HomeMy WebLinkAbout2.0 PC 2.13.13 Staff reportPlanning Commission, February 13, 2013 Public Hearing Exhibits The Cottonwoods Comprehensive Plan Amendment and Sketch Plan Review
) ) ) ) ) ) • PUBLIC NOTICE TAKE NOTICE that #15 Enterprises, LLC has applied to the Plalming Commission, Garfield County, State of Colorado, to request a pproval for a Major Comprehensive
Plan Amendment to designate an area as Educational/Institutional on the Future Land Use Map to allow for further review ofa research and education fac ility related to conservation efforts,
a propeliy situated in the County of Garfield, State of Colorado; to-wit: Legal Description: A parcel of land situate in Section 9, 10 and 15. Townshi p 7 South, Range 98 West orlhe
6th Principal Meridian, Garfie ld County, Colorado, as demonstrated by Reception No. 742274 in the Clerk and Recorder's Office of said Garfield County, being more p3rticularly described
as fo llows: E 1/2 SE 1/4, SW 114 SE 1/4, SE 1/4 SW 1/4 of said Section 9; SlY 1/4 of sa id Section 10, EXCEPTING that p0l1 ion lying cast of the easterly bank or Roan Creek as be ing
demonstrated in Book 208 at Page I 17 of the records of said Garfield COll ll ly; NE 1/4 NW of said Section 15; NW 114 NE 1/4 of said Section 15, EXCEPTING the east 882.00 fect Ulcrefrom:
Said parcel contains 346.84 acres more or less. Practi cal Description: 347 Acres on Kim ba ll Creek Road 10 miles north of DeBeque via Roan Creek Road DESCRIPTION OF PROPOSAL -The High
Lonesome Institute is a master platUled project on 347 acres located adj acent to Kimball Creek Road and will house a research, classroom and auditorium facility. Additional facilities
include storage and housing facilities for professors and graduate students. Additional living facilities include small cabins and a ten room lodge with a small dining room. Supplemental
uses to the cabins include an exercise building and kid's camp. Outdoor elements include ponds, wetlands, streams, restored meadows and orchards. The landscape will also include outdoor
cl assrooms, gardens, patios, a spl ash play area, community lawns, areas for outdoor games, community fi repit, etc. A limited number of single family homesites will be included in
the project on the northern side of the Kimball Creek drainage. Homesites are located at the toe of the slope and atlticipated to be two acres with a <1/2 acre building envelope. All
persons affected by the proposed APPLICATION TYPE are invited to appear and state their views, protests or support. I f you can not appear personally at such hearing, then you are urged
to state your views by letter, as the Planning Commission will give consideration to the comments of surrounding property owners, and others affected, in deciding whether to grant or
deny the request. The application may be reviewed at the office of the Planning Department located at 108 8th Street, Suite 401, Garfield County Plaza Building, Glenwood Springs, Colorado
between the hours o f 8:30 a.m. and 5:00 p.m., Monday through Friday. A public hearing on the application has been scheduled for the February 13,2013, at 6:30 P.M, in the Commiss ion
Meeting Room, Garfield County Administration Building, 108 8th Street, Glenwood Springs, Colorado. Pl arming Department Garfield County
Thu, Jan 03, 2013 8769901 Acct: 1008693 Phone: (970)945-8212 E-Mail: Client: Caller: Heather _Receipt Ad Name: 8769901 D Editions: 8CT! Start: 01/10/13 Color: Copyline: rct #15 Enterprises
Lines: Depth: Columns: Discount: Commission: Net: Tax: 08:39:37 Ad Ticket #5 Name: Garfield County Building Address: 108 8th Street -Ste 401 45 3.77 2 0.00 0.00 0.00 0.00 City: Glenwood
Springs State: CO Originalld: 0 Class: 0990 Stop: 01/10/13 Issue 1 Rep: PI Legals Pile! Ie NOTICE Zip: 81601 TAKE NOTICE that "'5 EnI«odns Lr.a,i.l <l$ applied 10 the Pl.J;mil"(l Corrrnissi:m,
Garfitkf Coli1Iy, SL.~It' ~f Color.:W. b request approv.:I ora jor Colll'rffiensive PL:m Amondment b desiQn.nle an oren as Edue.."II:ion..,l~n«~ution.:ll on the Future LMd Uta M.:tp
to .:alow lor further review ola reGe...,~h.:lnc! ed~,," lion beir~y rel.:!l:ed 10 co~rv.:llion effort$. a proPHtr Gitu.,led in the County 01 G~-lield, Slate of Colomdo: kI-wit: I wi
QtMripti:?O' A P'lrcd 01 bnd GitU!lle in 5«tion 9, lOaM 15, Town~ip 7 Soulh. R.."t~e iffl We~ of the 6th Prineip.:ll Meridbn, GMield County. Cobr.:tdo. osderroncolro1ted by ~eptj;,n
No. 742274 in 1M CloMk Md R~u', Office of t,."l.i::I G.:Irfieid County. beil'9lmre p:!r1icwr~ dec-:ribedas folbws: E 112 SE 1/4, SW 1/4 SE 1/4, SE 1/4 SW 1/401 ~,Id S*etion 9: SW 1/401
c.'Ii:I S~tbn 10, EXCEPTING th.:lt portbn Iyhg *Nil oll~ e.:tslel~ b.:.nkofRo~ Creek «0 beoingd&n~n$tml«f in Book ~t1t Ptlge 117 01 the r~rds« 6.1i:1 Gorf~k:I County: NE 1/4 WJ of c..,id
Se.::tbn 15: NW 1/4 NE 1/4 of t.:!id Section 15, EXCEPTING 1M etld .e82.00 leel Iherrfrom: s.,j;J ptll'\l:el eont..,i1ro 346.84 acres rmre Of less. PmC'iMI D,.§9rWlioo; 347 Acre, on
Kimbril Creek RoM 10 miles nonh 01 DeBfque vo. Ao...., Creek RcOO OESCRIPTION OF PROPOSAL· I T6tal' '. ' .. ,'>;.; "45,54 I The High LooeK"lOle In"iMe is .. m.1&ter pl..1nned proJeo;l
on 347 acreG Iowtod ooj;Jcenl k> Kimb,,1 Creek Road and .... ill muu a rU(o..,rch, eburoom :I!U auditorium I .. eilily. Add~bMl belitie& Imlude etOf<lge nrd housing bell~iet for proleGtoOr&llnd
grltdltlle GludentG. Add~bnal f;"ing I..~II~MG inellKfe sm.'" c.:IblM aid n len room ~e with C\ sm.,11 diniroq room. Supplenwnt.,' u&n to tho c:t>lns includo M exercise b~ldin1 Md kld'GcM"Ip.
Outdoor tlon'ltnt$ Include P¢nd6, wetltlndG, slretlme;, re6lor«i ~lId¢w& and OrchMdG. The L,nd&C.:Ipe will alGO include outdoor cL'&Grooms, g:lrdens, p:lIioG, a spl.:lsh pby .. re:a,
convnunily k""tIVno.. NOM /¢routdoor o:omu, ¢Omml,ln~y f'ep~, ole. A limil~ n(ll\berof Gngl6 l:.rify hometites will be inelud~ n the proJo:et on the nor1hem side of the Kimb.:dl Creek
drllin... .... e. Homuhs Clre loctC«i:at the Ioe oflMo GIopt lind Mliei~'t~ 10 be twO Mrtt:. with" <1/2.x.!t buicfng cnv~Iop~, ; ." . . .......; i·' Payment 0.00 All perGOn5 tlHcctEd
by!h& propo~oKI APPLICATION TYPE tire iwitro ., appe.:l! nnd &bt~ their viE-w&, protnts or Gupport. II you ctln not tlppe .. r peuondty tit weh h(o..'rng, then ~u «e urged 10 r.bte your
views t¥ I~ter, M the PL,nl'lin.g CorrmlGoon wit give eonrneralion 10 tM eOl"lVl"ltlnl!. of ~urrourding properly owner$, rod other&"lfected. In d-eeldi!'l;l v.tIether to gMt or deny
th~ ro!qu-eGt. The ~pllc.:ttion n'l:ly be r~v~wednt the oHbe of the PL..· ..l nil"l-J OepnrtmMt Ioe.:at~ at 1M 6th Slr~t. Suit&401. GlIrfield c.ounty Plaza Building. GI-enVioW Spri"",:;.
Color.;tdo between the hour:; of 8:30 a.m. and 5:00 p,m.. Monday throlQh Frid..-.y. A public homing on ttl!! application haa been acheduod for lhe Februl'lry 13,2013,.at 6:30 P.M. n
the Corrmi&5ion Moeting Room. G.:Irfleld County Adminj~mtion Building, 108 8th Stroet. Glenwood Sprn.;.s, CobtaOO. Publit.hed in the Citizen T el.;<;jr.rn on J.lnu;uv 10. 201J. [S76mll
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I D J ) -11-----o 2.000 G 9 PROJECT SITE THE COTTONWOODS 16 G 200' RADUIS COnONWOODS ADJACENT OWNER INFORMATION 10 ACRES (GIS) OWNER ADDRESS PARCEL 10# A 349.93 #15 Enterprises, LlC
1218 Webster St, Houston, TX 77002 2413094(01))4 B 160 "23 Enterprise s, LlC IllS WebsterSt, Houston, TX 77002 2413162CXXX>6 C 2179.64 #13 Enterprises, LlC 1218 WebsterSt, Houston, TX
77002 2415134CXXXl2 0 244.59 Knirlberger, Erwin P. 010124 County Road 204,DeBeque, CO 81630 241304200003 E 810.07 Chevron USA, In c. p.e Box 285, Houston, TX 77001 24131020CK)15 F 1949.64
Chevron USA, Inc. p.e Box 285, Houston. TX 77001 24132SHXX)16 ; Varies BlM 50629 HIGHWAY 6 & 24, Glenwood Springs, CO 81601 Varies ) RPM, Inc. SECTION: TOWNSHIP: 7S 157 Skipper Rd. 9,
10&15 Belgrade. MT 59714 RANGE: 98W K1MBALL CREEK OAD F -R0<'l.t\ • 15 •• '0 ~ • ~eet < > ~ • f" R LEGEND ~ ::> r J. i HLR PROPERTIES i , PRIVA TE PROPERTY ~ 0 COUNTY ROAD < , ~ RI VER
/STREAM N ~ DITCHES 0 , N ;-TOWNSHIP N 2 SECTION /~ A u PROPERTY OWNER I D ~ COTTONWOODS FIGURE 2 VI CINITY MAP PROJECT : 12-037 (406) 599-4217 DESIGNER: RML DRAWN BY:RMl GARFlELD COUNTY,
CO DATE: 12 2012 \10N1TY MAP
+ II I 'POSTlNDEI'tJIIDENI.CO~ "WEDNESDAY,FEBRUARY 27,'Z0137 a3 DuqeJ:~eli;looksto"expanQ'~~,~ De.B:eque .. a reare-'searcn " institLtte.prop6sed~;{" John Stroud , The 19~year~oldcommercial
operation , includes a gUest/dude rancli,r,erreat and • 'n'entc~nter, : and ·hllnting.,andfishing , ,ground~!wjth a miXofpD,yate andpennit, tedbackcountry acreage. , " " But another
maior focus for the ranch in • Post tndep~dent Staff tee'ent years haS been ill -ili:¢' ar:e~~ seryation,scientific reseai§h and educa-a tion,:'S~ew3rt s,airl.,", ",: ," ''.:'::'\li~~0'.
In partner$p as the ' and such and . somelnstitut~prpje~treceive(fa:~O'mpre-,~ter~~~?~ce~._ '", ,: ' ... _,. h~nsiv~ lllap.ap1~eritllj1~:qtiilP1Wl'0!. and . . .,''We ,have, !"':.iJ.Icredible,
Illixe<:l~use s~~chplan review; by!'h~,G"'iield,County' Iandsq~,p~llere wl).~rether\,is iii lot of Planning Cpll1ffiissiQnearlie" this,lllonth. , ll]l1IlanrecreatiGn, iiu:ludji).ghikirig.
b~,. ,Aforinal applicatlond!,t3i!ingpl'insfGr irig. h()rseback riding, birc\'watching. a scientific research facility, including an ,,' hU1ltjng.,younruriei~,~Stewartsaid. auditorium,d(\s~m();ms,Jabo
ratoIies, dor-.' ,:: /lW~' also. have' a c~rt3iti:am()Unt of minmitq!,},accGmmodatiGIi,S fG~ gl::aduate stu' eralinierests,and ",e undetstand' me, dent~,and ',liY,ing 'l"lIi.jer~ f~r
'staff, 'isrespGnsibilltytG ,dGtile dghtthlngwjth expected tG ,be submitted l"ter this year, mineral pGlicyi' he said. "T.hissideofRoan accGrding toscottSt~g~,:!!,-r."!,!,aIJ.-'<::!e~k
h,,~~e"»YHGlb~e? iIe"vilydevel, '''%t~~~~J;~~~~~*e.'~~r~:bii·e-·'~~1!!~t~~'!;1ii,~~li,1:!ii~~~::.:l Beque justGverthe Me~a/G:ru:Jieldcounty develG~lllent taI,<espla~~:~" , " line, The
High LonesGme RanchencGm-The baseliriestudiesWill CG""r air;sGil passes abGut 350 acres at thecGrifluence and water qua!lty"a~ "",11 as.vu.dlife halliofRGan and Kimball creeks. t"t,
includhlllthe ~ea:ter s":!le grGuse, ' at a drink, " departID.ent.."Thl' iIitention oitheCottGri~ ,'ThatwoWdallGw'lor.,wstifU,tii:iiial and WGGds project is to ~"vate the care .of educational
uses related to a campus-style ,water iIl,theenyirGnmentand shGwthat "reSearch andeduc;ational facility, accordc 'thispteciGus I.esource ~an be extracted, ingt" the preliminary proposal:
EXHfSIT r; Planning Commission February 13, 2013 CPAA-7453 PROJECT INFORMATION AND STAFF COMMENTS -THE COnONWOODS TYPE OF REVIEW APPLICANT (OWNER) PLANNER/CONSULTANT LOCATION ACRES ZONING
COMPREHENSIVE PLAN DESIGNATION I. DESCRIPTION OF THE PROPOSAL Comprehensive Plan Amendment 1115 Enterprises, LLC Scott Stewart, High Lonesome Ranch Heather Henry, Connect One Design;
Gage Davis, Gage Davis Associates; and Robert Lee, RPM, Inc. North of the Town of De8eque on CR 202 (Kimball Creek Road), just west of CR 204 (Roan Creek Road) -Parcel II 2413-094-00-004
Subject Parcel -349.93-acres Resource Lands -Gentle Slopes (RLGS) Residential Medium-High (2 to less than 6 ac/du) and Agricultural Production/Natural The subject property is located
at the western end of the County north of the Town of De8eque and the Mesa County Line. The site is at the junction of Roan Creek and Kimball Creek in portions of Sections 9, 10 and
15 of Township 7 South, Range 98 West of the 6'" P.M. The existing uses on the site include agricultural activities and employee housing. This site is associated with the larger holding
of a multitude of company-owned parcels located in the Roan Creek area known as the High Lonesome Ranch. This 'ranch' area consists of approximately 300 square miles of holdings, in
both leased and fee simple ownership. Figure 1: Vicinity Map 1 I P i1 g e
Planning Commission February 13, 2013 CPAA-74S3 The site is proposed to function as the High Lonesome Institute (HLI), a ca mpus-style research and educational faci lity related to area-specific
environmental issues. The proposed HLI will be located on a portion of the site and deve loped in a campus-style with con feren ce space, classrooms, laboratories, administrative uses
and office space; residential uses including dormitories, apartments, cabins and several single family lots will also be included. The Comprehensive Plan 2030 Future Land Use Map (FLUM)
designation for this site is Residential Medium-High, interspersed with Agricultural Production/Natural Lands as shown on the map below. Open Space/Public Lands Agriculturol Production/Natural
/Figure 2 HUM 2030 High l onesome Institute , , The existing FLUM designation does not contemplate the mix of uses proposed at the HLI, therefore the request for the Comprehensive Plan
amendment. This request constitutes a Major Amendment and is being processed concurrently with a Subdivision Sketch Plan application. The Applicant is requesting a change of the FLUM
to accommodate th is proposed development. The original request was to create a new center ca tegory, however discussions with staff has resulted in refining the request to designate
the site as "Neighborhood Center". This designation would req uire that in stitutional, educational and civic uses be added to the definition and the category be renamed to 2 1 Page
Planning Commission February 13, 2013 CPAA-7453 "Village Center". This proposed change is consistent with the current designation but is a more accurate name for these areas. II. ADJACENT
USES Adjacent properties to this site include public lands as well as large lot re sidential and agricultural parcels, some of which are also utilized for extraction activities. BLM
High Lonosome Institu to j BLM Figure 3 -Zone District Map The map, above, graphically denotes the location of Bureau of Land Management (BLM) parcels. Land immediately to the east of
the High Lonesome site is owned by Chevron USA Inc., while properties to the south and southwest are owned by corporate entities under the same management as the subject site. The Resource
Land zone district is classified as Gentle Slopes/Lower Valley Floor for the subject site. III. APPLICABLE REGULATIONS The process and standards required for amending the Comprehensive
Plan 2030 are included in Chapter 4, Amending the Plan. The process first requires a determination of the degree of amendment with classifications including 'Comprehensive', 'Major'
and 'Minor'. Based on the description of this 3 I P " g e
Planning Commission February 13, 2013 CPAA-7453 proposal this application is a Major Amendment as it "constitutes a significant change in the vision, goals, policies and/or land uses
of the County," and does not converse ly " include a small project that is consistent with the surrounding area," or is "correcting text or map errors" which describes a minor amendment.
The applicant has responded to this list of standard s of approva l in their applicat ion. Staff has provided an evaluat ion of these required findings in the Staff Ana lysis section
of this report. IV. REFFERAL AGENCY COMMENTS Referral comments were sent to the following agencies as required by Colorado Revised Statutes and the ULUR. General comments are included
below with addit ional detailed comments inco rporated into this report where relevant. Town of Parachute: City of Rifle: Town of Silt: Town of New Castle: City of Glenwood Springs:
Exhibit G No Response Exhibit H No Response No Response Town of Carbondale: Town of Basalt: Phone discussion, no comment No Response Mesa County: Rio Blanco County: Routt County: Eagle
County: Pitkin County: Exhibit J No Response No Response Exhibit N No Response Garfield County Road and Bridge: Garfield County Sheriff: Garfield County Vegetation Management: Garfield
County Environmental Health: Mountain Cross Engineering: Colorado Parks and Wildlife: Grand Valley Power: Debeque Fire District: Bureau of Land Management: Exhibit L Exhibit K Exhibit
0 No Response Exhibit M No Response Exhibit I No Response No Response Additional referral comment requests were sent to the following agencies, of which no response has been received
: V. STAFF ANALYSIS The adopted Comprehensive Plan 2030 sets forth that a Major Amendment shall be approved if the Planning Commission makes specific findings that: 4 1p age
Planning Commission February 13, 2013 CPAA-7453 1. The existing comprehensive plan and/or any related element thereof is in need of the proposed amendment; and Comments: The FLUM designations
were defined in a broad manner to include a wide range of potential densities and uses, however unique developments may not fit eosily within these categories. The request amend and
rename the designation to "Village Center" may be appropriate to occommodate the development proposal. 2. The proposed amendment is compatible with the surrounding area (a), and the
goals and policies of the Plan (b); and Comments: The area surrounding the proposed HLI is rurol in character including residential, agricultural and natural resource extraction uses.
The intent of the HLI is to place this educational/institutional use within the context of the rural character particularly as the intent of HLI is to preserve and enhance natural resources,
recreation and open space. i. Section 2 -Future Land Use A simple but fundamental theme of this Chapter, as highlighted in the Plan is that "most new growth should occur in areas that
have, or can easi ly be served by, urban services." Comments: As proposed, this area does not and will likely not in the future have easily accessible urban type services. ii. Section
2 -New Centers In an effort to make existing subdivisions more se lf-su fficient, a new center may be added to existing major residential subdivisions or other urban areas. Additionally,
the center should be located at intersections and interchanges, has access to centra l water and sewer through a special district, and is compact and designed to fully utilize the land.
Comments: This is not an existing subdivision but the proposal is to add a center for designation of this site. The requested change to "Village Center" designation, with the addition
of institutional, educational, and civic uses would be appropriate for the proposed use of the site. Central water and sewer is proposed to serve the development, the site is located
at an intersection, and is compact and designed to fully utilize the land. iii. Section 4 -Economics, Employment and Tourism Goal 111: Maintain a strong and diverse economic base (for
both employment and income generation. Comment: An institutional, educational, and civic development as proposed would provide diversification in the economic base. The intent of the
HLI is to utilize the rural landscape for research and education regarding protection of the environment ond 5 I II a r. e
Planning Commission February 13, 2013 CPAA-7453 natural resources. Visiting prafessors, researchers ond students would reside at the site for the purposes of studying and pratecting
the unique western landscape. Action #4: Ensure that commercial/industrial developments are compatible with adjacent land uses and preserve the visua l quality of the county. Comments:
Though this development does not fit neatly within a commercial/industrial category this action, to assure compatibility with adjacent uses and preservation of visual quality, certainly
applies to this proposal. The clustered, low profile compus-style of development is proposed to be designed to fit within the existing landscape and adjacent uses. iv. Section 5 -Recreation,
Open Space and Trails Goal #5: Support the development of a county wide land conservation program to provide tools for land owners and the public to conserve property. Comments: HU proposes
a private educational and research facility with the main goal of conserving, preserving and protecting natural resources. The site itself will maintain a large irrigated hay field and
the pinion-juniper hillsides. Per the applicotion, "High Lonesome Ranch, through HU, seeks to advance scientific and scholarly knowledge regarding ecologicol, economic, and social sustain
ability and conservation of natural resources. " Policy #5: Encourage development that cont ributes to the continuation and enhancement of commercial tourism in or near recreation areas.
Comments: HU's goal of sustainability and land stewardship will enhance commercial tourism by protecting and restoring western Colorado's important ranching heritage and natural resources.
v. Section 6 -Agricultu re Goal 1: Promote the continuation and expansion of agricu ltura l uses. Goal 2: Preserve a significant rural character in the county. Goa l 3: preserve scenic
and visual corridors in the county. Comments: The research and education of HU is intended 'to provide economic and ecological models that help landowners restore and maintain natural
resources. ' vi. Section 8 -Natural Resources Vision: The county pas preserved and enhanced the habitat for wildlife, native vegetation, riparian corridors, scenic and other important
features of the natural environment. 6 I P i1 g e
Planning Commission February 13, 2013 CPAA-74S3 Comments: The intent of HLf is to provide research and education regarding the protection and preservation of naturol resource. The policies
for this section include protection of critical habitat, watershed, flood plains and riparian area and this too is the policy of HLI. 3. The proposed amendment will have no major negative
im pacts on t ransportation, services, and facilities; and Comments: This development proposes to be self-s ufficient with regard to public services and therefore will hove no major
negotive impact to these services and facilities. 4. The proposed amendment will have minimal effect on service provision, includ ing adequacy or availabi lity of facilities and services,
and is compa tible with existing and planned service provision; and Comments: The proposed development is located at the confluence of Kimball and Roan Creeks where service provision
is minimal. Grand Volley Power provides electric service to the area and will review and comment on infrastructure os this project moves through the review process. Fire protection is
provided to the area by De Beque Fire Protection District. S. The proposed amendment is consistent with the logical expansion of services; and Comments: No expansion of service is necessary
for the proposed development. 6. The county or the general area in which an amendment is proposed has changed or is changing to such a degree that the amendment is in the public interest;
and Comments: Certainly a research and educational faCility with the main goal of preserving the naturol resources and character of the area is in the public interest. General public
knowledge and desire for sustainability and conservation has increased substantially in the past decade. 7. Strict adherence to the Plan would resu lt in a situation neither intended
nor in keeping with other key elements and poliCies of the Plan; and Comments: Strict adherence to the plan would require maintenance of the Residential Medium High and Agricultural
Production FL UM designations which would not be in keeping with the key element and policies of the Plan. 8. The proposed plan amendment has a significant public benefit, will promote
the public welfare, and will be consistent with the goals and poliCies of the Garfield County Comprehensive Plan and the elements thereof. Comments: The proposed plan amendment for HLf
will result in significant public benefit, will promote the public welfare and is consistent with the goals and policies of the plan. 71 P iI g ("
VI. STAFF COMMENTS LAND Us. DESIGNATION Neighbor hood Center D [SCRIPTION Ccncr.l l loc.:l1ions fOI mi)'('(I·usc centers pr oviding commerc ial to se rve surrounding IUr.)l popul ation;
should include 501,111 conccntr.1lion of residerllia!. Density of rE'sidenri.ll llses: 5 dll per .Jo e b.'lmple: COMPATIBLE ZONING Res identi .ll Urb.lII mU) Comlllcrci.1ll.imitcd (e
l l Commercial Business (CB) Pbnned Unit Devela men! (PUD) The Planning Commission February 13, 2013 CPAA-7453 proposed development seeks to change "Neighborhood Center", as shown left,
to " Village Center" and redefine the description to include institutional, educational and civic uses. The change on the Future Land Use Map (FLUM) would allow this proposed development
to be in general conformance with the Plan. Renaming t his designation to "Village Center" is a more useful term rather than 'neighborhood' which has a connotation of urban and residential
characteristics. This redefining of the designation would also correspond more closely with those areas currently designated Neighborhood Center, such as Colorado Mountain College's
Spring Valley Campus. Staff proposes, and the Applicant supports, the following amendments to the Comprehensive Plan: Land Use Designation Description Compatible Zoning Existing Definition
(page 28) Neighborhood Center General locat ions for mixed-use Residential Urban ce nters providing commercial to Commercial Limited serve surrounding rura l Commercial Business population;
should include small PUD concentration of residential Proposed Modification Village Center Genera l loca tions for a mix of Rural uses, such as sma ll commercial Residential Urban facilities
that serve surrounding Commercial Limited neighborhoods, conce ntrations Commercial Business of residential development, and PUD institutional, educational or civic uses. 8 1 Pa g e
Chapter 2. Future Land Use. Growth in Designated Centers (Page 20) Neighborhood Centers -Existing Description Planning Commission February 13, 2013 CPAA-7453 Neighborhood Centers are
areas where there is a concentration of residential development and commercial development exists that is intended primarily for the convenience needs of surrounding residential development.
This mix of uses may include small civic uses. Village Centers -Proposed Description Village Centers are areas where there is or is planned to be a mix of uses, such as small commercial
facilities that serve surrounding neighborhoods, concentrations of residential development, and institutiona l, educational or civic uses. VII. SUGGESTED FINDINGS 1. That proper public
notice was provided as required for the hearing before the Planning Commission. 2. That the hearing before the Planning Commission was complete and that all interested parties were heard
at that meeting. 3. That the proposed amendment to the Future Land Use Map is a Major Amendment to the Comprehensive Plan 2030 because it constitutes a significant change in the vision,
goals policies and/or land uses of the county. 4. That the proposed amendment to the Future Land Use Map is in the best interest of the health, safety and welfare of the citizens of
Garfield County. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission review this request and determine if it is appropriate to approve or deny the proposed major
plan amendment that would include a modification to the Plan to rename and redefine Neighborhood Center, as well as to designate the subject property a new Village Center on the Future
Land Use Map of the Comprehensive Plan 2030, or continue the public hearing in order to receive additional information that the Planning Commission deems necessary to make a decision.
If the Planning Commission moves to approve the amendment to the Comprehensive Plan, a motion should follow to: 1) Recognize this request as a major amendment to the Comprehensive Plan
2030; 2) Authorize the Chair to sign a Resolution thereby amending the Comprehensive Plan 2030; 3) Authorize the Chair to sign the letters certifying the amendment to the BOCC, municipalities
and the surrounding counties; and 4) Authorize the secretary to sign the Future Land Use Map, as amended. 9 I P (l g e
Planning Commission February 13, 2013 CPAA-7453 Upon completion of the Comprehensive Plan Public hearing the Planning Commission will have the opportunity to provide comments on a proposed
Sketch Plan. VIII. PLANNING COMMISSION CONSIDERATION/DECISION 10j P age
From: To: Subject: Date: Robert Knight Kathy A Eastley The Cottonwoods Attachments: Monday, January 14, 2013 12:44:46 PM Robert J Knight yd Kathy The Town of Parachute has no objection
on this application. Robert J. Knight Town Of Parachute Town Administrator (970) 285-7630 Work robertk~rachutecolorado.com EXHIBIT f&
EXHIBIT I H From: To: Subject: Date: Hi Kathy: Janet At!!ise Kathy A Eastley The Cottonwoods Referral Tuesday, January 15, 2013 10:59:16 AM The Town of Silt received "The Cottonwoods"
referral recently. Since the site is 10 miles north of the Town of Debeque, the Town of Silt has no comment. Thank you for the opportunity to respond to this application. Janet A/uise
Community Development Director Town of Silt 231 N. 7th Street P.O. Box 70 Silt, CO 81652 (970) 876-2353 Ext. *814 (office) (970) 876-2937 (fax) jalujse@toWDofsjlt.org jaoet@towllofsjlt.org
http://www.towoofsilt.org This electronic mail message. including all attachments, is for the sale use of the intended recipient(s) and may contain confidential andlor privileged information
or otherwise may be protected from disclosure. Any unauthorized review, use, disclosure, distribution or actions which rely on the contents of this information is prohibited. If you
are not the intended recipient, please contact the sender and delete the message and any attachment(s) from your system. Thank you.
EX"'IBIT IL GYP Review Comments for Garfield County Building and Planning Department SSPA7453 and CPAA7452 I. The project is in the Grand Valley Power service area. 2. Single-power is
available for this project, along 202 Road and on site. 3. Need Grand Valley Power electric layout (showing the locations of streetlights, transformers, junction boxes and any other
needed equipment) on FINAL Utility Composite Plan. 4. Please make application for service by calling 242-0040, to start the design process. A cost estimate will also be prepared. 5.
May need easements along roads and on site for power lines. 6. Need Final Plat with addresses before going to Contract for Construction with Grand Valley Power. 7. Any relocation of
existing overhead power lines, poles, guy/anchors, underground lines, transformers or any other Grand Valley Power equipment is at the developer's expense. 8. Grand Valley Power allows
solar photovoltaic interconnections to be net metered for up to 10 kw for residential services and 25 kw for commercial services. Please contact Grand Valley Power's Energy Services
Administrator at 970-623-8580 for information and interconnection guidelines.
From: To: Subject: Date: Christie Barton Kathy A Eastley The Cottonwoods Comprehensive Plan Amendment Friday, January 25, 2013 9:27:50 AM The Development Review Team consists of representatives
from the Mesa County Department of Planning" and Economic Development, Mesa County Public Works Engineering Department, Transportation Planning and the Regional Transportation Planning
Office (RTPO). We'd like to receive a copy of the traffic study that is prepared for this project in future steps since the project uses X 1/2 Road in Mesa County for access to the site.
No objections to the Comprehensive Plan Amendment. Christie Barton Senior Planner Mesa County Planning Division PO Box 20000-5022 Grand Junction, CO 81502-5001 (970) 244-7191
Garfield County Building and Planning Department 108 8th Street, Suite 40 I, Glenwood Springs, CO 8160 I (970) 945-82 I 2/Fax: (970) 384-3470 ""• " "um.oLc r-," '" "'le(s) n _, Name(s)
SSPA7453 and CPAA7452 The Cottonwoods Staf(Planner: Kathy Eastley (keastley@garfield-county.com) Applicant: # 15 Enterprises, LLC Contact Person: Heather Henry -Connect One Design Date
Sent: January 10, 20 13 Return Requested: February I , 2013 ..... -11 II L !" Type of Annlit Comprehensive Plan .. ~'" (Major) and Sketch Plan review Phone: 970-945-1377 x 1580 Contact:
hh@connectonedesign.com Location: 10 miles north of the Town of Debeque approximately at the intersection ofCR 204 (Roan Creek) and CR 202 (Kimball Creek) Summary of Request: 347-acre
site proposed for a mixed use campus for learning, research and living related to conservation and LL' , of western' including conservation efforts. The Garfield County Planning Department
has received a land use request as referenced above. Your comments are an important part of the evaluation process. In order to review all appropriate agency comments and incorporate
t h em mto t h e S taf fR eport, we request your response bo y Fn' da v Fe rbuarvI 2013 GARFIELD COUNTY Office or Division OrnER Number or Detail Road & Brid~e -Wyatt Keesberv Paper
(24" x. 36" ) Engineerin g · Chris Hale MIn. Cross Electronic and Paper (24" x 36") Attorney /II) Electronic Planning Commiss ion 12 Sheriffs Dept.-Jim Scars Vd /!J~ ~ !llectro";c ',J
0 C'.-, , """'101' -Public Paocr Ve~c l a li on ManaRcr /I I Electronic Environmental Health -Paul Reaser Electronic I COWRADOSTATE I I LOCAL TOWNS/CITIES I I Parks and Wildlife -GJ
Office Electronic ri, nf row, Electron ic Town of Basalt Electronic Town of DcBequc Papcr Town of Carbondale Paper Town of Silt Electronic City of Rifle Electron ic Town of Parachute
Electronic Town of New Castle Electronic D1STRICTSISERVICES LOCAL COUNTIES I FED AGENCIES Grand Valley Power Electronic "" r, Electronic Fire District -Debeaue Electronic Mesa County
Electronic Rio Blanco County Electronic Pitkin County Electron ic Routt County Electronic uurcau 0 1 L8nu rvl8nagemcm Electronic
From: To: Subject: Date: Kathy, Wyatt KeesbCry Kathy A East1ey The Cottonwoods Monday, January 28, 2013 1:59:24 PM I have met with the High Lonesome group and Connect One Design on this
project. I have no objections to this plan, but I do have some requests that I have relayed to them. 1. Any vegetation planted in the right of way becomes county property and shall be
maintained by the county. 2. They must get the proper permits from the county for driveways, buildings, and utilities. 3. Any road work or upgrades must be approved by Road and Bridge.
If you have any questions please feel free to contact me at any time. WyattK~y Garfield County Road & Bridge 0298 CR 333A Rifle, Co. 81650 Office-970-625-8601 Fax-970-625-8627 Cell-970-309-6073
J~nuary 31 , 20 13 Ms. Kalhy Enstley Garfield County Planning 108 8'h Street, Suite 40 I (lien wood Springs, CO 8160 I MOUNTI\IN CROSS ENGINEERING. INC. Civil and Environmenlal "oln5~_1IiI
RE: Review of The Cottonwoods: SSPA7453 & C PAA7452 Dear Kathy: This office has perionned a rev iew of the docllments provided for the Comprehensive Plan Amendment Application lllld
Sketch Plan Review for The Cottonwoods. The submittal was fo und to be thorough and well organized. The following comments were generated: I . The application materials should estimate
anticipated traffic and address any anticipated impacts to the County Roads. 2. The Applicant does not mention if th~y own water rights to support the proposed application. 3. The application
materia ls propose 12' wide interior roads. A 16' width would be congruent with the County road sta ndards. A PUD or variances from the road standards may be necessary. Feel free to
call if you have any questions or comments. Sincerely, MOllntai Cross Engineer ng, II c. Ch IS Hale, PE 826 y, Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558
www.mouniaincross·eng.com
EXHIBIT I b-I From: To: Subject: Date: Kathy, Clifford Simonton Kathy A EaSley The Cottonwoods Monday, February 04, 2013 10:31:44 AM Thanks for the opportunity to comment on the proposed
Cottonwoods Campus which, if approved, would be located north of Oebeque. We have reviewed the file, and would offer no specific comment, as this proposal should have minimal to no impact
on residents and visitors in Eagle County. We hope the process runs smoothly for both you and the applicant. We value our partnership with Garfield County, and we hope that you will
continue to keep us in the loop on matters of mutual interest. All the very best! Cliff Simonton, Senior Planner Eagle County Community Development P.o. Box 179 Eagle, Colorado 81631
970-328-8751 clifford simootoo@eaglecolJoty.us
EXHIBIT I () Garfield County Vel!e/atiol1 M({I/({I!elllent February 3, 20 13 Kathy Eastley Garfield County Building & Planning Department RE: The Cottonwoods SSPA 7453 & CPAA 7452 Dear
Kath y, As this project moves forwa rd through the county process, slaff will request that the applicant provide: • A Soil Management Plan • A Weed Management Plan • A Revegetation Plan
Soil Management Plan. Includes: (i) th e area of land distu rbed and volume of soil moved, (ii) provisions for sa lvag ing on-s ite topsoil, (iii) a timetable for elim inating topsoil
andlor aggregate piles, (iv) plan that provides for soil cover if any disturbances or stockpiles sit exposed for a period of 90 days or more, and (v) erosion control and dust suppression
measures and management. Weed Management Plan. Includes: (i) An inventory and site map of The Cottonwoods project area that shows County Listed Noxious Weeds and Colorado Lis ted A &
B Noxious Weeds. (Contact Garfield County Vegetation Management at 970-945-1 377 ext. 4305 for updated lists.) (ii) A Weed Management Plan that addresses inventoried weeds in a timely
and effective manner. Revegetation Plan. Includes: (i) plant material list (be specific, scientific and common names required), (ii) planting schedule (to incl ude timing, methods, and
provisions for watering, if applicable), and (iii) a map o r in formation, prior to final plat that quantifies the area, in terms of acres, to be disturbed and subsequently reseeded
on road cut and utility disturbances. Tl1is information will help determine the amount of secu rity that will held for revegetation. Any straw or hay used as a mulch or as an erosion
control barrier must be certified as weed-free by 1I1e State of Colorado Department of Agriculture. Sincerely, yC:;;t~9 Steve Anthony Garfield County Vegetation Manager 0375 County Road
35 2, Bldg 2060 Rifle, CO 61650 Phone: 970·945-1377 x 4305 Fax: 970-625-5939
EXHIBIT I P Planning Commission February 13,2013 SPPS-7452 PROJECT INFORMATION AND STAFF COMMENTS -THE COnONWOODS TYPE OF REVIEW APPLICANT (OWNER) PLANNER/CONSULTANT LOCATION ACRES ZONING
COMPREHENSIVE PLAN DESIGNATION I. DESCRIPTION OF THE PROPOSAL Sketch Pial] #15 Enterprises, LLC Scott Stewart, High Lonesome Ranch Heather Henry, Connect One Design; Gage Davis, Gage
Davis Associates; and Robert Lee, RPM, Inc. North of the Town of DeBeque on CR 202 (Kimball Creek Road), just west of CR 204 (Roan Creek Road) -Parcel # 2413-094-00-004 Subject Parcel
-349.93-acres Resource Lands -Gentle Slopes (RLGS) Residential Medium-High (2 to less than 6 ac/du) and Resource Lands The subject property is located at the western end of the County
north of the Town of DeBeque and the Mesa County Line. The site is at the junction of Roan Creek and Kimball Creek in portions of Sections 9, 10 and 15 of Township 7 South, Range 98
West of the 6th P.M. The existing uses on the site include agricultural activities and employee housing in association with a larger holding of parcels located in the Roan Creek area
known as the High Lonesome Ranch. This 'ranch' area consists of approximately 300 square miles of holdings, both leased and fee simple ownership. Figure 1: Vicinity Map II Pa ge
Planning Commission February 13, 2013 SPPS-7452 The site is proposed to function as the High lonesome Institute (HlI), a campus-style research and educational facility related to area-specific
environmental issues. The proposed Hli will be located on a portion of the site and developed in a campus-style with conference space, classrooms, laboratories, administrative uses and
office space; residential uses including dormitories, apartments, cabins and several single family lots will also be included. If the Planning Commission approves the Major Amendment
to the Comprehensive Plan 2030 and Future land Use Map (FlUM) this site would be designated Village Center. If the amendment is not approved then the proposed Hli site would not be in
general conformance with the Comprehensive Plan. The process and review required for Sketch Plan are located in the Unified land Use Resolution of 2008, as amended in Section 5-302 (B).
II. ADJACENT USES Adjacent properties to this site include public lands as well as large lot residential and agricultural parcels, some of which are also utilized for extraction activities.
BlM -----Figure 3 -Zone District M ap //,, ( BlM , ,I ) High l onesome lnstitule j 2 1 P age
Planning Commission February 13, 2013 SPPS-7452 The map, above, graphically denotes the loca tion of Bureau of Land Management (BLM) parcels. Land immed iately to the east of the High
Lonesome site is owned by Chevron USA Inc. while propert ies to the south and southwest are owned by corporate entities under the same management as the subject site. The Resource Land
zone district is classified as Gentle Slopes/Lower Valley Floor for the subject site. III. REF FERAL AGENCY COMMENTS Referral requests were sent to agencies as required by State Statute
for the associated Comprehensive Plan Amendment. The submittal documentation included the Sketch Plan information and, for the purpose of this report, staff has only included the responses
specific to the Sketch Plan. Garfield County Road and Bridge: Garfield County Sheriff: Garfield County Vegetation Management: Garfield County Environmental Health: Mountain Cross Engineering:
Colorado Parks and Wildlife: Grand Valley Power: Debeque Fire District: Bureau of Land Management: Exhibit L Exhibit K Exhibit 0 No Response Exhibit M No Response Exhibit I No Response
No Response IV. SKETCH PLAN -CONCEPTUAL REVIEW Section 5-301 (B)(3) provides Sketch Plan review criteria. In considering a Sketch Plan proposal the following shall be considered: a.
Feasibil ity and design characterist ics based upon compliance with applicab le standard s; and b. General conformance with the Comprehensive Plan. The proposed development is associated
with High Lonesome Ranch which owns and manages lands spanning several continuous ecosystems in the North Dry Fork Creek and Kim ba ll Creek va lleys. These lands include high mesa mountain
s and high alpine terrain. Conse rvation, preservation and restoration of the western landscape is the focus of HLI. The lack of dedica ted faci lit ies led to the proposal to provid
e a comprehensive campus for resea rch and educa tion, including laboratories and housing. A. Proposed Uses Specific uses proposed to occur at the facility have been categorized as fo
llows: High Lonesome Institute -a mix of administrative offices, classrooms, laboratories, and associated uses to include a visitor center, botanica l garden, apartments and dormitories
for staff and students. Trustees Area -This area is proposed to include homesites for single family residential uses, founder ca bins, a clubhouse, fitness center and spa. 31 Pa ge
Planning Commission February 13, 2013 SPPS-74S2 Employee Housing/Maintenance -Employee housing, manager residence and a maintenance barn. Landscape Elements -Outdoor recreational areas
including owner lawns, firepit, sun and splash area, children play area and field, gardens, and recreational areas. Associated support infrastructure is also proposed which include access
roads and trails, helipad, parking, water and wastewater treatment facilities, and utility areas which include electric, so lar, geothermal and compressed natural gas. The Applicant
proposes to rezone the property as Planned Unit Development in order to define allowable uses, design characteristics and dimensional standards applicable to the property. '_."-"-'-''''-'-'-.-._."..-
.. -"..-~_"-'..-.-,""' .-..-...--_.<.-,-. .~... -,-..... ... .. _.. -.. "" ...... _----.......-_~ ... __. .... a._ ".. _ _ ._ _ ___ Ronch ._-._ ... _ .. ....... ~ ~ , •• , ...........
" •• ~ " .. v .. · __ ....... "."..'f ..t....O....·_ _-.."_..' .''. '....._.....'.~.. .'..· .' ''' _.-.._ . .. ... ,.,_ou .. ... #.~!r:JE.:::::!':;:'! ... ... N ~ .. ... '_" ... . _
,~-..... -.~ _ ............ . ........... , ... _ ,., . ..... ,.. ........................ ._ ...". .. N ". _' ., ........ ""'~.,,-.... ._ _" "... ..........._ ..... ". . .. _.......
...... -t-:-. . . -.. 4 I P <l g e
B. ARTICLE VII -STANDARDS 1. Access Planning Commission February 13, 2013 SPPS-7452 Access to the site from DeBeque is via Mesa County Roads to Garfield County Road 204 and 202, Roan
Creek Road and Kimball Creek Road, which is located approximately 7 miles north of the Mesa County and Garfield County border. --.v..~" 'T'4l..><*ID ....... ' ...... -'O ..c .... ,.
." '<.. ..... --""'"A"""U <.I."""<>'oU _ _ ""'·AOI W .. IOO ' .." '."" r.. ." "oo. .... • _ ._. .. . .... -'"""'0 _ ,"''''''CIl •• A'''' ..... ''''' .. + ... "" . II,U1A'''''' 11"'[
IVI'!' 11(,r .,,"o _ .. _ f'UA'\""___.IIoO." ,"".,. ...... ---.... , ........ _____ .__ ""","",,,,,,r _______ L..... ' ~""tJ."' J IU ~ II.1(.,.. ' THE I WM Inc CIRCUI ATiON & EMS PLAN
. ' SK£TCH I'lAN REVlE\V At subsequent stages of the review process the Applicant will have to document the amount of traffic generated by the proposal and demonstrate that the existing
road system has adequate capacity to serve the development. Garfield County Road & Bridge responded to the referral, EXHIBIT L that any work to County Roads requires approval of Road
& Bridge, proper permits must be obtained for driveways, buildings and utilities, and that vegetation in the right-of-way becomes the property and maintenance responsibility of the County.
Mesa County also responded to the referral request, EXHIBIT J that a copy of the traffic study (required in subsequent review stages) be forwarded to Mesa County for review as access
to this site is through Mesa County via X Y, Road. The proposed internal road network includes four entrances from Kimball Creek which will be reviewed through subsequent processes,
and approval for these access points will result in permits issued by Road & Bridge. The intent of the development is to gain access to the site and then minimize vehicular use within
the site. This may be accomplished through the provision of parking situated along the perimeter of the S I Pa ge
Planning Commission February 13, 2013 SPPS-7452 project with a proposed trail network that will also function as emergency access. Engineering details have been provided regarding width
of interior roads and trails and it appears, at this stage of the review, that internal circulation for HLI may be accomplished in a safe and adequate manner. A separate access point
at the western edge of the development is proposed for the homesites via an existing roadway that would be re-aligned and upgraded. Access to main activity area would occur by use of
a pedestrian/golf cart bridge with golf carts providing motorized access for the residents. Use of the existing road corridor has several benefits such as providing separation of the
homes from the activity areas and minimizing disturbances that would result with construction of a new road over Kimball Creek. Chris Hale, reviewing engineer on behalf of Garfield County,
EXHIBIT M stated that a traffic analysis estimating anticipated traffic generation and potential impacts will be required and that if the roads area constructed as proposed a waiver
from the road standards may be necessary. 2. Landscape Six primary Landscape zones are proposed to exist within HLI that provide distinctive landscapes consistent with the adjacent uses
and, in many cases, screening of uses from other areas of HLI. One of the zones will provide a transition to the native vegetation found in the area as well as to function as defensible
space for wildfire protection. Steve Anthony, Garfield County Vegetation Manager responded to the referral, EXHIBIT 0 that a Soil Management Plan, Weed Management Plan and a Revegetation
Plan will be required through subsequent County review processes. Weed free straw or hay, certified by the State of Colorado Department of Agriculture, is required for any use of mulch
or in use for erosion control measures. 3. Grading and Drainage The site is fairly flat with an ascending slope to the west. The homesites are proposed to be located in the lower bench
consisting of pinion juniper woodland. Minimal stormwater conveyances are proposed as drainage will utilize surface infiltration techniques. Positive drainage will be maintained along
the roads. 4. Utilities i. Water/Wastewater -Significant senior water rights are owned by High Lonesome Ranch and this HLI proposes to develop water wells approximately 5 Y, miles up
the Kimball Creek valley for conveyance to the site. Water quality is currently being evaluated to determine treatment options, if necessary. Wastewater is proposed to be provided by
a "living machine" which 'utilizes gravel infiltration and native plant materials to treat wastewater for compliance with health standards. As this is an experimentation process the
Applicant proposes to provide a standard ISDS system while continuing to work with CDPHE regarding necessary permits for the "living machine". 6 I P a g ('
.,.-"~,. ... ~ ...... tl GIND o · 0"' ,.oros:t>fOWflJ5fnc.u(n.oiJ ..........:I'>ID CUM .... 'I(,O. IO'oI>{ouU<>'i., I!l I<f'M. Inc, Ul lliHES PLAN SKETCH flLA:lj REVIEW Planning Commission
February 13, 2013 SPPS-7452 ii. Electric -Grand Valley Power is the provider for electricity in this area. They responded to the referral, EXHIBIT I that a final utility plan which contains
the electric layout will be required, easements may be necessary, relocation of any existing facilities will be at the developer's expense, and that they allow solar photovoltaic interconnections
to be net metered. iii. Compressed Natural Gas (CNG) -Natural gas activities exist in the vicinity of this proposed development and HLI is proposing exploration in the Kimball Creek
va lley which would allow for CNG use in infrastructure and the single family homesites. Additional facilities such as pressure boost tanks or storage tanks may be required and will
be evaluated as the development moves forward. iv. Geothermal-HLI seeks to utilize natural resources associated with the site and therefore proposes to construct a geothermal heating
and cooling faci lity for the institute complex and the lodge. Further information regarding this facility will be provided in subsequent stages of the review process. v. Solar -Installation
of solar panel arrays are proposed at the maintenance facility south of Kimball Creek Road. This facility will need to be included in the PUD Guide as an allowable use and will be further
reviewed during that process. vi. Communications -Century link is the service provided for services in the area and a satellite collection facility and optic line distribution is proposed
to provide internet, te levision and other services. 7 1 P age
5. Visual Analysis Planning Commission February 13, 2013 SPPS-7452 A visual analysis is required to be submitted at Sketch Plan which includes a map of ridgelines in the project area
along with a written statement regarding the initial investigation. This information has been provided and the map shown below indicates the ridge lines in the area. Photographs further
demonstrate the relationship of the development area with the ridgelines. Staff would request that the Visual Analysis provided at Preliminary Plan/PUD include a review of the potential
impact of Light Pollution on the Kimball Creek and Roan Creek valleys. RPM. Inc, SKETCH PlAN REVIEW l(G£NO ~ __ ._,,_,,_ ........ . ... .........:>Al. ~ -'",01"""'; ..... ~ ou......af
... -.• -,, ~ ..... . . ll """lI~" {1 ~ f"""''''''Ol.'oI''''''' ' l ----..cAiCVO t.-urr(M -... .~ 81 P age
C. Comprehensive Plan Planning Commission February 13, 2013 SPPS-74S2 As a companion to this Sketch Plan review a Major Comprehensive Plan Amendment was requested. This will have been
determined prior to Planning Commission consideration on the Sketch Plan. Pending decision of that request a determination of general conformance of the project with the Future Land
Use Map (FLUM) cannot be determined. The existing designations on the site are Residential MediumHigh and Agricultural Production/Natural, neither of which contemplates a proposal of
this type. The development does meet many of the goals and policies contained within the plan and amendment to the FLUM will allow a finding that the project is in general conformance
with the plan. A full review of compliance is contained in the companion Comprehensive Plan Amendment Staff Report. V. STAFF COMMENTS Upon amendment to redefine the "Neighborhood Center"
to "Village Center" and add in institutional, educational, and civic uses, as well as amend the designation of this site on the FLUM, it would appear that the project is in general conformance
with the Comprehensive Plan 2030, as amended. At this stage of the review process adequate information has been provided to meet the criteria of the Sketch Plan. Comments regarding additional
information that may be necessary at subsequent phases, as well zoning information including architectural controls and property covenants, is appropriate at Sketch Plan. Staff will
work with the Applicant in preparation of submittal of a PUD /Subdivision Preliminary Plan to advise them of code requirements including plat notes, covenants, and necessary agreements
regarding development and improvements. VI. PLANNING COMMISSION COMMENTS 91 P age
EXHIBIT 1 8 CONCEPTUAL LAND PLAN PRE-APPLICATION MEETING connect one DESIGN PRESENTED BY HIGH LONESOME RANCH TO THE CITY OF GLENWOOD SPRINGS NOVEMBER 2012 ENGINEERING: RPM, INC. ROBERT
LEE, P.E. ~ (.ACE DAviS AS>OCIATES
1 --"'":; :! --21 ~; t'::~ ID :2 .'"s 'E" o Q; c o ~ .r: Ol I .r: o c o 0-E'" ~ ID c o ~ .r: .~ I :; ~)