17 o f th e
record s o f said Garfie ld CO ll ll ly; NE 1/4 NW of said Sectio n 15 ; NW 114 NE 1/4 of sa id Secti on 15,
EXCEPT ING th e eas t 882.00 fec t Ulcrefrom : Said parcel conta ins 346.84 ac res more or less.
Pra cti ca l D es cripti on : 347 Ac res on Kim ba ll Creek Road 10 mil es nor th of DeB eque via Roa n Cree k Road
DES C RIPTION OF PROPOSAL -
T he Hi gh Lo neso m e In stitu te is a m as te r platUl ed proj ec t o n 347 acres loc a ted adj acent to Kimba ll
Creek R oad a nd w ill ho use a research , cl assroo m and a udit o rium fac ility. Ad di t io na l fac iliti es
in cl ude sto rage a nd hous in g fac ilit ies fo r professo rs a nd gradu a te stud e nts. Additi o na l li v in g
fa ciliti es include sma ll ca bin s a nd a te n roo m lo d ge with a s ma ll dinin g ro o m. Suppl e me nt a l u ses to
th e cabin s inclu de a n exe rc ise buildin g a nd kid's camp . O utd oo r e leme nt s includ e pond s, we tl a nd s,
st ream s, res tored mea dows a nd o rc hard s. T he la nd scape will al so includ e o utd oo r cl ass roo m s,
ga rd ens, pa ti os, a s pl as h pl ay a re a, co mmunity law ns, areas for o utd oo r gam es, co mmunity fi re pit,
e tc . A limited number of s in g le fa mil y ho mes it es w ill be in cl uded in th e projec t o n th e no rthe rn s id e
of th e K imba ll Creek dra in age. H o mes it es a re located at th e toe of the s lop e a nd atl t ic ipa te d t o b e
t wo ac res w ith a <1/2 ac re buildin g e nve lop e.
A ll pe rso ns affecte d by th e propose d A PPLI C AT IO N TY PE are in vit ed to a pp ea r a nd s ta te th e ir
views, pro tes ts or suppo rt. I f yo u can n o t appea r pe rso na ll y at s uc h hearin g, th e n yo u a re urged to
sta te yo ur v ie ws by le tt e r, as the Pl a nnin g Co mmi ss ion will g ive co nsid erati o n to th e co mm e nts of
surroun d in g pro pe rt y ow ne rs, a nd o th e rs affected , in dec idin g wh e th er to grant or de ny th e re quest.
The appli cati o n may be rev iewed a t th e office of th e Pl annin g Dep artm e nt locate d at 10 8 8t h S t reet ,
Suite 4 0 1, Ga rfi e ld Co un ty P laza Buil d in g, G le nwoo d Springs, Co lorado betwee n th e ho urs o f 8:30
a.m . a nd 5 :00 p.m., Mo nd ay thro ugh Frid ay .
A public hearing on the application ha s be e n s ch eduled for the Fe bruary 13,2013, at 6:30 P.M,
in th e Co mmi ss io n Mee tin g Ro o m, Ga rfi e ld Co unt y Admini s t ra ti o n Building, 108 8 th S treet ,
G le nwoo d S prin gs, Co lorad o .
Pl ar ming De pa rtme nt
Garfi e ld C ounty
Thu, Jan 03, 2013
8769901
Acct: 1008693
Phone: (970)945-8212
E-Mail:
Client:
Caller: Heather
_Receipt
Ad Name: 8769901 D
Editions: 8CT!
Start: 01/10/13
Color:
Copyline: rct #15 Enterprises
Lines:
Depth:
Columns:
Discount:
Commission:
Net:
Tax:
08:39:37
Ad Ticket #5
Name: Garfield County Building
Address: 108 8th Street -Ste 401
45
3.77
2
0.00
0.00
0.00
0.00
City: Glenwood Springs
State: CO
Originalld: 0
Class: 0990
Stop: 01/10/13
Issue 1
Rep: PI Legals
Pile! Ie NOTICE
Zip: 81601
TAKE NOTICE that "'5 EnI«odns Lr.a,. il<l$ applied 10 the Pl.J;mil"(l Corrrnissi:m, Garfitkf Coli1Iy, SL.~It'
~f Color.:W. b request approv.:I ora jor Colll'rffiensive PL:m Amondment b desiQn.nle an oren as
Edue.."II:ion..,l~n«~ution.:ll on the Future LMd Uta M.:tp to .:alow lor further review ola reGe...,~h.:lnc! ed~,,"
lion beir~y rel.:!l:ed 10 co~rv.:llion effort$. a proPHtr Gitu.,led in the County 01 G~-lield, Slate of Colomdo:
kI-wit:
I wi QtMripti:?O' A P'lrcd 01 bnd GitU!lle in 5«tion 9, lOaM 15, Town~ip 7 Soulh. R.."t~e iffl We~ of
the 6th Prineip.:ll Meridbn, GMield County. Cobr.:tdo. osderroncolro1ted by ~eptj;,n
No. 742274 in 1M CloMk Md R~u', Office of t,."l.i::I G.:Irfieid County. beil'9lmre
p:!r1icwr~ dec-:ribedas folbws: E 112 SE 1/4, SW 1/4 SE 1/4, SE 1/4 SW 1/401 ~,Id
S*etion 9: SW 1/401 c.'Ii:I S~tbn 10, EXCEPTING th.:lt portbn Iyhg *Nil oll~
e.:tslel~ b.:.nkofRo~ Creek «0 beoingd&n~n$tml«f in Book ~t1t Ptlge 117 01 the
r~rds« 6.1i:1 Gorf~k:I County: NE 1/4 WJ of c..,id Se.::tbn 15: NW 1/4 NE 1/4 of t.:!id
Section 15, EXCEPTING 1M etld .e82.00 leel Iherrfrom: s.,j;J ptll'\l:el eont..,i1ro 346.84
acres rmre Of less.
PmC'iMI D,.§9rWlioo; 347 Acre, on Kimbril Creek RoM 10 miles nonh 01 DeBfque vo. Ao...., Creek RcOO
OESCRIPTION OF PROPOSAL·
I T6tal' '. ' .. ,'>;.; "45,54 I
The High LooeK"lOle In"iMe is .. m.1&ter pl..1nned proJeo;l on 347 acreG Iowtod ooj;Jcenl k> Kimb,,1 Creek
Road and .... ill muu a rU(o..,rch, eburoom :I!U auditorium I .. eilily. Add~bMl belitie& Imlude etOf<lge nrd
housing bell~iet for proleGtoOr&llnd grltdltlle GludentG. Add~bnal f;"ing I..~II~MG inellKfe sm.'" c.:IblM aid
n len room ~e with C\ sm.,11 diniroq room. Supplenwnt.,' u&n to tho c:t>lns includo M exercise b~ldin1
Md kld'GcM"Ip. Outdoor tlon'ltnt$ Include P¢nd6, wetltlndG, slretlme;, re6lor«i ~lId¢w& and OrchMdG.
The L,nd&C.:Ipe will alGO include outdoor cL'&Grooms, g:lrdens, p:lIioG, a spl.:lsh pby .. re:a, convnunily
k""tIVno.. NOM /¢routdoor o:omu, ¢Omml,ln~y f'ep~, ole. A limil~ n(ll\berof Gngl6 l:.rify hometites will be
inelud~ n the proJo:et on the nor1hem side of the Kimb.:dl Creek drllin.. ..... e. Homuhs Clre loctC«i:at the
Ioe oflMo GIopt lind Mliei~'t~ 10 be twO Mrtt:. with" <1/2.x.!t buicfng cnv~Iop~,
; ." . . .......; i·'
Payment 0.00
All perGOn5 tlHcctEd by!h& propo~oKI APPLICATION TYPE tire iwitro ., appe.:l! nnd &bt~ their viE-w&,
protnts or Gupport. II you ctln not tlppe .. r peuondty tit weh h(o..'rng, then ~u «e urged 10 r.bte your
views t¥ I~ter, M the PL,nl'lin.g CorrmlGoon wit give eonrneralion 10 tM eOl"lVl"ltlnl!. of ~urrourding prop-
erly owner$, rod other&"lfected. In d-eeldi!'l;l v.tIether to gMt or deny th~ ro!qu-eGt. The ~pllc.:ttion n'l:ly
be r~v~wednt the oHbe of the PL.· ... lnil"l-J OepnrtmMt Ioe.:at~ at 1M 6th Slr~t. Suit&401. GlIrfield c.ounty
Plaza Building. GI-enVioW Spri"",:;. Color.;tdo between the hour:; of 8:30 a.m. and 5:00 p,m.. Monday
throlQh Frid..-.y.
A public homing on ttl!! application haa been acheduod for lhe Februl'lry 13,2013,.at 6:30 P.M. n
the Corrmi&5ion Moeting Room. G.:Irfleld County Adminj~mtion Building, 108 8th Stroet. Glenwood
Sprn.;.s, CobtaOO.
Publit.hed in the Citizen T el.;<;jr.rn on J.lnu;uv 10. 201J. [S76mll
Ad shown is not actual print size
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9
PROJECT SITE
THE COTTONWOODS
16 G
200' RADUIS
COnONWOODS ADJACENT OWNER INFORMATION
10 ACRES (GIS ) OWNER ADDRESS PARCEL 10#
A 349.93 #15 Enterprise s, LlC 1218 Webster St, Houston , TX 77002 2413094(01))4
B 160 "23 Enterprise s, LlC IllS WebsterSt, Houston, TX 77002 2413162CXXX>6
C 2179 .64 #13 Enterprises, LlC 1218 WebsterSt, Hous ton, TX 77002 24 15134CXXXl2
0 244.59 Knirlberger, Erwin P. 010124 County Road 204,DeBeque, CO 81630 241304200003
E 810.07 Chev ron USA, In c. p.e Box 285, Houston, TX 77001 24131020CK)15
F 1949.64 Chevron USA, Inc . p.e Box 285, Hou ston. TX 77001 24132SHXX)16
; Varies BlM 50629 HIGHWAY 6 & 24, Glenwood Springs, CO 81601 Varies
) RPM, Inc. SECTION: TOWNS HI P: 7S
157 Skipper Rd. 9,10&15 RANGE : 98W Belgrade. MT 59714
K1MBALL CREEK OAD
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HLR PROPERTIES i ,
PRIVA TE PROPERTY ~
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CO UN TY ROAD < ,
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COTTONWOODS FIGURE 2
VI CINITY MAP PROJECT : 12-037
(406) 599-4217 DES IGNER: RML DRAWN BY:RMl GARFlELD COUNTY, CO DATE: 12 2012
\10N1TY MAP
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'POSTlNDEI'tJIIDENI.CO~ "WEDNESDAY,FEBRUARY 27,'Z0137 a3
DuqeJ:~eli;looksto"expanQ'~~,~
De.B:eque .. a reare-'searcn
" institLtte.prop6sed~;{"
John Stroud
, The 19~year~oldcommercial operation
, includes a gUest/dude rancli,r,erreat and
• 'n'entc~nter, : and ·hllnting.,andfishing ,
,ground~!wjth a miXofpD,yate andpennit,
tedbackcountry acreage. , " "
But another maior focus for the ranch in
• Post tndep~dent Staff tee'ent years haS been ill -ili:¢' ar:e~~
seryation,scientific reseai§h and educa-a
tion,:'S~ew3rt s,airl.,", ",: ," ''.:'::'\li~~0'.
In partner$p
as the '
and
such
and
. somelnstitut~prpje~treceive(fa:~O'mpre-,~ter~~~?~ce~._ '", ,: ' ... _,.
h~nsiv~ lllap.ap1~eritllj1~:qtiilP1Wl'0!. and . . .,''We ,have, !"':.iJ.Icredible, Illixe<:l~use
s~~chplan review; by!'h~,G"'iield,County' Iandsq~,p~llere wl).~rether\,is iii lot of
Planning Cpll1ffiissiQnearlie" this,lllonth. , ll]l1IlanrecreatiGn, iiu:ludji).ghikirig. b~,.
,Aforinal applicatlond!,t3i!ingpl'insfGr irig. h()rseback riding, birc\'watching.
a scientific research facility, including an ,,' hU1ltjng.,younruriei~,~Stewartsaid.
auditorium,d(\s~m();ms,JaboratoIies, dor-.' ,:: /lW~' also. have' a c~rt3iti:am()Unt of min-
mitq!,},accGmmodatiGIi,S fG~ gl::aduate stu' eralinierests,and ",e undetstand' me,
dent~,and ',liY,ing 'l"lIi.jer~ f~r 'staff, 'isrespGnsibilltytG ,dGtile dghtthlngwjth
expected tG ,be submitted l"ter this year, mineral pGlicyi' he said. "T.hissideofRoan
accGrding toscottSt~g~,:!!,-r."!,!,aIJ.-'<::!e~k h,,~~e"»YHGlb~e? iIe"vilydevel,
'''%t~~~~J;~~~~~*e.'~~r~:bii·e-·'~~1!!~t~~'!;1ii,~~li,1:!ii~~~::.:l
Beque justGverthe Me~a/G:ru:Jieldcounty develG~lllent taI,<espla~~:~" , "
line, The High LonesGme RanchencGm-The baseliriestudiesWill CG""r air;sGil
passes abGut 350 acres at thecGrifluence and water qua!lty"a~ "",11 as.vu.dlife halli-
ofRGan and Kimball creeks. t"t, includhlllthe ~ea:ter s":!le grGuse, '
at a drink,
" departID.ent.."Thl' iIitention oitheCottGri~ ,'ThatwoWdallGw'lor.,wstifU,tii:iiial and
WGGds project is to ~"vate the care .of educational uses related to a campus-style
,water iIl,theenyirGnmentand shGwthat "reSearch andeduc;ational facility, accordc
'thispteciGus I.esource ~an be extracted, ingt" the preliminary proposal:
EXHfSIT
r; Planning Commission
February 13, 2013
CPAA-7453
PROJECT INFORMATION AND STAFF COMMENTS -THE COnONWOODS
TYPE OF REVIEW
APPLICANT (OWNER)
PLANNER/CONSULTANT
LOCATION
ACRES
ZONING
COMPREHENSIVE PLAN DESIGNATION
I. DESCRIPTION OF THE PROPOSAL
Comprehensive Pl an Am endme nt
1115 Enterprises, LLC
Scott Stewart, High Lonesome Ranch
Heather Henry, Connect One Design; Gage Davis,
Gage Davis Associates; and Robert Lee, RPM, Inc.
North of the Town of De8eque on CR 202 (Kimball
Creek Road), just west of CR 204 (Roan Creek
Road) -Parcel II 2413 -094-00-004
Subject Parcel -349.93-acres
Resource Lands -Gentle Slopes (RLGS)
Residential Medium-High (2 to less than 6 ac/du)
and Agricultural Production/Natural
The subject property is located at the western end of the County north of the Town of De8eque and the
Mesa County Line. The site is at the junction of Roan Creek and Kimball Creek in portions of Sections 9,
10 and 15 of Township 7 South, Range 98 West of the 6'" P.M. The existing uses on the site include
agricultural activities and employee housing. This site is associated with the larger holding of a
multitude of company-owned parcels located in the Roan Creek area known as the High Lonesome
Ranch. This 'ranch' area consists of approximately 300 square miles of holdings, in both leased and fee
simple ownership.
Figure 1: Vicinity Map 1 I P i1 g e
Plannin g Commission
February 13, 2013
CPAA-74S3
The site is propo se d to fun ct ion as th e High Lon eso me In stitute (HLI), a ca mpus -s tyle research and
education al f aci lity related to area -specific environmental iss ues. Th e pr opose d HLI will be loc ated on a
portion of th e si te an d de ve lop ed in a campus-style with con feren ce space, cla ssrooms, lab or atori es,
administrative uses and office space; res idential use s in cluding dormitori es, apa rtments, cabins and
seve ral sin gle f amily lots will also be included.
Th e Comprehensive Plan 20 30 Futur e Land Use Map (FLUM) de signati o n for thi s sit e is Re sidenti al
Medium -High , interspersed with Agri cultural Produ ction/Natural Land s as shown on the map below.
O pen S pace/Pub lic Lands
Ag riculturo l Prod ucti on/Na tura l
/
Figure 2 HUM 2030
High l o neso m e Institute
, ,
The existing FLUM d es ignati o n do es not co ntemplate the mix of use s proposed at the HLI , therefore th e
reque st for the Comprehensive Plan ame ndm ent. Thi s requ est constitutes a M ajor Amendment a nd i s
bein g proce sse d concurrently with a Subdivi sion Sketch Plan application.
The Applicant is r eq uestin g a change of the FLUM to accommodate th is proposed development. Th e
original request was to create a new center ca t ego ry, however discussions with staff has res ulte d in
refining th e r eq ues t to des ignat e the site as "Neig hborh oo d Center". Thi s designation wou ld r eq uire
that in st ituti ona l, e du ca tion al and civi c uses be added to the definition and th e category be renamed to
2 1 Page
Planning Commission
February 13, 2013
CPAA-7453
"Village Center". This proposed change is consistent with the current designation but is a more accurate
name for the se areas.
II. ADJACENT USES
Adjacent properties to this site in clude public lands as well as large lot re si dential and agricultural
parcels, some of which are also utilized for extraction ac tivities.
BLM
Hig h Lonoso me Institu to
j
BLM
Figure 3 -Zone District Map
The map, above, graphically denotes the location of Bureau of Land Managem ent (BLM) parcels . Land
immediately to the east of the High Lonesome site is owned by Chevron USA Inc., while properties to
the south and so uthwest are owned by corporate entities under the same management as the subject
site. The Resource Land zone district is classified as Gentle Slopes/Lower Valley Floor for the subject
site.
III. APPLICABLE REGULATIONS
The proce ss and standards required for amending the Comprehensive Plan 2030 are included in
Chapter 4, Amending the Plan. The process first requires a determination of the degree of amendment
with clas sifications including 'Compre hens ive', 'Major' and 'Minor'. Based on the description of this
3 I P " g e
Planning Commiss ion
February 13, 2013
CPAA-7453
proposa l th is app li ca ti on is a Majo r Am en dme nt as it "co nstitutes a significa nt change in th e v isio n,
goa ls, po li cies and/or land uses o f t he Cou nty," a nd does no t co nv e rse ly "inclu de a sma ll p roj ect th at i s
co nsist en t w it h th e surro un d in g a r ea," o r is "correct in g text o r m ap e rro r s" w hi ch desc ri bes a mino r
ame ndment. Th e app lican t has respo nd ed t o thi s li st of stan d a rd s o f ap p rova l in t he i r app li ca t ion . Sta ff
has p r ov ided a n eva lu at io n o f th ese r equ i red f ind i ngs i n th e St aff Ana lys i s sec ti on of thi s report.
IV. REFFERAL AGENCY COMMENTS
Ref e rra l co m me nts w e re se nt t o th e f o ll o wing age ncies as r equired by Col o r ado Rev i sed St atutes and
th e ULU R. Ge nera l co mm e nts a r e in cl uded be low wit h add it io n al d e t ail ed com m e nts in co rpo r at ed into
thi s repo rt w her e re leva nt.
Town of Pa rachute:
City of Rifle :
Town of Silt:
Town of New Castle:
City of Glenwood Springs:
Exhibit G
No Response
Exhibit H
No Response
No Response
Town of Carbondale :
Town of Basalt:
Phone discussion, no comment
No Response
Mesa County:
Rio Blanco County:
Routt County:
Eagle County:
Pitkin County:
Exhibit J
No Respon se
No Response
Exhibit N
No Response
Garfield County Road and Bridge:
Garfield County Sher i ff:
Garfield County Vegetation Management:
Garfield County Environmental Health :
Mountain Cross Engineering:
Colorado Pa rks and Wildlife:
Grand Valley Power:
Debeque Fire District:
Bure au of Land Management:
Exhibit L
Exhibit K
Exhibit 0
No Response
Exhibit M
No Response
Exhibit I
No Response
No Response
Additional referral comment requests were sent to the following agencies, of which no respons e has
been received :
V. STAFF ANALYSIS
Th e adopt ed Comp r ehe nsive Pl an 2030 sets forth th at a Major Ame nd me nt shall be app r oved i f t he
Planni ng Comm iss io n ma kes spec if ic f in d i ngs t hat:
4 1p age
Planning Commission
February 13, 2013
CPAA-7453
1. The existing comprehensive plan and/or any rel ated element thereof is in need of the
proposed amendment; and
Comments: Th e FLUM designations were defined in a broad mann er to include a wide
range of potential densities and uses, however unique developments may not fit eosily
within th ese categories. The request amend and rename the designation to "Village
Center " may be appropriate to occommodate the development proposal.
2. The proposed amendment is compatible with the surrounding area (a), and the goals and
policies of the Plan (b); and
Comments: The area s urr ounding the proposed HLI is rurol in chara cte r including
residential, agricultural and natural resource extraction uses. The intent of the HLI is to
place this educationa l/in stitutional use within the context of the rural character
particularly as the intent of HLI is to preserve and enhance natural resources, recreation
and open space.
i. Section 2 -Future Land Use
A simple but fund amental theme of this Chapter, as highlighted in the Plan is that "most
new growth should occur in areas that have , or can easi ly be served by, urban services."
Comments: As proposed, this area does not and will likely not in the future have easily
accessible urban type services.
ii. Sec tion 2 -New Centers
In an effort to make existing subdivisions more se lf-su fficient, a new center may be
added to existing major residential subdivisions or other urban areas. Additionally, the
center should be located at intersection s and interchanges, has access to centra l water
and sewer through a special district, and is compact and designed to fully utilize the
land.
Comments : This is not an existing subdivision but the proposal is to add a center for
designation of this si te . The requested change to "Village Center" designation, with the
addition of in stitutional, educational, and civic uses would be appropriate for the
proposed use of the site. Central water and sewer is proposed to serve the development,
the site is located at an intersection, and is compact and designed to fully utilize the
land.
iii. Section 4 -Economics, Employment and Tourism
Go al 111: Maintain a strong and diverse eco nomic base (for both employment a nd
income generation.
Comment: An institutional, educational, and civic development as proposed would
provide div ersification in the economic base. The intent of the HLI is to utilize t h e rural
landscape for research and education regarding protection of the environment ond
5 I II a r. e
Planning Commission
February 13, 2013
CPAA-7453
natural resources. Visiting prafes sors, researchers ond students would reside at the site
for the purposes of studying and pratecting the unique western landscape .
Action #4: Ensure that commercial/industria l developments are compatible with
adjacent land uses and preserve the visua l quality of the county .
Comments: Though this development does not fit neatly within a commercial/industria l
category this action, to assure compatibili ty with adjacent uses and preservation of
visual quality, certainly applies to this proposal. The clustered, low profile compus-style
of development is proposed to be designed to fit within the existing landscape and
adjacent uses.
iv. Sec ti on 5 -Recreation, Open Space and Trails
Goa l #5: Support the deve lopment of a county wide land conservation program to
provide too ls fo r l and owners and the pub li c to conserve property.
Comments: HU proposes a private educational and research facility with the main goal
of conserving, preserving and protecting natural resources. The site itself will maintain a
large irrigated hay field and the pinion-juniper hillsides. Per the applicotion, "High
Lonesome Ranch, through HU, seeks to advance scientific and scholarly knowledge
regarding ecologicol, economic, and social sustain ability and conservation of natural
resources. "
Po li cy #5: Encou r age deve lopment that con t r i butes to the continuation and
en hance ment of commerc ial tourism in or near recreat ion areas.
Comments: HU's goal of sus tainability and land stewardship will enhance commercial
tourism by protecting and restoring western Colorado's important ranching heritage and
natural resources .
v. Sect io n 6 -Agricultu r e
Goa l 1: Promote the continuation and expa nsion of agr icu ltura l uses.
Goa l 2: Preserve a significan t rural character i n t he county.
Goa l 3: preserve scenic and visual corridors in the county.
Comments: The research and education of HU is intended 'to provide economic and
ecological models that help landowners restore and maintain natural resources. '
vi. Section 8 -Natural Resources
Vision: The county pas preserved and enhanced the habitat for wildlife, native
vegetation, riparian corridors, scenic and other important features of the natura l
env iro nment.
6 I P i1 g e
Plannin g Commissio n
February 13, 2013
CPAA-74S3
Comme nts: The intent of HLf is to provide research and education regarding the
protection and preservation of naturo l resou rce . The po licies for this sec t ion include
protection of cri tica l habitat, wate rshed, flood plains and riparian area and th is too is the
policy of HLI.
3. The pr o pose d am endmen t w ill have no ma j o r nega ti ve im pacts o n t r anspor t at ion, serv ices,
and fac iliti es; and
Comments: This developme nt proposes to be se lf-s uffic ient with regard to public services
and therefore will hove no major negotive impact to these services and facilities.
4 . Th e propose d ame ndme nt wi ll have mi ni m al effec t o n serv ice prov ision, in clud ing adequacy
o r ava il abi li t y o f f ac iliti es and serv ices, and is co mpa t i bl e w ith ex istin g and plan ned serv ice
prov ision; and
Comments : The proposed deve lopment is located at t he confluence of Kimba ll and Roan
Creeks where service provision is minima l. Grand Vo lley Power provides electric service
to the area and will review and comment on infrast ruc ture os this project moves through
the review process. Fire protection is provided to the area by De Beq ue Fire Protection
District.
S. Th e pro pose d am endm ent is co nsistent w ith th e log i ca l expa n sio n of serv ices; and
Comme nts: No expansion of service is necessary for the proposed development.
6 . Th e co unt y o r th e ge ner al area i n wh ich an amend me nt is p r oposed has changed or is
changing t o such a degree t hat th e amendment is i n th e pub li c i nterest; and
Comments: Certainly a research and educational faCility with the main goal of preserving
the naturo l resources and character of the area is in the public interest. Genera l pub lic
know ledge and desire for s ustainability and conservation has increased substantially in
the past decade.
7 . Stric t adh erence t o t he Pl an wou ld r esu lt in a situ ati o n n eit he r intended no r in kee p i ng w ith
o th er key elements and po li Cies of t he Plan; and
Comme nts: Strict ad herence to the plan wou ld requ ire maintenance of the Residentia l
Medium High and Agricu ltural Production FL UM designations which would not be in
keeping with the key element and policies of the Plan.
8. The propos ed plan ame ndme nt has a sign ifi can t publi c be nefit, w il l pr omote th e publ ic
we l fare, and w i ll be co nsist e nt w ith t he goa ls and po li Cies of th e Ga rfi eld Coun t y Comp r e h ens ive
Plan an d t he eleme nts th ereof.
Comments: The proposed plan amendment for HLf will result in significant public benefit,
wi ll promote the public welfare and is consistent with the goals and policies of the p lan.
71 P iI g ("
VI. STAFF COMMENTS
LA ND Us.
DESI GNAT ION
Neig hbor hood
Center
D [SCR IPTION
Ccn c r.l l loc.:l1ion s fO I m i)'('(I·u sc centers pr ovidi ng
com merc ia l to se rv e surroun ding IU r.)l popul ation;
should incl ude 501 ,111 concc ntr.1li o n of resid erlli a!.
Density of rE'sid enr i.l l ll se s : 5 dll per .J o e
b.'lmple :
COMPATI BLE ZON I NG
Res id enti .ll Urb .lII mU)
Comlllcrci.1ll.i m it c d (e l l
Comme rc ia l Bu siness (CB)
Pb nned U nit De vela men! (PUD )
Th e
Pl annin g Co mmi ss ion
Febru ary 13, 2013
CPAA -7453
propose d
deve lop m ent see k s to
change "Neighborho o d
Ce nt er", as show n left, t o
"Vill age Ce nter" and
r edefin e th e desc ription
t o include institution al,
edu ca ti o nal and civic
uses. Th e change o n th e
Future Land Use M ap
(FLUM) would allo w thi s
pro pose d devel o pm ent
to be in ge neral
confo rman ce with th e
Pl an. Re namin g t his
des ignation to "Village Center" is a m o re use ful t erm rather th an 'neighb o rh oo d' whi ch has a
co nn ot ation of urban and res id ential charac t eri sti cs.
Thi s r edefinin g of th e des ignatio n would also co rres po nd more clo se ly w ith th ose ar eas cu rrently
des ignat ed Neighb o rhood Cent er, such as Co lo r ad o M o untain Colle ge's Spring Vall ey Campu s.
St aff prop oses, and th e Ap pli ca nt suppo r t s, th e f o ll owin g am endm ents t o th e Compre he nsiv e Pl a n:
Land Use Des ignation Desc ription Compatible Zonin g
Existing Definition (page 28)
Neighb orhood Center General loc at ion s for mixed-u se Res id entia l Urb an
ce nter s providing commercia l to Commerc ial Limit ed
serve surrounding rura l Commercia l Bu sin ess
popu lation; shou ld incl ude small PUD
conc entrati o n of r es ident ial
Proposed Modification
Village Ce nt er Genera l loca tion s for a mix of Rural
uses, such as sma ll commerc i al Res id ential Ur ba n
facilities th at se rve surroundin g Comm e rci al Limit ed
ne ighborhoods, con ce nt r ations Comm er cial Bu sin ess
of r es id enti al develo pm ent, and PUD
in st itutiona l, educa t ional or civic
uses.
8 1 Pa g e
Chapter 2. Future Land Use. Growth in Designated Centers (Page 20)
Neighborhood Centers -Existing Description
Planning Commission
February 13, 2013
CPAA-7453
Neighborhood Centers are areas where there is a concentration of residential development and
commercial development exists that is intended primarily for the convenience needs of surrounding
residential development. This mix of uses may include small civic uses.
Village Centers -Proposed Description
Vill age Centers are areas where there is or is planned to be a mix of uses, such as sma ll commercial
facilities that serve surrounding neighborhoods, concentrat ions of residential development, and
i nstitutiona l, educationa l or civic uses .
VII. SUGGESTED FINDINGS
1. That proper public notice was provided as required for the hearing before the Planning
Commission.
2. That the hearing before the Planning Commission was complete and that all interested
parties were heard at that meeting.
3. That the proposed amendment to the Future Land Use Map is a Major Amendment to the
Comprehensive Plan 2030 because it constitutes a significant change in the vision, goals policies
and/or land uses of the county.
4. That the proposed amendment to the Future Land Use Map is in the best interest of the
health, safety and welfare of the citizens of Garfield County.
VII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission review this request and determine if it is appropriate
to approve or deny the proposed major plan amendment that would include a modification to the Plan
to rename and redefine Neighborhood Center, as well as to designate the subject property a new Village
Center on the Future Land Use Map of the Comprehensive Plan 2030, or continue the public hearing in
order to receive additional information that the Planning Commission deems necessary to make a
decision.
If the Planning Commission moves to approve the amendment to the Comprehensive Plan, a motion
should follow to:
1) Recognize this request as a major amendment to the Comprehensive Plan 2030;
2) Authorize the Chair to sign a Resolution thereby amending the Comprehensive Plan 2030;
3) Authorize the Chair to sign the letters certifying the amendment to the BOCC, municipalities and the
surrounding counties; and
4) Authorize the secretary to sign the Future Land Use Map, as amended.
9 I P (l g e
Planning Commi ssion
February 13, 2013
CPAA-7453
Upon completion of the Comprehensive Plan Public hearing the Planning Commission will have the
opportunity to provide comments on a proposed Sketch Plan.
VIII. PLANNING COMMISSION CONSIDERATION/DECISION
10j P age
From:
To :
Subject:
Date:
Robert Knight
Kathy A East ley
The Cottonwoods
Attachments:
Monday, January 14, 2013 12:44:46 PM
Robert J Knight yd
Kathy
The Town of Parachute has no objection on this application.
Robert J. Knight
Town Of Parachute
Town Administrator
(970) 285-7630 Work
robertk~rachutecolorado.com
EXHIBIT
f&
EXHIBIT
I H
From:
To:
Subject:
Date:
Hi Kathy:
Janet At!!ise
Kathy A Eastley
The Cottonwoods Referral
Tuesday , January 15, 2013 10 :59:16 AM
The Town of Silt received "The Cottonwoods" referral recently. Since the site is 10 miles north of
the Town of Debeque, the Town of Silt has no comment. Thank you for the opportunity to respond
to this application.
Jan et A/uise
Community Development Director
Town of Silt
231 N. 7th Street
P.O. Box 70
Silt, CO 81652
(970) 876-2353 Ext. *814 (office)
(970) 876-2937 (fax)
jalujse@toWDofsjlt.org
jaoet@towllofsjlt.org
http://www .towoofsilt.org
This electronic mail message . including all attachments, is for the sale use of the in tend ed recip ient(s)
and may contain confidentia l andlor privileged information or otherwise may be protected from
disclosure . Any unauthorized review , use, disclosure, distribution or actions which rely on the contents
of this information is prohibited . If you are not the intended recipient, please contact the sender and
delete the message and any attachment(s) from your system. Thank you.
EX"'IBIT
IL
GYP Review Comments for
Garfield County Building and Planning Department
SSPA7453 and CPAA7452
I. The project is in the Grand Valley Power service area.
2. Single-power is available for this project, along 202 Road and on site.
3. Need Grand Valley Power electric layout (showing the locations of
streetlights, transformers, junction boxes and any other needed equipment)
on FINAL Utility Composite Plan.
4. Please make application for service by calling 242-0040, to start the design
process. A cost estimate will also be prepared.
5. May need easements along roads and on site for power lines.
6. Need Final Plat with addresses before going to Contract for Construction with
Grand Valley Power.
7. Any relocation of existing overhead power lines , poles, guy /anchors , underground
lines, transformers or any other Grand Valley Power equipment is at the
developer 's expense.
8. Grand Valley Power allows solar photovoltaic interconnections to be net metered
for up to 10 kw for residential services and 25 kw for commercial services.
Please contact Grand Valley Power's Energy Services Administrator at 970-623-
8580 for information and interconnection guidelines.
From:
To:
Subject:
Date :
Christie Barton
Kathy A Eastley
Th e Cottonwoods Comprehensive Plan Ame ndme nt
Fri day, January 25, 2013 9:27:50 AM
The Development Review Team consists of representatives from the Mesa County
Department of Planning " and Economic Development, Mesa County Public Works
Engineering Department, Transportation Planning and the Regional Transportation
Planning Office (RTPO).
We'd like to receive a copy of the traffic study that is prepared for this project in
future steps since the project uses X 1/2 Road in Mesa County for access to the site .
No objections to the Comprehensive Plan Amendment.
Christie Barton
Senior Planner
Mesa County Planning Division
PO Bo x 20000 -5022
Grand Junction, CO 81502-5001
(970) 244-7191
Garfie ld Coun ty Building and Planning Department
108 8th Street , Suite 40 I , Glenwood Springs, CO 8160 I
(970) 945-82 I 2/Fax: (970) 384-3470
• .L -"'" "'le(s ) """ "umocr,
n _, Name(s)
SSPA7453 and CPAA7452 The Cottonwoods
Staf(Planner: Kathy Ea stl ey (keastley@ garfield-county.com )
Applicant: # 15 Enterprises, LLC
Contact Person: Heather Henry -Connect One Design
Date Sent: January 10, 20 13
Return Requested: February I , 2013
..... -11
II L !"
Type of Annlit
Comprehensive Plan .. ~'"
(Major) and Sketch P lan review
Phone: 970-945-1377 x 1580
Co ntact: hh@ connectonedesign .com
Location: 10 miles north of the Town of Debeque approximate ly at the intersection ofCR 204 (Roan Creek) and CR
202 (Kimba ll Creek)
Summary of Reques t: 347-acre site proposed for a mixed use campus for learning , research and livin g related to
conservation and LL', of western' includin g conservation efforts.
The Garfield County Planning Department ha s received a land u se request as referenced above. Your comments are
an important part of the evaluation process . In order to review all appropriate agency comments and incorporate
t h h S ffR b F'd FbI 2013 em mto t e ta eport, we request your res pon se oy n av e ruarv
GARFIELD COUNTY Office or Division OrnER Number or Detail
Road & Brid~e -Wyatt Ke es berv Paper (24" x. 36") En g in eerin g · Chris Hale MIn . C ro ss Electronic and Pape r (24 " x 36")
Attorn ey /II) El ec troni c Plannin g Commi ss ion 12
She riffs De pt.-Jim Sc ar s Vd /!J~ ~ !llectr o";c ',J 0 C'.-, , """'101' -Pub lic Paocr
Ve~c l a li on ManaRcr / I I Elec tronic
Enviro nm ent al Health -Paul Re as er Elec troni c
I COWRADOSTATE I I LOCAL TOWNS /CITIES I I
Park s and Wildlife -GJ Office Electronic ri, nf row , Electron ic
To wn of Ba sa lt Elec troni c
Tow n of Dc Bequc Papcr
Town of Ca rbondale Paper
Town of Silt Ele ctronic
C it y of Rifl e Elec tron ic
To wn of Para chut e Elec troni c
Tow n of New Cas tl e El ec troni c
D1STRICTSIS ERVICES LOCAL COUNTIES I FED AGEN CIES
Grand Valle y Power El ec troni c "" r, Electroni c
Fir e Di strict -De be au e Elec troni c Mesa Co unt y Elec troni c
Ri o Blan co C ounty Elec troni c
Pitk in Count y Elec tron ic
Routt Count y El ectronic
uurcau 0 1 L8nu rv l8na gemcm Elec tronic
From:
To:
Subject:
Date:
Kathy,
Wyatt KeesbCry
Kathy A East1ey
The Cottonwood s
Monday, January 28 , 2013 1:59 :24 PM
I have met with the High Lonesome group and Connect One Design on this project. I have no
objections to this plan, but I do have some requests that I have relayed to them.
1. Any vegetation planted in the right of way becomes county property and shall be
maintained by the county.
2. They must get the proper permits from the county for driveways, buildings, and utilities.
3. Any road work or upgrades must be approved by Road and Bridge .
If you have any questions please feel free to contact me at any time.
WyattK~y
Garfield County Road & Bridge
0298 CR 333A
Rifle, Co . 81650
Office-970-625-8601
Fax-970-625-8627
Cell-970-309-6073
J~nuary 31 , 20 13
Ms. Kalhy Enstley
Garfie ld County Planning
10 8 8'h Street , Suite 40 I
(lien wood Springs, CO 8160 I
MOUNTI\IN CROSS
ENGINEERING. INC.
Civil and E nvironmenla l "o ln5~_1IiI
RE: Re v i ew of The Cottonwoods: SSPA7453 & C PAA7452
De a r Kath y:
T his o ffic e h as p e rionned a rev iew of th e docllments provided for the Comprehensive Plan
Amendment Application lllld Sketch Plan Review for The Cottonwoods. The submi ttal was
fo un d to be th o ro ug h a nd w e ll organized . The followin g comments were ge nerated :
I . The app licati on material s sho uld estimate anticipated traffic and address any anticipated
impacts to the Co unty Road s.
2 . The Applicant does not mention if th ~y o wn wat e r ri g ht s to su pp ort th e propose d application .
3. The application mate ria ls p ro pose 12' w id e interi or roads. A 16' width wou ld be congruent
with the Co unty road sta ndard s. A PUD or var ianc es fr o m the road s ta ndard s ma y b e
necessary.
Feel free to ca ll if yo u have any qu es ti ons o r co mment s.
Sincerely,
MOllntai C ro ss Eng ineer ng , II c .
C h IS Hale, P E
826 y, Grand Av e nu e, Glenwo o d Spring s, CO 81601
P: 970.945.5544 F: 970.945.5558 www .mouniain cross·eng.co m
EXHIBIT
I b-I
From :
To :
Subject:
Date:
Kathy,
Clifford Simonton
Kathy A EaSley
Th e Cottonwoods
Mon day, February 04, 2013 10:3 1:44 AM
Thanks for the opportunity to comment on the proposed Cottonwoods Campus
which, if approved, would be located north of Oebeque. We have reviewed the file,
and would offer no specific comment, as this proposal should have minimal to no
impact on residents and visitors in Eagle County .
We hope the process runs smoothly for both you and the applicant. We value our
partnership with Garfield County, and we hope that you will continue to keep us in
the loop on matters of mutual interest.
All the very best!
Cliff Simonton , Senior Planner
Eagle County Community Development
P.o. Box 179
Eagle , Colorado 81631
970-328-8751
clifford simootoo@ea glecolJoty.u s
EXHIBIT
I ()
Garfield County
V el!e/atiol1 M({I/({I!elll ent
Feb ru ary 3, 20 13
Kat hy Eas tl ey
Garfield Coun ty Buil din g & Pla nn in g De p art me nt
RE : The Cott o nwoods SS PA 7453 & CPAA 7452
Dear Ka th y,
As thi s proj ec t moves forwa rd thro ugh th e cou nt y process, sla ff will req uest th at the app lican t provide :
• A Soil M anageme nt Pl a n
• A Weed Manageme nt Pl a n
• A Revege ta ti on Pla n
Soil Ma n age me nt Pl a n. Includ es : (i) th e area of land d istu rbed a nd vo lum e of so il m o ved, (ii) prov isions fo r
sa lv ag in g o n -s it e to psoi l, (iii ) a tim e ta bl e for elim in a tin g topso il an dlo r agg rega te pil es, (iv) pl an th a t provides fo r
soi l cove r if a ny dis turb ances o r stoc kpil es s it exposed for a pe ri od of 90 days or more, and (v ) erosion co ntrol
and dus t su pp ress io n m eas ures and management.
Weed Ma nagem ent Pla n . In cl udes: (i ) A n i nve nto ry a n d sit e m ap of Th e Co tt onwoods projec t area that s h ows
Co unt y Li s ted Nox io us Weed s a nd Co lorado Lis ted A & B N ox ious W ee d s. (Co ntac t Ga rfield Cou nt y Vege tatio n
Manageme nt a t 9 70-945 -1 377 ex t. 43 05 for upda ted li sts .) (ii ) A W eed M an age m ent Plan th a t add resses
inve ntor ied weeds in a tim e ly a nd e ff ec ti ve m a nn e r.
Reve ge t at io n Pla n. In cl udes: (i) pla nt ma te ri al li st (be spec ifi c , scientific and co mm o n names req uired), (i i )
plan tin g schedu le (to incl ud e timi ng, m ethods, and prov ision s fo r wate ri ng, if app licable), and (i i i) a map o r
in fo rm atio n , prio r to fina l p la t tha t qu an tifi es the area, in ter m s o f ac res , to be di stur bed a nd su bse quen tl y
reseeded o n road c ut a nd ut ility dis turbance s. Tl1is inform a ti on wi ll help de termine the amount o f secu rit y th a t
will held for r evege ta tio n.
An y str a w or ha y use d as a mul c h o r as a n e rosio n co nt ro l ba rri er mu st be ce rtifi e d as w eed -fr ee by 1I1 e S t a te o f
Co lo rado De partm ent of A g ri c ultur e.
S incere ly,
yC:;;t~9
S teve An th ony
Ga r field County Vegetation M anager
0375 Co unty Road 35 2, Bld g 2060
Rifl e, CO 61650 Phon e: 970·945 -1377 x 4305 Fax: 970 -62 5-593 9
EXHIBIT
I P Planning Commission
February 13,2013
SPPS-7452
PROJECT INFORMATION AND STAFF COMMENTS -THE COnONWOODS
TYPE OF REVIEW
APPLICANT (OWNER)
PLANNER/CONSULTANT
LOCATION
ACRES
ZONING
COMPREHENSIVE PLAN DESIGNATION
I . DESCRIPTION OF THE PROPOSAL
Sket ch Pi al]
#15 Enterprises, LLC
Scott Stewart, High Lonesome Ranch
Heather Henry, Connect One Design; Gage Davis,
Gage Davis Associate s; and Robert Lee, RPM, Inc.
North of the Town of DeBeque on CR 202 (Kimball
Creek Road), just west of CR 204 (Roan Creek
Road) -Parcel # 2413-094-00 -004
Subject Parcel -349.93-acres
Resource Lands -Gentle Slopes (RLGS)
Residential Medium-High (2 to less than 6 ac/du)
and Resource Lands
The subject property is located at the western end of the County north of the Town of DeBeque and the
Mesa County Line . The site is at the junction of Roan Creek and Kimball Creek in portions of Sections 9,
10 and 15 of Town ship 7 South, Range 98 West of the 6th P.M. The existing uses on the site include
agricultural activitie s and employee housing in association with a larger holding of parcels located in the
Roan Creek area known as the High Lonesome Ranch. This 'ranch' area consists of approximately 300
square miles of holdings, both leased and fee simple ownership.
Figur e 1: Vicinity Map
II Pa ge
Planning Commission
February 13, 2013
SPPS-7452
The site is proposed to function as the High lonesome Institute (HlI), a campus-style research and
educational facility related to area-specific environmental issues. The proposed Hli will be located on a
portion of the site and developed in a campus-style with conference space, classrooms, laboratories,
administrative uses and office space; residential uses including dormitories, apartments, cabins and
several single family lots will also be included.
If the Planning Commission approves the Major Amendment to the Comprehensive Plan 2030 and
Future land Use Map (FlUM) this site would be designated Village Center. If the amendment is not
approved then the proposed Hli site would not be in general conformance with the Comprehensive
Plan.
The process and review required for Sketch Plan are located in the Unified land Use Resolution of 2008,
as amended in Section 5-302 (B).
II. ADJACENT USES
Adjacent properties to this site include public lands as well as large lot residential and agricultural
parcels , some of which are also utilized for extraction activities.
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H ig h l one some ln stitul e
j
2 1 P age
Pl annin g Comm iss io n
Febru ary 13, 2013
SPPS -74 5 2
The map, above, graphic ally d eno t es th e loca tio n of Burea u of Land M anageme nt (BLM) par ce ls. Land
imm ed iat ely t o th e eas t of th e Hi gh Lo neso m e site is owned by Chev ro n USA Inc. w hil e propert ies t o th e
so uth and so uthwes t ar e o w ned by cor po r ate entities und e r t he sa me m anage ment as th e su bj ec t site.
Th e Reso urce Land zo ne di stri ct is class ifi ed as Gentle Slo pes /Lowe r Va ll ey Fl oor fo r t he subj ec t site .
III. REF FERAL AGENCY COMMENTS
Re ferral requ es t s were se nt t o age ncies as r equired by St at e St atut e f o r th e asso ci at ed Com pr ehens iv e
Pl an Am endm ent. Th e su bmittal doc ume ntati o n inclu de d th e Sket ch Pl an inform ati o n and, fo r th e
purpo se of thi s r epo rt, staff has o nl y in clud ed the r es po nses spec ific t o th e Sket ch Pl an.
Garfield County Road and Bridge:
Garfield County Sheriff:
Garfield County Vegetation Management:
Garfield County Environmental Health:
Mountain Cross Engineering :
Colorado Parks and Wildlife:
Grand Valley Power:
Debeque Fire District:
Bureau of Land Management:
Exhibit L
Exhibit K
Exhibit 0
No Response
Exhibit M
No Response
Exhibit I
No Response
No Response
IV. SKETCH PLAN -CONCEPTUAL REVIEW
Sec ti on 5-30 1 (B)(3) provid es Ske t ch Pl an review criteria. In co n sid ering a Ske t ch Plan proposa l th e
follo w in g shall be con si dered :
a. Feas ib il ity and des ign char ac t eri st ics base d up on co m p li ance w ith appli cab le st and ard s; and
b. Gener al co nfo rma nce with th e Comp rehensive Pl an.
The p r o pose d d evelop ment i s associate d w ith Hi gh Lonesome Ra n ch w hi ch ow ns and manages l an ds
spannin g seve r al co ntinu ous ecosys t em s in th e No rth Dr y Fo r k Cr eek and Kim ba ll Cr ee k va ll eys . Th ese
lands includ e hi gh m esa mo unt ain s and hi gh alpin e terr ai n. Co nse rv ati on, pr ese rva tion and r es t o r atio n
o f th e wes t ern land sca pe is t he f ocus o f HLI . Th e lack of d edi ca t ed faci li t ies led to th e proposa l t o
prov id e a co mprehensive cam pu s fo r resea r ch and ed uca ti o n, in cludin g labo rat o ri es and housin g .
A. Proposed Uses
Speci f ic uses pr oposed to occur at the f ac ility have bee n ca t ego r ize d as fo llo ws :
Hig h Lo nesome In stitute -a mix o f adm inistrat ive o ffices, class roo m s, labo rat o ri es , and assoc iat ed u ses
to includ e a visitor ce nt er, bo t ani ca l garde n, apar tm ent s and d ormi t o ries f or st aff and stu de nts.
Tr ust ees Ar ea -Th is area is p roposed t o in cl ud e homesites f or sin gle fami ly res ide nt ia l uses , fo u nder
ca bin s, a clu bho use , fitn ess ce nter and spa.
31 Pa ge
Planning Commi ss ion
February 13, 2013
SPPS-74S2
Employee Housing/Maintenance -Employee housing, manager residence and a maintenance barn.
Landscape Elements -Outdoor recreational areas including owner lawns, firepit, sun and splash area,
children play area and field, gardens, and recreational areas.
Associated support infrastructure is also proposed which include access roads and trails, helipad,
parking, water and wastewater treatment facilities, and utility areas which include electric, so lar,
geothermal and compressed natural gas.
The Applicant proposes to rezone the property as Planned Unit Development in order to define
allowable uses, design characterist ics and dimensional standards applicable to the property.
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4 I P <l g e
B. ARTICLE VII -STANDARDS
1. Access
Planning Commission
February 13, 2013
SPPS -7452
Access to the site from DeBeque is via Mesa County Roads to Garfield County Road 204 and 202, Roan
Creek Road and Kimball Creek Road , which is located approximately 7 mile s north of the Mesa County
and Garfield County border.
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.' SK£TC H I'lAN REVlE\V
At subsequent stages of the review process the Applicant will have to document the amount of traffic
generated by the proposal and demonstrate that the existing road system has adequate capacity to
serve the development. Garfield County Road & Bridge responded to the referral, EXHIBIT L that any
work to County Roads requires approval of Road & Bridge, proper permits must be obtained for
driveways, buildings and utilities, and that vegetation in the right-of-way becomes the property and
maintenance responsibility of the County . Mesa County al so responded to the referral request, EXHIBIT
J that a copy of the traffic study (required in subsequent review stages) be forwarded to Mesa County
for review as access to this site is through Mesa County via X Y, Road.
The proposed internal road network includes four entrances from Kimball Creek which will be reviewed
through subsequent processes, and approval for these access points will result in permits issued by Road
& Bridge .
The intent of the development is to gain access to the site and then minimize vehicular use within the
site. This may be accomplished through the provi sion of parking situated along the perimeter of the
S I Pa ge
Planning Commission
February 13, 2013
SPPS-7452
project with a proposed trail network that will also function as emergency access. Engineering details
have been provided regarding width of interior roads and trails and it appears, at this stage of the
review, that internal circulation for HLI may be accomplished in a safe and adequate manner.
A separate access point at the western edge of the development is proposed for the homesites via an
existing roadway that would be re-aligned and upgraded. Access to main activity area would occur by
use of a pedestrian/golf cart bridge with golf carts providing motorized access for the residents. Use of
the existing road corridor has several benefits such as providing separation of the homes from the
activity areas and minimizing disturbances that would result with construction of a new road over
Kimball Creek.
Chris Hale, reviewing engineer on behalf of Garfield County, EXHIBIT M stated that a traffic analysis
estimating anticipated traffic generation and potential impacts will be required and that if the roads
area constructed as proposed a waiver from the road standards may be necessary.
2. Landscape
Six primary Landscape zones are proposed to exist within HLI that provide distinctive landscapes
consistent with the adjacent uses and, in many cases, screening of uses from other areas of HLI. One of
the zones will provide a transition to the native vegetation found in the area as well as to function as
defensible space for wildfire protection. Steve Anthony, Garfield County Vegetation Manager
responded to the referral, EXHIBIT 0 that a Soil Management Plan, Weed Management Plan and a
Revegetation Plan will be required through subsequent County review processes. Weed free straw or
hay, certified by the State of Colorado Department of Agriculture, is required for any use of mulch or in
use for erosion control measures.
3. Grading and Drainage
The site is fairly flat with an ascending slope to the west. The homesites are proposed to be located in
the lower bench consisting of pinion juniper woodland. Minimal stormwater conveyances are
proposed as drainage will utilize surface infiltration techniques. Positive drainage will be maintained
along the roads.
4. Utilities
i. Water/Wastewater -Significant senior water rights are owned by High Lonesome Ranch and this HLI
proposes to develop water wells approximately 5 Y, miles up the Kimball Creek valley for conveyance
to the site. Water quality is currently being evaluated to determine treatment options, if necessary.
Wastewater is proposed to be provided by a "living machine" which 'utilizes gravel infiltration and
native plant materials to treat wastewater for compliance with health standards. As this is an
experimentation process the Applicant proposes to provide a standard ISDS system while continuing
to work with CDPHE regarding necessary permits for the "living machine".
6 I P a g ('
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I!l I<f'M . Inc, Ul lli HE S PLA N
SK ETCH flLA:lj REVIEW
Planning Commission
February 13, 2013
SPPS -7452
ii. Electric -Grand Valley Power is the provider for elect ri city in thi s area. Th ey responded to th e
referral, EXHIBIT I that a final utility plan which contains the electric lay out will be required, easements
may be necessary, relocation of any existing facilities will be at the developer's expe nse, and that they
allow solar photovoltaic interconnect ions to be net metered.
iii. Compressed Natural Gas (CNG) -Natural gas act ivities exist in the vic inity of this proposed
development and HLI is proposing exploration in the Kimba ll Creek va ll ey which wou ld all ow for CNG
use in infrastructure and the sing le family homesites . Additional f acilities such as pressure boost tanks
o r storage tanks may be required and will be eva lu ated as the development moves forward.
iv . Geothermal-HLI seeks to utilize natural resources associated with the site and therefore proposes to
construct a geothermal heating and cooling faci lity for the in st itute complex and the lodge. Further
inform ation regarding this facility w ill be provided in subsequent stages of the review process.
v. So lar -Installation of solar panel arrays are proposed at the maintenance facility south of Kimball
Creek Road. This facility will need to be included in the PUD Guide as an all owab le use and will be
further reviewed during that process.
vi. Communications -Century link is the service provided for services in the area and a sate llite
collection facility and optic line distribution is proposed to provide internet, te levis ion and other
services.
7 1 P age
5. Visual Analysis
Planning Commission
February 13, 2013
SPPS-7452
A visual analysis is required to be submitted at Sketch Plan which includes a map of ridgelines in the
project area along with a written statement regarding the initial investigation . This information has
been provided and the map shown below indicates the ridge lines in the area. Photographs further
demonstrate the relationship of the development area with the ridgelines. Staff would request that
the Visual Analysis provided at Preliminary Plan/PUD include a review of the potential impact of Light
Pollution on the Kimball Creek and Roan Creek valleys.
RPM. Inc , SKETC H PlAN REVIEW
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81 P age
C. Comprehensive Plan
Planning Commission
February 13, 2013
SPPS-74S2
As a companion to this Sketch Plan review a Major Comprehensive Plan Amendment was requested.
This will have been determined prior to Planning Commission consideration on the Sketch Plan. Pending
decision of that request a determination of general conformance of the project with the Future Land
Use Map (FLUM) cannot be determined. The existing designations on the site are Residential Medium-
High and Agricultural Production/Natural, neither of which contemplates a proposal of this type.
The development does meet many of the goals and policies contained within the plan and amendment
to the FLUM will allow a finding that the project is in general conformance with the plan. A full review
of compliance is contained in the companion Comprehensive Plan Amendment Staff Report.
V. STAFF COMMENTS
Upon amendment to redefine the "Neighborhood Center" to "Village Center" and add in institutional,
educational, and civic uses, as well as amend the designation of this site on the FLUM, it would appear
that the project is in general conformance with the Comprehensive Plan 2030, as amended.
At this stage of the review process adequate information has been provided to meet the criteria of the
Sketch Plan. Comments regarding additional information that may be necessary at subsequent phases,
as well zoning information including architectural controls and property covenants, is appropriate at
Sketch Plan.
Staff will work with the Applicant in preparation of submittal of a PUD / Subdivision Preliminary Plan to
advise them of code requirements including plat notes, covenants, and necessary agreements regarding
development and improvements.
VI. PLANNING COMMISSION COMMENTS
91 P age
EXHIBIT
1 8
CONCEPTUAL LAND PLAN PRE-APPLICATION MEETING
connect one
DESIGN
PRESENTED BY HIGH LONESOME RANCH
TO
THE CITY OF GLENWOOD SPRINGS
NOVEMBER 2012
ENGINEERING:
RPM, INC.
ROBERT LEE, P.E.
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