HomeMy WebLinkAbout0.8.03 Application to Amend Comp. Plan, Current & Proposed Land Use Districts MapAMENDMENT OF THE GARFIELD COUNTY COMPREHENSIVE PLAN OF 2000
The purpose of this amendment request is to modify the Comprehensive Plan's
Proposed Land Use Districts, Study Area I map covering properties historically
known as the Bershenyi and Martino Ranches. These properties are being
proposed, in the herein following application, to be rezoned as the Reserve at Elk
Meadows Planned Unit Development and are currently mapped largely as
Residential Medium Density with scattered areas of Residential Low Density on
the Comprehensive Plan's Proposed Land Use Districts, Study Area I map. The
current mapping of land use districts on these properties does not accurately
correspond to actual conditions on the site. Much more complete and accurate
Development Constraints information is now available and there have been
changes regarding other Development Constraints and Land Use Considerations
since the original mapping of the land use districts such as the construction of a
City of Glenwood Springs sanitary sewer interceptor line up Four Mile to the
Springridge Subdivision. The following discussion evaluates the subject
properties based on the more detailed and current information using the criteria
established by Table 30 of the Methodology Section of the Comprehensive Plan.
This evaluation resulted in the mapping of the subject properties as High Density
Residential and Medium Density Residential as shown on the plan included with
this application. In general, the proposed map identifies the lower, gently sloping
fields and meadows of the Martino and Bershenyi Ranches as being in the
Residential High Density District due to the total lack of development constraints,
the availability of central sewer service and proximity to an improved collector
road and community services. The balance of the acreage is influenced by
scattered areas of miscellaneous development constraints but these areas also
benefit from central sewer service, proximity to good access and the redially
available urban services offered by the City of Glenwood Springs. These areas
have therefore been mapped as Residential Medium Density.
Summary Land Use Districts in the Bershenyi and Martino Properties
Percentage of Total Property Acreage
Existing Comp Plan Proposed Amendment
Low Density Residential 36% 0
Medium Density Residential 64% 79%
High Density Residential 0 21%
Total 100% 100%
A summary of the Table 30 evaluation follows below.
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II. HIGH DENSITY RESIDENTIAL (one dwelling unit per 2 or less acres)
A. DEVELOPMENT CONSTRAINTS
1. SLOPE CONSTRAINTS: Minor
The areas mapped as High Density are almost completely
dominated by very gentle slopes (less than 10%) with only a few
narrow transition fringes exceeding 15% gradients. Slopes
constraints in these areas are very minor or non existent.
2. SOILS CONSTRAINTS: Minor
The vast majority of the High Density areas are comprised of old
stream alluvium with minor soils constraints. Depending on the
character of the shallow subsurface soils some soils may have
expansion potential and other areas may be hydrocompressive
both of which can be mitigated with appropriate foundation designs
based on building site specific soils investigation at the time of
construction.
3. ISDS CONSTRAINTS: Minor
While ISDS constraints in the High Density area are very minor,
these areas have access to an exiting sewer transmission line
located in Four Mile Road. This sewer line delivers effluent to the
City of Glenwood Springs for treatment in their regional waste water
treatment facility. The accompanying Elk Meadows PUD
Application includes a signed Pre -Annexation Agreement, Reserve
at EIk Meadows Annexation by which the City agrees to provide
sewer service to the number of Lots that may be approved for the
Reserve at EIk Meadows PUD, not to exceed 200 Lots, plus
homeowners association offices and other common facilities. The
commitment of the City to allow development on the property to
connect to the sewer interceptor line extending up the Four Mile
Valley to points beyond the Elk Meadows PUD and the capability of
the City of Glenwood Springs to provide sewer service to this area
qualifies the described properties to be classified as having Minor
or, in fact, no ISDS constraints.
FLOODPLAIN CONSTRAINTS: Minor
Mapping of the High Density areas avoids all areas influenced
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flooding or debris flow and therefore there are no constraints
related to this category.
B. LAND USE CONSIDERATIONS
1. LAND USE COMPATIBILITY: Critical
The proposed High Density areas are buffered by the areas
mapped as Medium Density from all adjacent properties except for
the Four Mile Ranch Subdivision located on the north boundary of
the easterly hayfields of the Bershenyi Ranch. However, the lots at
the south end of the Four Mile Ranch Subdivision are quite linear
with the rear one hundred or more feet of these lots being overlain
with an open space easement that buffers homes from the
Bershenyi property. Given current conditions, the gently sloping
areas of the Four Mile Ranch would logically be designated as
Residential High Density use if it were not already subdivided.
2. ROAD CONDITIONS: Critical
These properties are served by Four Mile Road which is a collector
road for the Four Mile valley. Redevelopment of this road in
association with the Four Mile Ranch Subdivision improved the
capacity and safety of the northerly end of Four Mile Road.
Construction of the above described sewer interceptor in the Four
Mile Road right-of-way has resulted in new asphalt surface and a
realignment of Four Mile Road proposed by the accompanying Elk
Meadows PUD Application will further improve the safety and
carrying capacity of the road. This improved Four Mile Road from
the subject properties north to the City of Glenwood Springs is
more than capable to serve the High Density areas as proposed.
The traffic study included with the Elk Meadows PUD Application
addresses traffic conditions in the South Glenwood Springs area
and identifies improvements in that area that would accommodate
traffic at an acceptable level of service until approximately 2025.
The recommended improvements are addressed in a proposed The
Pre -Annexation Agreement with the City commits the Applicant to
make improvements to Midland Avenue having a value of
$900,000.00, or in lieu of making such improvements, pay
$900,000.00 to the City for Midland Avenue improvements.
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3. INFRASTRUCTURE NEEDS: Critical
This is a somewhat generalized category but as described above
the area can now served by central sewer and has direct access to
an enhanced collector road. A request was made to the City of
Glenwood Springs to provide domestic water service to the site but
the City elected not to provide the service. The proposed on site
development will construct a central domestic water system as well
as a system to provide raw irrigation water to each residential lot.
The two most critical elements of urban infrastructure, sewer
treatment services and access are in-place to serve the identified
High Density areas. Additionally, the Pre -Annexation Agreement
with the City of Glenwood Springs provides significant funding to
the City to enhance transportation facilities as well as support park
improvements within the City.
4. DISTANCE FROM URBAN USES: Moderate
The Glenwood Springs Fire District has recently completed a new
Fire Station at the north end of the Four Mile Ranch Subdivision
about three quarters of a mile from the entrance to the proposed
EIk Meadows PUD. The Sopris Elementary School is located just
off Four Mile Road/Midland Avenue about one and one quarter
miles from the Elk Meadows PUD Entry.
In the same vicinity as Sopris Elementary School is the Mountain
Market and associated commercial spaces offering convenience
products, gasoline and personal service type businesses. The
existing paved pedestrian trail paralleling Four Mile Road through
the Four Mile Ranch Subdivision will be extended through the
proposed EIk Meadows PUD making the school and Mountain
Market convenience services more accessible for pedestrians.
American National Bank, Rivers Restaurant, WalMart and the
numerous other commercial services in South Glenwood begin at a
point less than three miles from the subject properties. Urban
services are readily available to the future residents of these
properties either by vehicle or by foot. The location of the proposed
High Density districts easily satisfies a Moderate ranking for
proximity to urban uses.
SUMMARY: The above clearly describes how the proposed High Density
areas comply with the designated rankings for Development Constraints
and Land Use Considerations. As additional evidence of the
appropriateness of this area to be revised to the High Density Residential
designation, please note on the attached Existing Land Use Districts Map
that there are large areas of High Density Residential and Medium -High
Density Residential Districts shown a mile further south on Four Mile Road
from the area proposed for amendment. Furthermore, the density of the
existing Sunlight View Subdivision is consistent with the density criteria for
the High Density Residential District. This subdivision is about one half
mile south on Four Mile Road from the proposed site and is shown on the
Existing Land Use Districts Map as an "Existing Subdivision". These
existing conditions exemplify the logic for approving the requested change
to High Density Residential.
111. MEDIUM DENSITY RESIDENTIAL (ONE DWELLING UNIT PER 6 - 9 ACRES)
A. DEVELOPMENT CONSTRAINTS
1. SLOPE CONSTRAINTS: Moderate
In their report dated August of 2005, HP Geotech classified the
slopes (Slope Stability Class Areas) in over thirty percent of the
area that is proposed for Medium Density as being suitable for most
types of development. The remainder of the acreage was
described as not recommended for high density development but
as being suitable for low density residential development at some
locations with careful site selection. Consideration of rock fall
hazard seems appropriate to this section and a small zone of rock
fall hazard has been mapped on the west central edge of the
property totaling four percent of the area proposed as Medium
Density. Given its small size and location, this rock fall zone has
relatively little impact on the overall development capacity of this
Medium Density district. The diversity of the slopes in the
proposed Medium Density area, ranging from moderately steep to
gentle, is consistent with an average ranking of Moderate for Slope
Constraints.
2. SOILS CONSTRAINTS: Moderate
Actual foundation soil conditions found in the proposed Medium
Density areas is not much different from the potentially expansive
soils and hydrocompactive soils found throughout the entire site.
These conditions may require some level of mitigation through
engineered foundation designs based on site specific investigations
conducted at the time of residential construction. These types of
soil conditions are very common in this region and are consistent
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with a Moderate ranking for Soil Constraints.
3. ISDS CONSTRAINTS: Minimum
Although the soil conditions throughout much of the Medium
Density area offer little constraint to the use of individual sewage
disposal systems, the availability of central sewer service to the
entire site makes consideration of ISDS Constraints unnecessary.
FLOODPLAIN CONSTRAINTS: Moderate
There are some flooding constraints in the Medium Density area
that are primarily confined to the immediate Four Mile Creek area, a
side channel and an area that coincides with the rock fall hazard
zone discussed above. The total area of impact is relatively quite
small as compared to the total area of the proposed Medium
Density district and is largely isolated by the steep valley walls
adjacent to Four Mile Creek. Given the flood free characteristics of
the vast majority of the proposed Medium Density area, flooding
and debris flows represent a very minimal constraint to this area.
B. LAND USE CONSIDERATIONS
All testimony offered regarding Land Use Considerations in the High
Density section above are equally as applicable to the area proposed as
Medium Density and therefore are not repeated below. The justification
offered for the High Density category above was proposed as appropriate
to satisfy a "Critical" level of consideration and therefore is more than
adequate to satisfy the "Moderate" and "Minor" considerations for a
Medium Density classification.
1. LAND USE COMPATIBILITY: Moderate
Refer to the previous High Density discussion.
ROAD CONDITIONS: Moderate
Refer to the previous High Density discussion.
3. INFRASTRUCTURE NEEDS: Moderate
Refer to the previous High Density discussion.
DISTANCE FROM URBAN USES: Moderate
Refer to the previous High Density discussion.
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SUMMARY
Although the proposed Medium Density district is comprised of a diversity of physical
characteristics, when considered in the average or median condition, the Development
Constraints are consistent with the Medium Density category. The availability of urban
services, infrastructure and access easily exceed the expectations of the Land Use
Considerations for the Medium Density category.
RELATIONSHIP TO GOALS AND OBJECTIVES OF THE COMPREHENSIVE PLAN
In a letter from the County Planning Staff dated June 23, 2006 regarding "technical
deficiencies" the Staff notes the following in section B) 7):
"The request to amend the Comprehensive Plan Map requires a thorough
narrative that shows how the proposed Comprehensive Plan designation is better
suited than the existing designation by addressing the goals, objectives, policies
and programs listed for that designation in the Comprehensive Plan. The
Applicant provides an analysis using the matrix developed from the Methodology
in Section IV of the Comprehensive Plan which is appropriate; however, the
Application is also required to address the goals, objectives, policies and
programs listed for that designation in the Comprehensive Plan."
The Applicant's reading of the Comprehensive Plan differs somewhat from the quoted
section of the June 23, 2006 letter. The Applicant submits that the goals, objectives,
policies and programs of the Comprehensive Plan are not directly associated with the
individual land use designations of the Comprehensive Plan. Rather, the Land Use
Districts were established in accordance with the Methodology of Section IV of the
Comprehensive Plan. It states that Table 30 of the Comprehensive Plan summarizes
the categories and criteria used to identify future land uses. As demonstrated above,
the Table 30 analysis leads to the conclusion the proposed Amendment to the Land
Use District mapping is appropriate.
The goals, objectives, policies and procrams listed in the Comprehensive Plan are
applicable to Study Area 1 as a whole. 1'-iese goals, objectives, policies and programs
are the key elements, along with Land Use Districts, by which individual proposed
planned unit developments are evaluated for their 'general conformity" with the
Comprehensive Plan as called for by Section 4.04 of the Garfield County Zoning
Resolution. A detailed, section by section evaluation of the Reserve At Elk Meadows
general conformity with the goals, objectives, policies and programs of the
Comprehensive Plan is provided in the bodyof the Reserve at Elk Meadows PUD
application under Tab #4. Please refer to that discussion for a complete understanding
of how the Reserve at Elk Meadows is in strong conformity with the goals, objectives,
policies and programs of the Comprehensive Plan.
Notwithstanding the Applicant's difference of opinion about the need to discuss goals,
objectives, policies and procedures when proposing a modification to the Land Use
District mapping, following is a discussion of those few elements of the goals,
objectives, policies and programs that have some relevancy to the requested
amendments to the Land Use Districts Map. It should be noted that the vast majority of
the goals, objectives and policies of the Comprehensive Plan are not directly related to
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the determination of land use district designations.
Section III -1.0 Public Participation
Although not directly applicable to the designation of Land Use Districts, the Applicant
held "town hall" meetings and actively solicited input from a variety of area residents in
the process of developing a land use plan for the Bershenyi and Martino properties.
Section III -2.0 Housing
The designation of more High Density Residential Land Use District acreage in
locations served by urban infrastructure supports the goal of encouraging higher density
and more diverse housing in proximity to urban areas. The High Density designation
also tends to encourage cluster style subdivision design. Allowing higher densities on
lands that comply with the High Density Residential criteria of the Methodology matrix
serves to support the County's Housing Goals and Objectives. High Density Residential
at the proposed locations is also consistent with existing residential development in the
Four Mile Valley corridor including areas already mapped as High Density Residential
and Medium — High Density Residential on each side of Four Mile Road a mile south of
the proposed amendment.
Section III -3.0 Transportation
Provision of higher density residential use on properties directly served by a county
collector road is consistent with the goals, objective and policies of this section that
encourage efficient utilization of the county transportation system. Future development
of vacant lands further south along the Four Mile Valley corridor will generate off-site
road improvements impact fees, a large portion of which will be expended on further
improvements to Four Mile Road. Concentration of development along this corridor
promotes efficient utilization of available transportation system improvement funds.
Additionally, the concentration of housing may facilitate future efforts to create mass
transit and alternative transportation systems in the Four Mile Creek Valley. The initial
component of a public Four Mile Creek pedestrian trail is located at the north edge of
the proposed High Density Residential District. This trail will be extended across the
subject property by the proposed PUD rezoning.
Section III -4.0 Commercial and Industrial Uses
Adding higher residential concentrations in close proximity to the commercial services
located within the City of Glenwood Springs promotes and encourages commercial uses
to locate within the existing urban fabric of the City.
Section III -5.0 Recreation and Open Space
The High Density Residential District encourages clustering of residential building sites
thus preserving more open space. The increased concentration of housing serves to
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promote provision for park lands and recreation facilities for use by the new residents of
these areas which is consistent with the Comprehensive Plan's Goal to "provide
adequate recreation opportunities for County residents". By example, the PUD that
would be accommodated by the requested amendment, proposes to provide park areas
with recreational equipment, extensive pedestrian walking trails and the preservation of
hundreds of acres of open space.
Section III -6.0 Agriculture
The proposed land use changes do promote the conversion of some agricultural lands
to residential use but at a location close to an urban center which is very appropriate for
higher density residential development. Agricultural operations have ceased to be
financially viable on these properties and the only surrounding active agricultural
operation is buffered from the proposed land use district modifications by the Roaring
Fork River.
Section III -7.0 Water and Wastewater Services
Since an existing City of Glenwood Springs sewer line extends through the central area
of the proposed High Density Residential Land Use District, the requested Land use
District map modification is consistent with the Comp Plan Goal "To ensure the
provision of legal, adequate, dependable, cost effective and environmentally sound
sewer .... service". The City of Glenwood Springs has chosen not to extend municipal
water service to this area however a central domestic water system will be constructed
on the subject properties as part of the proposed PUD. A raw water pumping and
storage system will also be installed to deliver irrigation water to all residential lots.
Section III -8.0 Natural Environment
The proposed Residential High Density Land Use District is consistent with the general
Goals and Objectives of this Section in that it is located only in those land areas that are
generally free of environmental constraints based on detailed site investigations. The
Residential Medium Density District is proposed for the remaining areas where there
are some scattered environmental constraints of varying intensity but also including
areas with few or no constraints other than slopes of moderate gradient. The higher
density lands use designations promote cluster type design concepts which result in the
preservation of open space and reduce the pressure to construct homes in sensitive
environmental areas.
Section III -9.0 Natural Resource Extraction
No resource extraction is proposed and no deposits of high quality natural resources
have been identified.
Section III -10.0 Urban Areas of Influence
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The proposed land use district revisions are consistent with this Section's Goal to
"Promote development in and around existing communities".
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Percentage of total area: 2.83%
0.22%
0.05%
46.64%
0.44%
0.19%
0,58%
18.98%
20,74%
0.28%
0.09%
8.96%
Legend
City or Town
General Commercial
Light Industrial
Open Space (Federal Lands: BLM, USFS)
Public Institution (CMC, Fish Hatcheries at Carbondale, W Glenwood)
Recreation
Residential High Density (Less than 2 Ac/DU)
Residential Low Density (10+ Ac/DU)
Residential Medium Density (6 to <10 Ac/DU)
Residential Medium -High Density (2 to <6 Ac/DU)
Resource Extraction
Subdivision
Statutory Sphere of Influence (2 miles)
Appears as transparent white shading over underlying zone
NOTE: Ac/DU = Acres per Dwelling Unit
PROPOSED LAND USE DISTRICTS SOURCE:
1) Garfield County Planning Department (2000),
BASE MAP SOURCE:
1) Basalt, Carbondale, Cattle Creek, Cottonwood Pass, Glenwood Springs, Leon, Mt. Sopris,
Shoshone,and Storm King Mountain U.S.G,S. 7.5' 1:24,000 quadrangle maps,
2) Bureau of Land Management Surface Management Status GIS data 1:24,000 (1994).
3) Garfield County Road & Bridge Department data (2001).
4) Garfield County Planning Department subdivision files (2001).
DISCLAIMER:
This map was produced by Garhetd Courtly Gedprephle Information Sundae, ulllldnp IheAroIrt, G.cgrephlo Inform'Ilan System
(GIS). Thr GIS end Eta companertta are deolpned as ■ twee or reference for oncwannp qur.,, mating, and preening. The
GIS Is not a eubelkute For official pavemmenl records melntelned 1y the Planning 0epsdmenl, thr County Clerk and Fleewders
Office, the neoaccor'e Orem or for any legal description Information In Iho chain of title. In addlaan, the rcpreeenlaeon of geopra-
phlt IoCetlona by the GIS may not be substituted for actual legal surveys. Always refer to Ott aouroee Bred fur Ilse most cOneni
legal documentation utilized In the composition of this map.
The Information contained herein Is believed to be accurate and suitable for the limited uses set forth above- Garfield County
makes no warranty as to the accuracy or suitabllty of any information contained herein for any other purposes. The user shall
assume all risk and responsibility for any and all damages, Including consequential damages, which may propagate from the
user's application of this information.
SOARS ENGINEERING, LIC.
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REVISION B
GARFIELD COUNTY
RESERVE AT ELK MEADOWS
LAND USE DISTRICS MAP
GARFIELD COUNTY COMPREHENSIVE PLAN
STUDY AREA 1
DES. YTN
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DR CJB
DATE 5/1158
FILE NO.
25019.0?
BRENT
OF
Legend
Percentage oftotal aim: 2.83% j City or Town
0.22% General Commercial
0.05% MI Light Industrial
46.64% Open Space (Federal Lands: BLM, USFS)
0.44% Public Institution (CMC, Fish Hatcheries at Carbondale, W. Glenwood)
0,19% Recreation
0.58% Residential High Density (Less than 2 Ac/DU)
18.98% Residential Low Density (10+ Ac/DU)
20.74% Residential Medium Density (6 to <10 Ac/DU)
0.28% Residential Medium -High Density (2 to <6 Ac/DU)
009% - Resource Extraction
8.96% Subdivision
Statutory Sphere of Influence (2 miles)
Appears as transparent white shading over underlying zone
Wea Proposed Residential Medium Density District
•
Proposed Residential High Density District
NOTE: Ac/DU = Acres per Dwelling Unit
PROPOSED LAND USE DISTRICTS SOURCE:
1) Garfield County Planning Department (2000).
BASE MAP SOURCE:
1) Basalt, Carbondale, Cattle Creek, Cottonwood Pass, Glenwood Springs, Leon, Mt. Sopris,
Shoshone,and Storm King Mountain U.S.G.S. 7.5' 1:24,000 quadrangle maps,
2) Bureau of Land Management Surface Management Status GIS data 1:24,000 (1994).
3) Garfield County Road & Bridge Department data (2001).
4) Garfield County Planning Department subdivision files (2001).
DISCLAIMER:
Thte amp w+e produced by GaHlerd County Geographic Information SSrvices ullllxing thehrarnin Geographic In ormlpdn syetam
{GIST The GIS and IN oonlponenlo aro designed a% a sauce of reference for onewerfng querlas, modeling. and planning. The
GIS Vs riot a oubeshute far official government moor& maintained by rile Punning Department. the County CIO( and Rocorderc
Office, the Anor,50 VO OIAoo, oriar any legal descriplan Moline [ion In the chain or Mlle n add Unit, Iho repre%erltaaan of geogra-
phic locations by the GIS may not be suhsteu(ed for actual logo! lu aye Aleiiys toter la Ito eolIr ee aim! far rho r»aa c[IrrOrll
Facial docunienlotlon Hilliard In Ole eorniwultlen a1 Wta map.
the Wort -maim' contained harem to brlleved to be accurate and cwlable for the trotted Haub ael forth allow Gartaid Comity
makes no warranty ae to the accuracy or eullaMlty of any information contained herein for any other kiipauun The UM' %hull
a51.11rn rill nl%k and responeihdny for any and all demnons. Including coneequonll al daamgoa. 'MOO may propagate from dna
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DES. YTN CA YTN FILE NO. SHEET
25019.01 OF
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