HomeMy WebLinkAbout3.0 BOCC Staff Report 08.07.1989likc 8/7/89
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Preshana Farms P.U.D. Rezoning
OWNER: Lana & Henry Trettin
PLANNER: Land Design Partnership, Inc.
LOCATION: A parcel of land situated in a
portion of Lots 3, 4, 6, 17, 18 and
19 of Section 31, T7S, R87W;
located approximately 3 1/2 miles
east of Carbondale off Highway 82
and County Road 100.
SITE DATA: The site consists of a 57.9 acres
WATER: Central System, new.
SEWER: Central System, new.
ACCESS: Existing access off County Road
100.
EXISTING ZONING: A/R/RD
ADJACENT ZONING: A/R/RD and C/L
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located in the Carbondale Urban Area of Influence as
designated on the Comprehensive Plan Management District's Map.
Comprehensive Plan Objectives and Policies applicable to this
development include the following:
Agriculture: Ensure compatibility of development proposals with
farms and ranches.
Housing: Promote a variety of housing types and mix through
the use of a flexible development review process.
Water & Sewer: Encourage development locating adjacent to
existing subdivisions or municipalities with
available capacity in their central water and/or
sewer systems to become a part of the existing
system.
Discourage the unnecessary proliferation of
private water and sewer systems and special
districts.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is located adjacent to both Highway
82 and County Road 100. Slopes on the site are gentle with the
majority of the site used for pasture and equestrian facilities.
Existing improvements include two indoor riding arenas, stable
barns, paddocks, and residences for employee housing. Blue Creek
borders a ption of the site to the soh. Adjacent land uses
include residential, agriculture, recreation, and commercial.
The Ranch at Roaring Fork P.U.D. borders the site to the west and
includes residential development along with a golf course and
related facilities. The Roadhouse (formerly Catherine's Store)
convenience store and restaurant is located at the northeast
corner of the site.
B. Project Description: It is proposed to develop the 57.9 acre
site into a P.U.D. including five (5) different zone districts:
Open Space, Equestrian Center, Residential/Single Family,
Residential/Cluster Housing and Lodging. (See pages /-/-3 )
Seventeen (17) single family units, eleven (11) cluster homes,
ten (10) employee housing units and ten (10) bed and breakfast
units are proposed. Overall density of the development, without
the bed and breakfast, would be approximately 0.72 units/acre.
The applicant proposes to serve the development with water and
sewer by connection with the existing Ranch at Roaring Fork
system or development of new central systems, if necessary.
C. History: In 1979, the Board of County Commissioners did approve
a P.U.D. rezoning on this site and adjoining properties for
approximately 120 dwelling units on 143 acres. However, in 1982,
the rezoning was recinded by Resolution 82-15, based on failure
to comply with conditions of approval and required time limits.
III.MAJOR ISSUES AND CONCERNS
A. Zoning: A Planned Unit Development (P.U.D) is intended to allow
for the creative use of a piece of property, outside of the
normal subdivision and zoning requirements. The Preshana Farm
P.U.D has been created to allow for various residential,
commercial and recreational activities associated with the
equestrian activities already at the farm. The five (5) zone
districts proposed will replace the A/R/RD zone district
restrictions with provisions for smaller lots, single family lots
with no setback, building heights in excess of 25 ft. and
commercial lodging facilities. The following changes were
recommended by the Planning Commission:
1. That the Bed and Breakfast become a Special Use, rather than
a use by right in the Lodging District.
2. That the maximum building height in all zone districts be
reduced to 25 ft.
B. Agency Comments:
1. Colorado Department of Health has noted that if the project
cannot be connected with the existing facilities at the
Ranch at Roaring Fork, it will be necessary to provide
compelling reasons or arguments as to why this cannot
occur. (See pages or.
) The Ranch at Roaring Fork has
verbally stated that they are not interested in adding the
Preshana Farms development to their water and sewer
facilities.
2. Colorado Department of Highways has verbally noted that all
farm access off of Highway 82 will need to be closed off and
all access provided from County Road 100. The applicant has
noted that no access will be directly off of State Highway
82.
3. Mt. Sopris Soil Conservation District concurs with the need
to hook into the Ranch at Roaring Fork Systems and that all
development follow the recommendations contained in the
Lincoln DeVore study. (See page /7 ).
ilk4. The Colt.Lado Division of Water sources had no current
information available on the Ranch at Roaring Fork water
rights to make a recommendation.
(See page /'? )
5. Roaring Fork School District RE -1 has no concerns regarding
this project. (See letter, page 6 )
6. The Ranch at Roaring Fork Homeowners Association submitted a
letter expressing concerns about the various uses proposed,
water and sewer needs, surface run-off/pollution from Blue
Creek. (See pages -13)
IV. SUGGESTED FINDINGS
1. That the proposed P.U.D. zoning is in general conformity
with the purposes set forth in Section 4 of the Garfield
County Zoning Resolution of 1978, as amended, and will meet
the purposes set forth therein.
2. That proper publication and public notice was provided as
required by law for the hearing before the Board of County
Commissioners.
3. That the hearing before the Board of County Commissioners
was extensive and complete, that all pertinent facts,
matters and issues were submitted and that all interested
parties were heard at that hearing.
4. That the proposed P.U.D. zoning is in general compliance
with the recommendations set forth in the Comprehensive Plan
for the unincorporated area of the County; provided proper
mitigation is performed to mitigate impacts.
5. That the requested Planned Unit Development is in general
compliance with all requirements of the applicable Garfield
County Zoning Resolution and, further, that the requested
Planned Unit Development is suitable and appropriate 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.
6. That for the above -stated and other reasons, the proposed
Planned Unit Development Modification and Planned Unit
Development Plan is in the best interest of the health,
safety, morals, convenience, order, prosperity and welfare
of the citizens of Garfield County.
V. RECOMMENDATION
The Planning Commission recommended approval on June 14, 1989 subject
to the following conditions:
1. That at the time of Preliminary Plan, a
and sewage disposal system plan be
acceptable to the Colorado Department of
water distribution
submitted, that is pN
Health.
2. That the P.U.D. plan map meet the requirements of Section
4.08.05 (2) of the Garfield County Zoning Resolution.
3. That the P.U.D. zone distr'ct text be amended�to:
a. Make a "bed(and br akfast"Aa Special Use, not a use by ti
right in the -Lec4opipag District.
b. That the maximum building height in any zonedistrict
be 25 f t . � ,av r he {' ks
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(:(1:11111'
That the applicant submit a Preliminary Plan within one year
of the P.U.D. approval.
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PRESHANA FARM PUD
ZONE REGULATIONS
6-7-89
SECTION I.
A. To carry out the purposes and provisions of the Garfield County Zoning
Resolution, Garfield County, Colorado and particularly, Section 4.00
of that title, as amended, the Preshana Farm Planned Unit Development
Zoning District is further divided into the following Zone District
Classifications:
- Open Space District
- Equestrian Center District
- Single Family District
- Cluster Housing District
- Lodging District
B. The boundaries of these districts shall be located as shown on the
Preshana Farm P.U.D. Plan.
Section II. Open Space District
A. Uses, y Right:
Agricultural use including farm, garden, nursery, orchards, ranch and
custanary accessory uses including buildings for shelter or enclosure
of animals or property employeed in any of the above uses.
Open Space
Equestrian activities including public equestrian events addended by
less than 300 spectators.
Water impoundments.
B. Uses, Conditional:
None
• •
C. Uses, Special:
Public Events - Greater than 300 spectators.
Domestic Water Storage Structure
D. Minimum Lot ArPn:
None
E. Maximum Lot Coverage:
None
F. Minimum Setback:
Front Yard 20 Feet
Rear Yard 20 Feet
Side Yard 20 Feet
G. Maximum Building Height:
24 fact
Section III. Equestrian Center District
A. Uses, y Right:
Agricultural used including farm, garden, nursery, orchards, ranch and
custanary accessory uses including buildings for shelter or enclosure
of persons, animals or property employed in any of the above uses.
Riding Stable
Tack Shop
Veterinary Clinic
Kennel
Day Nursery, Camp, and School.
• •
B. Uses, Conditional:
None
C. Uses, Special:
Domestic Water Storage Structure.
D. Minimum Lot Area:
None
E. Maximum Lot Coverage:
None
F. Minimum Setback:
Front Yard 25 Feet
Rear Yard 25 Feet
Side Yard 25 Feet
G. Maximum Building Height:
36 Foot
Section IV. Single Family District
A. Uses, By Right:
Single family dwelling and customary accessory uses including
buildings for the enclosure of animals or property accessory to the
use of the lot for residential purposes and fences, hedges, gardens,
and walls and similar landscape features.
Park, open space
Water impoundments
Live-in maids and caretakers quarters when attached to the primary
residence on the lot and not exceeding 650 square feet in floor area.
Recreation/Athletic Club for use of Preshana Farm PUD residents and
guests.
B. Uses, Conditional:
None
C. Uses, Special:
None
D. Minimum Lot Area:
14,000 square feet
E. Maximum Lot Coverage:
60%
F. Minimum Setbacks:
Front Yard 20 Feet
Rear Yard 20 Feet
Side Yard 20 Feet
G. Maximum Height of Buildings:
28 feet
H. Off -Street Parking:
Four parking spaces per single family dwelling unit.
One parking space per caretaker unit.
The Recreation/Athletic Club shall provide a minimum of six parking
spaces.
Section V. Cluster Housing District
A. Uses, By Right:
Single family and two family dwellings and customary accessory uses
including buildings for the enclosure of animals or property accessory
to the use of the lot for residential purposes and fences, hedges,
gardens, and walls and similar landscape features.
Park, open space
Water impoundments
B. Uses, Conditional:
None
C. Uses, Special:
None
D. Minimum Lot Area:
5,000 square feet
• •
E. Maximum Lot Coverage:
60%
F. Minimum Setbacks:
As shown on the Preshana Farm Final Plat
G. Maximum Height of Buildings:
24 foot
H. Off -Street Parking:
Two Parking Spaces
Section VI. Lodging District
A. Uses, Ey Right:
Single family and two family dwellings and customary accessory uses
including buildings for the enclosure of animals or property accessory
to the use of the lot for residential purposes and fences, hedges,
gardens, and walls and similar landscape features.
Bed and Breakfast Inn
Restaurant (maximum seating: 80)
B. Uses, Conditional:
None
C. Uses, Special:
None
D. Minimum Lot Area:
15,000 square foot
E. Maximum Lot Coverage:
60%
F. Minimum Setbacks From Lodging District Boundaries:
Front Yard 20 Feet
Rear Yard 20 Feet
Side Yard 20 Feet
•
G. Maximum Height of Buildings:
32 fcct
H. Off -Street Parking:
Lodging Unit - 1 parking space/unit
Restaurant - 1 space/4 seats
Single Family Dwelling - 2 parking spaces