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Home My WebLink About4.0 Staff Report 06.08.2013FPAA-7043 PDAA-7044 GH PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW APPLICANT (OWNER) REPRESENTATIVE LEGAL DESCRIPTION GENERAL DESCRIPTION ACRES ZONING I. DESCRIPTION OF THE PROPOSAL Administrative Review of an Amended Plat request for Phase 1 Spring Valley Ranch PUD and a Non-Substantial Amendment Request to the PUD Plan for Spring Valley Ranch PUD Spring Valley Holdings LLC and Spring Valley Ranch Community Master Association Gamba and Associates, Inc., Michael Gamba The property is located in Sections 14, 15,16,20,21,22,23,26,27,28,29,33 and 34, T6S, R88W. It is also know by a series of Assessor's Parcel Numbers including Parcel Numbers 2187-262-00-135,2187-161-00-138,2187-211-00-137 and 2187-154-00-136. The site is located approximately 5 miles east of Glenwood Springs off of County Road 115, also known as Red Canyon Road. 5,200 acres (overall PUD Size) PUD A. The application requests modifications to the Final Plat and PUD as follows: 1. To remove the right-of-way parcel for Highgrange Pass Road from the Phase 1 Final Plat and rejoin it with the remaining undeveloped and unplatted property owned by Spring Valley Holding LLC. 2. To modify the phasing of the Highgrange Pass Road right-of-way parcel as platted in the Spring Valley Ranch PUD Phase 1 -Final Plat, from Phase 1 to Phase 2. 3. To amend and correct approval documentation including but not limited to the Subdivision Improvements Agreement, and PUD Phasing Schedule as necessary to implement the requested PUD and Final Plat Amendments. B. The proposed change in the timing for the dedication and construction of the Highgrange Pass Road does not affect access to any developable lots. The Open Space tracts are not planned for development at this time and while they have frontage on the County Road they are not approved pursuant to the PUD to generate any new access points onto the County Road. The revised phasing plan should document that no new access to the Open Space tracts shall be permitted except on the proposed alignment of Highgrange Pass Road. A temporary access easement shall be provided on the future Highgrange Pass Road alignment for this purpose and shall be replaced by the right-of-way dedication with the filing of the Phase II Final Plat. ~ ~~"J"'.J,;"""" fB ~r...,:..._ ........ '-,,.. .................. .... '"''';!;c~',~.''''' '''"·W1'I''P'''!I!1Jl!!'!lH' 'r.·'····"""" -.•.• -,-.-~ ..••• ~-.-.-.. -,-. -.---~--.... -----.... -."--., ... ~.,'.':..:."'---.-.-.. -.. -'--.-FIRST AMENDED PLAT OF SPRING VALLEY RANCH P.U.D. PHASE 1, FINAL PLAT A porcel of land located in the Nor1hwesl Quarter of Section 34, Township 6 South, Range 88 West, of the 6th Principal Meridian, County of Garfield, Sioia 01 Colorado Highgmngc PuS5 Right-of-Woy {IO l:>e \'~CMCd with this plan CRllS ....... ""!!l!Ol!!I!!!IO! .. ""'1!IC.I!1 -.., ...... -".--".-,.--.-.... ,.-~--. .,~-... --..... ,..,---.. -'" ... -'""--.•.. --".--.... -.~-~.,,~ -,--,-............ _.. _ .-.. ---........ ,..-.. ~ ..... ~-.---~ ..... ---......... ,--. C. In support of the requested changes the Applicant has submitted comparative documents, summaries of the changes, and explanations regarding the corrections required in some of the documentation. The Applications have consistently represented 2 that "The amendment does not alter proposed land uses or densities. It does not create any additional development parcels." D. Technical meetings with the County Attorney's Office have been held to review the submittals, including the Director's Determination that the requests constitute nonsubstantial changes to the plat and to the PUD Plan. A number of amended documents will be required to implement the proposed changes with said documents to be approved by the County Attorney's Office. E. No other changes to the Approvals are requested and the PUD will be developed in accordance with the technical specification, requirements, and conditions associated with the approved PUD Plan and Subdivision approvals. Timing for the overall vesting period of 15 years has already been triggered by the filing of the Phase I Final Plat on September 7, 2010. No change to the vesting period will result from the proposed amendments. Amended Plat Sheet 1, Overall Unplatted Portion of the PUD II!! ~~_~-..p",,-, ... ~~I!!I~-~ lEI _r. __ !"I,~II""'_ .. _,....07_ ..... 11-"' ... _· • _ ......... ....-_I'C ..... _:-=-l':"-............ . -...... ~1-----. I~----+ 15 3 II. AUTHORITY -STAFF ANALYSIS A. The Applicant's request for an Amended Final Plat is being processed pursuant to Section 5-306 of the Garfield County Unified Land Use Resolution of 2008, as amended (ULUR). In accordance with that section the request is being reviewed through the Administrative Review procedures set forth in Section 4-104. The Director of the Building and Planning Department has the authority to make a decision on the request prior to scheduling on the Board of County Commissioner's consent agenda for final execution of the amended plat and related documents. B. The PUD Amendment request is submitted pursuant to Section 6-201 (F), Amendments to an Approved PUD. In accordance with Section 6-201 (F)(2)(a) the Director has determined that the proposed changes do not constitute a substantial modification to the approved PUD, the application shall follow the Administrative Process in Section 4-104. C. The Application including the Supplemental Submittal dated February 2012 was reviewed and found to be complete. The Application was reviewed by the Director of the Building and Planning Department and a determination made that the PUD Amendment request does not constitute a substantial modification to the approved PUD. D. Public Notice as required for the Director's Decision has been completed by the Applicant and proof of mailing notices provided to the County by the Applicant. One public comment was received from Wayne Rudd addressing his property ownership which is technically within the PUD boundaries. Mr. Rudd's comments and those from referral agencies are summarized below and included as exhibits to the Staff Report. 1. The City of Glenwood Springs had no comments on the Application. 2. The County Road and Bridge Department had no concerns with the PUD modification. 3. The County Surveyor's Office is still reviewing the proposed plat amendment and will be part of the ongoing review prior to execution and recording. 4. Wayne Rudd a property owner within the PUD provided comments indicating his desire that his property not be included within the PUD, that his access easement be preserved in any approvals, and that he is not opposed to the Applicant "receiving approvals or extensions of approvals." E. As the right-of-way for Highgrange Pass Road has been deeded to the Spring Valley Ranch Community Master Homeowners Association, the Association has authorized the submittal of this Application which included a draft deed to convey ownership back to the Spring Valley Holding Company LLC. Said conveyance is necessary for the plat amendment being requested. The right-of-way will be rededicated as the Phase 2 filing containing the road is filed and recorded. Cost estimates and security will be required in future subdivision improvements agreements for construction of the road. F. The current security for the construction of Highgrange Pass road will be released concurrently with the execution and recording of the amended plat and PUD Plan. The 4 documents necessary to effectuate this release of security must be approved by the County Attorney's Office. G. Final review, editing, and approval of documents by the County Attorney and County Surveyor shall be required. The documents being reviewed and prepared are noted below: 1. Board of County Commissioner's Resolution approving the amendments based on the Director's Decision and incorporating the PUD Phasing Plan corrections and adjustments. 2. Amended Final Plat Phase I -ROW Amendment 3. Release of Subdivision Improvements Agreement 4. Amended Development Agreement 5. Release of Security (Treasurer's Deposit Agreements) 6. Deed for Right-of-way conveyance back to the Developer from the Community Master Association. III. SUGGESTED FINDINGS 1. That proper public notice was provided as required for the Director's Decision on the Plat Amendment and PUD Non-SUbstantial Amendment requests. 2. That the review by the Director was extensive and complete, that all pertinent facts, matters and issues were submitted or could be submitted and that all interested parties were provided the opportunity to comment on the requests. 3. That for the above stated and other reasons, the Plat Amendment and NonSubstantial PUD Amendment are in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County if recommended conditions of approval are required. 4. The Application meets the ULUR criteria for a non-substantial amendment to the PUD and Section 5-306 criteria for Administrative Review of Plat Amendments. 5. That subject to compliance with the adopted conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 6. No engineering or design changes to the overall PUD Plan are proposed or approved by this Amendment. The amendments are entirely related to phasing and platting. IV. STAFF RECOMMENDATION Planning Staff supports a Director Determination approving the Spring Valley Ranch Amended Plat for Phase 1 and the Non-Substantial Amendment to the Spring Valley Ranch PUD Plan and related approval documents subject to the following conditions: 5 1. That all representations made by the Applicant in the application shall be conditions of approval, unless specifically altered by the Director's Decision contained herein. 2. All prior approvals including plat notes, conditions of approval, and representations of the Applicant including but not limited to those set forth in previous approval documents for the Spring Valley Ranch PUD shall remain in effect and in place except as amended . herein. 3. The Amended Final Plat shall include a temporary access easement for Phase I Open Space Parcels A and B on the future Highgrange Pass Road right-of-way within Phase I or commitments from the Developer to create such an easement should a building permit be requested on either Open Space Parcel. Said easement or commitment shall remain in place until the Platting of Phase II and the dedication of the Highgrange Pass Road right-of-way. A plat note shall be added to the Phase I Final Plat, approved by the County Attorney's Office indentifying the provisions of this conditions and indicating that access to the Open Space Parcels is limited to said easement and not directly off of the County Road. 4. Final drafts of all documents required for the requested amendments shall be approved by the County Attorney's Office including the Amended DevelopmentAgreement, Board of County Commissioners Resolution of Approval incorporating the PUD Plan and Phasing, Conveyance Deed for the Highgrange Pass Right-of-Way, Release of Subdivision Improvements Agreement, and Treasurers Deposit Agreements Security Releases. All final edits shall be completed and the documents fully executed with the exception of the Board of County Commissioners prior to presentation to the Board for their execution. 5. The proposed Amended Final Plat for Phase I shall be reviewed and approved by the County Surveyor and County Attorney's Office and all required edits to the plat completed prior to prior to submittal to the Board of County Commissioners for signatures. 6 , , ' JUN 0 4 2012 )i) ILL 1.._ --,uti ~i', t'W ',J May 30, 2012 Mr. Glenn Hartmann Garfield County Planning 108 8'h Street, Suite 401 Glenwood Springs, CO 8160 I MOUNTl\IN CROSS ENGINEERING, INC. CiVil AND ENVIRONMENTAL CONSULTING AND DESIGN RE: Amended Final Plat and Non-Substantial PUD Modification for Spring Valley Ranch: FPAA-7043 & PDAA-7044 Dear Glenn: This office has performed a review oflhe documents provided for the Spring Valley Ranch PUD Amendments, The submittal was found to be thorough and well organized, The review generated no comments, Feel free to call if you have any questions or comments. Sincerely, (§l:Mrtrr-Chris Hale, PE 826 1/2 Grand Avenue • Glenwood Springs, CO 81601 PH: 970.945.5544 • FAX: 970.945.5558 • www.l11ounlaincross-eng.col11 Glenn Hartmann From: Sent: To: Subject: Glenn, Michael Prehm Tuesday, May 15, 2012 10:34 AM Glenn Hartmann Spring Valley Ranch PUD Amendments Garfield County Road & Bridge has no concerns with this PUD modification. Mike 1 May 15, 2012 Mr. Glenn Hartmann Garfield County Building and Planning 108 8th Street, Suite 401 Glenwood Springs, Colorado 81601 RE: Referral-File Number FPAA-7043 & PDAA-7044 Spring Valley Ranch PUD Amendments Dear Glenn, Thank you for providing us application documents for the proposed Amended Final Plat and Non-Substantial PUD Modification for the Spring Valley Ranch PUD Amendments. The City has reviewed the application documents and has no comments to offer on this application. Thank you for the opportunity to review and comment. Yours truly, Andrew McGregor Community Development Director City of Glenwood Springs Page 1 of 1 101 Wesl 8th Street, Glenwood Springs Colorado 81601 PH: 970-384-6400 FX: 970-945-8582