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Home My WebLink About4.0 Correspondence 12.11.1978• • December 11, 1978 GARFIELD COUNTY PLANNING DEPARTMENT 2014 Blake Avenue Glenwood Springs, CO 81601 ATTN: Mr. Raymond Baldwin RE: Text Amendment to the Garfield County Zoning Resolution Dear Ray: the land design partnership Contained herein is information supplemental to a letter from Don Ice to the Board of County Commissioners dated, August 28, 1978. Mr. Ice's letter requested an increase in the maximum gross density allowed within a Planned Unit Development in Garfield County. Realizing the potential impacts that such a change might have on other areas of the County, Don and I have put considerable thought into the following proposed rewording of Section 14.07.06 of the Planned Unit Development Amend- ment of the Garfield County Zoning Resolution. Z4.07.06 The total number of residential dwelling units allowed within the P.U.D. shall be controlled by the following: (1) The first gross five acres of the P.U.D. shall have a density no greater than 10 units per acre. (2) The second gross five acres of the P.U.D. shall have a density no greater than 8 units per acre. (3) The next gross ten acres of the P.U.D. shall have a density no greater than 6 units per acre. Village Plaza glenwood springs co 81601 945-6830 • • Page 2 Mr. Raymond Baldwin December 11, 1978 (4) Gross P.U.D. acreage in excess of 20 acres shall have a density no greater than 4 units per acre. Refer to the accompanying chart to determine the max- imum allowed residential dwelling units. Gross P.U.D. acreage includes all areas within the boundary of the P.U.D. Averaging and transferring of densities within the P.U.D. shall be allowed upon a showing of confor- mance to the purposes of this Amendement through ap- propriate utilization of the area within the P.U.D. to achieve high standards of design and livability. The density of dwelling units in any particular area may be greater than the maximum permitted for a like use in other zone districts. This change to the ordinance will allow the use of the P.U.D. process on low acreage parcels attuned to multi -family type housing without significantly increasing the total number of units allowed on a large acreage parcel. It results in a gross P.U.D. density which decreases as the P.U.D. acreage increases. For example, a 500 acre P.U.D. will have a max- imum gross density of 4.14 units/acre, as compared to the 4.0 units/acre presently allowed. I would also point out that the gross P.U.D. density is not the only element before the County for review when a P.U.D. is submitted. There are numerous other factors outlined by the County P.U.D. resolution which must be assessed individually in weighing the total acceptability of the proposed P.U.D. A stated maximum gross density does not obligate the County to vary all other specifications such that the maximum gross density can be accomplished. In terms of County wide impact, I feel the proposed revision will promote more concentrated development within the County. The present regulations tend to promote sprawling low density rural development because they do not provide for the effi- cient implementation of innovative and marketable moderate density types of housing. Market and economic pressures are demanding denser residential development than here -to -fore seen in the County in areas beyond the reach of the existing urban centers. Without appropriate enabling regulations, this development is likely to occur in a manner which is potentially detrimental to the County and the residents within the developed areas. In general, the increase in the gross P.U.D. density • • Page 3 Mr. Raymond Baldwin December 11, 1978 limitation will promote innovative, high quality multi- family housing when market pressure indicates the need for this type of development. Is it necessary to resubmit the text admendment application since the original (August 28) has been tabled for so long? If you have any questions or comments, please contact me. Sincerely, THE LAND DESIGN PARTNERSHIP Ronald B. Liston RBL/rjn cc: Mr. Don Ice • .al • L L +1. Lot • oLo2 • b jil i1fl .0i11 -IM • • r 1244 106 Road Carbondale, CO 81623 August 28, 1978 Honorable Board of Commissioners of Garfield County Garifle County Courthouse P.O. Box 640 Glenwood Springs, CO 81601 RE: Text Amendment to the Garfield County Zoning Resolution Dear Commissioners: I submit this letter as a formal application for a text amendment to the Zoning Resolution of Garfield County, Colorado. More specif- ically, I am requesting your consideration of an increase in the maximum gross density of a Planned Unit Development. Section 14.07.06 of the Planned Unit Development Amendment to the Garfield County Zoning Resolution sets an overall average residential density of no greater than 4 dwelling units per gross acre within a P.U.D. This density limit seems to make sense and to be economically viable for large acreage parcels; but, as I have recently become aware, the 4 units per acre can serve as a severe limitation to the inno- vative and sound development of a small land parcel within the County. I recently acquired an ownership interest in an approxi- mately 8 acre tract of land adjoining the existing Westbank Ranch Subdivision. This particular parcel physically lendsitself to a moderately high density type residential development. Additionally, agreements have been reached to include this parcel in the Westbank special services district which will provide central water and sewer and recreation facilities for housing on the property. These ser- vices combined with easy access from Highway 82 and the pleasant views associated with the area suggests a rather intensely developed, high quality residential townhouse complex. Yet the P.U.D. density ceiling limits the project to a dwelling unit number which is ec- onomically infeasible. I realize this is a difficult question potentially having extensive impact on other areas of the County. I have been working with Ron Liston, a planner with The Land Design Partnership, and Dennis Fukai, an architect, in the assessment of the land use capacities of the parcel and the appropriateness of this request. They will be • 1 Page 2 August 28, 1978 submitting additional information to assist you and the Planning and Zoning Commission in assessing this text amendment request. At this time we have not established the exact wording of the amend- ment request but to accomplish the project as we envision it, will require a gross density in the area of 8 dwelling units per acre. At this time I urge your acceptance of this text amendment applica- tion and your referral of the application to the Planning and Zoning for further study. Thank you. Sincerely, Donald Ice