BOARD OF COUNTY COMMISSIONERS HEARING November 21, 2011 North - PowerPoint PPT Presentation

BOARD OF COUNTY COMMISSIONERS HEARING November 21, 2011

North • Eastbank Commercial Center • Evergreen Commercial Center • H Lazy F Mobile Home Park • Van Rand Commercial Park • Fyrwald / Glendale Property • Mountain Meadows Court Mobile Home Park West • Iron Bridge: 1.39 ac/ du (HD) • Teller Springs: 8.3 ac / du East • Four Lane State Highway • Lower Cattle Creek (CR 113 Commercial (BP) • RFTA Rail / Trail Corridor South • LaFarge Gravel Pit Operation • Aspen Glen: 612 units

Teller Springs

Request: PUD Zone District (366 units) Subdivision Preliminary Plan Applicant: Carbondale Investments, LLC Representative: Rockwood Shepard Location: West side of SH 82 at Cattle Creek – 3.5 miles south GWS Access: SH 82 Water/Sanitation: Roaring Fork Water & Sanitation District Current Zoning: Suburban Proposed Zoning: Planned Unit Development Comprehensive Plan: FLUM – Residential High

Estate Lots 8 Lots (2%) Large lots for custom/semi-custom single family homes Minimum Lot Size 9,000 square feet Max Building Cover 50% Maximum Floor Area 6,000 sq. ft. Building Height 35’

Executive Lot 1 Lot Semi-private lot, large custom single family. Minimum Lot Size 1 acre (43,560 sq. ft.) Max Building Cover 30% Maximum Floor Area 12,000 sq. ft. Building Height 35’

Town Lots 167 Lots (46%) Reasonably sized lots for semi-custom homes Minimum Lot Size 5,900 sq. ft. Max Building Cover 50% Maximum Floor Area 3,600 sq. ft. Building Height 35’

Village Lots 56 Lots (15%) Small lots, medium size tract or semi-custom homes Minimum Lot Size 5,000 sq. ft. Max Building Cover 60% Maximum Floor Area 3,200 sq. ft. Building Height 25’

Garden Home Lots 95 Lots (26%) Smaller two-unit or single-unit dwellings Minimum Lot Size 2,100 sq. ft. Max Building Cover 80% Floor Area Max 3,600 sq. ft. (single unit) 5,000 sq. feet (two unit) Building Height 25’

Attached Home Lots 39 Lots (11%) Large lots for medium sized attached or detached homes Minimum Lot Size 4,500 sq. ft. Max Building Cover 60% Floor Area Max 3,200 sq. ft (single unit) 5,000 sq. ft. (two unit) Building Height 35’

Filing 1 93 Lots 25% (of total lots) 2014 Filing 2 68 Lots 19% 2016 Filing 3 36 Lots 9.8% 2021 Filing 4 71 Lots 19.4% 2023 Filing 5 41 Lots 11% 2026-2028 Filing 6 61 Lots 16.6% 2031

Neighborhood Center ATTACHED Homes Garden Homes Garden Homes 13 Affordable units Park TOWN Lots

ATTACHED GARDEN Homes Homes – 28 VILLAGE Lots Affordable Units TOWN Lots

TOWN Lots TOWN Lots PARK VILLAGE Lot

VILLAGE Lots GARDEN EMERGENCY Homes VEHICLE ACCESS TOWN Lots PARK

TOWN Lots Garden Homes 14 affordable units

VILLAGE TOWN Lots Lots Park Estate Lots Water & Wastewater Utility Executive Lot

Referral agency responses included: • Concern with the creation of an unincorporated community • Concern regarding development of remainder of the site • Protection of the Conservation Easement values • Impact to the Rio Grande Trail • Wildlife • Access and State Highway 82 impacts

Phasing The development lacks a definitive phasing plan other than sequence of what units will occur in each filing. One chart does list the years in which platting will occur, however the PUD documentation permits the Applicant to amend this phasing at any time, based upon market conditions. The applicant has agreed to add the phasing plan as an appendix to the PUD Guide and DA.

Comprehensive Plan Future Land Use Map (FLUM) designation Residential High Density (3 du/acre to <2 acres/du) – project is 2.28 du/acre or .44 acres/du. ‘Unincorporated Community’ • Site is not located in Urban Growth Boundary • Served with urban services • Contract for police from sheriff should be established • Connecting county road upgrades • Fiscal costs to public considered • Internal commercial for residents only • Transit opportunities not provided • Recreation/other amenities are provided • School site not proposed

Waivers Requests Many of requested waivers are appropriate, such as road standards, stormwater standards, and landscaping. Further discussion is necessary regarding three sections: • §7-203 A. Restrictive Inner Buffer for stream setbacks – staff requests a site plan that indicates the particular activities and areas where this waiver is requested along with specific mitigation measures for each area (a condition could be added that addresses this issue at final plat) • §7-206 B.2. Provision of sub-drains. CGS, the applicant’s geotechnical engineer and the reviewing engineer recommend against this waiver. Further review will occur at final plat. • §7-405 C.1.a. Private Roads are requested with the potential for gating the community. The gating of this community has not been explained or demonstration provided regarding function.

Affordable Housing An Affordable Housing Plan must be approved at Preliminary Plan. Issues include pending regulatory amendment to affordable housing requirements and the applicability of those changes to this application. Pricing is anticipated to be $160,000 to $200,000 per unit.

Access - Timing for permits and required improvements. • State Highway Access Permit • RFTA – Rio Grande Trail separation/relocation, at-grade crossing for development. Lack of near-by access to public transportation. • Colorado Public Utilities Commission - Among the PUC responsibilities is rail regulation, including rail crossings. Public rail crossings require PUC licensing.

Water/Wastewater A pre-inclusion agreement with the Roaring Fork Water and Sanitation District has been executed. Physical improvements may include construction of a water storage tank as well as crossing (s) of the Roaring Fork River to access water and wastewater treatment facilities. County review of construction will occur via Location and Extent application. Adequacy of legal water supply – Water Court Referee has issued rulings on pending decrees . There is adequate demonstration that 375 EQR’s are available to serve the potable supply for the development.

• Public Hearings held on 7/13/11 and 9/14/11 • Recommendation issued on September 14 th • Vote of 6 to 1 for a recommendation of approval with conditions as contained in the staff report Condition 15, regarding the removal of the guesthouse provision has been completed, staff recommends replacing it with a requirement to include the phasing plan in the PUD Guide.

1. That all representations made by the Applicant in the application, and at the public hearing before the Planning Commission and Board of County Commissioners shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 2. The Preliminary Plan approval shall be valid for a period of three years. 3. The maximum density permitted in the River Edge Colorado project shall be 366 dwelling units. 4. The PUD Plan, PUD Guide and Preliminary Plan documents shall be updated based upon the approval granted by the Board of County Commissioners and copies provided to Building & Planning. These documents shall be attached to the resolutions associated with these applications. 5. The Development Agreement shall be finalized based upon Garfield County Attorney Office and Board of County Commissioner comments and shall be recorded in conjunction with the resolution (s) associated with these applications.

6. Grading Activity / Reclamation a. The applicant shall obtain a grading permit prior to initiation of any on-site activity related to Phase 0; b. Sufficient revegetation security shall be provided at grading permit; c. No activity related to reclamation or development of the project shall occur until such time as a State Highway Access Permit (SHAP) and Notice to Proceed has been issued by the Colorado Department of Transportation (CDOT); 7. Vegetation a. Prior to issuance of a grading permit or approval of a final plat, whichever shall come first, the Applicant shall provide a management plan for noxious weeds on REC property well as on the Conservation Easement parcel if agreed to by the Roaring Fork Conservancy; b. The Open Space Management Plans shall be amended to remove the 5% requirement prior to treatment of noxious weeds as State statute requires that state listed A and B species must be eradicated when detected with which the County concurs regarding all noxious weeds. c. County Vegetation Management Director shall be consulted regarding the calculation of revegetation security.