HomeMy WebLinkAbout20020853.tiff HEARING CERTIFICATION
DOCKET NO. 2002-22
RE: SITE SPECIFIC DEVELOPMENT PLAN AND AMENDED PLANNED UNIT DEVELOPMENT
FINAL PLAN, S #554, IN ACCORDANCE WITH SECTION 27-4-40.A OF THE WELD
COUNTY CODE - KB HOME OF COLORADO, INC.
A public hearing was conducted on April 3, 2002, at 10:00 a.m., with the following present:
Commissioner Glenn Vaad, Chair
Commissioner David D. Long, Pro-Tem
Commissioner M. J. Geile
Commissioner William H. Jerke
Commissioner Robert D. Masden
Also present:
Acting Clerk to the Board, Esther Gesick
Assistant County Attorney, Lee Morrison
Planning Department representative, Monica Mika
Health Department representative, Char Davis
Public Works representative, Don Carroll
The following business was transacted:
I hereby certify that pursuant to a notice dated March 8, 2002, and duly published March 13, 2002,
in the Tri-Town Farmer and Miner and the Greeley Tribune, a public hearing was conducted to
consider the request of KB Home of Colorado, Inc., for a Site Specific Development Plan and
Amended Planned Unit Development Final Plan, S#554, in accordance with Section 27-4-40.A of
the Weld County Code. Lee Morrison, Assistant County Attorney, made this a matter of record.
Monica Mika, Department of Planning Services, stated on March 7, 2001, the Board of
Commissioners approved the Final Plat for S#554, and she gave a brief description of the location
of the site. She stated after the final plat was approved and recorded, a modification was
requested to allow different setbacks. Ms. Mika reviewed the seven proposed changes for the
record addressing the reduction of setbacks and an increase in the maximum lot coverage allowed.
She stated the site is located within the Mixed Use Development (MUD) area, which allows a
maximum of 50 percent bulk density; however,while the applicant was considering a modification
she suggested they also request an increased bulk density of 60 percent for more flexibility. She
further stated on March 14,2002,this matter was reviewed by the Utility Board,which recommends
approval of the modifications,and she reviewed the Utility Board's recommendation for the record.
Ms. Mika submitted proposed changes to the Conditions of Approval, marked Exhibit B, as well as
Sample Plot Plan, marked Exhibit C. In response to Commissioner Jerke, Ms. Mika stated the bike
lanes will be on the Collector status roads only, and she submitted a colored Lot Matrix Exhibit,
marked Exhibit D. In response to Chair Vaad, Ms. Mika stated the Utility Board wanted to ensure
the air-conditioning units are located at the rear of the homes, not on the sides. Responding to
Commissioner Geile, Ms. Mika stated there will be front lot service for all other utilities which are
to be located in the street right-of-way. She further stated there will be a Homeowners'
Association,which will be responsible for all internal road issues and maintenance, and collateral
has already been accepted for Phase 1. Responding further to Commissioner Geile, Ms. Mika
stated this amendment will not add any lots to the 351 lots which were approved at the Final Plan;
this modification will only affect the setback areas within the individual lots.
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HEARING CERTIFICATION - KB HOME OF COLORADO, INC. (AMENDED S#554)
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Bob Caravona, Project Manager, represented the applicant and reviewed the foundation plans.
He stated the homes will have 18-foot driveways to adhere to the County parking standards. Mr.
Caravona stated following the Utility Board hearing, he conducted a study of minivan lengths and
determined a standard minivan will fit on the driveways. He stated the foundations will be five feet
from the side property boundaries, all mechanics will be located at the rear of the homes, back
patios will be constructed of stone so they can easily be moved for utility access, and there will be
2.5 feet between the front property line and the back of the sidewalk.
Ken Poncelow, Sheriff's Office, stated their initial concern dealt with the proposed length of the
driveways. He stated although minivans may fit, they are still concerned about large trucks which
are 18.5 feet, not including a hitch. He stated citizens using the sidewalk will have to enter the
street to swerve around the protruding vehicles. Mr. Poncelow also expressed concern with lighting
of the parking area. He stated there should be adequate lighting to help prevent any vandalism.
He further stated the ponds need to be fenced and this development is not within the 1999 Long
Range Plans for service in this part of the County.
Mr. Caravona stated there will be 2.5 feet between the front property line and the back of the
sidewalk for a total of 20.5 feet from the garage door to the sidewalk. He stated there will be a note
on the plat indicating no parking shall encroach on the sidewalk, and that will be enforced by the
Sheriff's Office, if necessary. He further stated he has reviewed the standards of other
communities and the standard driveway length is 18 feet. He stated the proposed design complies
with the Weld County Code and he does not feel the Board should require more than the standard
regulations. In response to Commissioner Jerke, Mr. Caravona stated there will also be 24 feet
of front street parking. He further stated there is fencing around the detention ponds and there will
be a light in the parking area as requested by the Sheriff's Office.
In response to Commissioner Geile, John Healy of KB Homes stated they are complying with the
same requirements which are used throughout Weld County. Mr. Healy stated they will follow the
lighting plan proposed by United Power and will work with them on where the lights should be
located in the subdivision.
Scott Carlson,developer,stated he has processed several other subdivisions of this nature in many
other jurisdictions,and assumed the setbacks were measured from the foundation. He stated this
issue was an oversight on his part and he asked the Board's indulgence in correcting the problem.
There being no further comments, Chair Vaad closed public testimony.
In response to Chair Vaad, Mr. Caravona stated he has reviewed and agrees with the Conditions
of Approval. However, he did request the Board waive the requirement under Condition of
Approval #3.B to allow him to obtain building permits prior to recording the plat. Ms. Mika stated
there are 14 pending permits for this subdivision and she has no concern with this request. She
stated the Condition does not need to be modified; the building permits can be issued
administratively through an early release of building permits. Ms. Mika stated Mr. Poncelow had
to leave; however, he did state the Sheriffs Office will not enforce parking violations for vehicles
protruding onto the sidewalk because there is no specific ordinance for enforcement. He stated
the issue will have to be enforced by the Homeowners' Association. Mr. Caravona stated the
parking requirement will be disclosed at the time of sale and also included in the Covenants. Mr.
Morrison concurred with the applicant's suggestion for enforcement. In response to Commissioner
Geile, Mr. Caravona stated each homeowner will be responsible for maintaining the landscaping,
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PAGE 3
which will be placed by the developer. He further stated the Covenants address the enforcement
of nuisance conditions, such as noise, poor landscaping, parking, etc., and the process begins
once the Association's Coordinator is notified of a problem.
Commissioner Jerke moved to approve the request of KB Home of Colorado, Inc., for a Site
Specific Development Plan and Amended Planned Unit Development Final Plan, S #554, in
accordance with Section 27-4-40.A of the Weld County Code, based on the recommendations of
the Planning staff, with the Conditions of Approval as entered into the record. His motion also
included the three changes to the Conditions as recommended by staff in Exhibit B. The motion
was seconded by Commissioner Masden, and it carried unanimously. There being no further
discussion, the hearing was completed at 10:35 a.m.
This Certification was approved on the 8th day of April 2002.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY„COLORADO
EL
Gle aad, Chair
r 1861 • -., y to the Board
David E. ng, Pro-Tem
lerk to the Board
M. Geile
TAPE #2002-12
Iliam H. Jerke
DOCKET#2002-22 1
Robert D. Masden
2002-0853
PL1321
EXHIBIT INVENTORY CONTROL SHEET
Case AMENDED S#554 - KB HOME OF COLORADO, INC. (IDAHO CREEK)
Exhibit Submitted By Exhibit Description
A. Clerk to the Board Notice of Hearing
B. Planning Staff Changes to Resolution
C. Applicant Sample Plot Plans
D. Applicant Color Lot Matrix Exhibit
E. Applicant Nantucekt Series
F. Applicant Chalet Series
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