HomeMy WebLinkAbout20051486.tiff HEARING CERTIFICATION
DOCKET NO. 2005-34
RE: SITE SPECIFIC DEVELOPMENT PLAN AND PLANNED UNIT DEVELOPMENT FINAL
PLAN, PF#1000, FOR NINE (9) RESIDENTIAL LOTS WITH E (ESTATE) ZONE USES
AND THREE (3) NON-RESIDENTIAL OUTLOTS FOR OPEN SPACE - STENERSON,
OLSON AND LOWREY DEVELOPMENT, LLC
A public hearing was conducted on May 11, 2005, at 10:00 a.m., with the following present:
Commissioner William H. Jerke, Chair
Commissioner M. J. Geile, Pro-Tern
Commissioner David E. Long
Commissioner Robert D. Masden
Commissioner Glenn Vaad
Also present:
Acting Clerk to the Board, Esther Gesick
Assistant County Attorney, Lee Morrison
Planning Department representative, Jacqueline Hatch
Health Department representative, Pam Smith
Public Works representative, Peter Schei
The following business was transacted:
I hereby certify that pursuant to a notice dated April 22,2005,and duly published April 27,2005, in
the Fort Lupton Press,a public hearing was conducted to consider the request of Stenerson,Olson
and Lowrey Development, LLC, for a Site Specific Development Plan and Planned Unit
Development Final Plan,PF#1000,for nine(9)residential lots with E(Estate)Zone uses and three
(3)non-residential outlots for open space. Lee Morrison,Assistant County Attorney, made this a
matter of record. Jacqueline Hatch, Department of Planning Services, presented a brief summary
of the proposal and entered the favorable recommendation of the Planning Commission into the
record as written. She gave a brief description of the location of the site,and stated at the Change
of Zone hearing on September 8, 2004,the Board requested review of the Final Plan. She stated
the property is influenced by the Longmont Intergovernmental Agreement (IGA); however, the
application was submitted prior to establishment of the IGA. She further stated the site is also
located within the three-mile referral area for the Town of Mead and Boulder County. Ms. Hatch
stated the City of Longmont indicated no additional comments beyond those provided at the Change
of Zone,which requested the applicant work with the City for annexation, and expressed concern
with the lack of open space,wildlife protection,and public sewer facilities,and the application being
urban scale in nature. She stated Longmont's city boundary is located two miles from the site,the
Town of Mead indicated the site is outside its planning area,and Boulder County did not respond.
She described the surrounding land uses and stated the application is proposing a low-density
development of nine lots, with a minimum lot size of 2.5 acres and six acres of open space. Ms.
Hatch stated the site will be serviced by the Left Hand Water District and individual septic systems.
She further stated the referral from the St.Vrain Sanitation District for the Change of Zone indicated
currently there is no public sewer available; however, the site is within its 208 boundary and is
projected to be serviced in the future. The referral for the Final Plan stated the St.Vrain Sanitation
District is currently designing a sewer line through Liberty Gulch, and requested the developer
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HEARING CERTIFICATION - STENERSON, OLSON AND LOWREY DEVELOPMENT, LLC
(PF #1000)
PAGE 2
consider extending a line to service the subject site and adjacent properties. She stated Liberty
Gulch is located 1.5 miles northeast of the site, and staff has included a Condition of Approval
requiring the applicant to attempt to address concerns of the St. Vrain Sanitation District prior to
recording the plat. The Conditions also require a note on the plat indicating the applicant must verify
the location of the nearest sewer line because a septic permit cannot be issued if a public sewer
line is within 400 feet. She further stated the Board previously granted the applicant's request to
open Eastland Road in Seemore Heights Subdivision to be used for emergency access only. Ms.
Hatch stated 13 referral agencies reviewed this proposal,four indicated no concern, six provided
comments which have been addressed in the Conditions of Approval, and staff did not receive
comments from the Starbird Ditch Company or Boulder County Planning Department. She stated
the recommendation of the Utilities Coordinating Advisory Committee has been included in the Draft
Resolution, and the applicant has provided two Agreements, marked Exhibits B and C, for water
pipeline and storm sewer pipeline easements crossing properties located in the Seemore Heights
Subdivision. Ms. Hatch displayed photos of the site and surrounding land uses. In response to
Chair Jerke, Ms. Hatch stated Lots A,B,and C are nonbuildable,and their location along Highway
66 will serve as a buffer.
Pam Smith, Department of Public Health and Environment, stated these will be large lots, with a
minimum of 2.5 acres. She stated the preliminary percolation rates indicate the sites will require
engineered systems due to poor soils and/or shallow bedrock conditions. She further stated the
Covenants will not allow livestock,therefore,she is not requiring septic envelopes. Ms.Smith stated
Starbird Ditch crosses the property, and the septic systems must comply with certain setback
requirements. Responding to Chair Jerke, Ms.Smith stated it is uncertain when public sewer will
be made available in this area. She further stated the first buildable lot is more than 400 feet from
Highway 66 due to separation by the nonbuildable lots,therefore,it is very likely these lots will use
septic systems perpetually.
Peter Schei, Department of Public Works,stated the internal roadway is slightly longer than what
is allowed by the Weld County Code,it will be a two-lane paved access,and the applicant is working
with the School District regarding the bus pickup. Responding to Chair Jerke and Commissioner
Masden, Mr. Schei stated the bus turnoff is located at the entrance of the development, and he
reviewed the roadway design. In response to Commissioner Vaad, Ms. Hatch and Mr. Schei
concurred that at the Change of Zone hearing,the applicant agreed to eliminate the entrance gate
from the plans. Commissioner Geile commented the landscape plan indicates a significant amount
of landscaping near the entrance and bus pullout.
Wayne Wentworth represented the applicant and confirmed the gate has been eliminated,there is
an emergency access to the west through Seemore Heights Subdivision, and they have an
agreement with the property owner for the water line easement. Mr. Wentworth indicated the
location of the detention pond, and stated there is a stormwater easement agreement with the
adjacent property owner.
Responding to Commissioner Geile, Jeff Olson, applicant, stated the homes will have a market
value ranging from$700,000 to$1 million,and the large lots will cost approximately$350,000. He
stated he intends to work with the builders to establish the design standards,which will be included
in the Covenants. In response to Chair Jerke,Mr.Olson stated the landscaping on the outlots will
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HEARING CERTIFICATION - STENERSON, OLSON AND LOWREY DEVELOPMENT, LLC
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consist of native grass in an effort to conserve water, and watering will be monitored for the first
several years until the landscaping is established. He stated they intend to use a tap on Lot 2 for
irrigation until the lot is sold,with the option to use a separate meter, and he anticipates using less
water once the landscaping is established.
Maria O'Brien, surrounding property owner, questioned whether there will be a gate on the
emergency access. Mr. Schei stated the emergency access will be gated and only available for
emergency personnel. Responding further to Ms. O'Brien, Ms. Smith confirmed the Covenants
indicate livestock will not be allowed.
There being no further comments,Chair Jerke closed public testimony. Responding to Chair Jerke,
Mr. Wentworth stated he and the applicant have reviewed and concur with the Conditions of
Approval.
Commissioner Masden moved to approve the request of Stenerson, Olson and Lowrey
Development, LLC,fora Site Specific Development Plan and Planned Unit Development Final Plan,
PF#1000,for nine(9)residential lots with E(Estate)Zone uses and three(3)non-residential outlots
for open space,based on the recommendations of the Planning staff and the Planning Commission,
with the Conditions of Approval as entered into the record. The motion was seconded by
Commissioner Vaad, and it carried unanimously. There being no further discussion, the hearing
was completed at 10:35 a.m.
This Certification was approved on the 16th day of May 2005.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
,` / ♦ 1 WELD COUNTY, COLORADO• eje/M44
% William H. J e Chair ISI r S
1 4 -aef ty Clerk to the Board
Bile, ro-Tem
Deputy Clerk o the Board
D vid E. Long
TAPE#2005-24
Ro D. Masde
DOCKET#2005-34 f
Glenn Vaad
2005-1486
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EXHIBIT INVENTORY CONTROL SHEET
Case PF #1000 - STENERSON, OLSON AND LOWREY DEVELOPMENT, LLC
Exhibit Submitted By Exhibit Description
A. Clerk to the Board Notice of Hearing
B. Applicant Agreement for water pipeline easement with
Richard and Tammy Sorensen, dated
03/03/2005
C. Applicant Agreement for storm sewer pipeline
easement with Alan and Cathy Wittern,
dated 05/02/2005
D.
E.
F.
G.
H.
J.
K.
L.
M.
N.
O.
P.
Q.
R.
S.
T.
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 11TH DAY OF MAY, 2005:
DOCKET#2005-33 - ROBERT AND ESTHER WIEDEMAN, C/O MARCUM MIDSTREAM 1995-2 BUSINESS TRUST, DBA
CONQUEST DISPOSAL SERVICES
DOCKET#2005-34 -STENERSON, OLSON AND LOWREY DEVELOPMENT, LLC
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