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HomeMy WebLinkAbout2.0 PC Staff Report 05.10.1989• • PC 5/10/89 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Preshana Farms P.U.D. Rezoning and Sketch Plan 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 acre tract. WATER: Central System, new or proposed connection to existing system. SEWER: Central System, new or proposed connection to existing system. 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 portion of the site to the south. Adjacent land uses include residential, agriculture, recreation, and commercial. The Ranch at Roaring Fork P.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/C.-,'7 ) Thirteen (13) single family units, nine (9) cluster homes, twelve (12) employee housing units and eight (8) townhouses or twenty four (24) 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 PUD 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, multi -family housing, building heights in excess of 25 ft. and commercial lodging facilities. The following is a review of each zone district and suggested changes where appropriate: Section I: C. Effect of Garfield County Zoning Regulation (adopted January 2, 1979). The provisions of the Garfield County Zoning Resolution and the successors thereof, as now in effect and as hereafter amended, are by this reference incorporated herein as if set forth in full, to the extent not divergent from the provisions of the Preshana Farms Planned Unit Development Zone Regulations. D. Conflict The provisions of the Zone Regulations shall prevail and govern the development of Preshana Farms P.U.D., provided however, where the provisions of the Preshana Farms P.U.D. Zone Regulations do not clearly address a specific subject, the provisions of the Garfield County Zoning Resolution, or any other ordinances, resolutions, or regulations of Garfield County shall prevail. Section II: Open Space: Uses allowed are consistent with open pasture and equestrian related activities. Maximum building height is identified as 30 ft., without any explanation of reason. Increases above the height limits allowed in the A/R/RD zone district of 25 ft. need to be justified per the requirements in Section 4.0. • • Section III: Equestrian Center District: This area will allow for a riding stable, tack shop, veterinary clinic, kennel, day nursery, camp, school and employee housing. The proposed maximum height of the building is 36 ft. which should be justified. The maximum number of employee housing units should be defined in the zoning text. Section IV: Single Family District: Allows for single family dwellings with maid/caretaker quarters when attached to the residence. In general, there is no problem with this district as proposed. Section V: Cluster Housing District: This district is proposed to have the cluster homes, yet two-family dwellings are proposed as a use by right. The two-family dwelling seems to be inconsistent with the single family patio home and should be deleted. Section VI: Lodging District: The lodging district does not include provisions for the second alternative of two-family and/or multi -family dwellings. These should be added with the note that up to eight (8) units will be allowed, if the bed and breakfast is not developed. The bed and breakfast should also have a specific number of guests allowed. It is unclear in the previous discussions whether there will be 24 or 16 units in size and whether a unit will accommodate two (2) or more guests each. The number of guests allowed would seem to be a better definition of size. It appears that the single family uses are met to accommodate the existing dwelling and an additional dwelling. If this is correct, it would be appropriate to specify two (2) single family dwellings in the text. B. Agency Comments 1. Colorado Department of Health has verbally noted that if the project is connected with the existing facilities at the Ranch at Roaring Fork, it will be alright. It was noted that if an agreement cannot be reached with the Ranch at Roaring Fork, it will be necessary to redefine the development since it is not very likely another central sewage system will be approved by the State in this area. 2. Colorado Department of Highways has noted that all farm access off of Highway 82 will need to be closed off and all access provided from County Road 100. 3. Mount 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. C. Staff Comments: 1. The use of the Ranch at Roaring Fork water and sewer facilities is critical to the feasibility of this project. Verbal comments from various residents at the Ranch at Roaring Fork indicate that no formal or informal discussions have occurred regarding whether or not the Ranch Homeowners Association is even willing to consider the project. Given the State Department of Health's comment that another central system is not very likely to be approved in this area, some kind of agreement with the Ranch at Roaring Fork should be made prior to approval of the proposed P.U.D rezoning. • 2. The applicant's engineer has stated that the Ranch at Roaring Fork's water supply has the physical capacity to accommodate the Preshana Farm P.U.D. Based on a previous proposal at the Ranch, there is some question as to the legality of using that much water. Additionally, a resident at the Ranch has noted very poor water pressure to the area adjacent to Preshana Farm. 3. It is unclear from the P.U.D plan what the proposed development phasing schedule is going to be. This needs to be identified prior to P.U.D rezoning approval. 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 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. 3. 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. 4. 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 Continue the Planning Commission action to the June 14th meeting to allow for a formal commitment from the Ranch at Roaring Fork regarding the use and connection into their water and sewer facilities. 7 Pershana Farm is proposed to be divided into five zoning districts generally described as follows: Open Space District: This district contains the pastures and farmlands of the property. Equestrian Center District: Within the Equestrian Center District, are located all the major structures associated with the farm and equestrian activities, as well as employee housing facilities. Included in this district are provisions for a Tack Shop and Veterinary Clinic, which are consistent with the Equestrian Center functions. Residential/Single Family District: Within this district are proposed ,single family lots of 15,000 square feet or larger. These lots face onto a 100 -foot road right-of-way, which incorporates extensive landscaping and water features. The rear of the lots face onto open space tracks of the Polo Field and adjacent properties of Saint Finbarr Farm. The lots are designed so as to provide maximum exposure to the landscaped right-of-way, and to open space. The eastwest orientation of the lots also provides for excellent solar exposure. Residential/Cluster Housing District: The Cluster Housing District is designed to accommodate nine (9) patio homes. The patio homes are grouped around a central courtyard/cul-de- sac and all look out upon open space areas. The patio homes are intended to meet the requirements of buyers' who desire the privacy of a single family dwelling unit, with intensely landscaped outdoor rooms without the responsibility for maintenance of a large residential lot. These lots provide for zero setbacks on one lot line to allow for the maximum utilization of the separation space between structures. Lodging District: Two alternative concepts are proposed for the Lodging District. The first concept is conceived as a bed and breakfast inn combined with a small restaurant. The inn is identified as having a maximum of twenty-four lodging units, and the restaurant a maximum seating capacity of eighty. Given the unique quality of the Pershana Farm Complex, and the numerous guests and visitors that will frequent the facility, the bed and breakfast inn will be a very complimentary use. The second concept is for eight townhouses. These units could occur in the form of duplexes, threeplexes or fourplexes. Only one of the alternative concepts could be implemented on the site at the discretion of the property owner. Also within this District will be located recreational facilities intended to primarily serve the residents and guests of the Pershana Farm development. The existing residential structure is identified as serving partly as a club house for the recreational facilities and the Equestrian Center, as well as additional employee housing such as, a managers residence or owners residence. �1' 11.14 :9.0 ;141k i/.M.'�:F..[e.r,�,iwv 1.9e4M1,.�...,. .µ.Mr ..st/t W{IwIN/M oot ovoa •0o / / {