The URL can be used to link to this page

Home My WebLink About1.01 Pre-App Conference Summary1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY DATE: August 7, 2018 – Update March 20, 2020 – Update #2 February 12, 2021 TAX PARCEL NUMBER: 218305300086, 218306100057, 212334400005, 212334400007 and 212335300081 PROJECT: Riverbend PUD – Coal Ridge PUD OWNER: Nutrient Holdings LLC REPRESENTATIVE: Andy Bruno and Danny Teodoru PRACTICAL LOCATION: Riverbend and Coal Ridge PUD – Between New Castle and Glenwood on the south side of the Colorado River ZONING: PUD TYPE OF APPLICATION: PUD COMPREHENSIVE PLAN: City of New Castle Urban Growth Area and Residential Medium High I. GENERAL PROJECT DESCRIPTION February 12, 2021 Update: The applicant met with Staff and indicated that they planned on submitting the PUD application shortly. Discussion items between the applicant and Staff included a discussion of utilities, a recommendation that the applicant check-in with the City of New Castle, and an indication from the applicant that the proposed uses had not changed significantly. The applicant indicated that a portion of the property will be used for residential lots, however this portion of the project will be developed in a later phase. While the Land Use Code has been updated with a varied set of text amendments, no updates were completed regarding the PUD section. 2 March 20, 2020 Update: The applicant met with Staff and provided a more detailed list of potential uses on the property. Utility plans were discussed and the applicant indicated that they planned to serve some of the potential residential development with the existing water and sewer system that is already developed as part of the River Bend development. Other uses were proposed to be served by Wells and OWTS. Staff indicated that the applicant would be required to comply with section 7-105 of the Land Use and Development Code regarding utilities. No major Land Use and Development Code changes with regards to Planned Unit Development regulations have occurred since the original pre-application was issued, however the applicant should note that the County has adopted a new Comprehensive Plan. The applicant is requesting to vacate the existing, undeveloped portions of the Riverbend PUD and Coal Ridge PUD and replace them with new PUD zoning. The existing Riverbend PUD has been in place since the 1970’s and the Coal Ridge PUD was approved in 1984. Portions of the PUD have been developed with single-family residences. A separate pre-application conference summary has been prepared regarding the vacation of the Riverbend PUD. No changes are proposed to developed portions of the PUD. The applicant has discussed numerous uses on the site including, but not limited to Agriculture and associated uses, recreational ATV trails, ropes courses, a small concert venue, and a small amount of residential uses. The proprety is approximately 1,139 acres, with frontage on the Colorado River. The northern portion of the property is relatively flat and appears to historically been used for agriculture. The southern portion of the property has significant slopes. The property will be accessed off of County Road 335 - Colorado River Road. If the applicant is planning to serve the uses by well water, Staff recommends that the applicant contact the Division of Water Resources at (970) 945-5665 to discuss well permitting requirements. Additionally, the applicant will need to demonstrate that they are unable to connect to Central Services for either water or wastewater (See Section 7-105 of the Land Use Code for further information). Subdivision was not discussed as part of this initial proposal. However, if the applicant desires to Subdivide the property as part of the proposed PUD, that will require a separate Subdivision application. The applicant will need to demonstrate legal access to the development area within the PUD. Any internal roads will need to be shown and evaluated to the highest traffic impact use as identified within the PUD. Further, the access points onto the County Road will need to be evaluated for necessary upgrades based on the traffic impact study. As discussed, the uses identified within each of the PUD zone districts will need to be analyzed to their most impactful extent for traffic, water, and wastewater, as well as the review standards identified in Section 6-202(C), Review Criteria and Sectin 6-401, Development Standards. 3 Subject Parcels II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS • Garfield County Comprehensive Plan 2030 • Garfield County Land Use and Development Code, as amended • Section 6-101 General Provisions • Section 6-202 PUD Zoning o Article 7, Division 1 (excluding 7-101) and by extension Section 4-203(M) (Water Supply) o Section 4-113(C) (Rezoning) • Table 6-201 Common Review Procedures and Required Notice • Table 6-301 Application Submittal Requirements • Section 6-302 Description of Submittal Requirements • Section 6-401 Development Standards • Applicable provisions from Article 7, Standards 4 III. PROCESS As a new PUD, the application will be required to be heard in a public hearing with the Planning Commission and the Board of County Commissioners. While the Planning Commission is a recommending body to the Board, the Board of County Commissioners will make the final determination of approval, denial, or approval with conditions. Notice for both the Planning Commission and the Board of County Commissioner is a minimum of 30 days prior to the hearing date. Notice must be sent to adjacent property owners, m ineral owners, the property must be posted, and a legal ad must run in the Rifle Citizen Telegram. While not required, staff encourages that notice be sent to all property owners within the PUD. For details on the process, please see the relevant code sections identified within Table 6-201. A flow chart of the process has also been attached for reference. 5 IV. SUBMITTAL REQUIREMENTS As a new PUD, Table 6-301 outlines the submittal requirements. In addition, the application will need to include documentation to address all required review criteria and development standards. Please refer directly to Table 6-301 and the list of General Application Materials in section 4-203 for the full description of this information: ▪ General Application Materials (4-203.B) o Application Form (property owner must be applicant) o General project description o Ownership Documentation – Deed and Title Commitment o Statement of Authority or Letter of Authorization, as necessary o Fee Payment and Payment Agreement Form o Pre-Application Conference Summary o Names and addresses of all property owners and mineral owners of record within the PUD. ▪ Vicinity Map (4-203.C) ▪ Site Plan (4-203.D) ▪ Impact Analysis (4-203G) ▪ Rezoning Justification Report (4-203.H) ▪ Development Agreement (4-203. J) ▪ Traffic Study (4-203.L) ▪ Floodplain Analysis (4-203.O) ▪ PUD Plan (6-302.A) – See details of submittal requirements for both PUD Map and PUD Guide ▪ Please respond directly to the Review Criteria listed in Section 6-202.C and as excerpted below. 6 An application for PUD Zoning shall meet the following criteria: 1. Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. 2. Development Standards. The PUD meets the Development Standards as provided in section 6-401. 3. Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7 - 101. (See reference to Section 4-203.M regarding Water Supply in Section 7-104) 4. Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4-113.C. 5. Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. ▪ Please respond directly to the Development Standards in Section 6-401 ▪ Please respond directly to the Standards identified in Article 7, Division 3. Site Planning and Development Standards Submit three paper copies and one digital copy of the application. Additional copies will be requested upon determination of completeness, if necessary. See the land use code for additional information on submittal requirements. V. APPLICATION REVIEW a. Review by: Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing: ___None (Director’s Decision) _X_Planning Commission _X_ Board of County Commissioners __ Board of Adjustment c. Referral Agencies: May include Garfield County Road and Bridge, Fire Protection District, Town of New Castle, Colorado Department of Transportation, Garfield County Vegetation Management, and Garfield County Designated Engineer. VI. APPLICATION REVIEW FEES a. Planning Review Fees: $ 500.00 b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees c. Total Deposit: $ 500.00 (additional hours are billed at $40.50 /hour) Disclaimer The pre-application meeting summary is only valid for six (6) months from the date of the written summary. The foregoing summary is advisory in nature only and is not binding on the County. The 7 summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The applicant should note that any material submitted to the County is public and will be available for review as part of the application. Pre-application Summary Prepared by: February 12, 2021 ___________________________________________ _____________ Patrick Waller, Senior Planner Date 8 9 10