HomeMy WebLinkAbout970080.tiffHEARING CERTIFICATION
DOCKET NO. 97-01
RE: SITE SPECIFIC DEVELOPMENT PLAN AND PLANNED UNIT DEVELOPMENT (PUD)
FINAL PLAN, FIRST FILING OF VISTA COMMERCIAL CENTER, FOR A 38 -LOT
SUBDIVISION FOR I -I AND C-3 USES - HORIZON INVESTMENTS, LLC
A public hearing was conducted on January 15, 1997, at 10:00 a.m., with the following present:
Commissioner George E. Baxter, Chair
Commissioner Constance L. Harbert, Pro -Tern
Commissioner Dale K. Hall
Commissioner Barbara J. Kirkmeyer
Commissioner W. H. Webster
Also present:
Acting Clerk to the Board, Shelly Miller
Assistant County Attorney, Lee Morrison
Planning Department representative, Chris Goranson
The following business was transacted:
I hereby certify that pursuant to a notice dated December 4, 1996, and duly published
December 12, 1996, in the South Weld Sun, a public hearing was conducted to consider the
request of Horizon Investments, LLC, requesting a Site Specific Development Plan and Planned
Unit Development (PUD) Final Plan, First Filing of Vista Commercial Center, fora 38 -lot subdivision
for I-1 and C-3 uses. Lee Morrison, Assistant County Attorney, made this a matter of record. Chris
Goranson, Department of Planning Services' representative, presented a brief summary of the
proposal and entered the favorable recommendation of the Planning Commission into the record
as written. He stated this hearing concerns the infrastructure for the development, with the road
improvements agreement to be reviewed at a later date. He responded to questions from the
Board and discussed how this proposal compares to the proposed Mixed Use Development (MUD)
standards, specifically open -space requirements. Mr. Goranson stated this development is at 12 -
percent open -space and the proposed MUD standards require 20 percent. He also clarified the
Board is considering today Phase 1, or the First Filing, of this development. Mr. Morrison entered
into the record a map from the applicant's engineer, and Mr. Goranson explained the applicant
originally requested a 320 square -foot sign on site for the development itself. He further explained
each lot will be developed under individual Site Plan Reviews. Responding to further questions
from the Board, Mr. Goranson stated the road improvements agreement still needs a few changes,
which will be submitted at a later date and will be specific to Phase 1. Todd Hodges, Department
of Planning Services representative, explained that based on the formula for Residential open
space the requirement has been consistently 15 percent for Commercial and Industrial Zones in
the past; however, the open space for said zones in not specified in the Subdivision Ordinance.
Mr. Goranson reiterated final approval will be more specific to the individual lots. Kris Pickett,
970080
PL0862
HEARING CERTIFICATION - HORIZON INVESTMENTS, LLC (VISTA COMMERCIAL CENTER -
S #408)
PAGE 2
Pickett Engineering, represented the applicant and stated he concurs with the Conditions of
Approval with the exception of the sign and an issue regarding the total development. He noted
staff encourages common open space and on -site facilities such as walking trails, etc., and
discussed the 100 -foot setback, buffer, drainage, landscaping, berming, screening, and the
irrigation pond which will be used for the green belt proposed for the development. Regarding the
sign, Mr. Pickett clarified the County Ordinances do not specifically address an identification sign
for business parks and staff recommends a maximum of 150 square feet. He noted the applicant's
original sign was to be 320 square feet; however, they are willing to reduce that size and are now
proposing a 240 -square -foot sign. Responding to questions from the Board, Mr. Pickett discussed
the proposed seeding, irrigations, and maintenance. Mr. Morrison clarified for the Board that only
Phase 1 is being considered today, which is subject only to existing requirements; however, the
new MUD requirements will apply to Phase 2. Mr. Goranson referenced Section 42.3 of the Zoning
Ordinance concerning the 150 -square -foot maximum for a sign face, even though it is not for a
specific business; however, staff feels 150 square feet is adequate. Mr. Pickett reiterated this sign
is for the entire PUD and not the individual lots, and he indicated they want this to be a monument
sign which will be out of the sight triangles. He also confirmed the streets will be lighted and built
to Weld County's specifications. Responding to further questions from the Board, Mr. Pickett
reiterated this particular sign does not fit into any ordinance criteria and noted only one sign will be
larger than 150 square feet. Mr. Morrison noted the sign could be added as a third use to the
allowed uses under the PUD Plan. Commissioner Kirkmeyer stated that, however, would not be
consistent with other PUDs. After further discussion, Mr. Pickett noted there will be much larger
developments with the need for larger identification signs in the proposed MUD area.
Commissioner Harbert suggested considering the size of signs with the size of developments, and
Mr. Pickett stated he submitted suggested sign criteria to staff which may be discussed at the third
reading of Ordinance No. 191. Mr. Morrison suggested the size of the sign be limited to 150
square feet or the minimum size adopted in the MUD criteria for "overall development signs". Mr.
Pickett agreed and proceeded by explaining previous miscommunications concerning the complete
project. He noted Phase 2, or the Second Filing, must be consistent with the First Filing but also
must be consistent with the MUD Ordinance No. 191. He said the Second Filing documents were
submitted to Planning yesterday and he is now requesting it be reviewed under the same criteria
as Phase 1. Mr. Morrison stated the Board can determine when to apply the new rules, but the
proposal must comply with the zoning, and normal policy is to apply new rules as soon as available.
After further comments, Mr. Pickett stated the overall development will meet the intent of the PUD
requirements and the intent of the MUD policy. Discussion ensued concerning open space and
road standards, and Mr. Pickett stated no curb and gutter is proposed in the First Filing. Mr.
Hodges confirmed the internal roads will be built to standards consistent with the new MUD
requirements concerning the right-of-way width and pedestrian walkway, excluding the curb and
gutter. Mr. Morrison clarified the applicant procedurally needs to know if it is acceptable to file
Phase 2 consistent with the First Filing or if it must be consistent with the MUD requirements and
staff should be so advised. After further discussion, the Board concurred Phase 1 must be
consistent with the intent of the new MUD requirements to be consistent with Phase 2. Monica
Mika, Director of Department of Planning Services, stated it is difficult for staff to comment at this
time prior to reviewing the Second Filing and being between two sets of standards; however staff
is willing to work with the applicant and both sides must compromise. She stated the MUD area
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PL0862
HEARING CERTIFICATION - HORIZON INVESTMENTS, LLC (VISTA COMMERCIAL CENTER -
S #408)
PAGE 3
is an urban area and must adhere to urban standards and noted all developments will be required
to have curb and gutter in the new MUD standards. Mr. Pickett agreed to compromise, which they
already have to a great extent, and requested staff also be allowed flexibility. Commissioner
Kirkmeyer reiterated Phase 1 and 2 must be consistent; however, the MUD standards cannot be
compromised and must be urban. Mr. Picket stated he would like to get started with Phase 1 and
work with staff to make Phase 2 consistent with it and the MUD standards. Mr. Hodges reiterated
each lot will require a Site Plan Review and be required to meet MUD standards. Mr. Morrison
suggested the Board formally handle First Filing at this hearing and direct staff to process and work
with the applicant concerning Phase 2. Russell Stacey, principle of the LLC, reiterated their original
intent was to present the entire development at one time. He noted the high standards proposed
for the development and stated the entry off Weld County Road 3.5 will have curb and gutter. Mr.
Stacey stated they intend to be good neighbors and comply with all requirements, and he
responded to questions from the Board. No further public testimony was offered concerning this
matter. Commissioner Harbert moved to approve the request of Horizon Investments, LLC,
requesting a Site Specific Development Plan and Planned Unit Development (PUD) Final Plan,
First Filing of Vista Commercial Center, for a 38 -lot subdivision for I-1 and C-3 uses, based on the
recommendations of the Planning staff and the Planning Commission, with the Conditions of
Approval as entered into the record, including the additional language for Conditions of Approval
#1.f. and #7 as follows: The area of the sign shall not exceed the larger of either 150 square feet
or the maximum size for an "overall development sign" as may be established in Ordinance
No. 191. The motion was seconded by Commissioner Hall, and it carried unanimously.
This Certification was approved on the 20th day of January, 1997.
BY: 4
Deputy Cler
TAPE #97-02
DOCKET #97-01
APPROVED:
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
24,4
'George'E. Baxter, Chair
`/d1aLL�iCc�'vJ
Constance L. Harbert, P;o-Tem
Dale K. all
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Barbara J. Kirkmeyer I1{
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W. H. Webster
970080
PL0862
ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 15TH DAY OF JANUARY, 1997:
DOCKET #97-01 - S #408 for VISTA COMMERCIAL CENTER (HORIZON INVESTMENTS)
DOCKET #97-05 - USR #1134 for WESTERN WIRELESS (SIZEMORE)
DOCKET #97-06 - USR 1137 for PIERRE BEAUGH
PLEASE legibly write or print your name and complete address and the DOCKET
# (as listed above) or the name of the applicant of the hearing you are attending.
NAME AND ADDRESS (Please include City and Zip Code) HEARING ATTENDING
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