HomeMy WebLinkAbout970645.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, March 4, 1997
A regular meeting of the Weld County Planning Commission was held March 4, 1997, in the County
Commissioners' Hearing Room (Room #101), Weld County Centennial Building, 915 10th Street, Greeley,
Colorado. The meeting was called to order by Chairman, Arlan Marrs.
Tape 521
Glenn Vaad
Rusty Tucker
Fred Walker
Shirley Camenisch
Cristie Nicklas
Jack Epple
Marie Koolstra
Ann Garrison
Arlan Marrs
Present
Present
Present
Present
Present
Present
Absent
Present
Present
Also Present: Monica Daniels -Mika, Director, Chris Goranson, Current Planner, Todd A. Hodges, Current
Planner II, Department of Planning Services; Bruce Barker, Weld County Attorney; Don Carroll, Weld County
Public Works; Tammie Pope, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on February 18, 1997,
was approved as read.
CASE NUMBER: S-416
PLANNER: Chris Goranson
APPLICANT: Vista Commercial Center (Horizon Investments, LLC), Filing II
REQUEST: Planned Unit Development Final Plan for 40 lot subdivision for 1-1 and C-3 uses, Filing II
LEGAL DESCRIPTION: A portion located in the S2 of Section 5, T2N, R68W and a portion located in the N2
of Section 8, T2N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to State Highway 119; west of the intersection of Weld County Road
3-1/2 and Highway 119. For a more precise location, see legal.
Chris Goranson stated that when the first filing went before the Board of County Commissioners, the Board
indicated that they would like the Department of Planning Services staff and the applicant to work together to
make sure the second filing meets the purpose and intent of Ordinance 191. Mr. Goranson explained that the
open space requirement in Ordinance 191 is 20%, and the first filing had approximately 11%. Therefore, an
agreement had to be worked out. Ordinance 191 also states that only 85% of an individual lot be covered at
anytime. Mr. Goranson stated that for this development, no more than 80% of an individual lot will be covered,
and the types of landscaping materials will be limited. This decision was made because the development is
for both industrial and commercial uses, and because each lot will be brought before staff again in the form of
a site plan review, Since the second filing isn't expected to be built -out until approximately 2009, the applicant
won't have to post collateral before the plat is recorded. Instead, the applicant can't sell any individual lot until
collateral is posted.
Kris Pickett, applicant, explained that, because of changes in regulations, he is requesting approval of the
second filing before the the first filing is complete. The second filing construction will not begin until after the
first filing is built -out. Mr. Pickett stated the Board's request is conflicting in that they want the second filing to
meet with the purpose and intent of Ordinance 191, but also be consistent with the first filing. Mr. Pickett stated
that he is not comfortable specifying that less than 85% of lot coverage be allowed.
Cristie Nicklas asked if the second filing is sold as a complete unit, will the staffs Development Standards still
apply. Chris Goranson stated that the sale of the development will not effect the Development Standards.
970645
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
March 4, 1997
Page 2
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Arlan Marrs asked the applicant if he was in agreement with the Conditions of Approval and Development
Standards. Mr. Pickett stated that he was in agreement, with the exception of item T, the specification of 80%
coverage. He believes 85% is reasonable.
Mr. Marrs asked Chris Goranson what is included in the 80%. Mr. Goranson stated that only 85% of the lot
can be covered, including parking areas. It doesn't include parking islands, trees, bushes, shrubs, sod,
xeriscaping, gravel, etc. The Department of Planning Services' staff decided on the 80% figure versus 85%,
because changing the dimensions of the development by requiring more open space would require new
drainage studies, different configurations on the property, etc. By being more restrictive on the individual lots,
in the end the intent of the ordinance would still be met.
Arlan Marrs asked if a couple of lots were going to be dedicated to open space. Mr. Pickett stated that there
will be a 100 foot buffer along the highway right-of-way. This will be used for storm drainage detention, a
walking path, and landscaping. Along the main entryways, Weld County Road 5 and Weld County Road 3-1/2,
there will be additional outlots 25-30 feet wide for common landscaping, and a couple of internal lots to be used
for pedestrian access ways. Mr. Marrs asked how those areas will be credited towards each individual lot.
Kris Pickett stated that they are just common open space provided for in the total development. Mr. Pickett
explained that there will be approximately 11.3% common open space, and then 15% of each lot will be
landscaped.
Fred Walker asked if this site is located in the Mixed Use Development area. Chris Goranson stated that it is.
Mr. Walker asked if the Planning Commission had previously agreed to a 20% open space requirement in the
MUD area. Mr. Goranson stated that was correct. Mr. Walker asked if the application was submitted prior to
or after the MUD Plan was created. Mr. Goranson stated that the second filing was submitted after the MUD
Plan was being considered. The Board of County Commissioners wanted an agreement to be reached so that
the two filings don't look totally different.
Arlan Marrs asked if his understanding was correct that the 11% common open space is not credited towards
each individual lot. Chris Goranson stated that is correct.
Fred Walker stated that had the second filing been submitted before the adoption of the new standards, the
applicant could have the 85% that he is asking for. Kris Pickett stated that the application was submitted prior
to the adoption, but due to processing time, it didn't receive staff approval before the adoption of the new
standards. Bruce Barker explained that this relates to an ongoing ordinance doctrine. This means that once
an ordinance is being considered, even though a filing may occur during that time, the applicant is on notice
that the ordinance relates to the application. The final consideration will be done after the ordinance goes into
effect. Mr. Barker stated that the 80% was decided on because it complies with the terms and conditions of
the MUD Plan and provides continuity with the first filing.
Glenn Vaad aked if the drainage was established under the 75% or 80% maximum coverage. Chris Goranson
stated that it was established with 85% coverage in mind.
Tom Darrah, investor in the proposed development, stated that this project has been worked on for a year and
a half and the intent is to make the development very attractive. Mr. Darrah was doubtful that each lot would
be built out to 85%, but to make it a requirement might restrict what type of buildings could go in on a certain
lot, and could make the second filing different from the first filing.
Glenn Vaad moved that Case S-416, Vista Commercial Center (Horizon Investments, LLC), Filing II, be
forwarded to the Board of County Commissioners with the Conditions of Approval and Development Standards
with Planning Commission's recommendation for approval. Ann Garrison seconded the motion.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
March 4, 1997
Page 3
The Chairman asked the secretary to poll the members of the Planning Commission for their decision.
Glenn Vaad-yes; Cristie Nicklas-yes; Fred Walker -yes; Jack Epple-yes; Rusty Tucker -yes; Ann Garrison -yes;
Shirley Camenisch-yes; Arlan Marrs -yes. Motion carried unanimously.
Meeting adjourned at 2:00 p.m.
Respectfully submitted,
et-
Tammie Pope
Secretary
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