HomeMy WebLinkAbout970148.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, December 17, 1996
A regular meeting of the Weld County Planning Commission was held December 17, 1996, 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 516
Glenn Vaad Present
Rusty Tucker Present
Fred Walker Present
Shirley Camenisch Present
Cristie Nicklas Present
Jack Epple PP Present
Marie Koolstra Absent
Ann Garrison Present
Arlan Marrs Present
Also Present: Monica Daniels-Mika, Director, Todd Hodges, Current Planner II, Kern D. Keithley, Current
Planner, Shani L. Eastin, Current Planner, Department of Planning Services; Don Carroll, Weld County Public
Works; Lee Morrison, Assistant Weld County Attorney; Jill Boshinski, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on December 3,
1996, was approved as read.
CASE NUMBER: Z-502
PLANNER: Kern D. Keithley
APPLICANT: Donald Park
REQUEST: Planned Unit Development Change of Zone from A (Agricultural) to Planned Unit
Development C-4, I-1 and 1-2 uses.
LEGAL DESCRIPTION: Part of the N2 of the SW4 of Section 14, T2N, R68W of the 6th
P.M., Weld County, Colorado.
LOCATION: East of and adjacent to 1-25 East Frontage Road; approximately 1/4 mile north of Weld
County Road 20.
Kern D. Keithley presented a brief summary of the proposal and entered a favorable recommendation of the
Department of Planning Services into the record as written. Ms. Keithley explained that this application is for
a Change of Zone from Agricultural to a Planned United Development allowing Commercial C-4, Industrial I-1
and 1-2 uses for Del Camino South. The size of this parcel is approximately 78 acres. It is in the opinion of
the Department of Planning Services that the Change of Zone is consistent with the Weld County
Comprehensive Plan, as amended, the Planned Unit Development, Commercial and Industrial Development
Goals and Policies.
The site is located within the Mixed Use Development(MUD) area and is designated in the Structural Land
Use Map as an Employment Center. Ms. Keithley explained that the Commercial and Industrial uses for this
proposal are compatible with the existing or future development of the surrounding area which includes
residential, commercial, industrial and agricultural uses.
The Department of Planning Services'staff recommends approval of this application with the four Conditions
of Approval.
Donald Park with Park Engineering Consultants, applicant, explained that this application is for an industrial
bit it/ 14C ,
0( 1 �� 7 970148
WELD COUNTY PLANNING COMMISSION
Page 2
December 17, 1996
and commercial site. Mr. Park explained that the applicant's are the owners for the Del Camino Center just
north of this proposed site. The applicant's are proposing to provide businesses'with the opportunity to buy
land and develop within this 80 acre parcel. Mr. Park explained that this proposal is basically the same
concepts and ideas that were used to develop the Del Camino Center.
Glenn Vaad had concerns with the location of the Armory is this area. Mr. Park explained that the Armory was
north of this location and gave an overview of this location with the existing businesses.
Arlan Marrs asked in the memorandum received from the Weld County Department of Public Works what the
applicant was proposing for pedestrian right-of-way. Mr. Park explained that they were not recommending
or presenting any pedestrian circulation within the park. Mr. Park stated that a rural type roadway section
is what the applicant was proposing to use in this area and that this was used in the Del Camino Center.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Robert Konkle, surrounding property owner, explained that he has lived in this area for twenty-two years. Mr.
Konkle expressed concerns with the design of this plan having adequate space for the Industrial uses and the
Mixed Use Development Plan in current revision. Mr. Konkle expressed concerns that the MUD border for
the Industrial use has moved out to the east and that adequate buffering was needed for the existing
residential use in this area.
Ms. Keithley explained that the Department of Planning Services' staff comments were requiring that the
applicants meet all of the standards of the proposed MUD Plan, Ordinance 191. Ms. Keithley explained that
these proposed requirements will include a fifty foot landscape buffer for this area. Ms. Keithley stated that
the application presented today is for a Change of Zone not the layout or structural plan of the landscaping
which would be addressed by the applicant at the Final Plan.
Mr. Park explained that the applicant started this project two years ago and that they were held up due to the
MUD revisions that were to be implemented at that time within a few months. This proposal presented today
was submitted with the new criteria of the MUD Plan still in revision.
Mr. Marrs asked the applicant if they would meet the new standards of the revised MUD if it was approved
for this development. Mr. Park stated that they were aware of the proposed standards and the staff has
explained that they would be required to meet these requirements.
The Chairman asked the applicant if they were in agreement with the Conditions of Approval and Development
Standards. Mr. Park stated that the applicant was in agreement.
Glen Vaad motioned that Case Z-502, Donald Park, be forwarded to the Board of County Commissioners with
the Conditions of Approval and Development Standards with Planning Commission's recommendation for
approval. Shirley Camenisch seconded the motion.
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.
WELD COUNTY PLANNING COMMISSION
Page 3
December 17, 1996
CASE NUMBER: Z-504
PLANNER: Shani L. Eastin
APPLICANT: Rocky Mountain Trust, do Rusty Green, Trustee Del Camino East Phase II
REQUEST: Change of Zone from A(Agricultural) to a Planned Unit Development(Residential, C-1, C-2,
C-3, I-1, 1-2 and 1-3).
LEGAL DESCRIPTION: A portion of the N2 of Section 14, T2N, R68W of the 6th P.M., Weld
County, Colorado.
LOCATION: South of and adjacent to Weld County Road 22; approximately 1/2 mile west of Weld
County Road 11.
Shani L. Eastin presented a brief summary of the proposal and entered a favorable recommendation into the
record as written. Ms. Eastin explained that this property lies within the Mixed Use Development (MUD)
area and is conceptually designated for Employment Center west of the Godding Hollow and Residential east
of the Godding Hollow. This proposal is consistent with the MUD structural land use map.
It is the opinion of the Department of Planning Services that the applicant is in compliance with Section 28.5
and Section 28.7 of the Weld County Zoning Ordinance, as amended and will conform with the performance
standards contained in Section 35.3 of the Weld County Zoning Ordinance.
Ms. Eastin explained that a fax that had been received by the Weld County Attorney's Office, prior to the start
of the hearing from Sharon Hopper. The fax was distributed to the Planning Commission members. Ms.
Eastin explained that concerns addressed with this being a mobile home proposal were incorrect and that this
proposal is for manufactured or stick built homes and is consistent with the R-1 Zone District requirements.
Ms. Eastin referenced a referral response update received from Don Carroll, Weld County Public Works and
a letter from the applicant addressing their communication efforts with the oil and gas interest in the property.
Mr. Vaad had concerns with the amount of accesses onto Weld County Road 22. Don Carroll explained that
the Department of Public Works Department was working with the applicant on the road proposed in the MUD
study(Ordinance 191) that was proposed at the half-mile line running north and south through the property
with a maximum of two accesses. Discussion followed on the proposed access located to the north of the
proposal for Del Camino East Phase I. Ms. Eastin reiterated that some of road designs and technical aspects
would be covered for the Del Camino East Phase I at the final platting stages. Ms. Eastin further explained
that directly west is the Del Camino Center and that there was no access leading to that facility from this
proposed application.
Arlan Marrs asked for the clarification on standard road system in this area. Mr. Carroll explained that the
Department of Public Works is working with the applicant and what is proposed is to stay west of Godding
Hollow and tie back the road system into the half-mile sections where it is possible.
Mr. Vaad addressed concerns with a letter received from the Longmont Soil Conservation District on the
limitations of shrink swell factors of particular soils for this property and will potential buyers be informed of
this type of soil. Ms. Eastin explained that staff has reviewed this issue and is listed as a Condition of
Approval and that the applicants will need to work with the Soil Conservation District.
Mr.Vaad addressed concerns with a letter from the Colorado Geological Survey on the oil and gas production
in this area and if there was proper buffering between the residential and oil and gas production.
Ms. Eastin explained that there was letter from the applicant to the oil and gas representatives and that the
applicant was actively working with them concerning this issue.
WELD COUNTY PLANNING COMMISSION
Page 4
December 17, 1996
Barb Brunk, Landscape Architect with Rocky Mountain Consultants, introduced Rusty Green, Stanley and
Lucille Oilstone and Cliff Anson. Ms. Brunk presented a packet to the Planning Commission with structural
maps for this proposal and presented a brief overview of the rural residential area, commercial/industrial
development and the future transportation impacts within this area.
Ms. Brunk explained that they have met several times with property owners and have modified the plan from
leased lots to owned individual lots with individual residences for the proposed residential area. Ms. Brunk
explained that the applicant has widened a buffer along the eastern PUD where it abutted the rural residential
area to the east.
Ms. Brunk addressed the soil concerns and explained that CTL Thompson did a soil report and through this
report the concerns were with groundwater and have made specific recommendations for foundations, under-
drains and the building structures for this property.
Ann Garrison asked for clarifications on the cost for the residential properties. Mr. Green explained that these
homes would cost approximately between $99,900.00 to$140,000.00.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Robert Konkle explained that his property is located adjacent to the proposed development. Mr. Konkle
explained that there have been meetings with the applicant, but there were still concerns with manufactured
homes and that the proposal was originally for homes ranging from $85,000.00 to $110,000.00 and felt that
90%of the homes would be at the lower end of this price range. Mr. Konkle explained he was not in objection
of this proposal, but wanted more information. Mr. Konkle had concerns with the proposed MUD plan, school
system, fire and police protection and the infrastructure of this area.
Ms. Brunk explained that this proposal is for 250 to 300 residential units on 80 acres and that equals out to
approximately three and one-half to four units per acre which is standard low density residential development
in the contexts of an urban type of development. Ms. Brunk submitted a pamphlet that showed the different
models of manufactured homes to be built and the price ranges for this proposal.
The Chairman asked the applicant if they were in agreement with the Conditions of Approval. Ms. Brunk
stated the applicant was in agreement.
Ms. Camenisch had concerns on the total number of.acres for this proposal and that the Change of Zone
application lists 155 acres and on the public notification it lists 240 acres. Ms. Eastin explained that this
proposal is for 155 acres. Mr. Morrison explained that the legal description for this public notice is correct and
felt that the acres listed should not be a problem due to fact that the number of acres was a larger amount
than the proposed amount of 155 acres.
Glenn Vaad moved Case Number Z-504, Rocky Mountain Trust, c/o Rusty Green, Trustee Del Camino East
Phase II, be forwarded to the Board of County Commissioners with the five Conditions of Approval. Cristie
Nicklas seconded the motion.
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.
WELD COUNTY PLANNING COMMISSION
Page 5
December 17, 1996
CASE NUMBER: S-410
PLANNER II: Todd A. Hodges
APPLICANT: ARC Development Go Doug Coleman
REQUEST: Minor Subdivision Final Plat(2 Lots in 1-3 District)Arc Subdivision
LEGAL DESCRIPTION: Lot B of RE-1536, located in the SE4 of Section 4, T5N, R65W of the 6th
P.M., Weld County Colorado.
LOCATION: North and adjacent to 8th Street; west and adjacent to Cherry Street.
Todd A. Hodges presented a brief summary of this application and gave a favorable recommendation from
the Department of Planning Services into the record. Mr. Hodges stated this is for a two lot minor subdivision
located within the Urban Growth Boundary of the City of Greeley. Several referral agencies have reviewed
this proposal and their comments have been incorporated into the Conditions of Approval. Mr. Hodges
explained that this site is existing with two structures individually owned with one property land owner. This
proposal will facilitate an illegal split of property.
Mr. Hodges referenced the sewer system that is existing with the City of Greeley and explained that water taps
are existing for each structure. Mr. Hodges explained that if this proposal were approved there will be
separate water taps for each lot. Both accesses are existing and are located on Cherry Avenue.
Mr. Hodges stated comments received from the Weld County Public Works Department have been addressed
in the Conditions of Approval and the applicant has no concerns with these comments. Mr. Hodges explained
that surrounding property owners had no concerns to date after staff has explained what the applicant is
proposing.
The Department of Planning Services' recommends approval with the additions of Conditions of Approval
#2d and#2e as follows:#2-d -The plat shall be amended to meet the requirements of the Weld County Utility
Advisory Committee; and #2-E-That prior to recording the plat applicant shall submit to the Department of
Planning Services for review and approval an amendment to the lot boundaries, showing the access to Lot
2 verses the existing proposal.
Ann Garrison had questions concerning open space area for this proposal. Mr. Hodges explained that within
a minor subdivision that open space is not required. Mr. Hodges explained that if landscaping changes were
to take place that this would be addressed through a Site Plan review for the individual lots.
Mr. Hodges explained that approximately a year ago this property did go through a Site Plan review for the
existing structures on site and part of this property was located within a flood plain. A Flood Hazard
Development Permit has been processed on the proposed Lot 2 of this minor subdivision.
Mr. Vaad had questions concerning sewer systems for the proposed lots. Mr. Hodges explained that each
of the proposed lots have individual sewer and water taps for the existing structures.
Doug Coleman, applicant, explained that they have two structures on the current site and two individual
tenants for each structure. Mr. Coleman explained that one of the tenants were interested in purchasing one
of the proposed sites.
Fred Walker asked if the sewer system through the City of Greeley had been addressed. Ron Erbes
explained that he spoke with Dan Moore, with the City of Greeley Water and Sewer Department and when
WELD COUNTY PLANNING COMMISSION
Page 6
December 17, 1996
the structures were built two taps were inspected. Mr. Erbes stated they were working with the City of Greeley
Water and Sewer Department to bring everything up to date. Mr. Erbes presented the Planning Commission
with receipts of the taps purchased.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Jack Epple moved that Case Number S-410, ARC Development do Doug Coleman, be forwarded to the
Board of County Commissioners with the additions of Condition of Approval#2d and#2e, with the Planning
Commissions recommendation for approval. Ann Garrison seconded the motion.
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.
CASE NUMBER: Z-503
PLANNER: Todd A. Hodges
APPLICANT: Western Dairymen Cooperative, Inc. c/o Pickett Engineering Company
REQUEST: Planned Unit Development Change of Zone from A (Agricultural) to Planned Unit
Development C-3 and I-1 uses.
LEGAL DESCRIPTION: A tract of land located in the N2 of Section 10, T2N, R68W of the 6th P.M.,
Weld County, Colorado.
LOCATION: South and adjacent to State Highway 119; approximately 1/2 mile west of the 1-25 Frontage
Road.
Todd Hodges explained that this proposal is located in the MUD area on approximately 55 acres. It is in the
opinion of the Department of Planning Services' staff that this proposal for a Change of Zone from Agricultural
to PUD allowing C-3 and I-I uses is consistent with the Weld County Comprehensive Plan as amended, the
Planned Unit Development, Mixed Use Development Area,Commercial and the Industrial Development Goals
and Policies. Mr. Hodges referenced staffs reviewal in the Sketch Plan comments and stated that applicant
has worked with the Department of Planning Services from the beginning of this process with the proposed
MUD criteria and standards.
Mr. Hodges referenced the proposed four lane arterial that will be located west of Highway 1-25, which will run
approximately through the middle of this property.
The Department of Planning Services' staff recommended to the Planning Commission the deletion of
Condition of Approval#3b. Mr. Hodges explained the applicant has spoken with staff and that it has been
determined this information on a drainage and grading plan has been produced. Mr. Hodges explained that
details on the drainage and grading plan will be addressed through the Final Plan if this proposal was
approved and the applicant pursued the PUD Final Plan.
The Department of Planning Services' recommended that the Planning Commission approve this proposal
with the Conditions of Approval, as amended.
Mr.Vaad had concerns on the expansion of Highway 119 affecting this property. Mr. Hodges explained, "that
is reviewed by the Colorado Department of Transportation, but that this issue has been discussed with the
applicant and some buffering has been designed for the expansion of Highway 119." Mr. Hodges explained
that all setbacks and offsets through the revised MUD plan will be a criteria noted on the plat. Mr. Hodges
stated that this will be addressed in the PUD Final Plan if this proposal was approved.
WELD COUNTY PLANNING COMMISSION
Page 7
December 17, 1996
Kris Pickett, representative for the applicant, explained that he had no additional comments at this time and
was in agreement with the conditions being set-forth.
Shirley Camenisch asked where the access for this proposal would be located. Mr. Pickett explained that the
access should be at the half section line of this property and meets the criteria with the MUD plan and CDOT.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Ann Garrison moved that Case Number Z-503, Western Dairymen Cooperative, Inc. c/o Pickett Engineering
Company, be forwarded to the Board of County Commissioners with the deletion of Condition of Approval#3b,
with the Planning Commission's recommendation for approval. Glenn Vaad seconded the motion.
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-abstained. Motion Carried.
Meeting adjourned at 2:56 p.m.
Respectfully submitted / 1
Jill Boshinski
Secretary
Hello