An application has been submitted to the Town to grant the final plat approval for the GG Palisade Subdivision. A preliminary plat was considered by the Planning Commission on May 1 and recommended for approval by the Board of Trustees. The preliminary plat established three separate lots and dedicated right-of-way for G 7/10 Road. The roadway was modified from the current alignment by moving the intersection of the road with Elberta Avenue farther to the north from the Government Highline Canal Bridge. The Board granted preliminary plat approval at its regular meeting of May 9.Advertisment
Zoning was established at the same May 9 meeting designating CB Commercial Business zoning for Lot 1 at the southeast corner of Elberta Avenue and Interstate 70, and designating Hospitality Retail zoning for the remainder of the subdivision (Lots 2 and 3). The subdivision approval process is two-staged with the first step being the approval of a preliminary plat, and the final step being the approval of a final plat. A public hearing was held before the Planning Commission for the approval of the Preliminary Plat at the May 1 meeting. The Board of Trustees ratified the action of the Planning Commission by approving Resolution 2017-24 granting approval of the preliminary plat with the following conditions: 1. The preliminary Development Improvements Agreement (DIA) must be completed and reviewed by staff prior to Board of Trustee consideration at the May 9 meeting. 2. All of the Engineer’s comments and any other outstanding review comments included with this report must be adequately addressed with the final plat submittal. 3. Any changes that result from the final drainage designs will not result in a change to the lot configurations without subsequent review by the Planning Commission. 4. The applicant shall obtain the necessary access permits from CDOT. No changes to the alignment of the G 7/10 Road, as depicted by the preliminary plat will be made, unless the changes are reviewed by the Planning Commission. The preliminary plat approved by the Board is valid for 12 months after the approval, within which time a final plat for at least one section of the preliminary plat must be submitted. All sections of the preliminary plat must be submitted within three years of the Preliminary Plat. The August 8 public hearing is for the purpose of considering a final plat for all of the GG Palisade Subdivision, as approved by preliminary plat, and receiving public input. The final plat includes a very minor adjustment to the interior lot line between Lot 1 and Lot 2. Otherwise it reflects the approval granted by the Planning Commission and Board of Trustees in 3 May. The subdivision includes a total area of approximately 11.1 acres of land encompassed by three separate lots. Lot 1, which includes an area of 3.867 acres, will be developed for a retail convenience store with gas sales. A major site plan was submitted for consideration by the Planning Commission at its August 7 regular meeting, conditioned on the approval of the GG Palisade Subdivision. Lot 2 includes an area of 4.607 acres and Lot 3 includes an area of 2.582 acres. Currently, no development is proposed for Lots 2 or 3. Road right of way for G 7/10 Road encompasses an area of approximately 1.7 acres for a roadway with a width of sixty feet. The applicant has designated a name change for the road from G 7/10 Road to Wine Valley Road. Section 11.74 of the Palisade Municipal Code establishes street naming guidelines and standards for subdivisions, including the avoidance of duplicate names in the jurisdiction. Lot 1 will be formally addressed as 327 Elberta Avenue. The Land Development Code’s establishes the following “Findings of Fact” the Board must consider when reviewing and approving a Final Subdivision Plat application. The Public Hearing will only consider the subdivision request. The Major Site Plan for a 4,200 square foot convenience store with gas sales on Lot 1 is receiving separate consideration by the Palisade Planning Commission. a. Consistency with the adopted plans and policies of the Town; b. The plat substantially complies with the approved administrative plat or preliminary plat, as applicable; Commentary: Final plats must be substantially consistent with the approved administrative plat or preliminary plat. Changes which may be considered to be substantial include but are not limited to changes in lot dimensions; changes resulting in higher density; change in circulation network; change in drainage patterns; change in relationship between uses of land; and change in land use, in general. c. The plat complies with the standards of Article 5, Subdivision standards, and the other applicable requirements of this LDC; d. New and residual parcels will conform to the requirements of this LDC and other applicable regulations; e. All necessary right-of-way has been offered for reservation or dedication; and f. All necessary drainage easements have been provided. FINDINGS OF FACT Following the public hearing the Town Board of Trustees shall provide a “Findings of Fact”. The following criteria shall be considered and made a part of the “Findings”. 4 Palisade Land Development Code Section 7.6.7.B Major Subdivisions Final Plat Requirements Final Plat Approval Criteria a. Consistency with the adopted plans and policies of the Town; b. The plat substantially complies with the approved preliminary plat, as applicable; Commentary: Final plats must be substantially consistent with the approved preliminary plat. Changes which may be considered to be substantial include but are not limited to changes in lot dimensions; changes resulting in higher density; change in circulation network; change in drainage patterns; change in relationship between uses of land; and change in land use, in general. c. The plat complies with the standards of Article 5, Subdivision standards, and the other applicable requirements of this LDC; d. New and residual parcels will conform to the requirements of this LDC and other applicable regulations; e. All necessary right-of-way has been offered for reservation or dedication; and f. All necessary drainage easements have been provided. RECOMMENDATION: All six criteria must be met and the conditions and concerns of the Town Engineer and Town Attorney must be adequately addressed before action is taken by the Board of Trustees. Staffs has determined that the applicant has adequately addressed the conditions of approval and the concerns of the Town Attorney and Engineer.
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