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Home My WebLink About20101464.tiff • TABLE OF CONTENTS EXECUTIVE SUMMARY 6 1.0 INTRODUCTION 6 1.1 PURPOSE 8 1.2 VISION AND INTENT 8 1.3 APPLICABILITY 8 1.4 RUA SUBMITTAL ORGANIZATION 8 1.5 CURRENT POLICY FRAMEWORK 9 1.6 GOALS AND OBJECTIVES 9 1.7 PROJECT COORDINATION AND PUBLIC INVOLVEMENT 10 1.8 RUA CONTEXT 11 1.9 WHY THE WELD COUNTY COMP PLAN NEEDS TO BE REVISED 11 1.10 REGIONAL GROWTH CONTEXT• 12 1.11 REGIONAL TRANSPORTATION CONTEXT 14 1.12 REGIONAL ECONOMIC CONTEXT: 14 1.13 REGIONAL DRAINAGE CONTEXT: 15 1.14 SURROUNDING COMPREHENSIVE PLANS: 15 1.15 TCVMD IGA STUDY AREA ISSUES: 15 1.16 AREAS OF CHANGE/AREAS OF STABILITY 18 2.0 IMPACT 19 2.1 Future Service Impact 19 2.2 Future Transportation Impact Summary 25 2.3 Future Infrastructure Impact 25 2.4 Future Stormwater Impact 26 2.5 Natural Environment Impact 26 3.0 COMPLIANCE 28 2010-1464 • 4.0 DRY CREEK RUA COMPREHENSIVE PLAN AMENDMENT 33 4.1 DEVELOPMENT STANDARDS 34 4.2 INTENT 34 4.3 MAXIMUM WORK AND LIVING POPULATION 34 4.4 SERVICE AND SCHOOL PROVISIONS 35 4.5 GOALS AND POLICIES INTRODUCTION: 37 4.6 FRAMEWORK LAND USE CATEGORIES: 37 4.6.1 Structural Land Uses. 38 4.6.2 Maximum Lot Coverage: 38 4.6.3 Offset Requirements: 38 4.6.4 Mixed Use Neighborhood 39 4.6.5 Suburban Neighborhoods- 40 4.6.6 Estate Neighborhoods 42 4.6.7 Limiting Site Factors 43 4.7 COMMUNITY AND EMERGENCY FACILITIES 46 4.8 OPEN SPACE 48 4.8.1 Buffer Conditions 51 4.8.2 Common Open Space 52 • 4.8.3 Parks and Recreation 52 4.8.4 Agriculture 54 4.8.5 Archeological, Cultural, and Historic Resources 54 4.8.6 Landscaped Medians and Roadsides 54 4.9 TRANSPORTATION AND CIRCULATION 55 4.9.1 Trails 59 4.10 INFRASTRUCTURE 59 4.11 DRAINAGE 61 4.12 GROUNDWATER 63 4.13 WILDLIFE 64 4.14 VEGETATION 64 • 2 • TABLES Table#1: Recent Growth of Denver Metro Area Counties Table#2: Projected Growth of Denver Metro Area Counties Table#3: Top Growing Municipalities pop >5,000 in Colorado from 2000-2007 Table#4: School District Requirements Table#5: Dry Creek RUA Service Providers Revenues & Expenditures Table#6: Dry Creek RUA Service Providers Revenues & Expenditures Notes Table#7: Projected Residential Population and Uses in Dry Creek RUA Table #8: Retail, Office, and Commercial Program of the Dry Creek RUA Table #9: Service Providers for the Dry Creek RUA Table #10: Dry Creek RUA School Program Table #11: Maximum Lot Coverage Table#12: Minimum Open Space Table#13: Adaptable and Native Planting List Table#13: Referral Agency EXHIBITS E.1 Dry Creek RUA Geographic Area Diagram E.2 Regional Transportation Context E.3 Regional Economic Context E.4 Regional Current Employment Map E.5 Regional Environmental Context E.6 Regional Existing Urban Development E.7 Regional Areas of Stability and Change E.8 Regional Municipalities Comprehensive Plans E. 9 TCVMD IGA Boundary E.10 TCVMD IGA Study Area E.11 Dry Creek RUA Boundary E.12 Dry Creek RUA Framework Plan and Boundary(RUA MAP) E.13 Comprehensive Plan Elements and Goals for an RUA E.14 Dry Creek RUA Process APPENDIX A. Transportation Impact Statement B. Drainage Report C. TCVMD IGA Study Area Report D. Property Ownership Listing E. Deeds • F. Mineral Rights Owners 3 • EXECUTIVE SUMMARY Proposal: This application proposes an amendment to the Weld County Comprehensive Plan establishing an RUA designation for 2,095 +/- acres of land within the defined boundaries of the proposed Dry Creek RUA. Location: The Dry Creek RUA is located in southwest Weld County just north of Adams County. The site is bounded on the south by WCR 2, on the west by WCR 17, on the north %2 mile north of WCR6 and on the east 1/4 mile east of WCR 23. The site is 5 miles southwest of the existing town of Ft. Lupton, 3 miles northwest of the City of Brighton, and 6 miles southeast of the town of Dacono. The site is located within the South Platte and Big Dry Creek drainage basins. The site lies within a 10 minute drive to three major highways: 1-25, Hwy 85, and E-470. Rationale: • The Dry Creek RUA is located in one of Denver's fastest growing growth corridors. Population is increasing and significant retail and employment centers are located in the region. The Dry Creek RUA is a long-range planning effort to ensure that future development occurs in an attractive and functional manner based on sustainable planning concepts. • Todd Creek Village Metro District("TCVMD") has agreements in place to provide needed water and wastewater services to support development in this area. The Dry Creek RUA allows TCVMD to better plan and provide future infrastructure and service needs within its • service area. • The Dry Creek RUA will increase Weld County's tax base/prevent deterioration of tax values and provide regional services. • Key riparian drainage corridors such as Big Dry Creek will be better protected and enhanced as long-term growth trends pass through this area. • Regional cooperation with existing towns, enclaves, and landowners will be promoted to strengthen established identities and meet the area's goals. • Dry Creek RUA, through the use of open space buffers, land use transitions, and goals and policies, will allow urban development to occur in a manner that respects and mitigates conflicts with existing rural/agricultural uses. Potable and Irrigation Water Services: The Dry Creek RUA is within the TCVMD service area. TCVMD owns raw water rights (surface and ground water) and operates raw water storage, reservoirs, wells, and a reverse-osmosis water treatment plant. A dual-pipe system consisting of potable water storage and distribution system, and a raw water irrigation distribution system shall provide potable and irrigation water services to new development as it occurs in the Dry Creek RUA. Wastewater Treatment: The Dry Creek RUA will obtain wastewater treatment through an existing Intergovernmental Agreement(IGA) between TCVMD and the Town of Fort Lupton. In 2007, the Fort Lupton 208 Boundary was expanded to include land within the proposed Dry Creek RUA. Fort Lupton's existing wastewater treatment plant, located at a lower elevation to the • 4 northeast of the site, has the capacity and expansion characteristics necessary to accommodate future growth proposed in the Dry Creek RUA. Transportation: The site is accessed by the surrounding east-west arterials of WCR 6 and WCR 2 and the north-south arterials of WCR 17 and WCR 19. A reconfigured WCR 21 is proposed to be upgraded to an arterial classification from WCR 4 to WCR 6 to service the proposed development. Open Space and Trails: The Big Dry Creek will be the major open-space spine through the Dry Creek RUA. The creek has significant riparian wildlife and vegetation and will serve as a significant regional trail connector through the proposed RUA. Along this open space spine, a network of trails has been proposed that will follow existing utility easement and irrigation ditches. In addition, WCR 4 has been designated a green parkway from WCR 19 to its intersection with Big Dry Creek. Finally, buffer zones have been designated along RUA boundaries to mitigate the impact of the RUA on adjacent agricultural uses. TCVMD Recreation District will be the proposed service provider for open space and recreation uses within the RUA. Schools: 80% of the Dry Creek RUA is within Ft. Lupton Weld 8 School District and 20% lies within Brighton 27J school district. With the dwelling units proposed, three K-8 schools and 1 High School will be required to accommodate the growth. Emergency Services: Sheriff services will be provided by Weld County Sheriff. The Dry Creek RUA is within 2 fire district areas, Brighton Fire Protection District and Mountain View Fire Protection District. Ambulance service is provided by Brighton Fire Protection District in partnership with Platte Valley Medical Center. Residential Uses: The Dry Creek RUA shall be primarily residential in character. Over 90% of the proposed developable land is proposed to be designated residential. Dry Creek RUA's projected population ranges between 6,500 and 19,700 residents and proposed Dwelling Units range between 2,200 and 6,600. The density of residential products proposed range from existing rural estates to higher density townhome products located in designated mixed-use zones. Commercial Uses: Numerous retail and employment areas along Hwy 85, I-25, and Hwy 7 are near the Dry Creek RUA. This includes the new Vestas manufacturing plant which will employ 13,000 +/- people and be located 5 minutes from the site. Given the significant amount of regional commercial and employment uses, only 15 acres of land and a maximum a range of 66,000-187,000 sq. ft. of commercial uses are proposed within the Dry Creek RUA. These uses are proposed to be located in neighborhood mixed-use centers that would allow for a combination of commercial and higher density residential uses. Along with school employment, approximately 211-609 new jobs are projected within the RUA. Fiscal Impact: The Dry Creek RUA will pay its own way as estimated property tax revenue from the proposed development will cover the current percentage of property tax revenue for each of the service providers. Additional mechanisms such as Title 32 Metropolitan Districts and development impact fees have been identified which will help to offset and mitigate the fiscal impacts resulting from increased level of urban services. 5 • Dry Creek RUA Application Team Role Firm Applicant Todd Creek Village Metro District(TCVMD) and participating land owners Planner EDAWI AECOM Traffic Engineer LSC Civil Engineer Manhard Consulting Market and Service Provider Analysis Sky to Ground Natural Environment Consultant Walsh Environmental Scientists and Engineers Legal Otten Johnson Robinson Neff+Ragonetti Oil and Gas David V.B. Olds Waste Management Specialist Trevor Hart and Associates Please Contact: Craig Johnson EDAWI AECOM 1809 Blake St. Suite 200 Denver, CO; 80202 303-595-4522 • craig.iohnson@edaw.com With any questions regarding the contents of this amendment request. • 6 Weld County Submittal Requirements Key • n Submittal Items required by County Location in Dry Creek RUA Application 1 A statement describing why the Comprehensive Plan is in need of revision. 1.9 WHY THE WELD COUNTY COMPREHENSIVE PLAN NEEDS TO BE REVISED 1.10 REGIONAL GROWTH CONTEXT: 2 A description of any social,economic,or land use conditions of the County that 1.11 REGIONAL TRANSPORTATION CONTEXT: may haw changed,that would support amending the Compmhensiw Plan. 1.12 REGIONAL ECONOMIC CONTEXT: 1.13 REGIONAL DRAINAGE CONTEXT: A statement describing how the proposed amendment will be consistent with 3 existing and future goals.policies,and needs of the County. 3.0 COMPLIANCE 2.1 Future Service Impact 4 Demonstrate through supporting documentation how the proposed amendment 2.2 Future Transportation Impact anti address the impact on existing or planned senice capabilities,including, 2.3 Future Infrastructure Impact but not limited to,roads,stormwater,and emergency sewces. 5 Demonstrate through supporting documentation how the proposed amendment 2.5 NATURAL ENVIRONMENT IMPACT STATEMENT wilt address the impacts on the natural environment Appendix C:TCVMI]IGA Study Area Report 3.0 Natural Resources Delineate the number of people who will reside and work in the proposed area 6 and the number of lobs created by the proposed development. This statement 4.3 MAXIMUM WORK AND LIVING POPULATION shall include the number of school-aged children and address the social service 4.4 SERVICE AND SCHOOL PROVISIONS provision needs,such as schools,of the proposed population. Include a certified list of the names,addresses and the corresponding parcel identification numbers assigned by the County Assessor to the owners of property of the surface estate within one thousand(1,000)feet of the property Appendix D:Property Ownership Listing subject to the application. 8 Include a list of mineral rights owners of sub-surface property located below parcels located within the proposed RUA. Appendix F Mineral Rights Owners Outline the proposed use of the property,including the maximum number of • 9 dwelling units,amount of commercial and industrial space,and percentage of Table#7:Projected Residential Population and Uses in Dry Creek RUA open space projected for that area. Table d,8:Retail,Office,and Commercial Program of the Dry Creek RUA Submit a deed or legal instrument to the Department of Planning Services 10 identifying the applicant's interest in the property. Appendix E 1,15.1 Intergovernmental Agreement(IGA)with Ft.Lupton 1.15.2 Future Potable and Irrigation Water 11 Demonstrate that the site can be serviced by public water and sanitary sewer 1.15.3 Future Sanitary Sewer service that is adequate for the proposed use. Appendix C:12.1 Water and Sewer Infrastructure Appendix C:12.2.1 Existing Potable and Irrigation Systems Appendix C:12.2.2 Existing Treatment,Storage and Distribution Include a prepared preliminary traffic impact analysis. All tragic analysis information and reports shall be prepared and certified by a Colorado registered 12 professional engineer competent in traffic engineering and shall address Appendix A:TRANSPORTATION IMPACT STATEMENT impacts to on-site and off-site roadways including strategic roadways within Weld County,State Highways and Interstate Highways. Include a preliminary Drainage Study. All drainage analysis information and reports shall be prepared and certified by a Colorado registered professional 13 engineer competent in the hydraulic engineering and shall address impacts to Appendix B:DRAINAGE REPORT on-site and off-site drainage ways within Weld County,and the surrounding 14 Draft Map EXHIBIT 12:DRY CREEK RUA FRAMEWORK PLAN AND BOUNDARY Goals and Policies for the new RUA. Such Goals and Policies should establish 15 the nature and character of future development proposals, and they should 4.0 DRY CREEK RUA COMPREHENSIVE PLAN AMENDMENT include the criteria used to evaluate future land use applications in the RUA. 16 Other supporting information or documentation as necessary Appendix C:TCVMD IGA STUDY AREA REPORT • 7 - -• aid r v\ ► 1 ' � ': iisr . - a _a a ' "1* • v- _ ' , �- ID C, dP 0 40 t. ' 'r ii-- ii M CJ fx V , _ C ,�- 74 ' - . 0 a k "Itsatil . CO 12. 2 . i I , . '� c .c Q mo L.U 11"------" ,„....:illig411111111130- o � CCr '' J. 4°I _ . _,. _ ---:,.. ..>„...... re ., _ avic,„ . , . , L 1 -0 1 • • , - • . ' �- % r 'Isn c , ,, , , 1 •• • = V . . , . . . 1 • • O - Q • CO 1 •• _ • • i I ' • D • • Y Ths ' • • • __ ��FF : --as ••� • • ppiep i 1 I 41 I • IZelDM _ + . � � CO _ 1 i . 1 0 ; I A A i L a, A •% yd ~1 ' (-6;3 -4 IP O se o se 0 9, er g Ai : ), irllId C� `' A - eg 1 • = # r L I A r a 6-1 NOM 1 a �. 1 O4o1� �A 0 A 1 lba t Kt—di° \aa ;A I 1 aAA ru�� trr �irlirrrt �t1 j9 U •1 • IS I . O .....:ea S. Z I -c-) 1 .4ii i I IS 2 p: : �� o t t 1 g � = • • g s W U A •e S rT1 Q m 5 I a Id 1I ill I 0 * y , • 1.0 INTRODUCTION 1.1 PURPOSE The Dry Creek Regional Urbanization Area(RUA) application represents a collaborative effort by property owners and the Todd Creek Village Metropolitan District (TCVMD). As the Agent of the RUA, TCVMD has involved residents, landowners, surrounding municipalities, and Weld County, Colorado, to create a shared long-range vision and plan for the area. This vision provides a plan for the path of regional growth that the RUA resides within and describes how the RUA can be supported by vital services for the community. This application is for an Amendment to the Weld County Comprehensive Plan to establish a new RUA designation for approximately 2,095 acres based on goals and policies of the Weld County Comprehensive Plan. This amendment is being submitted by Todd Creek Village Metropolitan District, "the Applicant," and is supported by signatures tendered by all participating landowners. 1.2 VISION AND INTENT The intention of this application is to create a vital, cohesive, well-designed framework for the community that is based on the five following principles: (1) employment opportunities, (2) interconnection of neighborhoods within the RUA, (3) consistent development and design • standards, (4) diverse land uses, and (5) a planned transportation network. This application seeks to ensure the compatibility of various land uses, establish a logical and consistent road hierarchy and open space network, and ensure the provision of infrastructure, educational, community, and emergency services. 1.3 APPLICABILITY All development applications and future building permit applications within the Dry Creek RUA area as shown on the Exhibit 12: Dry Creek RUA Framework Plan shall comply with the applicable goals and policies contained in this Comprehensive Plan Amendment. These Goals and Policies provide development targets to implement the Overall Goals and Policies of an RUA per Sec. 22-2- 130 of the Weld County Comprehensive Plan and the Goals and Policies in the Mixed Use Development section of Chapter 26 of the Weld County Code (Weld County Code Ordinance 2006- 4; Weld County Code Ordinance 2006-9). 1.4 RUA SUBMITTAL ORGANIZATION This report contains four chapters plus appendices. Chapter 1.0 outlines Dry Creek RUA justifications and details the public involvement that preceded this Dry Creek RUA Submittal. Chapter 2.0 is the proposed Comprehensive Plan Amendment. Chapter 3.0 summarizes the RUA's specific impacts and mitigation measures that address impacts on existing and planned service capabilities. Chapter 4.0 demonstrates RUA consistency with RUA Goals and Policies outlined in Sec. 22-2-130 of the Weld County Comprehensive Plan as conformity with other Weld • 8 County Goals, Policies, and Needs. The appendices describe baseline information on existing regional and site conditions within the TCVMD IGA Study Area. These conditions include regional growth and demographic patterns, natural features, drainage and wetlands, natural resources, transportation, infrastructure, and services. The appendices also include more detailed technical reports pertaining to drainage, transportation, service costs, and projected revenue. 1.5 CURRENT POLICY FRAMEWORK In November 2008, the Weld County Commission adopted an update to the Weld County Comprehensive Plan. This updated plan is intended to guide and accomplish coordinated, adjusted, and harmonious county development and establish policy guidelines for existing and future land use decisions for the next 20 years. One of the many modifications found in the update was a renaming of Mixed Used Development (MUD) Areas to a new designation as an RUA. The MUD designation had been an element of the Weld County Planning Process since the 1980s. Both the RUA and former MUD designation are intended to provide a tool that facilitates urban development opportunities within specified areas that are at the center of existing or anticipated growth along the Front Range. 1.6 GOALS AND OBJECTIVES RUAs are intended to provide a tool for coordinating urban development that might not otherwise be available in unincorporated parts of Weld County. As a land use tool, the RUA enables the county and its citizens to make key decisions in specified areas of potential growth. Key elements of the RUA designation are: l) Employment development 2) Interconnection of neighborhoods within the RUA 3) Consistent development and design standards 4) Diverse land uses 5) A planned transportation network RUAs establish a sense of community identity by planning and managing residential, commercial, industrial, environmental, aesthetic, and economic uses. These are components at the collective center of existing and anticipated growth along the Colorado Front Range. The following Weld County Comprehensive Plan Goals and Policies promote enhanced community form and structure within the Regional Urbanization Areas [Exhibit 13 Comprehensive Plan Elements and Goals for an RUA]. RUA Goal 1: Plan and manage growth using a new RUA RUA Goal 2: The County, property owners, municipalities, and other jurisdictions should coordinate urban land use planning within the RUAs concerning, but not limited to, development policies and standards, zoning, street and highway construction, open space and trails, public infrastructure, and other matters associated with urban development. RUA Goal 3: Development within an RUA should generate attractive and functional working and living environments. 41RUA Goal 4: New development within an RUA should pay its own way. 9 • RUA Goal 5: Ensure the efficient and cost-effective delivery of adequate public facilities and services within a RUA that provides for the health, safety, and welfare of present and future County residents. RUA Goal 6: Ensure a well-integrated RUA transportation system that considers all modes of transportation. RUA Goal 7: Promote a quality RUA environment free of unsightly materials including derelict vehicles, refuse, and litter. 1.6.1 RUA EXPANSION PROCESS: As dictated by Section 22-1-150, Comprehensive Plan Amendment Procedure, additional property may subsequently seek addition into this RUA if approved. This process includes, but is not limited to, many of the requirements necessary for the creation of a new RUA along with provisions dealing explicitly with contiguity. 1.7 PROJECT COORDINATION AND PUBLIC INVOLVEMENT Prior to tendering this application, the Applicant has conducted extensive public outreach and coordination [Exhibit 14: Dry Creek RUA Process]. Many nearby stakeholders have an interest in this study and a desire to influence its outcome. These stakeholders included individual landowners within the study area, landowners adjacent to the study area, elected officials of adjacent municipalities, the Board of County Commissioners, Weld County department heads, and the Weld County Planning Staff. While total acceptance of any proposed development plan is not likely • within such a large and diverse area, significant effort was taken to understand collective public issues to achieve maximum countywide support. 1.7.1 Referral Agency Discussions The Applicant met individually with each of the surrounding municipalities as well as many county departments and service providers potentially impacted by the Dry Creek RUA. The record of these contacts is provided in Table 14: Referral Agency. These discussions allowed the Applicant to more thoroughly understand how the Dry Creek RUA can be properly integrated into existing planning efforts and service networks. This effort also revealed critical gaps in services and planning efforts that the Dry Creek RUA can aid to remedy. 1.7.2 Stakeholder Interviews Prior to conducting public meetings, the Applicant interviewed key agencies, including the Board of County Commissioners, and surrounding municipalities to understand the concerns regarding short- and long-term growth in the study area. Weld County Planning and Zoning staff identified several Interviewees as appropriate representatives of public, quasi-public and service providers who shared critical RUA feedback and comment. Meetings were conducted individually or in small groups to achieve frank and objective input. The meetings' primary purpose was to identify issues, conditions, and perceptions that might prevent or minimize the successful outcome of the study. Based on the collective feedback solicited at these many meetings, the Applicant garnered a far more global understanding of southwestern Weld County. • 10 1.7.3 Individual Property Owner Meetings The Applicant conducted a series of individual property owner meetings on March 11'h and 12, 2009, at the Southwest Weld County Service Center. Eight property owners met to discuss issues, opportunities, and concerns. The Applicant also met individually with residents of the Wattenberg neighborhood to understand their concerns and attempt to address potential RUA impacts. 1.7.4 Public Meetings The applicant hosted a series of three public meetings from March through June 2009. The primary purpose of the public meetings was to gather citizen input on the RUA process, review existing conditions, and identify potential concerns related to the TCVMD IGA Study Area. The Applicant notified all property owners within the Dry Creek Regional Study Area boundary, as well as those owners 1,000 feet beyond the boundary, through first class mail. The Applicant also provided newsletters to landowners summarizing key issues, opportunities, and constraints that were examined at prior meetings. Approximately 30 members of the public attended each meeting. 1.8 RUA CONTEXT The Applicant has taken deliberate steps to ensure that the RUA is integrated into both the regional- and immediate-context level of the surrounding area and to ensure that the immediate and regional impacts of development within the RUA have been adequately addressed. Much like long-range planning efforts completed by municipalities, the Dry Creek RUA analysis was conducted at three separate scales. [Exhibit 1: Dry Creek RUA Geographic Area Diagram]_ A description of each scale, its geographic size and how it applies to the RUA process is described below: , I. Regional Scale: Significant effort was taken to understand the regional context of the surrounding area especially as it relates to economic, transportation, and environmental influences. 2. TCVMD IGA Study Area: The TCVMD IGA Study Area was defined and studied to better understand the existing conditions analysis and immediate contextual impacts for the RUA area. This area is based on the Intergovernmental Agreement(IGA) between TCVMD and the city of Fort Lupton. The TCVMD IGA Study Area is approximately 5,330 acres. For the public process that was conducted for the RUA, all landowners within the Study Area were invited to participate. Landowners' feedback and comments within the TCVMD IGA Study Area had a significant effect on the scale and final size of the RUA Boundary. 3. RUA Boundary: The RUA boundary is the defined area of the submittal and is the basis for the RUA framework plan and Comprehensive Plan Amendment. Within the RUA boundary, specific goals and policies have been developed, and land uses, maximum dwelling unit counts, and a road and open space network have been conceptually defined. A specific transportation impact statement, community service projection, and drainage impacts have also been defined specific to the RUA boundary. 1.9 WHY THE WELD COUNTY COMPREHENSIVE PLAN NEEDS TO BE REVISED The Weld County Comprehensive Plan states that RUAs are at the center of existing and anticipated growth along the Colorado Front Range (Section 22-2-130 D). 11 • The proposed Dry Creek RUA is located in one of Denver's fastest growing areas. Population growth in the surrounding municipalities is rapidly increasing. Coupled with the increase in population is an increase in new employment and retail opportunities. Denver Regional Council of Governments (DRCOG) estimates that much of the surrounding SE Weld County area will be urbanized by 2035. Many of the surrounding municipalities have conducted significant planning efforts to prepare for this inevitable growth. Adopting the Dry Creek RUA would revise the Weld County Comprehensive Plan to carefully accommodate urban growth in southeast Weld County. The Applicant has thoroughly studied regional opportunities and constraints and determined that social and economic conditions and existing and changing land use patterns require RUA adjustment for sustainable future growth. A description of each of these regional growth influences and the importance for the Dry Creek RUA area are described below. 1.10 REGIONAL GROWTH CONTEXT: Weld County is one Colorado's fastest growing counties and projected to surpass Douglas County, which is currently the fastest growing county in the Denver Metropolitan Area, by 2035 (Colorado Department of Local Affairs [DOLA] 2008). From 2000 to 2007, Weld County grew 4.4% annually and gained 60,000+ new residents (Table 1). The population of Weld County is projected to continue to grow 3.3%annually. Between the years 2005 and 2035, the population of Weld County is expected to increase 143% (Table 2). Most of Weld County's projected growth is located in the southeastern part of the county near the proposed Dry Creek RUA. • Table 1: Recent Growth of Denver Metro Area Counties COUNTIES April, 2000 July, 2007 %Growth Douglas 175,766 275,121 56.5% Broomfield 38,272 53,691 40.3% Weld 180,926 244,515 35.1% Adams 348,618 424,379 21.7% Arapahoe 487,967 551,733 13.1% Boulder 269,814 294,654 9.2% Denver 554,636 596,582 7.6% Jefferson 525,507 538,323 2.4% Clear Creek 9,322 9,412 1.0% COLORADO 4301261 4919884 14.4% *DOLA (Colorado Division of Local Affairs 2007) 12 Table 2: Projected Growth of Denver Metro Area CountiesIll COUNTIES July, 2005 July, 2035 %Change Weld 227,809 555,661 143.9% Douglas 249,096 532,529 113.8% Broomfield 48,559 86,592 78.3% Adams 401,332 709,778 76.9% Gilpin 4,997 8,233 64.8% Arapahoe 533,091 825,502 54.9% Clear Creek 9,467 15,487 63.6% Boulder 288,105 386,151 34.0% Denver 576,933 734,000 27.2% Jefferson 532,417 684,166 28.5% COLORADO 4,731,787 7,819,775 65.3% `DOLA(Colorado Division of Local Affairs 2007) As illustrated in Exhibit 8, Regional Municipalities Comprehensive Plans, many surrounding municipalities are projected to increase in both urban area and population. This increase is consistent with the Denver Metropolitan Area's expansion primarily north and east. U.S. Census Data reveal Thornton is 14th fastest growing U.S. city—more than 100,000 people from 2000-2006. Locally, DOLA ranked the surrounding municipalities of Severance, Firestone, and Frederick as experiencing the greatest percentage increase in population growth for cities with population greater than 5,000 from 2000-2007 (Table 3). 41Table 3: Top Growing Municipalities pop >5,000 in Colorado from 2000-2007 CHANGE 2000-2007 MUNICIPALITY COUNTY AMT %Change Severance Weld County 2,402 402% Firestone Weld County 5,859 307% Frederick Weld County 5,385 218% Monument 8 Paso County 2,925 148% Erie Multi-County Races 7,898 126% Johnstown Multi-County Races 4,653 122% Castle Rock Douglas County 23,675 117% 'Aiken Weld County 3,225 112% Wellington Larimer County 2,773 104% Lone Tree Douglas County 4,620 95% Evans Weld County 8,457 89% New Castle Garfield County 1,715 86% Lochbuie Weld County 1,697 83% Eagle Eagle County 2,499 82% Parker Douglas County 19,413 82% Cormierce Oty Adams COunty 16,883 80% Fruita Mesa County 4,469 69% Mead Weld County 1,281 64% Gypsum Eagle County 2,310 63% Eaton Weld County 1,535 57% Brighton Multi-County Races 10,493 50% Unincorp.Area Arapahoe County 24,299 50% *DOLA(Colorado Division of Local Affairs 2007) ' 13 • This Denver Metropolitan 1 Area is anticipated to continue growing. The proposed Dry Creek RUA is precisely the type of proactive planning effort the County sought to achieve when updating the MUD planning process last year. 1.11 REGIONAL TRANSPORTATION CONTEXT: The proposed Dry Creek RUA lies within a 10-minute driving radius to three major U.S.s/interstates: Interstate 25 (I-25) to the west, U.S. 85 to the east and E-470 to the south[Exhibit 2, Regional Transportation Context]. These three established regional highways provide quick and easy access to/from the site and major regional centers such as Denver International Airport(DIA), Downtown Denver, Fort Collins, Greeley, and Boulder. The proposed Dry Creek RUA is therefore situated in a proven and well-established transportation corridor. Additionally, several proposed and funded future transportation improvements are scheduled for the region. These transit improvements, when constructed, will make overall transportation access in the RUA even more suitable for phased growth. Future transportation improvements include: • The proposed terminus of the RTD-Denver's Gold Line, which will be located at the intersection of Colorado and 162nd St. The transit line, which has been voter approved and funded through the FasTracks Initiative, will provide a significant transit alternative for the northern Denver Metropolitan area. Scheduled completion is still being determined. • • A major interchange is being proposed at Quebec Street and E-470. This interchange will provide convenient access to E-470, which connects quickly to DIA to the east and 1-25 and Boulder County to the west. • Along Weld County Road (WCR)2, the misalignments of major north-south roads such as Yosemite, Quebec, and Holly St. will be aligned to improve north-south grid mobility in the area. 1.12 REGIONAL ECONOMIC CONTEXT: The proposed Dry Creek RUA is well positioned to take advantage of numerous existing and proposed employment and retail opportunities concentrated along the 1-25 and U.S. 85 corridors. In 2007, the Gadbury Group released a report titled"7 of 2007" which identified Brighton, Colorado, as the second fastest growing city in the United States. Brighton is located just south of the RUA Study Area. Numerous large retail centers including Larkridge, Prairie Center, and the Brighton Retail Corridor are conveniently located within easy access to the site. Proximate employment opportunities include the Platte River Medical Center, Adams County Justice Center, numerous employment opportunities in Brighton, and the new Vestas wind turbine plant, located just east of the site. All employment sources are key economic and future employment generators. Additionally, the site is a 30-minute drive to major regional employment centers including DIA, Interlocken/Flatirons, and the U.S. 36 Corridor[Exhibit 3: Regional Economic Context]. • 14 The established and proven regional retail and employment centers near the site support adoption of the Dry Creek RUA. The RUA is exceptionally well situated to accommodate residential demand that these existing and proposed employment and retail centers will inevitably generate[Exhibit 4: Regional Current Employment Map]. 1.13 REGIONAL DRAINAGE CONTEXT: The RUA and surrounding area's physical characteristics are primarily defined by the South Platte River and its tributaries. The South Platte River drains the entire region and is a significant wildlife and open space corridor. Big Dry Creek is an important riparian corridor as it connects the proposed RUA site with the broader South Platte riparian corridor. The Big Dry Creek stream is a defining element of the Dry Creek RUA as it serves as an open space, wildlife, and drainage connection to the broader South Platte River ecosystem[Exhibit 5: Regional Environmental Context]. As growth and development continues to encroach around these important riparian corridors, regional planning efforts are needed to ensure that these major regional stream corridors provide wildlife habitat and regional drainage. Adopting the proposed Dry Creek RUA enables the satisfaction of this long term goal. 1.14 SURROUNDING COMPREHENSIVE PLANS: Surrounding municipalities have drafted comprehensive plans to better accommodate the heavy growth in the region. When composited together, these plans cover a significant portion of southeastern Weld County [Exhibit 8, Regional Municipalities Comprehensive Plans]. Examination of the neighboring municipal plans clearly reveals a significant planning gap is located precisely where the proposed Dry Creek RUA would be located. In the face of encroaching population growth, the Dry Creek RUA will provide a general framework plan for this area that will help ensure a comprehensive approach for the whole region. Moreover, adoption of a Dry Creek RUA plan today, ensures county control of all future growth that will be coming into this plan area. 1.14.1 Relationship of RUA Boundary to Surrounding Plans: The Dry Creek RUA is currently in unincorporated Weld County and is zoned Agriculture. The RUA Area lies outside the limits of all other municipal planning areas except for the northern corner of the RUA boundary, which currently overlaps with the Dacono Comprehensive Planning Area. 1.15 TCVMD IGA STUDY AREA ISSUES: The following analysis provides an overview of the TCVMD IGA Study Area. The physical and economic conditions, the key issues and opportunities that shaped the actual framework of the RUA plan are included. The information presented below is intentionally brief. Detailed descriptions and information of the following summary are located in Appendix C: TCVMD IGA Study Area Report. Appendix C also contains related inventory maps. 15 • 1.15.1 Intergovernmental Agreement (IGA) with Fort Lupton The Todd Creek Village Metropolitan District (TCVMD) evaluated all surrounding wastewater service providers including the City of Brighton, Metro Wastewater Reclamation District, City of Thornton, St. Vrain Sanitation District, and City of Fort Lupton, amongst others. In addition to obtaining an agreement from one of these services providers, the local 208 planning agency must approve the proposed wastewater services and improvements. Ultimately, TCVMD reached an agreement with the City of Fort Lupton (Fort Lupton) to provide wastewater treatment for the proposed development within the Study Area. Fort Lupton's 208 planning agency is the North Front Range Water Quality Planning Association(NFRWQPA). NFRWQPA reviews and approves all wastewater service within its jurisdiction. Per NFRWQPA regulations, the developments in the Study Area must be within Fort Lupton's approved 208 Boundary. Consequently, Fort Lupton expanded its 208 Boundary to include the Study Area. In addition to amending the 208 Boundary, an Intergovernmental Agreement(IGA) between the Todd Creek Farms Metropolitan District (the former name of TCVMD) and Fort Lupton was executed. The IGA stipulates that Fort Lupton will accept and treat sewage from up to 14,000 SFEs and one million square feet of commercial space. This IGA ensures that the development within the Study Area will have sufficient sanitary sewer service. The IGA was executed and ratified by the TCVMD and the City of Ft. Lupton in 2007. Fort Lupton's amended 208 Boundary coincides with the expanded service area identified in the IGA and includes all of the Study Area. In total, the Study Area encompasses approximately 5,830 acres. • 1.15.2 Future Potable and Irrigation Water The Dry Creek RUA is adjacent to the current TCVMD boundary in Adams County and is within the proposed service area. TCVMD owns raw water rights (surface water and groundwater) and operates raw water storage reservoirs, wells, and a reverse osmosis water treatment plant. TCVMD relies on a dual-pipe system consisting of a potable water storage tank and distribution system as well as a raw water storage and an irrigation distribution system. TCVMD has the ability to acquire additional renewable water rights and to expand storage, treatment, pumping, and distribution infrastructure to provide potable and irrigation water service to the Dry Creek RUA. 1.15.3 Future Sanitary Sewer Fort Lupton's existing wastewater treatment plant (WWTP) is located to the northeast of the Dry Creek RUA and at a lower elevation. It is feasible to construct the necessary collection system and interceptors to transport wastewater from Dry Creek RUA to the Fort Lupton WWTP. Furthermore, the existing WWTP site can accommodate the expansion necessary to serve Dry Creek RUA. 1.15.4 Economic and Employment The Dry Creek RUA is a logical extension of the Denver Metropolitan Area. Due to its geography, it will integrate efficiently into the larger fabric of existing communities and services near the site. Within a five- • mile catchment area from the RUA, employment will locate first along the nearby major transportation 16 corridors of 1-25 and US 85. Employment located along these two highways posses two significant location , advantages: access and visibility. The Dry Creek RUA is well positioned to support the existing employment and the burgeoning renewable and energy efficiency industries in the area with a variety of home types in well-planned neighborhoods. These neighborhoods can then support neighborhood-scale convenience retail and office development. The site is strategically located in the path of growth for the Denver Metropolitan Area. By anticipating and planning for global influences and regional dynamics, it is possible to limit the sprawl effects of leap-frog development. The Dry Creek RUA is designed to precisely accomplish these goals. 1.15.5 Land Uses and Population: The RUA Regional Study Area is located in unincorporated Weld County and is currently zoned agriculture. Despite its close proximity to U.S. 85 and other major arterials, the area has grown slowly compared with the rest of the region. The land uses in the area include: - Wattenberg: a small rural subdivision - Small 10- to 20-acre rural estate lots - Large irrigated agricultural farms - Smaller dryland agricultural farms - A sheep farm - Oil and gas production and distribution facilities - Gravel extraction areas - Natural riparian areas along the South Platte and Big Dry Creek 1.15.6 Open Space and Natural Areas and Drainages: 4111The TCVMD IGA Study Area is within the South Platte River Basin and the natural features are primarily defined by the hydrology of the Platte River and Big Dry Creek. The Regional Study Area is primarily comprised of rolling agricultural lands drained by irrigation ditches and by Big Dry Creek and the South Platte River. Dryland farming and irrigated cropland are the primary land covers and there are few areas of natural grasslands. Big Dry Creek and the South Platte River are significant regional wildlife corridors with significant riparian vegetation and wetland habitat. Wetland habitat also occurs along some sections of the Brantner and Brighton Irrigation ditches as they traverse the Regional Study Area. 1.15.7 Transportation Five paved streets connect the Regional Study Area to the major highways of I-25, U.S. 85, and E- 470. Quebec St(WCR 17), Yosemite St. (WCR 19), and Havana St. run north-south. WCR 6 and WCR 2 run through the site from east-west. Aside from these streets, roads through the site are unpaved and have limited connectivity. Traffic counts along the surrounding roads indicate that traffic through the site primarily is traveling in an east-west direction with little movement going north-south. Currently no mass-transit services are located near or within the site. 1.15.8 Utilities and Services: Currently, the Regional Study Area has rural level utilities and services with all houses on well/septic or part of rural water associations such as Wattenberg Improvement district and Mountain View Water Association that draw water from the Laramie Fox Aquifer. With the IGA agreement, TCVMD and Fort Lupton will be able to provide future development with a more urban level of water and sewer services. 17 • In addition to water and sewer, the area is served by a variety of utility and service districts. United Power provides the power; Comcast and Qwest provide the fiber-optic services. Fire and emergency services are provided by Brighton Fire District, the area is patrolled by the Weld County Sheriffs Department. The planning area falls in both Weld 8 Fort Lupton and Brighton 27J school district. 1.15.9 Electricity and Gas Currently, United Power currently provides power to the existing homes and businesses located within the Dry Creek RUA. Based on United Power's future expansion plans, the existing substation surrounded by the RUA will ultimately have enough power to service the needs for the entire Regional Study Area boundary. Xcel Energy currently provides natural gas to some of the existing homes and businesses located within the Dry Creek RUA. Xcel Energy acknowledged that the Dry Creek RUA is within their service area and they are willing to serve the future developments within this area. 1.15.10 Resource Extraction and Easements Currently, the Regional Study Area has a significant number of oil and gas wells and production and distribution facilities. While the local gathering lines associated with these oil and gas wells will not impact future development in the area, the TCVMD IGA Study Area is also crisscrossed by a significant number of regional oil and gas pipelines. • In addition,just south of WCR 6 is a significant power line easement, which bisects the site running east-west. There are other major utility easements such as the Prairie Water Pipeline and another regional power line that run north-south through the South Platte floodplain. The Regional Study Area has extensive gravel extraction areas to the east proximate or within the South Platte floodplain. Six permitted aggregated mines are located in the area including the Wattenberg Lakes project owned by Westminster and the Walker Lakes in the Southeast corner of the Regional Study Area. 1.16 AREAS OF CHANGE/AREAS OF STABILITY Based on the regional analysis and the more detailed Regional Study Area analysis, an opportunity and constraints map was created that shows where significant regional areas of change and areas of stability are located. Areas of change have been defined as being areas with existing urban development or areas with within regional limiting factors[Exhibit 10: TCVMD IGA Study Area]. Areas of Stability are areas where most of the growth will occur along the I-25 corridor, north of Thornton along the E-470 corridor and within the TCVMD Service Area. Significant investment is also being made along the U.S.85 corridor near the intersection of WCR 6 and U.S. 85. • 18 • 2.0 IMPACT 2.1 Future Service Impact 2.1.1 Overview Weld County is large at approximately 4,000 square miles with an average of 65 people per square mile. The Dry Creek RUA is 3 square miles or 75% of the size of the county. By planning for urbanization and allowing higher densities closest to existing urban areas, economies of scale can be realized by public service providers. Economy of scale is a practical concept where the per unit cost to provide a service falls based on an increase in the overall capacity. Service providers can concentrate operations into a smaller area and do so more efficiently. 2.1.2 Schools—Fort Lupton Weld 8 and Brighton 27.1 The Dry Creek RUA will be served by two school districts. About 80% of the site is located within Fort Lupton Weld 8 and 20% within Brighton 27J. Each district has different student generation calculations based on the type of home, school types, and land dedication requirements. These requirements are outlined in the Table 4: Table #4: School Requirements Capacity Average Rate per Rates per Rates per Brighton 27J DU per school Size (AC) SFD SFA Townhome Elementary School 19% 675 12 0.264 0.193 0.288 Middle School 19% 850 25 0.145 0.102 0.122 • High Schools 19% 1500 50 0.179 0.059 0.135 Note:Source Brighton 27j School District Capacity Average Rate per Rates per Rates per Ft. Lupton Weld 8 DU per school Size (AC) SFD SFA Townhome K-8 81% 765 20 0.596 0.256 0.100 High Schools 81% 1020 50 0.215 0.114 0.046 Note:Source Ft.Lupton Weld 8 It is estimated there will be a combined need to educate nearly 2,850 new students. Preliminarily, the Dry Creek RUA should plan for three K-8 schools and one high school. Fort Lupton Weld 8 is well positioned to serve new students in the near-term. Existing elementary schools have room for approximately 120 more students and the middle school has space for another 300 students. It is the District's intent to utilize existing capacity before building new schools. Fort Lupton Weld 8 enjoys additional bonding capacity and has the ability to start planning new facilities prior to a bond election. Brighton 27J is a larger school district and is experienced at accommodating growth during the last decade. Brighton 27J may utilize several approaches to accommodate new students, including moving school boundaries to match capacity with demand, using a combination of K-8 schools and elementary and middle schools, using modular classrooms, partnering with charter schools, building new classrooms, fee in lieu of dedication and possible short-term relief through open enrollment. • 19 Expanding a school district's capacity can be accomplished by the developer or builder dedicating , school sites (between 12 and 50 acres). Since school districts can experience a lag in property tax revenues to accommodate new students, it is possible to impose a per unit impact fee collected at the time each home closes to jump start funding for the school districts. Impact fees should be proportional to each school district's need to create new classrooms. If additional bonding capacity is sought by a District for capital construction, the developer and builders can volunteer to participate in school bond election campaigns to assist in sharing information about the election with voters. 2.1.3 Law Enforcement—Weld County Sheriff With approximately 4,500 new homes in the Dry Creek RUA, the number of residents served by the Sheriffs Department has increase by approximately 20%. Currently, the Sheriff's Department spends roughly $133 per Weld County resident annually on law enforcement services. However, this department does not expect the demand for law enforcement to increase proportionally in the Dry Creek RUA. The average estimated home value within the Dry Creek RUA will exceed Weld County's average. It is the Sheriff Department's experience that neighborhoods with above-average home values require fewer law enforcement services. Conversely, homes with above- average value increase the tax base disproportionately higher than the County's average home. In an effort to provide public facilities in close proximity to new Weld County residents, developers and builders could dedicate a site for a Sheriff's Department substation or provide office space within a mixed-use neighborhood retail area. Working closely with the Sheriffs Department to 11increase service levels as necessary is advantageous to both the Department as well as developers because quick response times are a community benefit. A special tax collecting district for law enforcement services, also known as an LEA, could be established with a dedicated supplemental revenue source for the Sheriffs Department to serve residence of the Dry Creek RUA. Under state law, up to 7 mills can be collected for this purpose. 2.1.4 Fire/Emergency Services—Greater Brighton Fire Protection District The Greater Brighton Fire Protection District, in partnership with Platte Valley Medical Center, will provide fire and EMS services for the majority of the Dry Creek RUA. Brighton Fire employs full- time professional fire fighters and supplements their team with trained volunteers. While a small portion of the site is within Mountain View Fire Protection District service area, mutual service agreements between the two fire districts need to be established that outline the conditions when each district takes the lead providing fire protection services within the Dry Creek RUA. Brighton Fire is governed by a standard for the organization and deployment of fire suppression operations, emergency medical operations, and special operations to the public by career and volunteer fire fighters. The Fire Suppression Rating Schedule (FSRS) measures numerous standards for the fire-fighting capabilities of a community. The most basic standard is for four people arriving at a fire scene within five minutes 90% of the time. FSRS also lists a number of items a community should have to fight fires effectively and assigns credit points for each item. Using those credit points and various formulas, a score is calculated on a scale of 1 to 10, with 1 providing the highest level of effectiveness. Currently, Brighton Fire earns a score of 4. . 20 • The Dry Creek RUA supports Brighton Fire's goal of maintaining their current FSRS score while increasing the number of structures served. Again, a land dedication of approximately two acres for a fire substation or combined emergency services station is an option available to increase capacity within the Dry Creek RUA and surrounding areas. Fire and emergency services within an improved RUA will enjoy the following advantages compared to current conditions: • Improved transportation corridors decrease response times. • A known water service provider: The TCVMD is the proposed water provider to the Dry Creek RUA and is already recognized as a water provider by FSRS. • Fire hydrants: In accordance with Weld County and Brighton standards, fire hydrants will be installed approximately every 300 feet throughout the community. Systemized water under pressure will increase fire suppression levels. 2.1.5 Transportation—Weld County Public Works It is important that new development pay its proportionate share to upgrade existing systems that benefit all of Weld County. The Dry Creek RUA supports this goal. Viewing the site in a regional context, its proximity to employment centers in Adams, Broomfield, and Boulder counties will attract much of the new vehicle trips per day out of Weld County. I-25 and U.S. 85 are the significant north-south transportation corridors for the region and both are maintained by the Colorado Department of Transportation (CDOT). With appropriate analysis of the impacts on 168th Avenue, SH 7 and other existing county roads, it is possible a transportation impact fee may be appropriate to mitigate the increased traffic. By way of example, Commerce City • and Adams County collect transportation impact fees based on new garage doors. It is possible a similar method could be implemented within the Dry Creek RUA. Viewing the site in a local context, all new streets will meet or exceed the county's construction standards. Paved streets designed to carry stormwater will be an improvement of over existing conditions. It is proposed the design and construction of local streets and collectors be shared by a metropolitan district, developers and builders within the Dry Creek RUA. A special taxing authority, sanctioned by Weld County, is a commonly used tool in the state of Colorado. One advantage a metro district offers is the ability to collect revenues for infrastructure in the early phases of development, including all aspects of street construction. It is recognized that local street maintenance may fall within the purview of a metropolitan district. The metropolitan district can be organized and monetary reserves established at the inception to provide long-term street maintenance that meets or exceeds County standards. 2.1.6 Parks and Recreation—Metropolitan District and/or Homeowner's Association As emphasized in the Weld County Comprehensive Plan, the provision of open space, parks, recreation centers, trails, fields, sport courts, skate parks, and swimming pools should be encouraged by non-county organizations. The Dry Creek RUA plans to meet or exceed the Subdivision code's park dedications requirements. The type, location level of amenities, and associated land dedications will be evaluated based on preferences and market demand of each neighborhood. The mechanisms available to build and maintain parks and recreational facilities include a metropolitan district, homeowner's association, and a private developer or builder. • 21 2.1.7 Social Services—Weld County Similar to the Sheriffs Department, Weld County Social Services Department estimates below- average demand for services because of the anticipated affluence within the Dry Creek RUA. Broadly speaking, privately provided social services are often chosen by those who can afford them. Much of what the county spends on social services is reimbursed by the federal and state government. Programs such as Low Income Energy Assistance Program (LEAP), Temporary Assistance to Needy Families (TANF), and Child Care are targeted for the "needy" because their incomes fall below established standards. The projected household incomes of residents in the Dry Creek RUA make them to ineligible for many of the services offered by the Social Services Department. If the Social Service Department identifies new demands related to the Dry Creek RUA in excess of the capacity provided by the above-average property taxes collected, mitigation techniques and methods will be considered and addressed at that time. 2.1.8 Library—High Plains Library District The library district serves more than 200,000 residents in Weld County and parts of Weld and Boulder counties, and covers a geographic area of almost 4,000 square miles. In 2009, High Plains will expend $3.9 million in capital improvements, including the purchase of a new office building. The District's long-term goal is to site a library every five miles, or within a 15-minute drive of each home. The Dry Creek RUA can support the High Plains Library District in their goals with a land dedication, possibly located in a mixed-use neighborhood. Libraries are welcomed amenities to most communities. 2.1.9 Fiscal Impact Analysis: The purpose of this analysis is to quantify current revenues and expenditures for each major public service provider in the Dry Creek RUA. Table 5 below shows how much each Department and/or District spent on their budget, per capita, to deliver public services in 2009. Leland Consulting Group noted in their peer review of Pioneer Development's Market Fiscal Review in 2006, a"per capita" methodology for determining the fiscal impacts for any development is appropriate for this level of planning. The second purpose of this analysis is to estimate each public service provider's revenues and expenditures when the residential neighborhoods within the Dry Creek RUA are fully built. This approach assumes public service providers continue to assess tax and collect revenues at the same level and by the same means as today. It also assumes public service providers' per capita expenditures are constant and proportional to their future revenues. Each public service provider's funding needs are estimated from property tax and are compared to estimated new property tax revenues based on 4,500 new homes. When disparities are identified, financing mechanisms are also identified to backfill revenue gaps. Metropolitan districts, homeowner's associations, land and facilities dedications, impact fees, developers and builder contributions are proven tools to construct and maintain infrastructure and amenities. 22 • Table #5: Dry Creek RUA Service Providers Revenues & Expenditures Total Per Current Revenues Percent of Capita or Per Capita or 2009 Public Service Providers Population from Budget from Student Student Allocation Revenue and Expenditures Served Budget Property Tax Property Tax Allocation from Property Tax Weld County Public Works 258,640 $42,726,488 $7,354,938 17.21% $165 $28 Weld County Social Service 258,640 $24,724,150 $5,775,000 23.36% $96 $22 Weld County Sheriff 258,640 $29,213,402 $8,339,015 28.55% $113 $32 Brighton Fire Protection District 60,000 $7,841,895 $5,983,725 76.30% $131 $100 Weld 8 Ft. Lupton School District 2,430 $18,240,010 $7,260,190 39.80% $7,506 $2,988 Brighton 27J School District 13,500 $187,717,461 $25,553,068 13.61% $7,997 $1,089 High Plains Library District 215,128 $27,793,389 $13,276,358 47.77% $129 $62 Total- $338,256,795 $73,542,294 --- Estimated Estimated Dry Creek RUA at Build Out Additional Funding Needs Average Estimated Possible Methods Public Service Providers Population from Property Weighted Property Tax to Offset&Mitigate Revenue and Expenditures Served Tax Home Value Mill Rate Revenues Impacts Weld County Public Works 13,365 $380,060 $25,693 1.613 $186,493 Metropolitan Weld County Social SenAce 13,365 $298,418 $25,693 1.266 $146,374 districts, Weld County Sheriff 13,365 $430,911 $25,693 2.594 $299,961 homeowners Brighton Fire Protection District 13,365 $1,332,875 $25,693 11.795 $1,363,726 associations, land& Weld 8 Ft. Lupton School District 2,380 $7,110,803 $25,693 24.220 $2,800,292 facilities dedications, Brighton 27J School District 464 $505,107 $25,693 45.215 $5,227,713 impact fees, High Plains Library District 13,365 $824,804 $25,693 3.260 $376,918 developer and builder Total $10,882,979 $10,401,477 contributions Dry Creek RUA Revenue Assumptions • Weighted Residential Residential Assessment Assessed Average Weighted Home Types Units Distribution Home Value Rate Value Home Value Multifamily&Single Family Small 1,500 33% $260,000 0.0796 $31,044,000 Single Family Medium 2,500 56% $325,000 0.0796 $64,675,000 Single Family Large 500 11% $500,000 0.0796 $19,900,000 Total 4,500 100% $115,619,000 $25,693 • 23 Table #6: Dry Creek RUA Service Providers Revenues &Expenditures Assumptions Notes Overview and Assumptions Value 2009 Weld County Budget $189,216,590 Weld County Mill Rate 16.804 Property taxes are less than 30%of the County's sources of revenue. Several other sources are available for the 1 Weld County budget. 2009 Property Taxes Collected $54,012,194 Property Tax Revenues as a Percent of Whole Budget 28.55% 2009 Sheriffs Department Budget $29,213,402 Sheriffs Department Budget as a Percent of Whole Budget 15.44% The Public Works and Social Service Departments are funded,in part,by a specific mill rate, 1.613 and 1.266 respectively, The Sheriff's Department is funded by the General Fund. In an effort to make reasonable comparisons between County departments, an estimated property tax allocation and mill rate for the Sheriff's Department is included. The Estimated Property Tax Allocated to the Sheriff's Department Budget is calculated by multiplying the Sheriff's Department Budget by the Property Tax Revenues as a Percent of the Whole Budget ($29,213,402 x 28.55%). The mill rate is calculated by multiply the County Mill Rate by the Sheriff's Department 2 Percentage of the Whole Budget(16.804 x 15.44%). Estimated Property Tax Allocation to Sheriffs Department Budget $8,339,015 Estimated Sheriffs Department Mill Allocation 2.594 The Dry Creek RUA is served by two school districts, Ft. Lupton Weld 8 and Brighton 27J. The Current Population Served in the 2009 Public Seance Provider Expenditures reflects all of the students served by each school district 3 and may include students outside of Weld County. Each school district uses different methods to project new student generation. The Estimated Additional Population Served by the Dry Creek RUA at Build Out blends each schoo/district's new students projections and the percent of 4 the RUA each District will serve. Percent of RUA in Ft. Lupton Weld 8 School District 81% Percent of RUA in Brighton 27J School District 19% Estimated Household Size 2.97 The Estimated Additional Population Served at Build Out is calculated by multiplying the number of estimated new 5 residential units by an estimated household size(4,500 x 2.97). Estimated Funding Needs from Property Tax at Build Out is calculated by multiplying the Per Capita or Student 6 Allocation from Property Tax by the Estimated Additional Population Served. The Mill Rates in the Dry Creek RUA at Build Out are the same as currently collected by each Public Service 7 Provider. The Estimated Property Tax Revenues at Build Out are calculated by multiplying the Average Weighted Home Value 8 by each Public Service Provider's Mill Rate and then multiply the estimated number of units. Residential Unit counts in the Dry Creek RUA Revenue Assumptions are estimates and do not represent final 9 counts. 10 The Residential Assessment Rate is set by the County Assessor's Office. 0.0796 11 All revenues and expenditures are expressed in 2009 dollars. Conclusions Property taxes are a moderate source of revenue for most service providers. Service providers receive revenues 1 from many sources including, federal and state governments, fees for service and grants. Within the Dry Creek RUA, estimated home values are higher than the County average. Higher home values yield 2 more property tax revenue. The density of homes with in the Dry Creek RUA provides a high level of property tax revenue per acre compared to 3 the County average. Public services are concentrated in a smaller area. 411 24 • 2.2 Future Transportation Impact Due to the fact that the Dry Creek Rural Urbanization Area(RUA)is not currently within the Weld County Urban Growth Area,the regional transportation model developed by the Denver Regional Council of Governments(DRCOG)does not assume significant development in this area. Therefore,no detailed analysis has been conducted to determine the transportation infrastructure needed to accommodate traffic expected to be generated from potential development in the area. Major regional roadways in the vicinity of the Dry Creek RUA include I-25, located approximately_miles to the west, US 85 located approximately four miles to the east,State Highway (SH)7 located approximately one mile to the south and E-470 located approximately three miles to the south. Several other two-lane(one lane in each direction)rural county roads exist adjacent to and within the Dry Creek RUA,but these roadways do not have sufficient capacity for the traffic expected to be generated by the development proposed within the Dry Creek RUA. To determine the transportation roadway infrastructure required to provide additional capacity for the traffic expected to be generated by development within the Dry Creek RUA,the DRCOG 2035 transportation model was modified with the expected land use and proposed transportation network for the Dry Creek RUA. The results of this modeling effort indicate that significant transportation improvements will be required. The following is a summary of the transportation improvements expected to be required: • Construct WCR 17 (Quebec Street) as a four lane principal arterial roadway with right of way reserved to allow for expansion to a six lane principal arterial adjacent to the site; • Construct WCR 6 as a four-lane principal arterial roadway on the adjacent to the site • • Construct WCR 2 as a two-lane minor arterial roadway adjacent to the site • Construct WCR 19(Yosemite Street) as a two-lane minor arterial within the site • Construct WCR 21 as a two-lane minor arterial roadway within the site • Construct a collector/local road system within the site • Construct 12 traffic signals or roundabouts on WCR 17, WCR 6, and WCR 2 adjacent to the site In addition, Weld County and or CDOT may require contributions to off-site improvements. The extent of these improvements and the required contribution by the Dry Creek RUA will be negotiated with Weld County and CDOT as part of the submittal process. 2.3 Future Infrastructure Impact 2.3.1 Future Potable and Irrigation Water The Dry Creek RUA is adjacent to the current TCVMD boundary and is within the proposed service area. TCVMD owns raw water rights (surface water and groundwater)and operates raw water storage reservoirs, wells, a water treatment plant, potable water storage, and potable and irrigation distribution systems. TCVMD has the ability to acquire additional renewable water surface rights and to expand storage, treatment, pumping and distribution infrastructure to provide potable and irrigation water service to the Dry Creek RUA. 25 • 2.3.2 Future Sanitary Sewer The Intergovernmental Agreement(IGA) between the Todd Creek Farms Metropolitan District(the former name of TCVMD) and Fort Lupton signed in 2007 ensures that the development within the Study Area will have sufficient sanitary sewer service. Fort Lupton's existing wastewater treatment plant(WWTP) is located to the northeast of the Dry Creek RUA and at a lower elevation. It is feasible to construct the necessary collection system and interceptors to transport wastewater from Dry Creek RUA to the Fort Lupton WWTP. Furthermore, the existing W WTP site can accommodate the expansion necessary to serve Dry Creek RUA. 2.4 Future Stormwater Impact The proposed Dry Creek RUA will provide guidance on future land use changes within the region. Consideration of the potential impacts to irrigation ditches and Big Dry Creek need to be included in any future land use changes to ensure that existing water rights are preserved. Alterations to the rate, volume, and direction of surface runoff can have dramatic impacts on the irrigation company waterways and agricultural uses. Compliance with the goals, policies, and recommendations of the RUA and the Preliminary Drainage Report can significantly reduce stormwater impacts due to land use changes by incorporating responsible development practices, such as conservation design. Creating regional detention in recommended areas will facilitate higher intensity land uses while efficiently utilizing flood prone areas. Finding innovative multiple uses of regional detention areas • can provide highly efficient and publicly beneficial recreational areas. Protection and enhancements of natural resources, especially Big Dry Creek, will provide amenities to the region, safeguard the public by reducing flood risk and damages, and create green space corridors for environmental stewardship. Responsible and sustainable development techniques proposed within the RUA should create positive impacts on the region while preserving the agricultural heritage. 2.5 Natural Environment Impact Land in Weld County and the Dry Creek RUA has been used for agriculture and range production for over a century. Turning,tilling, planting, mowing, and grazing activities and the propagation of crops have replaced all indigenous habitats. Currently,much of the RUA is being used intensively for feedlot livestock production and is severely overgrazed. Big Dry Creek, the most valuable and significant natural water body in the RUA, has not been adequately protected from livestock and severe bank erosion has occurred as a result. Big Dry Creek functions as a watering hole for cattle and as a channel for ditch delivering water to satisfy calls from downstream water right owners. Native grassland habitat in the RUA is absent and has been replaced with introduced grasses. Fields are generally degraded, weedy, left bare, and exhibit very little vegetative or wildlife species richness. Big Dry Creek is severely downcut and riparian and wetland habitat in the adjacent floodplain suffers as a result of the loss of this critical hydrologic interconnection. Habitat in the RUA does however support a variety of generalist terrestrial,avian, and aquatic species that are adapted to unspecialized habitat and tolerant of constantly changing, managed, homogenous conditions. As such, development in the RUA will displace and eliminate local habitat 26 • for many species of mammals, birds, and less-mobile amphibians(as referenced in Appendix C: TCVMD IGA Report). Song, ground-nesting and predatory birds such as burrowing owl, meadowlark, hawks and kestrels and the small prey (rodents and insects)that they depend on will be displaced as trees and ground cover(albeit weedy)are replaced with urban landscaping, roof tops, and impervious surfaces. Seasonal and perennial farm ponds that support amphibians shore and wetland birds will likely be impacted if existing ponds are not conducive to development layout. While much of the open agricultural area that currently exists will be developed,thereby creating urban habitat,the goals and policies proposed for the RUA are aimed at preserving what is feasible and establishing higher quality habitat conditions where it is practical. The Big Dry Creek corridor and associated wetlands,riparian, and grassland areas in the floodplain will be preserved as a natural greenway for wildlife and recreation use,allowing for continued existence of wildlife and travel corridors into the metropolitan area and to the South Platte River. Existing farm ponds may be enhanced and utilized as components in stormwater quality control and irrigation delivery systems as well as aquatic habitat and water features. Large trees that provide nesting,roosting, and cavities for birds will be avoided to the extent possible. However, if large tree removal cannot be avoided,nesting and fledging birds will not be harmed, harassed, or killed in accordance with the Migratory Bird Treaty Act(MBTA). Prairie dog removal, if necessary,will not be performed if burrowing owls are present. Unavoidable impacts to jurisdictional waters or wetlands associated with utility and road crossings will be mitigated appropriately according to the Clean Water Act(CWA)and the goals and policies of the Dry Creek • RUA. • 27 • 3.0 COMPLIANCE The following section outlines how the Dry Creek RUA Submittal is compliant with the Overall Weld County Comprehensive Plan Goals and Policies found in Sec 22-2-140 of the 2008 Weld County Comprehensive Plan. In the left hand column are the overall goals and policies and to the right are the sections of the submittal that address this particular policy. PI..AS VN1) 110. \1111.GROAAIII 1.1 Official land use been completed E12 Dry Creek RUA Framework Plan 1.2 Centered on urban development 1.8 RUA CONTEXT 1.10 REGIONAL GROWTH CONTEXT: 1.16 AREAS OF CHANGE/AREAS OF STABILITY 1.15.5 Land Uses and Population E.7 Regional Areas of Stability and Change E.8 Regional Municipalities Comprehensive Plans Table#2: Projected Growth of Denver Metro Area Counties Table#3: Top Growing Municipalities pop>5,000 in Colorado from 2000-2007 1.3 Prioritize Infill of Existing Does Not Apply RUAS 1.4 Advocated the use of existing 4.4 Service and School Provisions services and facilities Table#9: Service Providers for the Dry Creek RUA 4.7a Minimum Service Standards 4.7e Utilize Existing Capacity • 1.5 Does it have the following Land Uses: elements: Land Use Diversity, 4.6.1 Structural Land Uses Integrated E. 9 TCVMD 1GA Boundary housing/employment/local- Table#4: School District Requirements accessible- Table#5: Dry Creek RUA Service Providers Revenues&Expenditures employment/transportation- Table#6: Dry Creek RUA Service Providers Revenues& Expenditures Notes network-consistency with Weld County design standards Table#7: Projected Residential Population and Uses in Dry Creek RUA Table#8: Retail,Office, and Commercial Program of the Dry Creek RUA 4.6.4a Allowable Land Uses 4.6.4 Housing Diversity Integrated Housing/Employment 1.12 Regional Economic Context 1.15.4 Economic and Employment E.3 Regional Economic Context E. 9 TCVMD IGA Boundary E.4 Regional Current Employment Map Table#4: School District Requirements Table#5: Dry Creek RUA Service Providers Revenues&Expenditures Table#6: Dry Creek RUA Service Providers Revenues&Expenditures Notes Table#7: Projected Residential Population and Uses in Dry Creek RUA Table#8: Retail,Office, and Commercial Program of the Dry Creek RUA 4.6.4h Walkability of Residential Neighborhoods 4.6.4i Neighborhood Interconnectivity Transportation Network 1.11 Regional Transportation Context 4.9.1a Regional Integration 4.9.1.b Trail Interconnectivity 4.9.4 Neighborhood Interconnectivity 28 2.11 COORDINATE (IRB.AN I.ANI) 1 S4: PLANNING \\ITIIIN 121'.\ • VA I Ill SC RIUULA1)1NC (I TIES, OWNERS,COL SIN 2.1 Encourage joint planning 1.14 SURROUNDING COMPREHENSIVE PLANS: between County,property 1.14.1 Relationship of RUA Boundary to Surrounding Plans: owners,municipalities, 4.7d Regional Cooperation jurisdictions. 4.7e Utilize Existing Capacity 2.2 Communication between 1.7.1 Referral Agency Discussions County,Property Owner, 1.7.2 Stakeholder Interviews etc 1.7.3 Individual Property Owner Meetings 1.7.4 Public Meetings 4.11g Encourage Cooperation 2.3 IGA Agreements 1.15.1 Intergovernmental Agreement(IGA)with Fort 1.15.3 Future Sanitary Sewer 2.4 Cooperation and 4.4 Service and School Provisions Consolidation of Urban 4.7a Minimum Service Standards Services 4.7.6 Minimize Fiscal Impacts 4.7.d Regional Cooperation 2.5 Coordination location, 4.7c Embedded Community Facility in Neighborhoods construction, funding of 4.7f Collocation and Shared Use of School Facilities with Civic public facilities or other Community Uses 4.7g Collocation and Shared Use of School Facilities as a mechanism to offset cost of public service provision 2.6 Coordination of 4.7d Regional Cooperation adjoining and overlapping municipalities 2.7 Consistence with 1.14 Surrounding Comprehensive Plans • regional studies 1.14.1 Relationship of RUA Boundary to Surrounding Plans 4.7 Regional Cooperation Appendix TCVMD Study Area Report IP 29 • 3.0 I)EAFLOPAII Sf AAFullA RF.A SIIOL I I)OCCFIt IN \N \I I R.A( i IAl( \AI) Fl-NCTIOS.A1. WORKING ANID I.IA INC I AA IRON,AII(\T 3.1 Compatibility of E.10 TCVMD IGA Study Area surrounding land uses/natural 1.15 TCVMD IGA STUDY AREA ISSUES: site features 1.15.6 Open Space and Natural Areas and Drainages: 4.6.4 Compatibility with surrounding proposed/existing land uses 4.6.5 Limiting Site Factors 4.6.5.c Importance of Limiting Factors as Open Space 3.2 Visual and Sound 4.8.1a Compatibility with Existing Comprehensive Barriers screen Plans Goals and Policies commercial/industrial from 4.8.1.b Minimum Standards res and roads 4.8.1.c Provision of Open Space 4.8.6d Screening of Adjacent Uses through Landscaping Berming and Clustering 3.3 Innovative Siting and 4.8.1 Minimum Standards Design Techniques/perimeter 4.8.6d Screening of Adjacent Uses through treatment and transition Landscape Berming and Clustering between use 4.6.3e Compatibility with surrounding propose/existing land uses 4.6.4g Neighborhood Emphasis 4.6.4h Walkability of Residential Neighborhoods 4.6.5h Visual Screening of Rural Land Uses 4.6.5i Development of Clustering and Transitioning . 3.4 Quality Site and 4.6.4b Properly Scaled architecture 4.6.4.f Compatibility of Building Heights 4.6.4i Pedestrian Oriented Mixed Use Areas 4.6.4.j Building Integration 4.6.4.k Building Orientation 4.6.5f Rural Neighborhood Character 3.5 Conform with IGA 1.15.1 Intergovernmental Agreement(IGA) 1.15.3 Future Sanitary Sewer 3.6 Conserve and Enhance 4.6.5a Compatibility with Existing Comprehensive Natural Resources Plan Goals and Policies 4.6.5.c Importance of Limiting Factors as Open Space 4.6.5.d Preservation of Habitat 4.6.5.e Importance as Water Resource 4.6.5.i Buffering of Existing Oil and Gas Production and Distribution 4.8e. Emphasize Importance of Habitat 4.8.1.c Buffer or screen between development and oil and gas operation areas 4.8.g Enhancement of Open Space 4.8.h Create a Visual and Attractive Environment 4.12(All Policies) 4.I3Vegetation(All Policies) • 30 4.0 NEAR DEVELOPMENT NN I I IIIN RFGI(IN • .AI. C 12R_%Ni%.ATIOA ARILA SilOt Ell I'V1' ITS O\\\ 4.1 New development within the 2.7a Minimum Service Standards RUAs should provide a mechanism for 2.7.b Minimize Fiscal Impact funding and maintaining public 2.8.a Compatibility with Existing Comprehensive Plan facilities,expanded services, Goals and Policies transportation,and community 2.8.f Management of Open Space facilities based on new demand 2.9.b Traffic Impact Analysis created by the development. 4.2 A land use applicant within a 4.76 Minimize Fiscal Impacts RUA has the option to provide a 2.1 Future Service Impact Summary cost/benefit evaluation. This Table#5:Dry Creek RUA Service Providers Revenues& evaluation may be considered for Expenditures potential economic incentives. 5.11 ENSURE EFFICEN'T AND COST- EI'FECIIAT: DELIAl':RN OF:ADEQI.ATE PUBLIC FACILITIES/SERVICES \\Fllll\ RI-:\ 5.1 Ensure adequate facilities such as E 12 RUA Framework Plan schools and emergency 4.4 Service and School Provisions Table#9: Service Providers for the Dry Creek RUA 4.7 Community and Emergency Facilities 5.2 Provide land for public facilities E 12 RUA Framework Plan and public services 4.7.f Collaboration and Shared Use of School Facilities with Civic or other Community Uses 4.7.g Collocation and Shared Use of School Facilities 5.3 RUA should use sewer and water 4.6.4d Serviced by Infrastructure providers 4.6.5b Serviced by Infrastructure 1.15.3 Future Sanitary Sewer 5.4. New development should consider 4.6.46 Properly Scaled compatibility with existing 4.6.4.f Compatibility of Building Heights surrounding land uses in terms of 4.6.4.e Compatibility with Existing general use, building height, scale, Comprehensive Plan Goals and Policies density,traffic,dust, and noise. 4.6.5.c Compatibility with Existing Comprehensive Plan Goals and Policies 4.6.5.j High Quality and Attractive Neighborhood Character 4.6.6.f Rural Neighborhood Character 4.8.l.a Screen or Buffer Between Incompatible Adjacent Land Uses 4.8.I.b Transition from higher density urban uses to rural uses through lower density development 4.8.1.c Buffer or screen between development and oil and gas operations areas • 31 • 6.0. EAStRE AWi:ll.-IN it(azVFFI) FR.\\SPORT \HON S1SIT:\I \\I'IIII\ HIE REGION.\l. t ill.\\l/.\IIO\ \ RE.Alil.AT CONSIDERS VI.1. ARIDES OF IR.\\SPUR I.\HON. 6.1 Plan and Maintain 4.9.a Circulation System Transportation System that unifies E.2 Regional Transportation Context and coincides with state E.12 6.2 Require dedication and 4.9.c Design Standards improvement of roads as conditions 4.9.a Circulation System 6.3 Consider a trail system/support 4.9.1 Trails adequate transport and recreational 4.4.1a Regional Integration purposes 4.4.I.b Trail Interconnectivity 4.4.1.c Minimize Conflict with Plant and Animal Habitat 4.4.1.c Universall Desi_ned 7.0 PROMO Fl: .AA FAN IROAAII:AT HINT IS FREE OF E\SIG11'EI.\ I.I I"I Elt • 7.1 New Development should 4.6.5j High Quality and Attractive occur in manner that assures an Neighborhood Character attractive working and living 4.6.6.f Rural Neighborhood Character environment 7.2 Property Owners should 4.6.5.j High Quality and Attractive demonstrate responsibility of Neighborhood Character ownership by minimizing safety 4.6.6.f Rural Neighborhood Character and health hazards 4.6.4.e Compatibility with Existing Comprehensive Plan Goals and Policies 4.6.5.c Compatibility with Existing Comprehensive Plan Goals and Policies 4.6.6.6 Compatibility with Existing Comprehensive Plan Goals and Policies • 32 • THE FOLLOWING CHAPTER IS FOR INCLUSION AS A SECTION IN CHAPTER 26 OF THE WELD COUNTY COMPREHENSIVE PLAN. • • 33 4.0 DRY CREEK RUA COMPREHENSIVE PLAN AMENDMENT , A Framework Plan is established to provide a foundation and general guidance to enable the County and its citizens to make appropriate decisions regarding future development within a specific geographical area. It represents a vision of what the Dry Creek RUA could look like over the next 20 years and is supported by specific land use goals and policies. The following chapter outlines the Framework Plan and how it will be used to guide future growth in the Dry Creek RUA. 4.1 DEVELOPMENT STANDARDS The proposed Dry Creek RUA is located in one of the fastest growing areas of both Weld County and the Denver Metro Area. Surrounding municipal populations are increasing quickly, and employment and retail opportunities are moving to the area at an accelerated rate. The Dry Creek RUA is an effort to ensure that future development is compatible with the existing and future character of the region. Future development shown in Exhibit#12 Dry Creek Framework Plan will conform with the goals and policies outlined in Section 22 of the Weld County Comprehensive Plan as well as meet additional goals and policies and standards outlined in this amendment. 4.2 INTENT The intent of the Dry Creek Framework Plan and resultant Goals and Policies is to expedite the planning review process by clearly outlining the expectations for future development within the area. To this end, the principles defined in the Framework Plan and Goals and Policies seek to ensure that new development is consistent with the county's overall vision, the surrounding context, and is in accordance with general RUA Goals and Policies outlined in the Weld County Comprehensive Plan. The framework plan and Goals and Policies within this application are intended to be specific and clear enough to guide development, but not to preclude creative design solutions. The Dry Creek RUA seeks to create an integrated community that balances development with riparian corridors, oil and gas production, and the site's agricultural heritage. The framework plan seeks to ensure that future RUA development fits into the contextual character and planning efforts of the surrounding area while creating an attractive living and working community. 4.3 MAXIMUM WORK AND LIVING POPULATION Table 7 and 8 outline the maximum number of people who are projected to live and work in the RUA and the maximum non-residential uses. The projected population of the Dry Creek RUA is between 6,500 and 19,700 people and 411 34 between 2,200 and 6,600 dwelling units. Non-residential uses in the RUA are projected to be between 66,000 sq. ft. of GFA and 187,000 sq. ft. of GFA. These non-residential uses include but are not limited to, small neighborhood retail and civic uses. These uses are projected to employ between 130 and373 people (exclusive of school employment). Including school employment, between 218 and605 people would work within the RUA. Table #7: Projected Residential Population and Uses in Dry Creek RUA Projected Population Net Min Max Min Max Min Max Acres Density Density DU DU PopulatiorPopulatio Rural Estates 93 1.0 4.0 100 400 300 1200 Suburban Residential 907 2.0 5.5 1,800 5,000 5300 14900 Neighborhood Mixed Use Residential 60 5.0 20.0 300 1,200 900 3600 'Net Acres include development and local roads 2,200 6,600 6,500 19,700 •Fbusehold Size 6 2.97 Table #8: Retail, Office, and Commercial Program of the Dry Creek RUA Min# Max # Min Max Retail/Office/Commercial/Program Acres FAR of jobs of jobs Sq Ft Sq Ft Community and Local Services 5.0 0.2 44 126 22,000 63,000 (Sales Center/Day Care/Real Estate Offices, Fitness, Civic Uses, etc) Leisure/Dining/Professional Office 10.0 0.2 87 249 44,000 124,000 (Restaurant, Cottle,Ace Hardware, Fast Food • Bank,Medical/Dental Office,Local Retail,etc) Daytime Shopping 0.2 0 0 0 0 (Sporting Goods, Bike Shop, Bookstore, Salon Pharmacy-Walgreens, Small Grocery, Gas,etc.) TOTAL 15.0 131 374 66,000 187,000 'Jobs calculated as 1 per 500 sq.f t.of commercial sq.ft. 4.4 SERVICE AND SCHOOL PROVISIONS Table 9 and 10 outline the agencies that will provide services and education and the Dry Creek RUA school requirements. Around 20% of the Dry Creek RUA is within Brighton 27J School District 80% of the boundary is within Fort Lupton Weld County 8. The RUA population projections would justify approximately 3 K-8 schools and 1 High school. The general locations of these schools are depicted in Exhibit #12: Dry Creek RUA Framework Plan and are generally located along WCR4, which is envisioned to be a green parkway linking Big Dry Creek with the Brantner Irrigation Ditch to the east. • 35 Table #9:Service Providers for the Dry Creek RUA Sc rsi cc Prodder Domestic Water TCVMD Metro District Sanitation TCVMD Metro District Gas Xcel Energy Electric United Power Fiber Optic/Comm Qwest/Comcast School Weld 8 Ft.Lupton Brighton 27J Law Enforcement Weld County Sheriff Fire Brighton Fire Protection District/ Mountain View Fire Protection/ Ambulance Brighton Fire Protection District Highway&Roads CDOT.Weld County Dept of Public Recreation TCVMD Recreation District Table #10: Dry Creek RUA School Program School Program Requirements 41K-8 HS Estimated #of Schools 3 1 Land Area (AC) 60 50 Student Capacity per school 765 1020 Average Size (AC) 20 50 Min#of Jobs 61 19 Avg #of Jobs 114 36 Max #of Jobs 177 58 Min #of schools 1.55 0.39 Avg #of schools 2.87 0.73 Max #of schools 4.48 1.19 Note:Source Brighton 27j School District Ft. Lupton Weld 8 School District 411 36 • 4.5 GOALS AND POLICIES INTRODUCTION: The following section describes the goals and policies associated with the Dry Creek RUA. These goals and policies are organized in the following land use categories. Structural Land Use Categories *Mixed-Use Neighborhoods *Suburban Neighborhoods *Estate Neighborhoods *Limiting Factors *Community and Emergency Facilities Open Space *Buffer Conditions Common Open Space Parks and Recreation Agricultural Landscape Medians and Roadsides Archeological, Cultural and Historic Resources Transportation and Circulation Trails Infrastructure Drainage • Groundwater Wildlife Vegetation Categories with marked with an asterisk are directly delineated in Exhibit #12 Dr y Creek Framework Plan. All other goals and policies would be directed towards future development that would occur within the RUA plan. 4.6 FRAMEWORK LAND USE CATEGORIES: GOAL The goal of the overall Dry Creek RUA Framework Plan structure land use categories is to: 1. Establish a harmonious design that protects and enhances the value and character of surrounding land uses through the attraction of clean and non- polluting land uses to the community and minimizes obstruction of the view of others through the careful use of perimeter landscaping, screening, and buffering. • 37 2. Discourage development in hazard areas where a significant risk to life , and property exist, as in areas of floodplain, geologic hazard, unstable soils, undermined areas, and steep slopes. 4.6.1 Structural Land Uses: In the Dry Creek RUA, land use is grouped into four land use categories. These categories are conceptual and not intended to create vested property rights in the continuation of any particular use, district, zoning classification, or any permissible activity therein. The Land Use categories are as follows: a. Neighborhood Mixed Use (C-I/C-2/R-3/R-4) b. Suburban Neighborhoods (R-1/R-2) c. Estate Neighborhoods (E) d. Limiting Site Factors (No Development Allowed) Each land use category consists of distinct and unique qualities and is established as a matter of policy to guide and implement planned land use development. These categories are delineated in the RUA Framework Plan and are correlated to the generalized zone districts as defined in Chapter 23 of Weld County Code as noted below. In all cases, Chapter 23, 24, and 27 should be consulted for clarification of specific requirements. 4.6.2 Maximum Lot Coverage: All land use applications in the Dry Creek RUA shall adhere to the following regulations governing the maximum percentage of lot coverage. Maximum lot coverage is defined as the maximum percent of the total area of a lot in a zone district that shall be covered by any structure. The percentage of coverage on a lot shall not include the area of the lot or development designated as open space. The percentages outlined in Table #11 shall be deemed the maximum lot coverage for each zone district within the Dry Creek RUA. Table #11: Maximum Lot Coverage a Percentage Covered Neighborhood Mixed Use 85% Suburban Residential Neighborhoods 60% Estate Neighborhoods 40% Limiting Site Factor NA 4.6.3 Offset Requirements: All land use applications in the Dry Creek RUA shall adhere to the following bulk requirements for R-1, R-2, R-3 and R-4 Zone Districts of Sect 23-3-150 of Weld County Code. For the Dry Creek RUA, "offset" is defined as the horizontal 38 • distance between any building or structure as measured at a right angle from the nearest lot line to the foundation of the nearest building. 4.6.4 Mixed Use Neighborhood: GOAL: To create higher density nodes proximate to major regional arterials that provides convenience, goods, and services for residents of the immediate area. Mixed Use Neighborhoods should be linked to transportation networks, but minimize traffic and parking problems for the adjacent residents while promoting compatibility between the commercial and nearby residential areas. POLICIES a Higher Density Nodes: These mixed use neighborhoods are intended to provide a safe, proximate, and higher density activity areas offering convenience goods and services to residents of surrounding neighborhoods. Environmental and service-related impacts are minimal. b Properly Scaled: Non-residential uses should be appropriately located and scaled within easy access and integrated within the surrounding neighborhood context. c Allowable Land Uses: Generally, commercial uses should be • similar to the uses described in Section 23-3-210 (C-1 Neighborhood Commercial Zone District) including both the Uses allowed by Right and Uses by Special Review. Residential Uses should be similar to those described in Section 23-3-130 (R-3 Medium-Density Residential) and Section 23-3-140 (R-4 High-Density Residential) including both the Uses allowed by Right and Uses by Special Review. Both the commercial and residential uses include but are not limited to: i. Stores and shops which furnish personal services and merchandise primarily intended for personal, family, or household purposes by the residents of the area in which the use is located. ii. Restaurants iii. Schools and Public School extension classes iv. Public Recreational Facilities, Community Buildings, Museums, and Libraries v. Police and Fire Station Facilities vi. Offices vii. Utility Service Facility viii. Child Care Center ix. Places of Worship x. Clubhouse and Recreational Facilities xi. Attached Dwelling Units • xii. Group Home facility 39 xiii. Foster Care Homes , d. Serviced by Infrastructure: Mixed-Use Neighborhoods will utilize public sewer and water services. e Compatibility with Existing Comprehensive Plan Goals and Policies: Development of Neighborhood Mixed Use Centers should meet the goals and policies in the Weld County Comprehensive Plan Section 22-2-100 (Commercial Development Goals and Policies) as well as the goals and policies in Section 22-2-120 that specifically discuss Urban Residential Uses. f Compatibility of Building Heights: Buildings shall be considered in terms of their relationship to the height and massing of adjacent buildings, as well as in relation to the human scale. g Green Transitions: Development within Neighborhood Mixed Use areas should use landscaping to provide a transition and buffer from higher density, more active land uses, to lower density residential land uses and existing rural land uses. h Clustering of Higher Density Uses: Non-Residential Uses, larger buildings and attached multi-family housing should cluster near commercial centers and transition to the surrounding residential neighborhoods through the use of lower density products. i Pedestrian-Oriented Mixed Use Areas: Create pedestrian- friendly and human-scaled commercial areas by providing open areas for gathering places, creating a tree canopy between on- street parking and store fronts, and minimizing the visual impact of parking lots. Building Integration: Mitigate large-footprint commercial structures by minimizing the impact of parking areas and incorporating more human-scaled streetscapes into designs. k Building Orientation: Reinforce the character and quality of the streets through the development of buildings that provide orientation and access towards the street. 4.6.5 Suburban Neighborhoods: GOAL: Residential districts within the RUA will be cohesive, identifiable, and diverse, while still being integrated into the regional context of the surrounding area. Developments are encouraged to coordinate neighborhood design efforts with regards to circulation provisions, conservation of natural features, and relationship to established neighborhood areas. A diversity of housing types is encouraged to include both owner-occupied and rental housing, which serves all economic 41 40 • segments of the population and match local incomes and age groups. Higher residential densities should be situated within close proximity to designated neighborhood/activity centers. Each neighborhood should have an interconnected network of local streets that provide direct connections to local destinations. POLICIES a. Allowable Land Uses: Generally Residential Uses occurring in the Neighborhood Mixed Use should meet the requirements set in Section 23-3-130 (R-1 Low-Density Residential Zone District) and Section 23-3-140 (R-2 Duplex Residential Zone). b. Serviced by Infrastructure: Suburban Neighborhoods will utilize public sewer and water services. c. Compatibility with Existing Comprehensive Plan Goals and Policies: Development of Neighborhood Suburban Residential Areas should meet the goals and policies in the Weld County Comprehensive Plan Section 22-2-120 (Residential Development Goals and Policies). d. Housing Diversity: Residential areas should reflect affordability and lifestyle choices that include dwelling unit type, density, environmental setting, and convenience levels. xiv. Diverse housing options serve people of all income levels • and may provide some citizens the ability to live where they work. A shortage of workforce housing for entry-level or essential employees, living on a moderate income, may be detrimental to local employers' efforts to maintain an adequate workforce. e. Compatibility with surrounding proposed/existing land uses: Thorough examination of issues such as compatibility with surrounding and regional land uses, availability and adequacy of infrastructure, impacts on the natural environment, drainage and transportation, and other issues should occur in the review of all residential developments f. Adequate Services: Improvements associated with residential development should be based on the direct impact those development proposals have on the infrastructure and services related to that development. - Ensure that adequate services and facilities are currently available or reasonably obtainable to serve the residential development or district. - Ensure adequate mechanisms are in place to manage and maintain all public and private improvements in residential development. These improvements may include water delivery, sewage delivery, sewage disposal, drainage facilities, roadways, common and private open space, landscaped areas, • 41 and fencing. Mechanisms may include, but are not limited to, homeowner's associations, metropolitan or other improvement districts, agreements with utility or service providers, or protective covenants addressing privately-owned property. g. Neighborhood Emphasis: Development within the Dry Creek RUA is encouraged to be focused in distinct neighborhoods that are walkable, pedestrian friendly, and integrated into the regional open space and circulation network. h. Walkability of Residential Neighborhoods: Suburban residential neighborhoods should be pedestrian friendly and walkable. Detached sidewalks and pedestrian and bicycle paths are encouraged. i. Neighborhood Interconnectivity: Neighborhoods located adjacent to future development areas should provide opportunities for future roadway and open space extensions. Cul-de-sacs and other dead end streets are discouraged unless necessitated by the natural or built constraints of the site. Where cul-de-sacs are used, pedestrian connections should be provided between the street and adjacent open space areas, trails, and other common areas to promote neighborhood connectivity. j. High-Quality and Attractive Neighborhood Character: Non- residential uses such as civic or commercial areas within suburban residential neighborhoods, open spaces should be appropriately scaled and of similar character to the surrounding residential neighborhood to promote an attractive and high-quality neighborhood character. Repetition of identical homes and garages along neighborhood streets detracts from the visual character of the neighborhood and is strongly discouraged. 4.6.6 Estate Neighborhoods GOAL: Estate Neighborhoods are intended to provide an appropriate transition from more intensive development to existing rural/agricultural areas. These low-density neighborhoods should maintain a country living and rural atmosphere while preserving the vegetation, significant geological features, wildlife habitat/corridors, views, and privacy. POLICIES a. Allowable Land Uses: Generally Residential Uses occurring in the Estate Neighborhoods should meet the requirements set in Sec 23-3-410 (E Estate Zone District) b. Compatibility with Existing Comprehensive Plan Goals and Policies: Development of Residential Estates should meet the goals and policies in the Weld County Comprehensive Plan Section 22-2-120 (Residential Development Goals and Policies). 4111 42 • c. Compatibility with surrounding proposed/existing land uses: Thorough examination of issues such as compatibility with surrounding and regional land uses, availability and adequacy of infrastructure, impacts on the natural environment drainage and transportation, and integration with the rural agriculture character of the area should occur in the review of all residential estate. d. Adequate Services: Ensure that adequate services and facilities such as sheriff/fire protection, medical support, and efficient service delivery such as school busing are currently available or reasonably obtainable to serve residential estate developments. e. Emphasis on Open Space: Lots should have access to common or private open space if applicable. Private open space is encouraged on individual lots to support high-quality rural character. f. Rural Neighborhood Character: Rural Residential Estates should be designed with development patterns, design features, amenities, and architecture that support a high-quality rural character. g. Pedestrian Interconnectivity: Pedestrian connections to surrounding properties should be included, where feasible, to ensure connectivity between adjoining properties as they are developed. h. Visual Screening of Rural Land uses: Perimeter treatments, entry ways, and setbacks are encouraged to be individually tailored to each development proposal, but should support a high-quality • rural character. i. Development Clustering and Transitioning: Development clustering techniques to preserve natural amenities, scenic view corridors, and agricultural viable land is encouraged. Residential Estate developments should be designed as transitional areas between higher intensity urban uses and existing rural uses surrounding the Dry Creek RUA. j. Small-Scale Farming: Support opportunities such as, but not limited to, hobby farming and home businesses to supplement family income and reduce living expenses for farm families and others who prefer a rural lifestyle. 4.6.7 Limiting Site Factors DEFINITION: Areas comprised of limiting site factors contain certain physical elements that obstruct, or are hazardous to, certain types of development. These physical elements include floodplains, critical wildlife habitat areas, aquifer recharge areas, riparian areas, topographically constraints, regional utility easements, regional oil and gas pipeline easements, and oil and gas processing and distribution facilities. GOAL: Discourage development within limiting factor areas to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to • 43 minimize negative impacts and alteration of natural features. Preserve, protect, and enhance areas from development defined in Exhibit #12 Dry Creek Framework Plan, including but not limited to surface water bodies, wetland habitat, riparian corridors, floodplains, transmission lines, significant regional oil and gas lines, and significant oil and gas processing and distribution facilities. POLICIES: a. Compatibility with Existing Comprehensive Plan Goals and Policies: Goals and Policies regarding the Protection and Preservation of Limiting Factor Areas are consistent with those outlined in Article V Natural Resources, Section. 22-5-10, and 22-5-20 of the Weld County Comp Plan. The following policies are consistent with the County's Goals and Policies as outlined in Section. 22-5-30 but have been modified, revised or clarified to reflect the desired policies of the RUA: i. Discourage excessive or unnecessary removal of riparian vegetation and alterations of stream beds and banks, or other Significant or Critical Habitats during the design and development of land uses that require grading and drainage improvements unless specifically permitted for restoration, enhancement, or creation of additional habitat. ii. Conflicts with fish and wildlife habitats and travel and migration routes should be considered in land development. iii. Development adjacent to rivers and streams, waterfowl areas, Significant or Critical Habitats areas should incorporate reduced densities, adequate setbacks, and buffers. iv. It is incumbent upon all land owners (private or public), metro districts, developers, and site construction contractors to be aware that it is illegal to place fill material in any jurisdictional water or wetland. Impacts to jurisdictional waters or wetlands will be mitigated in the RUA by the responsible party according to requirements, regulations, and guidelines set out by the U.S. Army Corps of Engineers (USACE)/U.S. Environmental Protection Agency(EPA). v. Unnecessary destruction of riparian areas is strongly discouraged. Impacts to riparian areas will be mitigated in the RUA by the responsible party. Mitigation will be accomplished through restoration, enhancement, or creation efforts. vi. Any habitat mitigation required will be coordinated through the Recreation District. vii. Developers will coordinate with local, state, and federal agencies to identify issues and implement measures for the protection, restoration, enhancement, or creation of fish and wildlife habitat. 44 • b. Compatibility of Uses in each Zone: Areas comprised of Limiting Site Factors contain certain physical elements that obstruct, or are hazardous to, certain types of development. These physical elements include but are not limited to the following uses: i. Floodplains (within the Federal Emergency Management Agency (FEMA) 100-year floodplain) ii. Critical Wildlife and Riparian Habitat Areas iii. Wetland and Aquifer Recharge Areas iv. Surface Water Bodies v. Topographical Constraints vi. Transmission Line Easements vii. Regional Oil and Gas Easements viii. Oil and Gas Distribution and Processing Facilities Although these sites contain factors that limit certain types of development, these areas are, nevertheless, usable for agricultural production, recreational activities and parks, or other functions that cannot damage or be damaged by the constraining site factors. These areas can also enhance the character of this RUA by providing corridors for trails and wildlife and for the protection of natural resources, riparian habitats, and natural features essential to the identity of this RUA. • c. Importance of Limiting Factors as Open Space: Development in the RUA should preserve and enhance the Big Dry Creek floodplain and riparian corridor, improve habitat conditions and create quality open space, and, to the extent feasible, preserve and enhance significant non-jurisdictional farm ponds and associated aquatic, wetland, and riparian habitats to encourage wildlife use. d. Preservation of Habitat: Development within the RUA should preserve, create, and enhance grassland buffers around Sensitive or Critical Habitats within areas defined as Limiting Factors in Exhibit #I2 Dry Creek Framework Plan. i. Discourage development and avoid disturbance to sensitive, significant, or critical habitat areas. Encourage buffers and setbacks around such features. Preclude any new structural development in the riparian areas. ii. Encourage the restoration and enhancement of water resources to provide a diversity of water-based active and passive recreational opportunities as well as wildlife habitat. iii. Create, preserve, and enhance grassland buffers around Sensitive or Critical Habitats within areas defined as limiting factors in Exhibit#12 Dry Creek Framework Plan. e. Importance as Water Resource: Within limiting factor areas, development within the RUA is encouraged to utilize Low Impact Development(LID) methods of reducing impermeable surfaces, create • 45 stormwater detention and permanent water quality ponds, bioswales and wetlands to reduce the quantity and improve the quality of water released from development sites and to create functional wildlife habitat. Locate and design stormwater facilities to take advantage of and enhance existing water resources and habitat. f. Interconnection of Limiting Factor Areas: Create a meaningful and interconnected system of open space that incorporates water bodies, wetland habitat, riparian corridors, buffers, floodplains, and other Significant or Critical Habitats. g. Compatibility with State and Federal Laws and Regulations: Abide by Section 404 and 401 of the Clean Water Act(CWA and adhere to the State and Federal rules, regulations, and guidance governing the preservation of water quality and protection and mitigation of waters of the United States, and wetlands as administered by the U.S. Army Corps of Engineers (USACE, the Environmental Protection Agency (EPA, and the State of Colorado Department of Public Health and Environment (CDPHE). h. Discourage New Development within Limiting Factor Areas: Discourage development in hazard areas where a significant risk to life and property exist, as in areas of floodplain, geologic hazard, unstable soils, undermined areas, and steep slopes. Minimize development and encroachment in the floodplain and preclude any net fill in the floodplain. i. Buffering of Existing Oil and Gas Production and Distribution: Oil and gas drilling, processing, and distribution in the TCVMD IGA Study Area are a significant economic component. It is important that proper mitigation measures such as screening and buffering are employed to address potential conflicts between existing industrial areas and future urban development. j. Confirmation of Floodplains: While general locations of floodplains have been shown in Exhibit#12 Dry Creek Framework Plan, prior to submitting a Change of Zone application, the Applicant must define floodplain source of the data, accuracy, modeling methodology, assumptions, etc. Numerous factors can change floodplain limits. If deemed necessary, the applicant should modify the defined floodplain boundary to take into account the most recent floodplain changes. 4.7 COMMUNITY AND EMERGENCY FACILITIES GOAL: Ensure the efficient and cost-effective delivery of adequate public facilities and services within the Dry Creek RUA that provides for the health, safety, and welfare of the present and future residents of the County. POLICIES: a. Minimum Service Standards: Minimum service standards and facility standards will be established in determining whether public 46 • services and facilities are adequate for residential and mixed-use development. - Each service provider will advise on acceptable standards of service and facilities as each is a technical expert. - As site-specific development plans become available for each phase of development, direct input from each service provider will be incorporated into the planning efforts. b. Minimize Fiscal Impacts: The Dry Creek RUA will provide mechanisms for funding public facilities, accommodating service expansion and community amenities based on the demand created by the development. - Mechanisms for funding infrastructure improvements should be promoted to ensure equitable participation by the developer, utility providers, service providers, the county, future owners, and surrounding properties. Such mechanisms may include over-sizing or payback agreements, impact fees, interim/ultimate design and installation plans, improvement or metropolitan districts, and/or other methods. - Strive to set common urban development fees within the Intergovernmental Agreement urban growth area, to encourage parity. - Review existing impact fee policies every three years and after each decennial census to ensure that the basis for impact fees • remains equitable and fair and reflects the current cost of construction. - Cost-sharing with the county for major regional improvements could be employed to generate revenue to expedite the construction of infrastructure. - Consider both the physical and fiscal impact on the local districts. If it is found the service providers, as a result of the proposed development, require additional facilities, or incur costs requiring additional local revenues, the project will consider contributing funds to the services provider(s) for the costs directly attributable to the project. - Establish ways to have a common proportionate impact fee among the multiple jurisdictions within Weld County. c. Embedded Community Facilities in Neighborhoods: Locating schools, a library, and sheriff and fire satellite stations within the community are hallmarks of the charter the Dry Creek RUA seeks to create. They are desired land uses that improve the sense of safety and overall desirability of the community. d. Regional Cooperation: Cooperation or consolidation of urban services among the county, special districts, and private developers is encouraged, when appropriate, to avoid duplication and overlapping costs to establish a satisfactory level of quality, quantity and dependability of those services. • 47 - Development in the RUA should participate in joint planning with the county and service providers to coordinate a timely, orderly, and efficient arrangement of public facilities and services. - Development should work cooperatively to the mutual benefit of the new residents and the public service providers through the use of such mechanisms as IGAs. e. Utilize Existing Capacity: Development requiring urban services and facilities should be located where services are currently available or reasonably available. When additional capacity is available with existing facilities, then the Dry Creek RUA will work in partnership with the service provider to appropriately and efficiently utilize what is already available. f. Collocation and Shared Use of School Facilities with Civic or other Community Uses: When appropriate, collocation or shared use of schools with other civic uses such as public library, fine arts center, senior center, health clinic, community college branch, recreation facility, and Public Park can create more walkable and integrated neighborhoods and should be encouraged. g. Collocation and Shared Use of School Facilities as a mechanism to offset cost of public service provision: Collocation of Civic and or Community Uses should be promoted within the Dry Creek RUA because it can reduce cost of service for all agencies involved and can more efficiently utilize public finding and offset some public school construction costs through cost-sharing by different public agencies. h. Phased land dedications: Provide phased land dedications for public services and improvement as conditions of development arc warranted. 4.8 OPEN SPACE GOAL: Establish a functional open space system that balances development with the needs of wildlife and existing agricultural and rural uses and incorporates the protection, maintenance and management of natural, scenic, historic, cultural, archeological, and agricultural resources. The Dry Creek RUA has defined an overall open space framework defined primarily by the limiting factors on the site. These are as follows: Dry Creek Riparian Corridor and Floodplain, the Brantner Irrigation Ditches, Critical and Sensitive habitats, and Utility Easements. These environmental constraints can be improved and provide key linkages to create an integrated open space and trail network. This would provide a greenway throughout the Dry Creek RUA and ensure that the Dry Creek RUA open space and trail network could tie into a potential future regional recreation and open space system. In addition to the limiting factors on the site, the RUA has categorized the following open space conditions and has associated key goals and polices that must be met for each of these categories: - Buffer Conditions Landscapes [Exhibit #12 Dry Creek Framework Plan] 48 • - Common Open Space Parks and Recreation - Landscape Medians and Roadsides - Agricultural POLICIES a. Compatibility with Existing Comprehensive Plan Goals and Policies: Goals and Policies regarding Open Space are consistent with those outlined in, Section 22-5-40 (Article V Natural Resources) of the Weld County Comprehensive Plan. The following policies are consistent with the county's goals and policies as outlined in Section 22-5-50, but they have been modified, revised, or clarified to reflect the desired policies of the RUA: i. Developers will provide open space to enhance the quality of life and enjoyment of the environment, while protecting private property rights. ii. Encourage private-sector, non-profit organizations, the county, and non-county agencies, and other governmental jurisdictions to participate in the provision of open space in and around the RUA. iii. Developers will identify and set aside significant, critical, or sensitive habitat and natural land features in tracts, outlots, or • easements where appropriate. iv. Developers should ensure the future management of public open space and create management plans that identify the managing entity, funding source, and stewardship responsibilities. v. Encourage native, drought-tolerant landscaping in open space and new landscaping in developed areas. b. Minimum Standards: The minimum percentages of land in each development devoted to Open Space and limiting factors are listed in Table 12: Department of Planning Services' staff reserves the ability to evaluate development design proposals with less common open space than listed in Table 12. Staff will determine if the proposed common open space meets the intent of the requirements in this section. • 49 Table #12 Minimum Open Space Standards , Minimum Open Space for each Percentage Development including Limiting Covered Factors: Neithborhood Mixed Use 15% Suburban Residential 15% Estate Nei•hborhoods 25% Limitin_ Site Factor NA c. Provision of Open Space: Developers will dedicate open space, initiate land trades within the RUA, or provide cash-in-lieu when open space opportunities are not available in desired open space locations. a. In lieu of the preservation of land for on-site common open space, and subject to the discretion of the Board of County Commissioners, the Applicant may utilize the cash-in-lieu-of- common-open-space option outlined in Section 27-6-80.B.8, with terms defined in Chapter 27, Article II of the Weld County Code. This option shall be outline in the Sketch Plan Application to the Department of Planning Services. d. Preservation and Interconnectivity of Open Space: i. The Recreation District and Developers should coordinate and encourage the preservation and creation of a continuous, interconnected, and permanent system of open space that capitalizes on natural and man-made features and incorporates sensitive and critical habitat such as streams corridors, floodplains, irrigation canals, reservoirs, ponds, wetlands, and ponds. ii. Development within the RUA should dedicate and protect natural open space that incorporates sensitive and critical wildlife habitat in a variety of forms, including large patches, corridors, buffers, and linkages and will discourage small unusable patches of open space. iii. To the extent possible, patches of open space will be linked together via open space corridors of adequate width to protect sensitive species and allow for genetic diversity through species movement. Creation of isolated or small patches of open space or habitats that are inaccessible or unusable for wildlife is discouraged. e. Emphasize Importance of Habitat: Development of a parks and trails system should avoid negative impacts to Sensitive or Critical habitat. f. Management of Open Space: The Recreation District should fund and develop an open space management plan that addresses the restoration, enhancement, operations and maintenance standards of open space; balances the level of public use of open space with the 50 • sensitivity of the wildlife/habitat resources and goals for protection of those resources. The Recreation District should collect fees as necessary and provide adequate funding to support the open space management plan. g. Enhancement of Open Space: The Recreation District and Developers should encourage the restoration and enhancement of open space and water resources to provide a diversity of water-based active and passive recreational opportunities as well as wildlife habitat. h. Create a Visual and Attractive Environment: Development within the RUA should provide a natural appearance and configuration of graded land forms in open space and stormwater and drainage facilities to create aesthetic non-engineered appearance of community features 4.8.1 BUFFER CONDITIONS GOAL: Protect the public health, safety, and welfare of land developed in the Dry Creek RUA and protect the economic viability and long-term sustainability of the surrounding agricultural and oil and gas industries. The Dry Creek RUA is in a developing and changing area with significant existing agriculture and oil and gas industries. Certain more urban land uses, because of their character and intensity, may create an adverse impact on less intensive and varied adjacent land • uses and negatively impact the economic viability and long-term sustainability of surrounding oil and gas industries. Alternatively, the noise and dust that can be associated with more rural uses, such as agriculture and oil and gas production and distribution, can adversely affect public health, safety, and welfare of surrounding urban development. Accordingly, the following policies are established to protect and preserve the appearance, character, and value of property within the RUA and buffer adjacent more rural uses from the adverse urban development of the RUA. POLICIES: a. Screen or buffer between incompatible adjacent land uses: All land within "suburban residential" zone within the RUA that is directly adjacent to an existing rural or agricultural use and is not separated by a road right-of-way and where"buffer condition" is noted in Exhibit #12 Dry Creek Framework Plan needs to be evaluated based on the intensity of land uses and the intensity of the landscape treatment proposed, one or more of the four basic variables in buffer design: distance, plant material, plant density, and land forms should be employed to ensure that incompatible land uses are adequately buffered and screened. 51 b. Transition from higher density urban uses to rural uses through lower density development: Where indicated, lower density"estate neighborhoods"have been cited in Exhibit#12 Dry Creek Framework Plan. These estate neighborhoods have a lower density and are more rural in character and allow for a more gradual transition to existing rural and agricultural uses. c. Buffer or screen between development and oil and gas operations areas: Landscape buffer should be employed for the outer 50 feet of a setback from an oil and gas well or operations area. This buffer area may be used for underground utilities, sidewalks, trails, parking, and be landscaped with grasses or shallow rooted landscape. 4.8.2 COMMON OPEN SPACE All Planned Unit Developments (PUDs) within the Dry Creek RUA shall also preserve a portion of the site as common open space above and beyond the areas that have been delineated in Exhibit#12 Dry Creek Framework Plan DEFINITION: Common Open Space is defined as any usable parcel of land or water essentially unimproved and set aside, dedicated, designated, or reserved for future public or private use or enjoyment or for the use and enjoyment of owners or occupants of land adjoining or neighboring such an area. Common Open Space shall be freely accessible to all residents and property owners of a development. Common Open Space shall not be occupied by buildings or structures other than those in conjunction with the use of open space, roads, or parking nor shall it include the yards or lots of residential dwelling units required to meet minimum lot area or parking area requirements. Utility easements and oil and gas buffer areas as well as oil and gas drilling pads can be considered open space. 4.8.3 PARKS AND RECREATION All Planned Unit Developments (PUDs) within the Dry Creek RUA shall also preserve a portion of the site as Parks and Recreation above and beyond the areas that have been delineated in Exhibit #12 Dry Creek Framework Plan. GOAL: Provide high-quality, strategically placed parks and recreation facilities for present and future residents POLICIES a. Compatibility with Existing Comprehensive Plan Goals and Policies: Goals and policies regarding Parks and Recreation are consistent with 111 52 • those outlined in Article V Natural Resources, Sections 22-5-40 and 22-5- 50 of the Weld County Comprehensive Plan. b. Compatibility with Existing Zoning Standards: Common open space shall be delineated in the Sketch Plan phase of the PUD process and meet the performance standards established in chapter 27 of the Weld County Code. c. Diversity of Parks: Parks provide opportunities for active and passive recreational experiences within the community. They reinforce a sense of community by providing places for members of the community to gather, interact, and exercise. Parks also enhance a community's image and quality of life. A comprehensive park system should include the following: ▪ Pocket Parks—Pocket parks are small parks that are provided by the developer of a subdivision and maintained by the development. They provide opportunities for passive outdoor recreation at a sub- neighborhood scale. They are ideally located within 0.25 mile of the residences they are intended to serve and may include lawn areas, picnic shelters and tables, play equipment, artwork, or other amenities that are appropriate for the demographics and types of activities that the neighborhood may desire. • Neighborhood Parks—Neighborhood parks provide places for • informal recreation and gathering places within walking distance of most residences (0.5 mile). May include multi-use lawn areas, picnic areas, playground equipment, small court games, community gardens, and recreational fields and facilities as appropriate. • Community Parks Community parks serve multiple neighborhoods (typically within 1 to 1.5 miles) and are focused on the recreational needs of the whole community. They provide opportunities for self-directed and programmed recreational activities as well as community events and gatherings. d. Accessibility of Parks: Parks and recreation facilities provide an adequate range of active and passive recreational opportunities to meet the needs of a wide array of citizens. Special emphasis should be placed on ensuring that residents have access to neighborhood parks and recreation centers within walking distance of their homes. a. Development within the RUA should centrally locate recreation centers and other facilities that serve large numbers of people on sites with visual and vehicular access from major roadways, direct trail connections, and provisions for future transit. b. Development within the RUA should design neighborhoods that integrate parks, trails and recreational facilities with utility infrastructure and transportation systems such as detention basins that serve as athletic fields when not flooded. • 53 Development with the RUA should organize and conjoin parks, trails, open space with schools, churches, and other quasi-public land uses where possible to create larger, more contiguous parks and open space network 4.8.4 AGRICULTURE GOAL: Preserve agricultural productivity and values. POLICIES a. Compatibility with Existing Comprehensive Plan Goals and Policies: Protection and Preservation of Limiting Factor Areas are consistent with those outlined in Article II Land Use Categories, Sections 22-2-10, and 22-2-20 of the Weld County Comprehensive Plan. b. Promote a Quality Environment: Work cooperatively with existing agricultural enterprises to mitigate noise, air, and visual nuisances. c. Consider Agriculture Water Delivery: New development will consider the traditional and future operational viability of water delivery infrastructure. Water and the irrigation delivery systems need to be regarded as a critical component of the agricultural heritage and continued productivity of the land. d. Compatibility with "Right to Farm:" Respect the continuation of agricultural land uses and operations in the area surrounding the RUA. Farming and ranching operations in Weld County are important businesses 111that require land preparation, burning, planting, and harvesting that can cause nuisance dust, objectionable odors, noise, and smoke. Maintain Colorado's "Right to Farm" legislation that protects farmers and ranchers from nuisance and liability lawsuits and enables them to continue producing food and fiber. 4.8.5 ARCHEOLOGICAL, CULTURAL AND HISTORIC RESOURCES GOAL: Preserve and protect archeological, cultural, and historic resources. POLICIES: a. Compatibility with Existing Comprehensive Plan Goals and Policies: Protection and Preservation of Limiting Factor Areas need to be consistent with those outlined in Section 22-5-110 F (Article V Natural Resources) of the Weld County Comprehensive Plan. b. Compatibility with OAHP Regulations: Developers will contact the Colorado Office of Archeology and Historic Preservation (OAHP) regarding the preservation and protection of any potentially significant archeological, cultural, or historic artifact encountered during construction. 4.8.6 LANDSCAPED MEDIANS AND ROADSIDES: 54 • GOAL: Major roadways along with the green connection proposed along WCR 4 play an important role in the function and image of the Dry Creek RUA. All major arterials and WCR 4 should incorporate landscape design features. The following design policies relate to the visual quality of these roadways. POLICIES a. Integration of Roadside Planting: Plantings along road rights-of-way shall be integrated with the rest of the site. b. Landscape Setbacks along WCR 4: A minimum landscape setback along Weld County Road 4 should be established and significant landscape treatment should be proposed for any development along WCR 4 to ensure that WCR 4 has a green character and functions as a green connection between Dry Creek Corridor and the rest of the RUA. c. Compatibility with Existing Zoning: Required landscaping and screening within the landscape setback and other portions of the property shall be governed by the landscape standards requirements contained in Chapters 23 and 24 of the Weld County Code. d. Screening of Adjacent Uses through Landscaping Berming and Clustering: Uses adjacent to WCR 21 and WCR 4 should be screened from WCR 4 and WCR 21 through best practice landscape treatment including, but not limited to, landscape berming, berm-walls, tree clustering, fences, and high-intensity planting. 4.9 TRANSPORTATION AND CIRCULATION GOAL: Create a transportation network serving the Dry Creek RUA that unifies and coincides with state, county, city, and community transportation systems. The transportation network should be an integrated system of streets, sidewalks, trails, and bikeways that provides for optimal movement of people, bicycles, and automobiles within the community to and from adjacent streets, developments, and uses. INTENT: As transportation demands increase in the Dry Creek RUA, the need to preserve the functional integrity and hierarchy of the existing roadways and provide new roadway capacity will become increasingly important. The purpose of this section is to provide for the planning, design, and construction of improvements to new and existing roadway facilities consistent with Chapters 22, 23, 24 and 27 of Weld County Code. These standards seek to provide for a certain level of performance for the transportation network serving the Dry Creek RUA. Consequently, if it can be shown that an alternate design, material, or procedure will provide performance equal to, or better than, the required design, material or procedure, that alternate may be approved by the Director of Public Works. POLICIES: • 55 a. Circulation System: , 1. The proposed RUA circulation system is exhibited in Exhibit #12 Dry Creek Framework Plan. The transportation network reflects a road hierarchy, from a major arterial that serves both the regional and local traffic with higher speeds and capacities with controlled private access, to a collector that serves local traffic and provides access to future development. The proposed hierarchy of roads includes both reconstruction and/or widening of existing roads and alignments for new roads. The transportation network also identifies locations of future traffic signals and roundabout intersections. 2. The Dry Creek RUA cross sections are identified in Exhibit #13 Dry Creek RUA Street Sections. These standards delineate right-of- way, lane configurations, median treatment, bike lanes, and pedestrian sidewalks. Roadway classifications may change as development in the Dry Creek RUA areas occurs. Roadway classifications may be reevaluated by the Director of Public Works based on the results of a traffic impact analysis. b. Traffic Impact Analysis: All significant developments within the Dry Creek RUA area shall be required to prepare a traffic impact analysis at the time of the Sketch Plan Application. All traffic analysis information and reports shall be prepared and certified to by a registered professional engineer competent in traffic engineering. The intent of this analysis is to determine the project's cumulative development impacts, appropriate project mitigation, and improvements necessary to offset a specific project's impacts. The county may require the developer to pay a proportionate share of the costs of said improvements through an improvements agreement. All traffic impact analysis shall contain, at a minimum, the following information: 1. Introduction: Describe the proposed development and parameters of the study area. 2. Existing Conditions: The street capacity standard in the Dry Creek RUA is Level of Service C and the intersection capacity is Level of Service D. i. Conduct a.m. and p.m. peak-hour turn movements and average daily traffic counts for intersections and links within the study area if there are no available counts collected within the previous 12 months. ii. Conduct a peak-hour intersection level of service analysis for the intersections. iii. Determine whether the existing daily traffic volumes exceed the arterial daily volume standards as identified in 56 • the RUA street standards for major arterial, arterial, secondary, collector and local streets presented in Appendix _, Roadway Cross Sections. These standards delineate right-of-way, lane configurations, median treatment, bike lanes, and pedestrian sidewalks. 3. Cumulative Conditions: i. Identify previously approved or anticipated developments that may affect the study area's circulation system. ii. Generate, distribute, and assign traffic to the existing roadway network. iii. Determine annual growth rates and project future traffic volumes for the time frame corresponding to project build- out. iv. Identify funded circulation improvements, both public and private, that will be constructed prior to the proposed development's occupancy. v. Conduct a peak-hour intersection level of service analysis and compare daily volume forecasts to street standards assuming cumulative developments, annual growth rates, and funded improvements. vi. Determine mitigation measures to offset cumulative conditions if the level of service exceeds the Dry Creek RUA area standards. • 4. Trip Generation: Determine daily and a.m. and p.m. peak-hour trip generation for the proposed development, using established rates identified in the Trip Generation Manual published by the Institute of Transportation Engineers, or as agreed upon with county staff. 5. Trip Distribution: Based on assumptions contained in the Dry Creek RUA area traffic analysis or market estimates, describe the anticipated trip distribution patterns for the proposed development. 6. Trip Assignment: Based on the projected trip generation, assumed trip distribution, and the prevailing roadway network, assign the projected traffic to the intersections and streets within the study area. 7. Existing + Committed + Project (E+C+P) Traffic Volumes and Level of Service: vii. Add project a.m. and p.m. peak-hour and daily traffic volumes to existing plus committed traffic volumes. viii. Conduct intersection level of service analysis and determine whether daily traffic volumes exceed street standard thresholds. 8. Signal Warrant Analysis: ix. Using the American Association of State Highway and Transportation Officials (AASHTO) Manual on Uniform Traffic Control Devices or other adopted standards, determine whether proposed intersection volumes exceed • 57 signal warrants for those locations on the transportation network where signals are proposed. 9. Access: Projects involving access to the state highway system shall indicate appropriate conformance to the latest revisions of the State Highway Access Code. The report shall discuss how the proposed development meets the access control guidelines. 10. Mitigation Measures: Mitigation measures will be implemented to provide the needed improvements to offset project impacts as determined by the traffic impact analysis. c. Design Standards 1. General Design Standards: All development within the Dry Creek RUA areas shall comply with Chapters 22, 23, 24 and 27 of Weld County Code and the Colorado State Highway Access Code, 2 CCR 601-1. Consistent with the urban-scale development standards in the Dry Creek RUA areas, all parking areas for commercial and industrial development shall be paved according to geometric and road structure design standards. 2. Geometric Design Standards: Geometric design for streets and roads shall be in accordance with A Policy on the Geometric Design of Highways and Streets, published by the American Association of State Highway and Transportation Officials (AASHTO). Specifications, standards or design criteria, published 411by other governmental agencies, professional organizations, or generally accepted authoritative sources, may be used in geometric design. All specifications, standards, or design criteria shall be referenced and copied as part of the submittal information. 3. Road Structure: Structural capacity shall be designed in accordance with the Guide for Design of Pavement Structures, published by AASHTO. Specifications, standards, or design criteria published by other governmental agencies, professional organizations, or generally accepted authoritative sources may be used in design. All specifications, standards, or design criteria shall be referenced and copied as part of the submittal information. All roads shall adhere to the standards set forth in Chapter 24, Article VII of Weld County Code. 4. Structural Road Improvements: Adjacent roadways shall be designed to meet the full typical section specified in the County Transportation Plan and Chapter 24 of the Weld County Comprehensive Code. For example, improvements may include the construction of travel lanes, shoulders, bike lanes, medians, curb, gutter, and sidewalks. Required improvements may also include the acquisition of right-of-way and construction easements that will be dedicated to the public. Improvements attributed to the development shall be consistent with the direct impact a particular development has on the county road system as determined by a 58 • professional transportation study. The road improvements agreement and roadway construction plans shall be considered by the Weld County Board of County Commissioners. d. Transit: As development occurs, the feasibility of a public transit system in the Dry Creek RUA area should be examined. 4.9.1 TRAILS: GOALS: The transportation and circulation system should provide for an extensive network of neighborhood, local, and regional trails open to all types of non-motorized travel that link neighborhoods to community features and the region. A pedestrian friendly, off-street trails system is encouraged that provides a positive experience with areas of interest along the trail routes. Trails should provide reasonable accommodation and access for people of all ages and abilities. INTENT: Provide for an extensive network of neighborhood, local, and regional trails open to all types of non-motorized travel that link neighborhoods to community features and the region. POLICIES: a. Regional Integration: Encourage facilitated coordination between • jurisdictions and between private and public entities to integrate the RUA with regional trails, such as the Colorado Front Range/South Platte River, Saint Vrain, and the Big Dry Creek trails. b. Trail Interconnectivity: Develop an interconnected network of neighborhood and local trails within the community and with nearby jurisdictions that will also provide connections to regional trail systems. c. Minimize Conflict with Plant and Animal Habitat: To the extent possible, trails should be located, configured, and set back from natural creeks or water bodies so that recreational use will not significantly impact native plant and animal habitat. d. Universally Designed: Create pedestrian friendly, off-street trails that provide a positive experience with areas of interest along the route and provide reasonable accommodation and access for people of all ages and abilities. 4.10 INFRASTRUCTURE GOALS: Promote the use of centralized water and sewer systems for development in a consistent manner with the Weld County Comprehensive Plan. These systems should be capable of complying with all regulatory standards for potable water and wastewater discharge. These systems should be self-sustaining and able to fund the initial, operational, and long-term replacement infrastructure required to maintain service. • 59 a. Promote the use of renewable water sources within the capability of the water service provider: Renewable sources should be encouraged to reduce the consumption of finite water supplies such as groundwater: b. Promote Water Conservation: Promote water conservation within the capabilities of the water and sewer providers and apply water conservation in a manner that is compliant with all regulatory standards. c. Encourage dual-pipe systems: Encourage a dual-pipe system to reduce the consumption of potable water and promote high effluent standards for wastewater treatment facilities. Treatment facilities should maintain a high effluent standard to maintain water quality throughout the areas watershed. Proposed development within the RUA should be Discouraged the use of septic systems. d. Setbacks and Design of Oil and Gas Facilities: The Dry Creek RUA will continue to ensure that new development is set back from oil and gas wells for safety reasons and will seek ways to make these buffered areas as attractive and useful as possible. Mitigation of oil and gas well through color, profile, and visual screening is encouraged and the use of low profile tanks as new wells are established is recommended e. Minimize Impact of Utility Transmission and Distribution Systems: Utility providers and easement holders need to ensure that electric, natural gas, petroleum, and other generation, distribution, pipeline and storage facilities are located in a manner that is safe, environmentally sensitive, and minimizes aesthetic impacts. Lines will be required to be placed underground to the maximum extent feasible. f. Respect Surface and Mineral Owner Rights: Respect the rights and uses of surface owners and oil and gas mineral owners and operators. Developers within the RUA should communicate with oil and gas mineral owners and operators to work out the best ways and means to accomplish cohesive development of the surface in the RUA that respects both the rights and uses of surface owners and the rights and uses of oil and gas mineral owners and operators. g. Mitigate Impact of Oil and Gas Operators on land development: Surface Use Agreements between developer and oil/gas operators should be used to allow current and future development of oil and gas resources that minimizes the impacts on land and land use. Methods employed by oil and gas operators and/or land developers to accomplish concurrent development of the surface along with oil and gas minerals shall be in compliance with Colorado Oil and Gas Conservation Commission rules and regulations and with Colorado Senate Bill 07-237 provisions, and may include, but is not limited to, centralizing exploration and production facilities, clustering wells, constructing alternative structures and landscaping to mask wells and equipment, directional drilling, installing low profile or compact equipment, locating drill pads in commercial or industrial areas, using existing service roads and sites. 60 • h. Facilitate ongoing communication between oil and gas operators and developers: As development progresses over time, ongoing communication with operators and developers should continue to address the challenges and issues and develop solutions so that oil and gas development and residential development may proceed concurrently over the years while conserving land and water quality. i. Promote integrated and environmentally sensitive design, conservation and reclamation practices: i. Promote practices that maximize the use of renewable resources, reduce water consumption, and provide the greatest end value and aesthetics of the land ii. Encourage conservation of water resources in the landscape through the use of native xeriscape principles and non- potable water for landscape irrigation. iii. Encourage low impact development that retains the water that falls on site and puts it to beneficial use. iv. Ensure that new development is set back from oil and gas wells for safety reasons and make the oil and gas facilities and buffer areas as attractive and useful as possible. 4.11 DRAINAGE GOALS: The purpose of the Stormwater and Floodplain Management portion of • the Dry Creek RUA is to protect the health, safety, and welfare of the public, protect adjudicated waters for the use of downstream water rights holders, preserve the viable and productive use of agricultural lands, promote the equitable, acceptable and effective use of land, and meet the requirements of Colorado Drainage Law. The policies set forth in this document for the Dry Creek RUA are intended to define the responsibilities of the developers within the RUA to best manage this area as a new urban corridor. These policies are designed for the commitment to preserve the natural beauty of the region, without hampering its development potential. By preserving prime irrigated agricultural land for local farmer use and designating a variety of land uses for commercial, industrial, and residential functions, the natural landscape of Southwest Weld County and the need for economic development will be blended to create a mixture that will serve the region for years to come. a. Promote runoff control: Protect runoff control measures that minimize impacts due to changes in land use, including preservation of the existing hydrology to the extent practical as related to quantity, rate and timing. i. Minimize the creation of impervious surfaces and preserve open space to the extent practical. ii. Encourage Low Impact Development and other Conservation Design principles in future land use changes. • 61 iii. Encourage best management practices (BMPs) and runoff infiltration to the extent practical. iv. Encourage no increase in runoff volume related to changes in land use by creative use of native vegetation, trees, and the concepts in the policies above. v. Consider hydrologic timing of discharge to avoid coincidental flood peaks. b. Protect water storage and conveyance: Protect existing and future water storage, conveyance, and delivery infrastructure of water rights holders while promoting beneficial uses of excess stormwater runoff through sustainable development, conservation design, and best management practices. i. Maintain"first in time first use" water rights. ii. Encourage incorporation of water conservation into future land use changes. iii. Encourage innovative uses of excess stormwater runoff once initial water rights obligations are met. c. Surface Water Treatment: i. Treat surface runoff through water quality measures prior to discharge to streams and rivers during and after construction activities. ii. Control erosion and sedimentation due to wind and water to the extent practical and in accordance with the National Pollutant Discharge Elimination System (NPDES). iii. Reduce point and non-point source discharges of pollutants through the use of non-structural and structural BMPs. d. Promote the preservation and enhancement of aquatic resources, riparian corridors, wetlands and wildlife habitat: e. Provide recreational, aesthetic and functional use of natural water resources f. Minimize flood danger: Protect human life, health, safety, and property, including buildings, public facilities, utilities and mineral rights, from the hazards and associated costs of flood damages by promoting regulations that reduce the risk of flooding. i. Reduce and repair stream bank erosion through sound engineering design, fluvial geomorphologic principles and "living river" concepts. ii. Assure that changes in land use do not result in unstable conditions that may lead to stream bank instability or erosion. iii. Preserve the flood carrying capacity and volume of the existing floodplain. iv. Comply with the National Flood Insurance Program (44 Code of Federal Regulations 59-75, as amended), which provides eligibility for federally subsidized flood insurance. 62 • v. Establish a Flood Protection Elevation of one foot above the 100- year Base Flood Elevation to reduce flooding of habitable structures. g. Encourage cooperation: Encourage cooperation between counties, municipalities, special districts, companies, and other governmental entities pertaining to regulations involving stormwater and floodplain management. Coordinate construction activities with the ditch companies to avoid activities that may interfere with filling reservoirs during the spring. h. Operate and maintain stormwater and floodplain infrastructure on a regular basis: i. Provide long-term, legally binding operation and maintenance agreements for the continued operation of stormwater and floodplain infrastructure. ii. Require maintenance schedules as a part of all future land use changes as well as identification of parties responsible for operation and maintenance activities. iii. Provide suitable funding mechanisms to implement and maintain the above goals: i. Prepare fair and equitable funding mechanisms that consider quantifiable impacts to the stormwater management system, such as Stormwater Utilities, Special Service Areas (SSAs), and/or Special Districts. • 4.12 GROUNDWATER: GOAL: Preserve, protect, and improve groundwater aquifers and local areas of high groundwater. POLICIES: a. Encourage Best Practice Storage, Use, and Disposal of Hazardous Chemicals: The Dry Creek RUA water provider is encouraged to educate residents about behaviors, consequences, and proper storage, use, and disposal of chemicals, petroleum products, cleansers, fertilizers, pesticides, and any other solid and liquid household product or hazardous waste that could pollute surface water or groundwater, drinking water wells, fish and wildlife habitat, or the general health and welfare of the public if unintentionally released in to the environment. b. Compatibility with Federal and State Water rules: Development will be permitted and performed in accordance with Section 401 of the CWA, and the rules and regulations as administered by EPA and CDPHE. i. Contractors and residents will be required to adhere to the PDES and Colorado SPCC regulations. ii. Site developers and/or construction contractors working within the RUA must obtain a general and/or specific • 63 Stormwater Discharge Permit as appropriate to the situation if any discharges of stormwater into receiving waters are anticipated or proposed. iii. Site developers and/or construction contractors must obtain, develop, and manage a Stormwater Management Plan (SWMP), adhere to any reporting requirements, and make said plan available to all employees and CDPHE. 4.13 WILDLIFE GOAL: Preserve and protect wildlife, and enhance wildlife habitat. POLICIES: a. Compatibility with Existing Comprehensive Plan Goals and Policies: Protection and Preservation of Wildlife needs to be consistent with those outlined in Section 22-5-10 (Article V Natural Resources) of the Weld County Comprehensive Plan b. Compatibility with federal and state laws for threatened, endangered, and candidate species: Identify, preserve, and protect critical habitat of federally listed threatened, endangered, candidate species (Critical Habitat), and unique nesting, breeding, or spawning areas of state listed species of special concern(Sensitive Habitat), and abide by the following Federal and State laws governing their protection: ▪ U.S. Endangered Species Act (ESA) • U.S. Migratory Bird Treaty Act (MBTA) • U.S. Bald and Golden Eagle Protection Act(BGEPA) • Colorado Non-game, Endangered, or Threatened Species Conservation Act c. Compatibility with state wildlife statutes: Where possible, development with the RUA should preserve habitat that provides essential life requisites of food, water, cover, and space, and adhere to state statutes and regulations regarding general game and non-game wildlife that are not afforded greater legal protections by the county, state or federal governments. d. Honor Existing Visual Natural Amenities: Conserve mature trees that add character to the community and provide habitat for wildlife. Support the conservation of mature trees and native species to the extent possible and encourage the incorporation of these features as amenities in future neighborhoods. Invasive species will not be preserved. 4.14 VEGETATION 411 64 • GOAL: Encourage healthy and diverse native plant communities and preserve and protect unique plant species. Policies: a. Compatibility with Existing Comprehensive Plan Goals and Policies: Protection and Preservation of Unique Plant Species need to be consistent with those outlined in, Section. 22-5-10 (Article V Natural Resources) of the Weld County Comprehensive Plan. • Compatibility with Federal ESA Act: Identify, preserve, and protect critical habitat of Federally listed threatened, endangered, candidate plant species (Critical Habitat) in accordance with the ESA. b. Compatibility with State threatened and endangered plant species: Identify, preserve, and protect critical habitat of State-listed threatened and endangered plant species (Sensitive Habitat). c. Compatibility with Federal Plant Protection Act/Colorado Noxious Weed Act and Colorado Noxious Weed Management Program: Encourage the eradication, control, containment and management of noxious and restricted weeds in accordance with these Acts and programs. d. Promote the use of diverse and adapted plant species: Table cross sections are identified in Table #14: Adaptable and Native Planting List. This list is a partial list of plant material that are native or adapted to • Colorado's Front Range. This is not an all-inclusive list and is intended only to act as a general resource. New plant materials are being made available on a commercial basis and local nurserymen are a valuable resource when trying to determine the appropriateness and adaptability of plant material to a particular location. • 65 .-Walsh Environmental Scientists and Engineers,LLC an ecology and environment company Table#14: ADAPTABLE AND NATIVE PLANTING LIST for RESIDENTIAL II LANDSCAPING and NATURAL OPEN SPACE RESTORATION TREES AND SHRUBS Scientific Name Common Name Mature Height Mature Width Riparian Trees: Populus deltoides ssp. monilifera plains cottonwood 60-80 feet 40-50 feet Salix amygdaloides peachleaf willow 60-80 feet 60-80 feet Riparian Shrubs: Amorpha fruticosa lead plant 2-4 feet 2-4 feet Rosa woodsii woods rose 2-4 feet 2-4 feet Salix exigua coyote willow 5-10 feet 5-10 feet Upland Shrubs: Atriplex canescens four-winged saltbush 2-4 feet 2-4 feet Ribes cereum white squaw currant 2-4 feet 2-4 feet 111Symphoricarpos occidentalis Western snowberry 2-4 feet 2-4 feet WILDFLOWERS Scientific Name Common Name Mature Height Mature Width Achillea lanulosa western yarrow 1-2 feet 1-2 feet Liatris punctata dotted gayfeather 1-2 feet 1-2 feet Linum lewisii blue flax 1-2 feet 1-2 feet Mertensia ciliata streamside bluebells 1-2 feet 1-2 feet Oenothera pallida white evening primrose 1-2 feet 1-2 feet Penstemon strictus Rocky Mtn. Penstemon 1-2 feet 1-2 feet Ratibidacolumnifera prairie coneflower 1-3 feet 1-3 feet Rudbeckia hirta black-eyed susan 1-3 feet 1-3 feet GRASSES Scientific Name Common Name Mature Height Mature Width Achnathenlm hymenoides indian ricegrass 1-2 feet 1-2 feet Andropogon halii var. Hack sand bluestem 1-2 feet 1-3 feet II Page 1 "Walsh Environmental Scientists and Engineers,LLC an eeommy sad environment company • Bouteloua curtipendula side-oats grama 1-1.5 feet 1-3 feet Bouteloua gracilis blue grama 1-1.5 feet 1-3 feet Calamovilfa longifolia prairie sandreed 1.5 -5 feet 1-3 feet Elymus elymoides bottlebrush squirreltail 1-2 feet 1-3 feet Elymus lanceolatus dasystachyum thickspike wheatgrass 1-4 feet 1-3 feet Festuca arizonica pinegrass 1-2 feet 1-3 feet Koeleria marcantha prairie junegrass 1-2 feet 1-3 feet Pascopyrum smithii western wheatgrass 1-3 feet 1-3 feet Poa secunda(sandbergii) Sandberg bluegrass 1-3 feet 1-3 feet Sorghastrum nutans yellow indian grass 1-3 feet 1-3 feet Sporobolus cryptandrus sand dropseed 1-2 feet 1-3 feet Stipa comata needle and thread 1-2 feet 1-3 feet Stipa viridula green needlegrass 1-2 feet 1-3 feet GRASSLIKE SPECIES Scientific Name Common Name Mature Height Mature Width Carex nebrascensis Nebraska sedge 1-2 feet 1-3 feet Carex praegracilis Black creeping sedge 1-2 feet 1-3 feet Distichlis spicata inland saltgrass 1-2 feet 1-3 feet Eleocharis palustris creeping spikerush 1-2 feet 1-3 feet • Glyceria striata mannagrass 1-3 feet 1-3 feet Juncus balticus Baltic rush 1-2 feet 1-3 feet Juncus tenuis slender rush 1-2 feet 1-3 feet Juncus toreyii Torrey's rush 1-2 feet 1-3 feet Scirpus pallidus cloaked bulrush 1-3 feet 1-3 feet Scirpus pungens three-square 1-3 feet 1-3 feet Scirpus tabernaemontani softstem bulrush 1-3 feet 1-3 feet Spartina pectinata prairie cordgrass 1.5 -5 feet 1-3 feet • Page 2 4 t 1/, g d d 6 7 d t\else 4 i� 4A, o 1 /vas A 4 ipt,,, trz Irti J - rii 6, 4 sc, �' r si6v I, 1/2 E vA V i gs, iv 04,- , A (c..." ,,,,;' , op fri , .i f E3 ei 0,, -i, ) wa , / A f! 4 0 ,, iio• • cy) V 5 44 , ift , A, f Hi . co r "Adi O 0 rA . riith .,, , i 1 a3 0 ii4 / 1; p 4 g tiit 0 ° . , i ,1 i ,_ b , eI , / . . 11 0 '',\ 71, ti io-C, a , 1 , , i ; , �� a co , , „.„ ,ii . , : ail O) , f",- - ' -7 ---- afag, O . , , kaiL._ i As t i t ti iff ,, < " ; / AI - Pc \ .(:) \t' iiAn" C � r ►�ls: , i , 4# : '/i , . . , CD , ixii/v\ 1 , 1 ;/ i . ., \ \ 7 ( C T Ri k , i I c erei h , , 1---- - -- ------ i: v •SO1 . / 6 W 4•"‘ %. tç- .. i a) ts, i: I :,. dtt O , i'l i / ' ! �li��i�7� y L r '�'t-- s'll - , ---- ------ -- --- r 4 - ,r . 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