HomeMy WebLinkAbout4.0 Staff Report BOCC 10.12.95REQUEST:
APPI-TCANTS:
PT-ANNER:
I,OCATION:
SITE DATA:
WATER AND SE,WER:
EXISTING ZONING:
PROPOSED ZONING:
ADJACE,NT ZONIN(}:
t,
II.
PROJESI TNFORMATION AND STAFF COMMENTS
BOCC rcrugs
Zone District Amendment lrom
Plannecl Unit DeveloPment (PUD)
to A/R/RD
John Praetorius
Land Design PartnershiP
Portions of Section 34, TownshiP 5
South, Range 89 West; located
approximatelY one (1) mile west of
Glenwood Springs, olf of CountY
Road 132.
20.2 acres
Individuerl wells and sewage disposal
systems.
Planned Unit DeveloPment (PUD)
A/R/RD
NOrIh: A/R/RD
South: PUD
East: R/L/UD
West: R/L/SD
R EI-ATION SIT IP TO'rH F. COM PR IIl{ E'N SI V Il PLAN
The proposed rezoning lies within distriot " 1b", City/Subclivision with central water and
sewer. This designation is based on City water and the West Glenwood Sanitation
district sewer.
DE,SCRTPTION OF T}IE PROPOSAI,:
A. Site Description: The property stradclles Mitohell Creek, with tlpr;Ejority of
the property on the east side of the creek. (See map & request pgfl'fhe site
topography slopes into the oreek bottom with slopes ranging lrom 57u to over
40,%. Wir.h the majority of the property being steeper slopes. The native
vegetation consists primarily of grasses, sagebrush and oak brush on the gentler
slopes and pinon and juniper vegetation on the steeper slopes.
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C.
I)rop<lsa[: 'l'o rezone a portion ol the Mitchell Creek PUD to A/R/RD,
consisting ol' 20.2 acres..
I listory oI the Propo.:1]: 'flte Mitchell Creek PUD was approved in 1982, with
a total of 29 clwelling units and in two phases. The first phase consisted of 22
clwelling units on a cul-de-sito accessing directly onto C.lt. 130 (Donegan Rd.).
'l-he second phase consisted of seven (7) dwelling units that accessed onto C.R.
132 (Mitchell Creek Itcl.). The l-rrst l-rling of the PUD was hnal platted in 1982,
and the seconcl filing was platted in 1987. Another owner ol the seoond filing
had the property plattecl to a single lot within the PUD, ratlrer than plat the
seven lots approvecl itt the Prelinrinary Plan.
MAJOR ISSTIES & CONCIIRNS:
A. Zonirtg: Since this is a recluest [o "renloveorrelease" the provisions of the
Mitchell rCreek PUD, the rec[rest is subject to the lollowing findings contained
in Seotion 4.12.03 ol-the Garlielcl County Zoning Resolu[ion:
(l) No moclification, removal or release of the provisions of the PIan by the
County shall affect the rights of the residents, occupants and owners ol
the PUD to maintain ancl enloroe those provisions at law or in equity;
arrtl
(2\ No substantial moclillcations, removalor release olthe provisions of the
Plan by the County shalt be pernritted except upon a finding by the
County, Ibllowing a publio hearing called and held in aocordance with
the provisions of Section 24-67-104, C.R.S., that the modiftcation,
removal or release is consistent with the effrcient development and
preservation oIthe entire PUD, does not affect in a substantially adverse
ntanner either the enjoynrent of land abutting upon or across a street
lrom the PUD, or the public interest, and is not granted solely to confer
a spociul benefit upon ilny person.
1'he property owners in the Filing I of the Mitchell Creek PUD have been
requested to support the proposed rezoning. Their consent is necessary to meet
the above note criteria regarcling their rights will not being affected. Adjoining
property owners and owners of property across the street should not see and
detrinrental afl-ect, since the rezoning to fuR/R does not createseparate interests
beyoncl lhose thrrt already exist ancl is the same zoning in place for all other
property in the area. Any subdivision aotion would besubjoct to full subdivision
reviewandtheassociatecl noticingrec;uirementswhichwouldgiveneighborsthe
opporturrity to oomment on any proposal.
Another zoning issue is the recluirement that a PUD have at least 257u open
space. Ftiling I has a total of 15.0 acres of open space and 8.82 acres of single
lanrily lots ancl roadway. The open space area is 63%,ol the hrst l-rling, thus
the redur,:tion of the open space area contained in the seooncl liling area will not
oreate a conllict with the PUD requirements.
III.
q? A.
Iv.PIIOPQSII,D IIINDINCS
t.Ttrat the applicaLion subnrittecl met the recluirements of Section l0 of the
Gtrllekl County zoning llesolution of l97ti, as umended.
That the public meeting belore the Planning Commission wzts extensive
and oomplete ancl that all pertinent la<;ts, matters and issues were
submitted, and that all interested parties were heard at the meeting.
That the proposecl I)UD rentoval does not affect the rights of the
residents, occupanls and owners of the PUD to maintain and enlorce
those provisions at law or in equity.
-I'hat the proposed PUD nrodilications are consistent with the effioient
de,velopment and preservation of the entire PUD and does not affect in
a substantially aclverse mAnner either the enjoyment ol land abutting
upon or across a street from t]re PUD, or the public interest and is not
grantecl solely to conler a special benefit upon any person.
R F,COMMIINDA'I'ION
The Planning Commission reconlmend AI'>PROVAL ol the proposed zone district
anrenclment ftonr Planned Unit Development to Agricultural/Residential/Rural Density.
2.
4.
IV.
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B. Subdivision Regulations - On September 13, 1995, the Planning Commission
reviewed a Sketch Plan lor the proposed redivision ol the property into three
lots. Enclosed lor your review is the Staffcomments and Planning Commission
r;H;:.I#H:.1::fi:L:.3:1;^',;:"W?";F:ytSprings
IV. PROPOSE,D FINDINGS
l.That the application submitted met the requirements of Section I 0 of the
Garheld County zoning Resolution of 1978, as amended'
That the public hearing before the Board of County Commissioners was
extensive and complete and that all pertinent facts, matters and issues
were submitte<l, ancl that all interested parties were heard at the meeting'
That the proposed PUD removal {oes not affect the rights ol the
resiclents, occupants and owners of the PUD to maintain and enlorce
those provisions at law or in equity.
4. That the proposecl PUD modifications are consistent with the efficient
development ancl preservation of the entire PUD and does not affect in
a substantially adverse manner either the enjoyment of land abutting
upon or aoross a stree[ lrom the PUD, or the public interest and is not
granted solely to conler a special benefit upon any person'
IV.RECOMMENDATION
The planning Commission recommenctecl APPROVAL of the proposed zone district
amendmenl lrom Planned Unit Development to Agricultural/Residential/Rural Density
on August 9, 1995.
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lLIiQUIiIi'I"
AIrPl.t(lAN'l's.
I'I,AN N IiI!:
I,QCA'I'IQN:
SI.L[I)AI A:
WAI.I1K-AN D S I iWIIIL:
l'ltOl'QSltD T,ONlNG:
ADlAcllN I-ZoNl NG:
I'}lt() I l1(ll' INl;()lt M n'l'lON AN I) S'l'AIrF OOMM ItN'l'S
PC 9ll3l()5
Mitclrelt Creek PUD, Filing II,
Sketch I)litn
Jolut I)ritetoritts
La ntl l)esi grt PartnerslriP
I)ortions of Section 34, Township 5
Soutlt, Ilange tt9 West; located
ir1'r1'lroxitnlttely one (l) mile west of
Glenwootl Springs, off of CountY
Itoacl 132.
)0.2 itcres
lnclividtral wells ancl sewage disposal
systett-ts.
A/l{/ll t)
Nortlr: A/lt/ltD
Sotrth: I)UD
llitst: R/l-lut)
West. Il/L/SD
I.
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lltllNl'tONSl IIll t'Q t'lI11 CQMl'ltlrl ILlN$lv!1 I'-I-AN
'l'lre ,r..,.s.:tl srrlrtlivisiorr Iics rvitlrirr rlistrict " llt", C)itylStrlrtlivisitlrr witlr centrttl rvitter
lprl scwcr'. 'l'lris rlcsignltiorr is blsctl on ()ity witter itrttl tlte West Cjlenwood Sanitation
rlistrict sr:wur'.
I)I]SCILI l"L'lON-OIi I I ll1 llllOI,0SAL:
A Sitc !)cscr:ittf io1. 'l'lre prol'rcrty strirrltllcs lvlitclrell ()'eeli, with.tlte mzrjority ol
tlrc lrrolrcrty on tltc eitst sitle ol'tlte crecli. (See mitp prrgg/0')- 'fhe site
[61'rogrirplry sloltes irrto thecrccl< bottottt witlr sloltes ritnging lionr 5'X, [o over
40,)1,. Witlr tlrc nrir.lority ol'tlre proper-ty treing steeper slopes. The nzttive
vege tittion corrsists prinrirrily ol'grasses, sitge ltrttslt itnd oak brttsh on Lhe gentler
slolles itntl ltittort ittttljrrrtiper vcgctittitlrl cln llle stceper slopes.
Proltosal: 'l'ostrbtlivitleirl-rortionol'theMitchellCreeliPUD,consistingol20-2
1clcs ir.rto tIr'ec (3) lots o['2.(r, z[.0 irrttl IJ.0 itcres citclt.(see appliclttion) Each lot
worrltl Iravc un irrtlivirlrrirl wcll ancl intlivitlrral sewitge tlisltttsztl systems. The lots
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worrltl itccess Cottrrty lf ttirtl 132, virt il proposecl cttl-cle-sac that would serveeaoh
ol'thc lots.
l listr:rfQt-llto []rollosal:'l'he M itclrell Crcek l)UD wzts approved in l 9tl2' with
a totirl o('?9 rlwcllirrg trnits irntl in two pltitses. 'l'he [irsl phase consisted o[22
tlrvelling ttnits tltt it cttl-tle-silc itcccsriing tlirectly onto C'll' 130 (Donegtrn Rcl')'
'l'lte scr:()rrtl pltitsc ctlrtsistctl ol'scven (7) tlrve llirlg trrrits that accessed onto C'R'
132 (tvlitc5e ll 6r.ecli l{rl.). 'l'he tirst lilirrg t:l'thc I)LJD was tinal platted in 19[12,
Irrrtl lhe seconrl lilirrg wirs ltlirttotl irl l9ti7. Artcltlter owner o['the second filing
lrittl tlrc [)t'ol)er-ty plttttetl to it sirlglo lot rvithin tlre PUD, ntt]rer than plat the
sevcn l6ts irl.rpr-6vctl 1t tlrc l'r'clirrriniu-y Plirrt. 'l'lre applicitrrt ltas reqllested a zone
clistrict cltitrtge ll'tlni l'}t it) to A/l{/lll), which wAS reconlniended for approval
llst rrr6rrtS 6y tlro lrlanning (--onrnrission itntl will be cot"tsitlerecl by the Iloarcl of
Ootrrrty C--ttttttuissit)llclri oll Octtlbcr 2, I995'
MA J QIL_ISS UUS & CONCIIILN$:
dgcnqy (:onuucl)ts: 'l'he c()ntnlents 1tt'ovicletl by tlte review agencies sent copies
ot' tlrc pt'tl1'losctl strlrtlivisitlrl ilro tls lillltlws:
I . Mt. sopritsoitconscryaliOn- Disl.ricL: 'l'he districl" boitrd notecl that any
routl crrts rtceil ttl revegetitlctl with weed free seetl, that Lhe irrigation
tlitch <ln thc 1tr.<l1tcIty be pr<ltectecl rtncl thttt chenrical ttse lclr fertilizer be
I1i1i1riz"crl l6 t'rrrttecI tlrc wittcr clrraliLy itncl the wetlancls in the area' (See
,-,,,, &lfiI E-
2. eolorlrlo lliviuioru:l-WllQr-llasour(Q,l : Ilitsetl orr tlre applioant's
r-cpr.esuptltitlrr tlrirt tltc 1'rro1-roscrt wclls will lle itrtgtlrentecl by water lrom
tlre Wcst l)ivit1: Wutcr'(lorrscrvirncy tlistrict, the Division dicl not leel
tltut tlte rc wottltl lre irtty in.itrry to cleoreect water rights' 'fhe Division did
ttttt lttltlie ittly c()llllllcttI tlrt tlte atloClttirCy ol tlte nronosed wells' SinCe
ther.e is n0 rlrrrir provitletl irs a piu't ol'the applic,rtinn. (s"" pgt 4( r' t7
)
soilv'loltoBrlltlty- 'l'tre lppliclrtt srtItt.tittetl portions t>l't[e geologic stydy
srrlrrrrittccl irs u part ri['the origirrirl srrbtlivisiort reclttest for Mitchell Creek I]iling
l.(Sce irpltlictrtion) 'l'lrat strrtly inrlicirtcs tltitt tlre entire srrt;clivision is trnclerlain
5y tlrc I:1glc Virllcy lrvirporitc, wlriclr pose,s sottle signi[icant clevel<lpnlent
c61str-irints.'l'lrerc rrriry be liirrrrtlittion irntl ISI)S limiLations that will need to be
caretirlly rcviowctl by tlrc irpplicitrlt's crlgineer it[ier the geology reporL is
corrrplctetl lilr tlre trrclirlinirry l)lirn. Stali'strggests that the ap1'rlicant have a
clr'r'crlt, sitc spccilic irrrirlysis rlorto lirr tlre prtillosetl strbtlivision.
Ilolrl/Ar-leets: 'l'lrc roirrl irccessing tlro pr'<'r1'ltlscd lots will be clitssifiecl as a semi-
p;irrritive roatlway irntl is rctlrriretl lo ltitvc itI it ntinirttttrlr ol'a 401t. ROW, with
eiglrt (li) Ii. tl;ivirrg lirrrcs itnrl two (2) I'1. slrotrltlers itntl 1l gravel clriving srlrface.
'l'ltis routlwiry rvill lrirve to trc rlctlicutcrl to the ptrblic (tlr ttse, brrt it will be
lririrrtiriletl Iy 1 lrtirrreowr)ors irsstluiirtitlrr. At l)r'elirltirtlrry I)lan, tlte applicztnt's
errgilecl will lurve ltt rlcs;ign tr roittl rvith gntcles lcss tlran l4'Y' or reqttest tt
virr-iirrrcc to thirt rcrlrrircnrcrrt baserl ort tltccritoriit containecl in Section 9.31 ol
t5e ( j1r'lleltlCotrrrty Srrbtlivisiorr llegrrlutions. Atlditionitlly, tlte proposed road
cr'osscs 6ve1IVlitclrcll (.lrcek, whiclr hirs it regttlatetl fioocll"rlain thitt will recltrire
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a I'lo6tlplain slteciirl rrse perrrrit lbr any briclge orroatlc;onstruction thal would
occlr irr t5e lloorlprllirr. At the time ol-l)relimiriary Plan, tlre applicant's engineer
neetls to ltiltlt'ess tlre lltlrltllllttilt issLto.
ljirclrrr:tpr:Iiott: Noconlnterttlrirsbcerrreccivorlll-rlrrttheGlenwootlspringsand
llrrr.lrl Iiir-c l)r'otcction l)istrict. Gcncritlly the Stttte llorest Service leels wildfire
pr-6llle rrrscln be rninirrrizetl by lbllolving tlrc t'ecotllnlencllrtions Iorconstrttction
6l'lr6rles c6pttrinetl irr tho (lSlrS ptrblicittitln "Wilclfire Protection in the
Wilrllirrrtl IJr.birrr lntcrl'ircc" itrl(l "Morlel l{egtrlirtions lor protecting People and
I Iornes irr Srrtttlivisitltts ittttl l)evultlllntettts".
Ilooiltrllirt: l1 irrltlition tr.l lho prcvious conlrltents regarding the constrttction
6['ir r.6urlw1y rvitlrirr ir lloorlplairr, tlro rtpplicunt's engirreer will need to iclentily
tlro lloorlpluin elcvalions lhrorrglr the erttit'e srrbtlivisiorr and either restrict
tlcvel6l-rlrorrt 6f 1rry kirrtl witlrin tlrc llootlplitin or nrake provisions lor lloodplain
speciirl rrse 1'lcr-nrits lirr any constnrclion tltitt lttity ocotlr witlrin the flooclplain'
WltuLlSewar.: 'l'lre irl"rplicirnt is 1-rroposirtg lo rtse inclividtral wells and inclividtral
sowirg.3 tlisposirl systcnrs lilr tlre strbrlivisiorr. 'l'he original strbtlivision reclttired
tlrc rrse o['central u,irler itrrtl scwr:r lirr the lots 1-tl'tlp<lsetl at that tirne- As a part
ol'thclrr-clinrinirryl,lansrrbrr-rittitl, thcitpplioitttt'setrgitreershortldinvestigatethe
lelsifrility ol'connecting to the central wiltor itttd sewer services available to the
lriling I lots o['tlrc Mitclrcll C]r'ccl< I'}tJI). ['itrt o{'stalls concern lbr this
evirltrirti6l is tltrc t6 tlrc closc 1'll'tlxirrrity ol'the lots to Mitchell Creek'
'l'lrc Sl,ctclr l,lirrr l)r'o()es:i is prrrcly irrlillnuttiortitl. ()orrlpletiotr oltlte Skelch Plan
pl'oces:i r[lcs rrttI ctlttstitrttc rrpllrtlvirl tll'tlrc proposed plitr-r.
Itsii," st..rclr l)lirrr corrrnr.:rrls slrirll lrc virlirl firr it pcriocl not to cxceecl one (l ) year
Tb,',, tlrc tlirtc 6l'tlre l'llrrrring (}rnrntission t'eview. II'a l)relinrinary Plan fbr the
g-rr-g1-r6sctl srrllrlivisiorr is not prescntctl to the Garlrelcl Corrnty Planning
Cl6ltrrrissirll rvitlrin tlris pcriotl, thc irpplicitnt shall strbnrit an updated Sketch
l)lurr irpplicatiorr to tlrr: l)lirnnirrg I)ivision [itr review antl compitrison with the
oril;i rrir I it Jrltlicit t irlrt.
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t.lre lloitrtl rev ievrecl t-lre appl j cat ion and
Cr-L)el< l)u<1, l,,i I irrq l I alt<'l lttrve the f o.l, lowit'rc-;
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(r()nst.r'tt<.:t. i<>tt sliott'l ti lle reveqetated t-o
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lrroier;t-ion ol (iny irr.ir1.rt-iorr cl it-r:lt vtlticlr is c)ll t"lle sit'e' l"l ew
Ianrlor,vlrer-s s;lrorrl<l lri: iril-ornrecl t-lttrt- t-lte clit-r-:lr ovjne.r:s )tave right of
vJay easernelt r,o 1laint,rirr tlre it-r'i11 trt-iott sysLetn, that they \'^/j1I be
cl Lerrr irrr.; crltl r,vor-ii irtry ()n t-ire <l it <;li, itrtci i-ltiit- 1-hi s .'vcr)< tnay lle in
t.lreir yarcl s.
,1,5e rlist-r'ir;t vrr-lrrItl I il<r,: t.o ltttor,v vrltirt- t-lre irnpat:t vti I.l be on the
t,let- lalrtls i p t lr is A;e(l':' A l l l^let. Iiin(ls shotl l<1 )le proi-ected ancl
remaitr irt (l:i 1lt'i:;t itr(r r:<llltlit--i()tt ill:i J)()ssillle'
'l,he rillarilrr t1 ;cit trl6rtr1 Mit--clrell (ll^tiel< .i s rtnirlttc itt-tcl shor'rld be
I)I..eserved irr rrs rrat.rrr',rI r:rirrclit ion .r.'j l)ossiltl,' f-or 'ro 1o loo feet
I'rout tlte 5( 1t:rttll r:llittttlr:l ltilliit'iirtt itrr:as (:ollet:1. secliltrents,
lrrovide vrilrtlile lrlrlritirt, r:r)rrtr-r'll:-; et'c.rs.i ott atttl J)l^ovicles a r-tniqr:e
.tl'tr.r'sit.y ol v(.lUet.,rt irrr.; t-lrrrt- inrlltovcs i-lte est llet-ics of' the aI:ea.
-44-
,l,lle llOzrr.rl ]-t.rt:riIlU)cr)tlr; tlllit- (tlly it-t^ir;irt-iot"t vr;tter riq;htS )le tlsed by
t.lre I altlowtrr: t':; S() t-[cy ct l'(r r,ri, i ttt-ir i ttetl ' 'l'lre lr COrlce]rn is alvlayS
l.oI: soiI atltl r.v;tt,er.-c()lls(:it'vttt-iol-t ttttil pr-eservatiotr ancl pLans should
(:ons i cl e r t-lte:;e collce I'l)s '
Wit-lr irrCrea:;etl collcel-lls rtl><lttt- \^latet' qtral ity, t)re Dist-rict i's
concer.rrerl alrr.rrrL urorr i L-6r irrr; <;lrenr iczr I trlipl icati on I.or f ertil'}zer '
Vleecl c;orrt-I o I , at-r11 clt-lre l- [)eS t. tnalletgetttent ]leaSonS ' 'l'hel r COnCel:n
is t-lte r,:lreurir:,rls t-lriit wi'l I lle ,,=",1 l-o Ier-t-il jze cJl:asses and
contr.o l vreetl:; i tr t-ltc (l l'(ril . 't'lrey l'ce I thst tlie c[em'i'cal s s]roul'd
)te r:losely rrr,rnit--r.rt^eti iti tlris ilrea cltte t-o t'he possibi'tity that the
t:heurir:als vril l soali itrt o tlre stlils ztllcl rLlll of f int--o the r.Lver'
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JuEk Joncs, Asst, Chicl'
I D :!]70928604U st" P 27 '95 10:23 l,.lo .001, P .02
DppanrMrrNT or EUERGTTNCy SnRvrcEs
I-'N{S.FII(I-I .RIiSCT)IT
7-19-9s
Mr. Davo }vlichaelsorr
Gnrficld County Plaming Dept.
109 tith Street
Glcnwoorl Springs, CO, 81601
Dcar l)nvc,
If have looked over tlte subrnitlals on thc Mitchell Crcel< l,.U.D, and I ofler thc lollorving
Cotttnretrts:
I. I notecl that there is tro water supply lor firc protection arrd that wuter will cornc liortr wells,
We will neecl to ltave solne form of firc flrrws nvailable for the clevclopment. I suggcst that tho
developer meet with me to cliscuss this.
2, 'l'he road atrd turn a rouncl are aclequatc as showtr on tlre skctch plar:. Gl'acles appear o.t,. tut t
wor.rld likc to look lirrthcr on a bcttcr nrap of thc location.
3. Public or private road? Who maintains it/
4. The road necds to be ntarked nt lhe interscction rvith 132 road and all homcs will need to have
postcd nddresscs irt a visual a-tea,
Thcsc are the onl1, conrnrents at this tirnc. Plcase call n're if you huve a"ny questions,
Glenwood Slrlings Dcpt, Of L,nrergency Scrvices
cc: filc
806 Cooper Avcrruc . Glenrvoorl Springs, Colora<lo 8l(;01 . (3U3) 915.2575 , IIAX (30j) g45-2$g7
,t,lt,
-28 --
b. s. D *[.9.