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Home My WebLink About3.0 Staff Report BOCC 06.24.85a//8f D Bocc 6/24/8s PROJECT INFORMATION AND STAFF COMII{ENTS REQUEST: OWNER: ENGINEER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: I. RELATIONSHIP TO THE COII'IPREHENSIVE PLAN The tract of Iand 1S subdivisions/Rura1,/servicabre Areas' the original Garfield County Airport Modification of the Garfield County Airport Indust,rial Park P.U.D. Rifle Land Associates, Ltd. T.V. Garel A tract of land Iocated in a portion of Section 18, T65, R92W; and all of or portions of Sections 13, L4, 23, 24 and 25, T5S, R93W; more practicallY described as a tract of land located adjacent to and south of the Garfield CountY Airport. A I51O acre Residential, Commercial and Industrial P.U.D. Central water Central sewer and individual sewage disposal systems. Via County Roads 3L9, 333 and 352- Planned Unit DeveloPment Iocated in District 2a, This designation is a result of P.U.D. aPProval. II. DESCRIPTION OF THE PROPOSAL It is proposed to modify the existing Garfield County P.U.D. PIan map and ,o-ne distr ict text and condiLions of approval included in Resolution No. 8I-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 ffit Deffiopment t ot any part thereof , the applicant shall establish evidence of ownership and availability of sufficient water rights to provide to the planned unit development .an adequate supply of potable water to serve the needs of the entire proiosed aevefopment for domestic and other uses contemplated unaEr the planned unit development plan, provded, however, that the applicani may submit and the County may approve, aII other requi?6ments being sat,isfied, the final plat of the corimercial-industriil portion, Lncluding tle agiicuftural,/industrial,/open space portion, of the planned unit, development upon a showing of an adequate water supply for only that portion of the planned unit development. This is proposed to allow for the use of the applicants water rights for a large greenhouse. -J'- Modify Section 6 and Section 6, IX to read: Section 6. That, the Planned Unit Development shall consist of ffiWoneDistricts,theboundariesofwhichsha1Ibethe same designated in the final plats of the Garfield County Airport Industrial Park, a Planned Unit Development, but in the manner generally depicted on the development plan submitted with this resolution, and which districts shall be designated as follows: Ix. Agr icultural,/rndustr ia1,/Open Space Distr ict , A/r/Os Uses by Right: AgiiEultural, including farm, garden, greenhouse, nursery, oichard, ranch, kennel, guiding and outfitting, riding stable, park, green bett, veterinary clinic, and customary accessory uSeS including buildings for shelter and enclosure of persons, animals, and/or property employed in any of the above uses, including facilities used to provide heat for the greenhouse use. B. Conditional Uses: ffi accessory use to ranch or farm operation. C. Special Uses: None C. It is also proposed to modify the P.U.D. Plan map to designate a 45 acre area presently shown as Residential,/Urban Density zone to Agr icultural,/Industr ial,/Open Space zone. III.MAJOR ISSUES AND CONCERNS B. A. A. Comprehensive PIan: A P.U.D. has to be found to conf-ormitf wiLh the County Comprehensive Plan. modifications do not apPear to conflict with any the Garfield County Comprehensive Plan and can be general conformity with the Comprehensive Plan. B. Zoning: Any P.U.D. modification is required to cilteria for approval by the Board of County Those criteria are as follows: be in general The proposed provisions of found to be in meet certain Commissioners. 4.L2.O3 AII those provisions of the PIan authorized to enforced by the County may be modified, removed, or released the County, subject to the following: I. No modification, removal, Or release ot the provlslons Ot Ene PIan by the County shall affect the rights of the residents,I.No modification, removal, or release of the isions of the occupants and owners of the P.U.D. to maintain and enforce those provisions at law or in equity; and 2. No substantial modifications, removal t ot 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 C.R.S. L973, 24-67 -I04, that the modification,removal r or release is consistent with the efficient development and preservation of the entire P.U.D., does not affect, in a substantially adverse manner, either the enjoyment of land abutting upon or across a street from the P.U.D., or the public interestr dod is not granted soley to confer a special benefit upon any person. In support of the proposed revisions, the applicant has provided the following comments: be by I. There will be no reduction on open space, pdrk 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. ft 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 dnd additional lots or dwellings would only exacerbate the situation. (4.09.04) 3. The provisions of the P.U.D. may be modified by the County subject to the following findings: a. The modification is consistent with t,he efficient development and preservation of the P.U.D. A11 of the zone districts will remain intact and there will be only a small reduction in the Iand area devoted to other Districts. In addition, the adjoining Iand to the north is subdivided as an industrial park associated with the County Regional Airport. b. The land abutting 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 substantial buffer for any future development near the parcel. c. The change in the P.U.D. will confer a substantial advantage on tne public at large and on the County. It, will result in the addition of tax base and jobs in an area where they are needed. It wiII give recognition to the County operated airport and enhance the County's investment in that facility. No individual will obtain a benefit special to that individual. 14.L2.03(2)) Staff Comments: 1. The proposed use of the tract of land subject to t'he propoied modifications wilI be utilizing an individual lewage disposal system if the modif ications are approved_. The P.U.D. modification approval in 1981, was for a central sewage system. It is suggested that the language of Section 3. of Resolution 81-56 be modified to read: The design of the sewage system for the Planned Unit Oevelopment shall include provisions for the pretreatment of industiial waste. Further, that individual sewage disposal systems may be utilized prior to the development of the sewage system, provided the ISD systems meet aII requiremenls of the Garfield County Zoning Resolution of Lgi8 r ErS amended and t,he appropr iate Garf ield County Environmental Health Regulations. Further, that at such time that the central sewer system is available to any lot having an I.S.D. System, the I.S.D. system wiII be removed and connection made to the central sewer system. IV. SUGGESTED FINDINGS l. That the meeting with the Board of County Commissioners was extensive and complete, that aII pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting; 2. That the p.U.D. modification is consistent with the efficient development and preservation of the entire P.U.D., does not affect, in a subltantially adverse manner, either the enjoyment of the land abutting upon or across a street from the P.U.D., or the public interst, and is not granted solely to confer a special benefit upon any personi V. 3. That the proposed zoning is in general compliance with the recommendation set forth in the Comprehensive Plan for theunincorporated area of the County; provided certain conditions are met in any subsequent land use permit applications; 4. That the requested Planned Unit Development Modification is ingeneral compliance with all requirements of the applicableGarfield County Zoning Resolution and, further, that therequested Planned Unit Development Modification is suitable andappropriate for the subject property, given the location,condition and circumstances of the property, and it is generally compatible with existing land uses in the surrounding nearby area i 5. That for the above stated and other reasons, the requested Planned Unit Development lvlodif ication and Planned Unit Development Plan is in the best interest of the morals, order,health, safety, convenience and welfare of the citizens ofGarfield County. RECOMMENDATION On June L2, 1985, the Planningproposed P.U.D. Modificationssubject to the suggested wording being added. Commission recommended approval of theand P.U.D. PIan l4ap l4odifications, to Section 3 of Resolution 81-56 -r-