HomeMy WebLinkAbout20103482.tiff DEPARTMENT OF PLANNING SERVICES
Greeley Planning Office
1555 No. 17'n Avenue
Greeley, Colorado 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kocole@co.weld.co.us
PHONE (970)353-6100, EXT. 3549
FAX (970) 304-6498 "
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COLORADO
April 20, 2010
Mr. Bradley R. Amy
Flatiron Construction Corporation
10090 East 1-25 Frontage Road
Longmont, Colorado 80504
Subject: Request for consideration of new access road to°Flatirons I PUD
Dear Mr. Amy:
The Department of Planning Services has reviewed the request of Flatiron Construction
Corporation and provides our analysis, presented herein:
The property under review is located in the Mixed Use Development Overlay District area and is
subject to the design standards associated with Chapter 23, 24, 26 and 27 of the Weld County
Code. The property under review is Lot 1 Flatiron PUD. Access to this parcel is from CR 22 a
paved road bordering the property to the South. Representatives for Flatiron have requested a
new access be constructed from the 1-25 Frontage Road East utilizing an existing access to the
Flatiron PUD II parcels. This legal access exists for the Flatirons II PUD development.
Important Facts and Issues:
The Flatiron PUD II access has been partially annexed into the Town of Firestone.
The proposed east extension is also partially annexed into the Town of Firestone on
lands associated with the KIA automobile dealership.
CDOT Access Permit from the 1-25 Frontage Road east into the Flatirons II PUD
allows access for three buildings, CDOT Permit No. 409073. Access to the parcel
identified as Flatirons I PUD has an access permit also allow an additional access to
lands East of the Flatirons PUD II development, CDOT Permit No. 409072.
Applicant has permission from CDOT to use point of ingress and egress to State
right-of-way, but not County approval.
Minimum right-of-way is sixty.,:(60) feet. Per the subdivision regulations all roads
require a deeded right-of-way. The internal road may be private and for public use,
but the right-of-way is to be deeded.
Unknown by County if the KIA dealership has been contacted concerning the
proposed future right-of-way requirement.
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Unknown by County is the response by the oil and gas entity that utilizes this point of
ingress for servicing of the oil and gas appurtenances.
The property owner to the south of the proposed alignment in Weld County has
elected to construct a two story office building at a location that encroaches into this
proposed right-of-way by ten (10)feet more or less.
The land form has been raised on the adjacent developments parcel to
accommodate drainage for Lot 1 Flatiron II PUD, First Amendment. The proposed
access road may have engineering constraints.
The proposed extension of road to East will eliminate mature vegetation that was
required to screen the outdoor storage and parking associated with the activities on
Lot 1 Flatiron I PUD.
The property owner appears to be proposing a driveway configuration to this parcel,
given that there is no room for the minimum standard of right-of-way. The lack of a
cul-de-sac at the terminus of this road is unacceptable. Has the Frederick/Firestone
Fire Protection District weighed in on the cul-de-sac issue?
If approved for access the applicant will be required to apply for and be approved for
a variance from the setback requirements, structure to road right-of-way.
Section 26-2-60. A speaks to the transportation and design requirements. In this
Section it states: planning, design and construction of improvements to new and
existing roadway facilities consistent with Chapters 22, 23, 24 and 27 of this Code.
Section 26-2-60.C addresses the minimum design standards: C. Design Standards.
1. All development within the 1-25 RUA shall comply with Chapters 22, 23,
24 and 27 of this Code and the Colorado State Highway Access Code, 2
CCR 601-1. Consistent with the urban-scale development standards in
the 1-25 RUA, 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.Specifications,standards or design
criteria published by 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 Structores published by the American
Association of State Highway and Transportation Officials.
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 this 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 this 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 professional transportation
study. The road improvements agreement and roadway construction
plans shall be considered by the Board of County Commissioners.
Section 24-7-20 addresses the Street standards for any development in
the county. Specific criteria are outlined specific to half-street
improvements, dead ends, access, right-of-way et cetera.
It is the opinion of the Department of Planning Services that the proposed alignment does not
meet the minimum standard for curb, gutter, sidewalk and all applicable design criteria for the
Regional Urbanization Area (RUA)Weld County Code Chapter 26 and Chapter 24 Subdivision
Regulations, Chapter 27 PUD regulations as addressed for minimum road standards. Further,
the developer of the parcel for Lot 9 Flatiron II PUD, First Amendment, has a self imposed
hardship by siting a new building under construction in the proposed right-of-way.
It is also important to state that the Town of Firestone has annexed the 1-25 Frontage Road,
County Road 22 and the parcel of land identified as the KIA Dealership. Weld County Planning
Department recommends that this development may be better suited to move through the Town
of Firestone's development process and petition for annexation.
Should the applicant, Flatiron Construction Corporation elect to proceed with their proposal to
extend a road that serves three parcels in the Flatirons II PUD, farther to the East, County
Planning will consider this to be a major change to the existing Flatirons II PUD and also to
Flatirons I PUD, and will require an amendment application to the Flatirons II and Flatirons I
PUD Change of Zone and Final Plat, as the requested access to the Flatirons I PUD as
proposed by Flatiron Construction Corporation was not reviewed at time of original application
approval.
Should you have additional questions or require clarification on any of the points presented
herein, please contact this office. Thank you for your inquiry.
Sincerely,
akcv Reason;1 em the authoAohhh document
Location:1555 N 171h Ave
D a te:2010 04 20 15:54,14.156 0{7
Kim Ogle
Planning Services
ec: T.Jiricek,Director
T.Perko,Planning
D Bauer,Public Works
E Gesick,CTB
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