The URL can be used to link to this page

Home My WebLink About2.0 Staff Report PC 07.11.01.DS 0ftry'+D ??ra\^e nA,D d" PC 7/tu0t PROJECT INFORMATION AND STAFF COMMENTS REOUEST:Planned Unit Development (PtlD) Zone District Text and Plan amendment to the Garfield County Airport Industrial Park PUD Garfield County Airport Land Partners, Ltd. APPLICANT: RELATIONSHIP TO THE COMPREHENSTVE 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 3 52 and the airport, as an area for future annexation. The remainder of the PLID is located in an area on the County's Proposed Land Use District Map for Study Areas 2 and 3, as Commercial, Outlying Residential Density - 2 ac./du 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 PUD Zone District Text to add the Public ,, .r ,,[ I -. r', 'irl .\ Administrationffacilities (PA/,&) zone and to amend the PUD Plan to designate the t Jn) lon.t "ilJt'c{ ', County owned property as a PAff zone. The proposed zone district text will -iL-L Pktr (1'-'rt.', , , ,,, , delineate the specific uses that the County can develop on the property. The iNt,',,, r i'r II ' -t proposedusesarealltiedtothevariousfunctionsthattheCountyisresponsiblefor providing to the public and consisteql.witb,tlre County's vision ofthe futureuse ofthe propefty. (See application pgs. 5- lO ) As noted in the application, therrJ\ County is also proposing to change the plan designations from CommerciaUGeneral Service (C/AS), Industrial/General Service (VGS), ResidentiaUSingle Family and School site to the new Public Administration/Fqcilities (PAIF) zone district. (See attached existing zone district text pgs. /l-/3 > 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 L II. -l- t' /'I '' i.i.' l ' . .\ r ( I ri- --.i ri'"-,Ii rl- '',., ' \r- i 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 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 followed ^Es u part of the future development of the property. (See attached plan pg (t ) 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 eisting 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 of the 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 333,1o the west of the site. li 1 q l' .rl I t...i i ,.., i, ,ii n -l-L.r \ u.'iU,Itr.MAJOR ISSUES AND CONCERNS A. Zontng: 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 Zorung 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 lan 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 PUD. 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 ofthe Cogeneration facilities, since the property was already zoned to allow for industrial uses as a part 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., that the modification, removal or release is consistentwith the fficient -2- III. development and preservation of the entire PUD, does not affict 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. 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 CommerciaVGeneral 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 PUD 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. l. The application submitted met the requirements of Section 10 of the Garfield County zoning Resolution of 1978, as amended. The proposed PUD 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 PUD zone district text amendment and plan amendment are consistentwith the efiicient 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 Disrict Text and Plan amendments are in the best interest ofthe health, safety, morals, convenience, order, prospuity and welfare ofthe citizens of Garfield County; RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL of the proposed PLID zone district text amendment to add the Public -3- 2. 4 rv. J. Administration/Facilities Zone District and to amend the PUD plan to add the PA/F zone as shown on the Garfield County Airport Industrial Park PUD Plan map. -4- APPLICATION FOR AN AMENDMENT GARFIELDCoUNTYAIRPORTINDUSTRIALPARI(COMPLEXPUD REOUEST: Amend Resolution No. 77-1, Garfreld County Airport_Industrial Park ffi-pr"* rUo zone district text to create the Public Administration/Facilities @A/F) zone'district and to amend the PUD Plan Map adopted by Resolution No' 85-103 to identify 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 ffi;rtIndustrialnark-ComplexPUDin1999.Asapartofthepurchase,thea;r,y agieed to rezone the property to be consistent with an agreement between the a;;;, City ana the Airport t-ana- partners, Ltd.. The agreement included the following ,r"r, *iri.t'*itt U. incorporated into the text of the PA/F 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 Utilitiei, 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 pubtic Service company easement will be allowed as a use by right. Any outside storage of vehicles or materials north oi tti 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 sherif,Ps 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: 5- ADDITIONAL CONSIDEBATIONS: Normally, a_ PUD zone district text ents 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. Ma<imum 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 15 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 Garfield County Airport Industrial Park Complex PUD plan map to rezone the County's land from CommerciaVGeneral Service (C/AS), tndustriai/General Service (VGS); ResidentiaVsingle Family and School site to Public lJrioi*trutionilacilities (pAiF) -zoning. The attached map and legal description identify the location of the area to be rezoned. ADJACENT PROPERTY OWNERS: James & Jean Synder, 3995 CR 346, 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' 400, Denver, CO 80202-5534 Robert Lazier,P.O. Box 1325, Vail, 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, AZ 8635 I will Staff Minimum Setback: Front yard: Side yard: Rear yard: Other: Off-street Parking: l. 2. J. 4. 5. 6. 7. J.\V. & Thelma Weaver, 556 CR 352, Rifle, CO 81650-8414 8. Santes & Jason Amaya, 552 CR 352, Rifle, CO 81650-8414 9. Scott & Linda Brynildson, 1831 Railroad Ave., Rifle, CO 81650-3203 10. BLIvI, Western dolorado Area office, Northern DMsion, 2764 Compass Dr., Suite 106, Grand Junction, CO 81506 ll.colorado Dept. of Transportation, 222 S.6n St., Rm 317, Grand Junction, co 81501 -i- 15 tEorEt B^.@-l--xt I L 'l I I I I I _t__ dt II. * d." io'&. Parcels Adiacent to Garfield Gounty AirPort lndustrial Park GomPlex -7 $g$ Ia. t g o IQr B=SC, toqo -Cl -o. !r-Eu,EaF 'or E8Bago i .:' -@o_-oEo -+Z P. U. D. Plan:Lqr',d G:i*-.ai$ o,"t* P.U.D.Pbn: l-ndll* [?iFl eooeensmceGarfield County Airpoft -E-. kt6dlt P.rr( aoraarr ffiHil co.rr@irr,EiltEt€E REr Irlr . -- ;;-' ffi "oilf,,rirot'r.r L8,clndustrial Pa* Complex r,m s 0 I,o am 3,m - ffil coulcrrctnEsE ncH flllJlfi]lmne xorcrenx lZiV **.^o*FtcLmEs ffil ne"crrrrner"* Fl rceoermer.cr.GLE FALrLy EW -? I hrc,l.q.EO.2srt,E Garfield CountY Board of County Commissioners lo9 8ft St. Suite 300 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 wjth the agreement signed by the City of Rifle, Garfield County and ALP. Airport Land Partners -/O- Robert A. Howard III. G.Maximum Building Height:35 feet H. Off-Street Park i ng: Building with 4 or fewer dwelling units shall have not less than two (2) spaces per dwel I i ngunit. Building with more than 4 dwellingunits shall have not less than 1..5 spaces per dwel I ing unit. ilobi Ie Home Park District, llHP A. Uses by Right: Single fami ly mobi le home unlts or modular home units uti I ized for residential occupancy and customary accessory uses, park, open space, common laundry or other util ity faci- I ities provided for the use and benefit of the residents and guests. Conditional Uses:Camper vehlc les.B. D. c.Speci al Uses: None. Minimum Lot Area: 6,000 sq.ft. at a density noT-To exceed-E;0 units per acre based ongross area within each fi l ing or final plat. Maximum Lot Coverage: Minimum Setback: 35 percent F. Front yard: Side yard: Rear yard: 15 5 10 feet fee tfeet G. H. Trailer or Building Height:16 feet : Two (2) parking spaces IU. Cornerclal/Alrport Servlce Dlstrlct, C/AS A. Uses by Riqht: Ai rportHotel, motel, lodging faci I ities with assoc-iated businesses and incldential uses, al I conducted within the principal bui lding as required to serve the principal faci I ity, including, but not I imited to, restaurant, coffee shop, cocktai I lounge, car rental, indoor amusement business, gift shop.Airport terminal operation faci I ities, Parking lots,Flight school, Ai rcraft service business,Aircraft repair and sales, 0ther air transportation oriented commercial businesses, including professional offices, car rental and servicing. B. Condi ti onal Uses: None. C. Eg-lg]-Uses: None. - /l- Minimum Lot Area:25,000 sq.ft. Maximum Lot Coverage: More than one structure or--6ullalng mar-6e placed on any-one lot pro- ,iOeO not ilore- than'90 percent of the lot area i s covered. Minimum Setback: Front lot: 20 feet or limits of power lines Side lot: 10 feet Rear lot: 15 feet or edge of power llnes' 14aximum Building Height: 45 feet H. 0ff-Street Parking: Motels, hotels, lodges, l space per each guest room, itus t.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. V. Comtercial/Convenlence Retail District' C/CR A. Uses bY R i sht: Convenience services and retai I businesses which generally provide for the needs of those iorking br'residing within the local area, including, but not I imited to, conven- ienc6 grocery itore' service station,.drug store, -beverige outlets, I iquor outlets' laundiomat, and other simi lar retai I outlets and Personal services. B. Conditional Uses: None C. Speci al Uses: None D. Minimum Lot Area:7,500 sq.ft. E. Maximum Lot Cqrrqlgge: 90 percent: lilore than one-sTFfETuFE-or-SiTlding may be placed on one 1ot providing the total number of square feet of bLilding irea does not exceed the lot coverage f6r the filing on the flnal plat of the 0istrict. F. Minimum Setback: Front I ot: Si de lot: Rear I ot: 50 feet None 10 feet D. F. (r. G.l'laximum Bui ldins Helsh!: 25 feet 0ff-Street Parkinq: 0ne (1) space per each 300 ffirea, unless otherwi se justif ied'H. 'lZ' uI. VII. Industrial/General Service District, I/GS A. Uses by Right: 0ffices for conducting business including commercial, professional, manufacturing; research and I jght manufacturing; wholesale business, sales and/or warehousing; warehous-ing; storage; general contracting faci I ities including offices, shops, and yards; any commodity manufactured and/or fabricated. B.Conditional Uses: Plant for 9 ooAsTrom processed natura lpeci al Uses: PI ant for processing natural ieSources and/or agricultural materials. fabrication ofI resources. 20,000 sq. ft 90 percent litygreater. Iitygreater. 7,500 sq. ft. 90 percent D. E. F. G. H. Minimum Lot Area: Maximum Lot Coverage: Minimum Setback: Front lot: 20 feet or edge of uti easements wh ichever i s S i de I ot: None. Rear lot: 10 feet or edge of uti easement, wh I chever i s Maximum Bui'lding Heiqht: None. : 0ne (l) space per eYery Cornerclal/0fflce Research Distrlct, C/0R A. Uses by Riqht: 0ffices for conducting of business, includingoffices for the professions, real estate, government, corporations, financial institu-tions, administrative offices, executiveoffices or other businesses which do not involve personal non-professional services or retai I sales of personal goods. B. Conditional Uses: None C. Speci al Uses: None D. Minimum Lot Area: E. Maximum Lot Coverage: F. Minimum Setback: Front lot: 50 feet Si de lot: 5 feet Rear lot: 10 feet G. Maximum Buildiqq Height: None Parkin 43- I c. \r\)\i\i GARFIEI.^D COUNTY MASTERPLAN FOR RIFLE CEI'ITER O FI.,,ELIIII.INDw/2PI'MPS ll 30x l(I, BQT'DIdENT S'IORAGE BI,,IILDN'C 35 X 150 VEOETATTON MANAGEMENT BT,IILDING ilx,() EIi{PLOYEA PARXJNG 15 @ tC XXt ROAD + DRIDGE OFFIG'SHOP ld) x 275 TRTJq( PARJONG u@7,JxL, @MMI'NITY @RRECTIONS BT'DINC CDTATY DETETIION @{IER @URTS BUIDINO: 36,(m s.F.IN 2 flrq)Rs wTru EXPANSION TO,$,qD S.F. cOLrNTY OmG BIJILDING: 2a,(tr0 Sr. IN 2 FITOORS uTrH E)(PANSION IO 36,(m S.F. FUTURAil,III)ING o l'-?0D RBILLY JOHNSON ARC'HI'I'8C'TURE t JANUARY 2tnl I 1 5 6 1 t 9 iro i \/ ,tr,i' :i ::;iiiirilt (.,1.,i;l+i \+:i -J, /4-