HomeMy WebLinkAbout3.0 Staff Report BOCC 08.02.01t'4- F
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BOCC 8120101
PROJECT INFORMATION AND STAFF COMMENTS
REOUEST:Planned Unit Development (PUD)
Zone District Text and Plan
amendment to the Garfield County
Airport Industrial Park PUD
Garfield County
Airport Land Partners, Ltd.
APPLICANT:
RELATIONSHIP TO TIIE COMPREHENSIVE PLAN
The PUD is located within the two mile sphere of influence of the City of Rifle, but just
outside of the annexation boundary noted on their Comprehensive Plan map. The City
shows the airport and private property between CR 352 and the airport, as an ilrea for future
annexation. The remainder of the PUD is located in an area on the County's Proposed Land
Use District Map for Study Areas 2 and3, as Commercial, Outlying Residential Density - 2
ac.ldu and Airport Industrial Park (County). The PUD Plan map specifically identifies the
area proposed for PUD Plan amendment as being Airport Industrial Park (County). Thiswas
done in recognition of the County's ownership of the property.
PROJECT INFORMATION
A. PUD Zone District Text and Plan Amendment: It is proposed to amend the Garfield
County Airport Industrial Park PLID Zone District Text to add the Public
Administration/Facilities (PA/A) zone and to amend the PUD Plan to designate the
County owned property as a PA,/F zone. The proposed zone district text will
delineate the specific uses that the County can develop on the property. The
proposed uses are all tied to the various functions that the County is responsible for
providing to the public and consistenryithfie County's vision ofthe futureuse ofthe
property. (See application pgs. 1l - 7 ) As noted in the application, the
County is also proposing to change the plan designations from CommerciaVGeneral
Service (C/AS), IndustriaVGeneral Service (I/GS), Residential/Single Family and
School site to the new Public Administrali-on/Facilities (PA/F) zone district. (See
attached existing zone district text pgs. D'lA
The County is responsible for doing the PUD plan and zone district text amendments
as a part of a three party agreement tied to the purchase of the airport property.
Prior to the County's acquisition of the airport property, the City of Rifle and the
Airport Land Partners, Ltd. and the County entered into an agreement in which each
of the parties to the agreement was obligated to perform various actions according to
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the agreement. One of the County's obligations was to rezone the property, to limit
the uses to those identified in the agreement. The uses listed as "uses by right" are
the uses allowed by the agreement. The County also agreed to develop a site plan for
the property that would be followe4Jr u part of the future development of the
property. (See attached plan pg. lC ) The agreement specifically limits
the County to "County facilities other than a jail, the County shop, the County
Maintenance facilities and community corrections facilities", north of the existing
power line. The site plan only shows only County offices north of the power line.
The County chose not to locate the Court facilities north ofthe power line based on a
design criteria that places the courts as close as possible to any jail facility. Since the
jail facility has to be south of the power line, the County has decided the Court
facilities should be south of it too. The use ofthe power line easement for parking is
consistent with the uses allowed in a utility easement, but the construction of any
buildings in the power line easement is not consistent. The County Road and Bridge
Department will build a central shop and associated facilities on the southern most
portion of the property, with direct access to them from CR 333, to the west of the
site.
MAJOR ISSUES AND CONCERNS
A. Zoning. An approved PUD may be modified as a zone district PUD Plan amendment
per the provisions of Section 4.12.03 of the Garfield County Zonitg 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
Response: The proposed PUD plan and zone district text amendment are in an area
of the PUD that does not have any additional owners, other than the County and the
owners ofthe PtlD. The only portion ofthe PUD that has been sold to a party other
than the County or the developer is the Cogeneration facility owners. The
proposed change in use of the property should not affect the rights of owners of the
Cogeneration facilities, since the property was already zoned to allow for industrial
,r.r u, apart of the Airport Industrial Park PUD plan. The use of the property for
public facilities should not create any more significant impacts on the property.
(2) No substantial modifications, removal or release of the provisions of the Plan
by the County shall be permitted except upon afinding by the County,following a
public hearing called and held in accordance with the provisions of Section 24-67-
104, C.R.S., thqt the modification, removdl or release is consistentwith 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 qcross a streetfrom
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the PUD, or the public interest, and is not granted solely to confer a special benefit
upon any person.
Response: The property to the east ofthe proposed amendment is the only property
not within the Garfield County Airport Industrial Park PUD that could be affected by
the proposed use. The three smaller properties were created by exemption in 1991
and 1997 . The larger of the three was rezoned to Commercial/General in 1994 and
now has a manufactured home and mini-storage facility on it. The two smaller
parcels are residential lots and have existing residences on them. The last remaining
tract to the east is a portion of a ranch that has most of the base facilities closer to
Mamm Creek. With the exception of the ranch property, all of the other properties
have been developed subsequently to the approval of the original Garfield County
Airport Industrial Park PtlD in the late 1970's and the various amendments in the
1980's. It is staffs position that the development of the public facilities will have
less impact than the originally approved industrial uses in the PUD'The
development of the property for public facilities does not confer any special interest
upon any person.
RECOMMENDED FINDINGS:
1. The application submitted met the requirements of Section 10 of the Garfield County
zoning Resolution of 1978, as amended.
The proposed PLID zone district text amendment and plan amendment do not affect the
rights of the residents, occupants and owners of the PUD to maintain and enforce those
provisions at law or in equity.
The proposed PIID zone district text amendment and plan amendment are consistent with
the efficient development and preservation of the entire PUD and 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.
That for the above stated and other reasons, the proposed PUD Zone District Text and Plan
amendments are in the best interest ofthe health, safety, morals, convenience, ordeq prosperity
and welfare ofthe citizens of Garfield County;
rv.RECOMMENDATION
Staff recommends that the Planning Commission recommend APPROVAL of the
proposed PUD zone district text amendment to add the Public
Administration/Iacilitie s Zone District and to amend the PUD plan to add the PAIF
zone as shown on the Garfield County Airport Industrial Park PUD Plan map.
4.
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APPLICATION FOR AN AMENDMENT
GARFIELD COUNTY AIRPORT INDUSTRIAL PARI( COMPLEX PUD
REOUEST: Amend Resolution No. 77-1, Garfield County Airport Industrial Park
Co*ot"* -*pt"* fUO zone district text to create the Public Administration/Facilities (PAff)
zone district and to amend the PUD Plan Map adopted by Resolution No. 85-103 to
identifi, the location of the PA/F zone.
APPLICANT: Garfield County Board of County Commissioners,
PROPOSAL: Garfield County purchased 43.63 acres from the owners of the Garfield
c-o*ty eirport Industrial Park Complex PUD in 1999. As a part of the purchase, the
County agreed to rezone the property to be consistent with an agreement between the
County, City ana the Airport Land Partners, Ltd.. The agreement included the following
uses, *'hich will be incorporated into the text of the PAff zone of the PUD:
Permitted Uses:Public Administration facilities/buildings, Road & Bridge
Administration, Operations and Storage facilities,
Corrections facilities, Community corrections facilities,
Publicly Owned Communications facilities, Public
Utilities, Single Family and Multi-family housing for
persons employed in any of the previous uses by right.
Supplemental Standards: Any outside storage of vehicles or materials sourth of the
Public service company easement will be allowed as a use
by right. Any outside storage of vehicles or materials north
ol the public Service screening requirements of the City of
Rifle.
Privately run Community Corrections facilities shall:
1. Implement one of the following three (3) alternatives:
a. A County sheriffs presence within the facility;
or
b. A Sheriff Substation located on the Property; or
c. The County or the operator of the facility will
reimburse the City annually in advance, for the
annual gross pay associated with the lowest paid
police officer on the City of Rifle Police force'
2. Public or private transportation shall be provided for all
work-release inmates.
Any use not listed as a permitted use.Objectionable Uses:
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Normally, a PUD zone district text will
Staffents to include minimum lot sizes, setbacks' etc"
would suggest that the following language be added to the new zone district text:
Minium Lot Area.20,000 sq.ft.
Maximum Lot Coverage:More than one building may be put on a lot, provided
more than 90 percent of the lot is covered.
20 feet
10 feet
l5 feet
boundary of any utility easement for buildings
per chapter 7'. off Street Parking Regulation, city of Rifle
Municipal Code.
pUD PLAN AMENDMENT: As a part of this application, Garfigld County is
e Garfield County Airport Industrial Park Complex PUD
plan map to rezone the County's land from CommerciaUGeneral Service (C/AS),
IndustriaUGeneral Service (VGS); ResidentiaVsingte Famity and School site to Public
Administration/Facilities (PAIF)
"zorung. The attached map and legal description
identify the location of the area to be rezoned.
Minimum Setback:
Front yard:
Side yard:
Rear yard:
Other:
Oflstreet parking.
AZ
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6.
James & Jean Synder,3995 CR346, Silt, CO 81652-9668
Carl Oberholtzer, P.O. Box 188, Marble Falls, TX 78654-0188
Public Service co. Attn.: Property and Local Taxes, 1225 17ft St. Ste'
Denver, CO 80202-5534
Robert Lazier, P.O. Box 1325,Yatl, CO 81658-1325
Barton Porter/Linda Craig, 2571 CR 314, New Castle, CO 81647-9677
Benzel Livestock Co., C/O Gert Benzel, 980 E. Saddlehorn Rd', Sedona,
8635 I
7.J.W.&ThelmaWeaver,556CR352,Rifle,CO81650-8414
8. Santes & Jason Amaya, 552 CR 352, Rifle, CO 81650-8414
g. scott & Linda Bryniidson, 1831 Railroad Ave., Rifle, co 81650'3203
10. BLM, Western dolorado Area Offrce, Northern Division, 2764 Compass
Suite 106, Grand Junction, CO 81506
ll.Colorado Dept. of Transportation, 222 5.6tr St., Rm 317, Grand Junction, co
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Parcels Adjacent to
Garfield Gounty Airport
lndustrial Park Gomplex
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Vicinity Map, Proposed
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Garfield County Airport tTilX ",o""* [E7l ra,ocerserce
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Garfield County
Board of County Commissioners
109 8th St. Suite 3oo
Glenwood Springs, CO 81601
RE. Garfield County Airport Industrial Park Complex PUD
Gentlemen:
Please consider this letter to be the consent of the Airport Land Partners Limited, to be a
co-applicant for an amendment to the Garfield County Airport Industrial Park Complex
PUD Plan and zone district text for the property owned by Garfield County. The
application will be consistent with the agreement signed by the City of Rifle, Garfield
County and ALP
Robert A. Howard
Airport Land Partners
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G. Maximum Building Height:
H . 0ff-Street Park i ng:
Bui lding with 4 or fewer dwel I ing units shal I
have not Iess than two (2) spaces per dwel I ing
unit. Building with more than 4 dwelling
un i ts shal I have not less than 1.5 spaces per
dwelling unit.
ilobi le Home Park District, llHP
A. Uses by Rish!:
Single family mobile home units or modular
home units utilized for residential occupancy
and customary accessory uses, park, open
space, common laundry or other uti I ity facl-
'I ities provided for the use and benefit of theresidents and guests.
B. Conditional Uses:Camper vehicles.
35 feet
Front yard:
Side yard:
Rear yard:
Trai I er or Buj I di ng Hei sht:16 feet
park i ng spaces
HoteI, motel, lodging faciIities with assoc-iated businesses and incidential uses, all
conducted within the princ'ipal bui lding as
required to serve the principal facility,including, but not I imited to, restaurant'
coffee shop, cocktai I lounge, car rental,
indoor amusement business, gift shop.Airport terminal operation faci 1 ities,
P ark i ng 1 ots,
Fl ight school,Aircraft service business,Aircraft repair and sa les,
0ther air transportation oriented commercial
businesses, including professional offices,
car rental and servicing.
Conditional Uses: None.
lpgcial Uses: None.
c.
D.
Speci al Uses: None.
M'i nimum Lot Area: 6,000 sq.ft. at a density
noT-To Eiceea-5TO units per acre based ongross area within each fi l ing or final p lat.
Maximum Lot Coveragg:
Minimum Setback:
35 percentE.
15
5
10
feetfeet
fee t
G.
H.: Two (2)
IV. Cormercial/Airport Servlce Dl strlct, C/AS
R i qh!:A.
B.
Parkin
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D.
E.
Minimum Lot Area: 25,000 sq. ft.
Maximum Lq! Coverage: More than one structure
oF-EuTiding may 6e placed on any one lot pro-
vided not more than 90 percent of the lot area
i s covered.
Minimum Setback:
Front lot: 20 feet or
S i de I ot: 10 feet
Rear lot: 15 feet or
l imits of power lines
edge of power I ines.
v.
G.Maximum Building Height: 45 feet
H. 0ff-Street Parking:
Motels, hotels, lodges,1 space per each guest
room, plus 1.0 space per each 300 sq. ft. of
business and office sPace.
Aircraft oriented commercial business, 1 space
per each 3 employees.
0ther offices and businesses, l space per each
300 sq.ft. of floor area.
Cormercial/Convenience Retal I Dlstrict, C/CR
A.
B.
c.
D.
E.
F.
Uses by Rjsht:
Convenience services and retai I businesses
which general ly provide for the needs of
those working or residing within the local
area, including, but not l imited to, conven-
ience grocery store, service station, drug
store, beverage outlets, I iquor outlets,
laundromat, and other similar retail outlets
and personal services.
Condi tional Uses: None
Speci al Uses: None
Minimum Lot Area: 7,500 sq.ft.
l'laximum Lot Coverage:90 percent: More than
one aTFucture oi building may be placed on one
lot providing the total number of square feet
of building area does not exceed the lot
coverage for the fi I ing on the final plat of
the District.
Minimum Setback:
Front I ot:
Side lot:
Rear I ot;
50 feet
None
10 feet
G.
H.
Maximum Bui I di ng_Hei qht:
Qfl-street Parking: 0ne (
f eeIlf6uTTd-fng-Er e a, u n
25 feet
1) space per each 300
less otherwise Justified.
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yI. Industrlal/General Service 0istrict, I/GS
A. Uses by Riqht:
0ffices for conducting business including
commercial, professional, manufacturing;
research and I ight manufacturing; wholesale
business, sales and/or warehousing; warehous-ing; storage; general contracting facilitiesincluding offices, shops, and yards; any
commodity manufactured and/or fabricated.
B. Conditional Uses: Plant for fabrication of
gooTs Tromlrocesseo natural resources.
C. !pec i al Uses: Pl ant for processing natural
resources and/or agricultural materials.
D. Minimum Lot Area:20,000 sq. ft.
Maximum Lot Coverage: 90 percent
Minimum Setback:
E.
F.
VIT.
h.Maximum Building Heiqht:None.
H. Off-Street Parking:0ne (1) space per every3 em!'T6ftes.
Comrercial/0fflce Research District, C/OR
A. Uses by Risht:
0ffices for conducting of business, includingoffices for the professions, real estate,government, corporations, financial institu-tions, administrative offices, executiveoffices or other businesses which do notinvolve personal non-professional services orretai I sales of personal goods.
B. Conditional Uses: None
Front lot:
Side lot:
Rear lot:
lpecial Uses: None
Minimum Lot Area:
Maximum Lot Coverage:
Minimum Setback:
20 feet or edge of util
easements wh ichever i s
None.
10 feet or edge of u t i I
easement, wh i cheveri s
itv
greater.
itvgreater.
7,500 sq.ft.
90 percent
c.
D.
E.
F.
Front I ot:
S ide l ot:
Rear I ot:
50 feet
5 feet
10 feet
Maximum Bui I di ng Hei ght: NoneG.
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GARFIELD COUNTY
MASTERPLAN FOR RIFLE CENIER
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R,BIIIY JOI1NSON ARCHT'I'trL-TURA
t JANUARY 2(x)I
FT,'EL trTI/IND w/ 2 PIJMPS
CINDER./AGGRBGATE STIOBAGE BUILDING
30 x 100
EQUIPMENT STOBAGE BUILDING
35 X 150
VEGRTATION MANAGEMENT BUIDING
20X40
EMPI,OEE PARKING
45@$Xm
ROAD + BRJME OFFICE/SHOP
tN x275
TRUCK PARJ(NG
24@20X3u
COMMIJMTY CORRECTIONS BUILDTNG
COTJNTY DBTE{IION CENTER,
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9 COI^TS BLIILDING:36,000 S.F. IN 2
FIOORS wlTll EXPANSION TO,l8,m0 S.F.
l0 COIJNTY OFFICI BUI,DINO:24,0m S.F. IN 2
FI,oORS Wrllt EXPANSION TO 36,000 S.F.
11 FUTUREBIJILDING
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