HomeMy WebLinkAbout2.0 Staff Report PC 06.12.85Pc 6/L2/85
PROJECT INFORMATION AND STAFF COMI\'IENTS
REQUEST:
OWNER:
ENGINEER:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
I. RELATIONSHIP TO THE COIVIPREHENSIVE PLAN
The trac t of land 1S
Subdivisions/Rur al/Servicable Areas.the original Garfield County Airport
II. DESCRIPTION OF THE PROPOSAL
Modification of the Garfield County
Airport Industrial Park P.U.D.
Rifle Land Associates, Ltd.
T.V. GareI
A tract of land located in aportion of Section 18, T65, R92W;and all of or portions of Sections13, L4, 23, 24 and 25, T65, R93W;more practically described as a
tract of land located adjacent to
and south of the Garfield CountyAirport.
A 16I0 acre Residential, Commercial
and Industrial P.U.D.
Central water
Central sewer and individual sewage
disposal systems.
Via County Roads 3I9, 333 and 352.
Planned Unit Development
Iocated in District 2a,This designation is a result of
P.U.D. approval.
It is proposed to modify the existing Garfield County P.U.D. Plan mapand zone district text and conditions of approval included inResolution No. 81-56. The basic proposals are as follows:
A. Modify Section 2 of Resolution 81-56 to state the following:
Section 2. Prior to approval of any final plat of the Planned
UnTt DetATopment t ot any part thereof, th; applicant sha1lestablish evidence of ownership and availability of sufficientwater rights to provide to the planned unit development anadequate supply of potable water to serve the needs of the entireproposed development for domestic and other uses contemplatedunder the planned unit development plan, provded, however, thatthe applicant may submit and the County may approve, all otherrequirements being satisfied, the final plat of the
commerc ial - industr iaI portion,including theagricultural/industrial/open space portion, of the planned unitdevelopment upon a showing of an adequate water supply for onlythat portion of the planned unit development.
This is proposed to allow for the use of the applicants waterrights for a large greenhouse.
- 2-
Modify Section 6 and Section 6, IX to read:
Section 6. That the Planned Unit Development shall consist offfiffioneDistricts,theboundariesofwhichsha11bethe
same designated in the final plats of the Garfield County AirportIndustrial Park, a Planned Unit Development, but in the mannergenerally depicted on the development plan submitted with thisresolution, and which districts shalI be designated as follows:
IX. Agricultural,/Industrial/Open Space District, A/T/OS
A. Uses by Right:Agricultural, including farm, garden, greenhouse, nursery,orchard, ranch, kennel, guiding and outfitting, ridingstable, park, green belt, veterinary clinic, and customary
accessory uses including buildings for shelter and enclosureof persons, animals, and/or property employed in any of theabove uses, including facilities used to provide heat forthe greenhouse use.
B. ConditionaL Uses:ffin accessory use to ranch or farm operation.
C. Special Uses: None
C. It is also proposed to modify the P.U.D. PIan map to designate a
45 acre area presently shown as ResidentLaL/Urban Density zone toAgricultural/Industrial/Open Space zone.
III.IVIAJOR ISSUES AND CONCERNS
A. Comprehensive PIan: A P.U.D. has to be found to be in general
conformity with the County Comprehensive Plan. The proposedmodifications do not appear to conflict with any provisions ofthe Garfield County Comprehensive Plan and can be found to be ingeneral conformity with the Comprehensive PIan.
Zoning: Any P.U.D. modification is required to meet certaincriteria for approval by the Board of County Commissioners.
Those criteria are as follows:
4.L2.03 AI1 those provisions of the Plan authorized to beenforced by the County may be modified, removed, or released bythe County, subject to the following:
1. No modification, removal, or release of the provisions of thePlan by the County shall affect the rights of the residents,occupants and owners of the P.U.D. to maintain and enforce thoseprovisions at law or in equity; and
2. No substantial modifications, removal, or release of theprovisions of the Plan by the County shall be permitted exceptuPon a finding by the County, following a public hearing calledand held in accordance with the provisions of C.R.S. Lg73l
24-67 -L04 , t.hat the modification, removal, or release isconsistent with the efficient development and preservation of theentire P.U.D., does not affect, in a substantially adversemanner, either the enjoyment of land abutting upon or across astreet from the P.U.D., or the public interest, and is notgranted soley to confer a special benefit upon any person.
In support of the proposed revisions, the applicant has provided thefollowing comments.
B.
B.
- t-
1. There will be no reduction on open space, Park lands, school
sites or other areas in which the public may have a beneficial
interest. Drainage and recreational easements wiIl be retained
along Dry Creek. (4.07.09)
2. It would be appropriate to permit the construction of this
nonresidential use in advance of the residential uses because
there is a depressed residential market in the arear and
additional lots or dwellings would only exacerbate the situation.
(4.09.04)
3. The provisions of the P.U.D. may
subject to the following findings:
a. The modification is consistent with
and preservation of the P.U.D. A11
remain intact and there wiII be onlyland area devoted to other Districts.Iand to the north is subdivided as anwith the County Regional Airport.
be modified by the County
the efficient development
of the zone districts willa small reduction in theIn addition, the adjoiningindustrial park associated
b. The land abutt,ing on the property subject to the proposed
change is undeveloped. Where a current preliminary plat exists,
on the land to the north, it is for an industrial park. The size
of the parcel, 45 acres, and the retention of drainage and
recreation easements on its western edge insure substantialbuffer for any future development near the parcel.
c. The change in the P.U.D. will confer a substantial advantageon the public at large and on the County. It will result in theaddition of tax base and jobs in an area where they are needed.It will give recognition to the County operated airport and
enhance the Countyrs investment in that facility. No individualwill obtain a benefit special to that individual. (4.L2.03(2))
C. Staff Comments:
I. The proposed use of the tract of land subject to theproposed modifications wilI be utilizing an individual
sewage disposal system if the modifications are approved.
The P.U.D. modification approval in 1981r wErS for a central
sewage system. It is suggested that the language of Section3. of Resolution 8I-56 be modified to read:
The design of the sewage system for the Planned Unit
Development shalI include provisions for the pretreatment ofindustrial waste. Further, that individual sewage disposal
systems may be utilized prior to the development of thesewage system, provided the ISD systems meet all
requirements of the Garfield County Zoning Resolution of
1978 r ds amended and the appropriate Garfield County
Environmental Health Regulations.
IV. SUGGESTED FINDINGS
That the meeting with the Planning Commission was extensive andcomplete, that aII pertinent facts, matters and issues weresubmitted and that all interested parties wer heard at that
meeti.g;
That the P.U.D. modification is consistent with the efficient
development and preservation of the entire P.U.D., does notaffect, in a substantially adverse manner, either the enjoymentof the land abutting upon or across a street from the P.U.D., orthe public interst, and is not granted soley to confer a specialbenefit upon any personi
1.
2.
-4-
v.
3. That the proposed zoning is in general compliance with the
recommendation set forth in the Comprehensive Plan for the
unincorporated area of the County; provided certain conditions
are met in any subsequent land use permit applications;
4. That the requested Planned Unit Development t"lodificaLion is in
general compliance with all requirements of the applicable
Garfield County Zoning Resolution and, further, that the
requested Planned Unit Development Ivlodification is suitable and
appropriate for the subject property, given the Iocation,
condition and circumstances of the property, and it is generally
compatible with existing land uses in the surrounding nearby
area;
5. That for the above stated and other reasons, the requested
Planned Unit Development Modification and Planned Unit
Development Plan is in the best interest of the morals, order,
health, safety, convenience and welfare of the citizens of
Garfield County.
RECOMMENDATION
APPROVAL of the ProPosedIr{odifications, subject to
Resolution 81-56 being added.
P.U.D. tvlodifications and P.U.D. PIan Map
the suggested wording to Section 3 of
- 5'-