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Home My WebLink About1.0 Staff Report PC 11.13.96lUcfllt'tt* PC tUt3t96 A Zone District Text Amendment to Section 4.07.06. PUD residential density calculation Jane J. Jenkins. Sta_secoach Associates. Ltd. PROJECT INFORMATION AND STAFF COIVINIENTS REOTTEST: APPLICANT: I. II. BACKGROUND / PROPOSED A}IENDNIENT The applicants were proposing a PUD plan that has a residential densitv in excess of four (4) dwellings per qross acre ot the development. The present regulations require a PLID to be connected to a public \vater and sewer svstem "o\.vned and operated by a municipal qoverrlment or special district". to allow fbr the gross densitv to exceed the 4 du/ac and not exceed l5 du/ac. The applicants are proposing a PUD at the Ranch at Roaring Fork that exceeds the 4 du/ac.. but would connect to a pri\ate water and sewer system that is not a municipal qovernment or special district. As a result. the application cannot be considered. unless there is an amendntent to the zonin,, resolution to allow fbr residential densitv in excess of4 duiac NIA.IOR TSSUES AND CONCERNS I Zonin:q The present languaqe in the Zoning Resolution was amended in 198i. to allow fbr high densitv residential PUD's in areas of the Countv that had existing zoning that allor.ved fbr rtrultifarnily dwellings that could erceed -{ du/ac. without PUD rezoninq. but could not beneflt fiom the f'lexibilitv of desiqn provided through the PUD process The present lansuage reads as fbllows. 4 07.06 The overall residential densitv shall be no qreater than four (4) dwellin_u units per acre within the PL]-D: provided. however. that the County Commissioners mav allow an increase to a maximum of flfteen (15) dwelling units per sross acre in areas where public water and sewer svstems. owned and operated by municipal sovernnrent or special district (as defined b1- Section 32-l-103(20). C.R.S ) are readilv available and the prior zoning classification allowed residential densities 1 greater than four (4) dwelling units per acre, such densities being determined by reference to the maximum lot coverage, minimum setback, maximum f'loor area ratio, maximum building height and parking standards of such prior zoning classification. The overall average residential density shall be calculated by summing the number of residential dwelling units planned w'ithin the boundary of the PLrD and dividing by the total gross area expressed in acres with the boundary of the PUD. Averaging and transferring of densities within the PUD shall be allowed upon a showing of conformance to the purposes of this section through appropriate utilization of the area within the PUD it achieve high standards of design and livability. The density of dwelling units in anv particular area may be greater than the maximum permitted for a like use in other zone districts. The applicants propose to change the above langua_ee by adding the fbllowing language show'n in CAPS and deletine the language in bold type: 4.07.06 The overall residential densit.,,- shall be no greater than fbur (-1) drvelling units per acre w'ithin the P[JD, provided. how'ever , that the Countv Commissioners may allo'uv an increase to a maximum of tlfteen ( I5) dwelling units per gross acre in areas w'here public ADEQUATE water and sewer svstems. owned and operated by municipal government or special district (as defined by Section 32-l-103(20), C.R.S.) are readilv available and the prior zoning classification allowed residential densities greater than tbur (4) dwelling units per acre. such densities being determined bv refbrence to the marimum lot coveraqe. minimum setback. maximum floor area ratio. maxintum building heieht and parking standards of such prior zoning classification FOR PUD APPLICATIONS INVOLVING 50 OR N{ORE NEW OR ADDITIONAL UNITS. CONNECTION TO A PUBLIC W'ATER AND SEWER SYSTENI. OWNED AT\D OPERATED BY A N,TLNICIPAL GO\ERN},,IENT OR SPECIAL DISTRTCT (AS DEFTNED BY SECTTON 32-l-r03(20)) rS REQUTRED The overall averaqe residential densitv shall be calculated bv summing the number of residential dwelling units planned rvithin the boundarv of the PUD and dir,iding by the total qross area expressed in acres with the boundary of the PLID Ar,'eraging and transf-erring of densities w'ithin the PUD shall be allowed upon a showing of confbrmance to the purposes of this section through appropriate utilization of the area within the PUD it achieve liigh standards of design and livabilit.v". The densitir of dr.r'ellin-q units in any particular area ma-v- be _sreater than the marimunr permitted for a like use in other zone districts. Comprehensive Plan: The Comprehensive Plan includes objectives that encourage and require that high density development (more than one ( l) dwelling/acre) connect into existin-q water and sewer thcilities. The PUD process is one of the most likely v'ehicles that a developer will use to propose high density housing. since the County's standard zoning classifications do not allow fbr a lot of flexibility in the lavout of a 2 project. The existing language in the PUD regulations only allows for the consideration of high density residential projects that are adjacent to a municipality or special district. To limit the consideration of projects that ma,v meet all of the qualifications, except the access to a public water and sewer system owned by a municipality or special district. does not appear to be consistent with the Comprehensive Plan goals and objectives to encourage mixed housing types. Other Comments. In 1983, when the amendment to allow for residential densities in excess of 4 du/ac. and not over l5 du/ac.. there were no areas of the County that appeared to qualif,i for the criteria that the underlying zoning already allowed for a density in excess of 4 du/ac. and did not have access to water and sew'er systems operated by a municipality or special district. The Ranch at Roaring Fork may be the exception to this criteria, given the unusual nature of the 1970. Accommodations Resort Planned Development (PiD). Since the R at RF is not a special district. no PUD proposed within the boundary of the R at RF can even be considered for approval by the County. Staffis not concedins that the PUD application being made by the applicants is acceptable at this time. but we are willin-u to acknowledge that there may be reason to consider densities in excess of 4 du/ac.. if the water and sewer provider is willing and capable to sen'e the development needs. even though it is not a special district As a nratter of fact. staff has over the years. recommended to various boards of the R at RF to consider formine a special district to own and manaqe at least the sew'er svstem. III. SUGGESTED FINDINGS 1 That the application fbr a text amendment was made to the Board of County Conrmissioners. 2. That the meeting betbre the Planning Commission was extensive and complete and all facts" matters and issues were submitted and that all interested parties w-ere heard at the meeting. 3. That the Plannine Commission recommended approval of the proposed text amendment 4. That fbr the above stated reasons. the proposed zone district text amendment is in the best interest of the health. safety. morals. convenience. order, prosperity and welfare of the citizens of Garfreld Countv IV.RECOMMENDATION Staffrecommends APPROVAL of the proposed Zone District Text Amendment to amend Section 4.07 .06 of the Garfield County Zoning Resolution to read as follows: 4.07 06 The overall residential density shall be no greaterthan fbur (4) dwelling units per acre within the PUD; provided, however , that the County Commissioners may allow an increase to a maximum of fifteen ( l5) dwelling units per gross acre in areas where adequate water and sewer systems are readily available and the prior zoning classification allowed residential densities greater than lour (4) dwelling units per acre, such densities bein-s determined by reference to the maxinrum lot coverage, minimum setback. maximum floor area ratio, maximum building hei-qht anclparking standards of such prior zoning classification. For PUD applications invoh,ing 50 or more new or additional units, connection to a public water and sewer system owned and operated by a municipal government or special district (as defined by Section 32-1-103(20)) is required. The overall averaqe residential density shall be calculated by summing the number of residential drvelling units planned within the boundary of the PUD and dividing by the total gross area expressed in acres with the boundary of the PLrD. Averaqinq and transtbrrin_s ol densities within the PLrD shall be allowed upon a showinq of conformance to the purposes of this section through appropriate utilizationofthearea within the PUD it achieve high standards of desien and livabilitv The density of dwelling units in any particular area mav be sreater than the maximum permitted for a like use in other zone districts H //44/P) - 9'^*'' /4a- t -yt-t /71-Hkj