HomeMy WebLinkAbout20092348.tiffCES Consultants, LLC
July 14, 2009
Town of Frederick
401 Locust Street
Frederick, CO 80530
Re: Lot 1, Puritan Annexation and Zoning and Comprehensive Plan Amendment
Application
Town of Frederick, Colorado
To the Town Board:
CES Consultants, LLC, (CES) on behalf of Nicolae Toderica and St. Dimitrie The New
Church, is pleased to submit this application for the Annexation and Zoning, and
Comprehensive Plan Amendment requesting annexation for Lot I, Puritan Subdivision
into the Town of Frederick. The proposed site is located in the Southwest 1/4 of Section
34, Township 2 North, Range 68 West, of the 6t° Principal Meridian, County of Weld,
Colorado. More specifically, the site is located at the northeast corner of Puritan Lane
and Highway 52, which is approximately one-half mile west of the intersection Interstate
25 and Highway 52. The site contains approximately 4.979 acres and is vacant and
covered by natural vegetation.
At this time, it is Mr. Toderica's and the Church's intent to annex the site into the Town
of Frederick and establish the zoning on the site as C -H52 Mixed Use Commercial
Highway 52 District. Later, the site will be split into two (2) lots with the western lot
being donated to Saint Dimitrie the New Church and developed into a new church site.
The eastern lot will be owned by Mr. Toderica and will remain undeveloped at this time,
but could potentially be developed as a commercial site in the future.
Saint Dimitrie Mission started in 2007 with a small number of members, but very
determined to create a sacred place to worship God in the spirit of the Orthodox tradition.
The church presently is renting a building in Boulder where they have been able to
perform their weekly services from inception. After almost a year and half of existence
the church has only about twenty members. About 5 to 6 cars are in the parking lot on
any given Sunday. For special times of the year (Easter and Christmas) they have as
many as 40-50 people attend the service.
The Romanian community in Colorado, even with the continuous growth of the last
decades is still a relatively small group of people. The majority of the members are very
educated and are bilingual. The first generation coming from Romania still favors the
eel SiDeltIA
1 tt c1 c' , lkcf\12 E. South 1'I St. Johnstown, CO 80534 - Phone: (970) 373-4480 - Fax: (970) 587-8073
D&S1 °C1
2009-2348
Page 2
Town of Frederick Town Board
July 14, 2009
Romanian language and the next generation is using the English language as their first
language. Because of this characteristic, the religious services are performed in both
languages.
At this moment, there are two Romanian Churches in Colorado, both Christian Orthodox,
as this very old religion is the primary choice among the Romanian population.
The first church is in Denver gathering the population from the areas in southern, eastern
and western Colorado.
The second Church, Saint Dimitrie, needs to be built in the northern part of the state to
offer services to the population located in the areas north and west of Denver. From the
geographic point of view, the intersection of I-25 and Highway 52 represents an ideal
location so Romanians from as far as Fort Collins, Greeley, and Boulder can attend the
Sunday services.
The church cannot estimate how dramatically the number of members will change based
on two important factors: the new location at I-25 and Highway 52 and having their own
building. Some Romanian people have promised to become members, as soon as we
move to the new location and some went so far as to consider buying homes in the
vicinity of the church. The future plans for development on the site have to be flexible
enough to accommodate whatever growth and changes take place in our congregation.
It is the Church's intent to develop western portion of the site in phases as the
congregation grows. The first phase will consist of the construction of a 5,300 sq ft.
building for use as both a worship center and social hall with access off of Puritan Lane.
This building will be large enough to accommodate 60 to 80 members. Depending when
the church reaches these numbers, they can think about the second phase of development
of the church site which would consist of the addition of a 6,000 sq. ft. church building
along with additional parking, landscaping and other required site improvements.
Additional right-of-way will be dedicated to the Town along the western boundary of the
site as Puritan Lane is shown as a future collector in the Town's Transportation Plan.
Existing sanitary sewer, water, electric and gas utilities are located along Highway 52 and
initial discussions have been held with each provider and at this time no problems in
serving the site have been noted.
Due to the small size of the congregation at this time, the applicant would like to discuss
with the Town Staff and Town Board the requirements and timing for the construction of
the improvements for Puritan Lane, and the on -site parking lot and the on -site
landscaping with the first phase of the development. It would be the Church's intent to
complete development of the on -site improvements as the growth of the congregation
warrants it.
Pagc 3
Town of Frederick Town Board
July 14, 2009
The long range future development of the church site will consist of the addition of a
6,000 sq. ft. church building along with additional parking, landscaping and other
required site improvements.
We believe the annexation of the Puritan site, and the development of the Saint Dimitrie
the New Church site in the Town of Frederick will be a great addition to the Town.
Attached are the required copies and supporting materials for the submittal of the
Annexation and Zoning, and Comprehensive Plan Amendment your review. If you have
any questions or comments, please feel free to contact us at (970) 373-4480 or
kurt@cesconsultantsllc.com or came n cesconsultantsllc.com.
Sincerely,
CES CONSULTANTS, LLC
Kdrt Rollin, P.E.
Principal
L9lrllt c cim
Carrie da Silva, E.I.T
Principal
4'
S
RESOLUTION NO. 09R032
A RESOLUTION OF INTENT TO ANNEX CERTAIN PROPERTIES IN
WELD COUNTY, COLORADO TO THE TOWN OF FREDERICK, SAID
ANNEXATION TO BE KNOWN AS "THE NEW SAINT DIMITRIE
CHURCH."
WHEREAS, a petition for annexation of certain properties has been filed with the Board of
Trustees of the Town of Frederick by Nicolae Toderica; and
WHEREAS, the Board of Trustees has reviewed the petition; and
WHEREAS, the Board of Trustees wishes to permit simultaneous consideration of the
subject property for annexation and zoning, as requested in the petition; and
WHEREAS, the Board of Trustees has reviewed the petition and desires to adopt by
Resolution its findings in regard to the petition;
BE IT RESOLVED BY THE BOARD OF TRUSTEES OF TILE TOWN OF
FREDERICK, COLORADO, AS FOLLOWS:
•
•
Section I . The petition, whose legal descriptions are attached hereto as Exhibit A and
incorporated by reference herein, is in substantial compliance with the applicable laws of the State of
Colorado and Town of Frederick Land Use Code.
Section?. No election is required under C.R.S. §31-12-107(2).
Section 3. No additional terms and conditions are to be imposed except those provided
for in the petition.
Section4. The Board of Trustees will hold a public hearing for the purpose of
determining if the proposed annexation complies with C.R.S. §31-12-104, and with C.R.S. §31-12-
105, and will hold a public hearing to determine the appropriate zoning of the subject property as
requested in the petition, at the Frederick Town Hall, 401 Locust, Frederick, Colorado 80516, at the
following time and date:
7:00 I'M SFPTF II3ER 8. 2009
Sections. Any person may appear at such hearing and present evidence relative to the
proposed annexation or the proposed zoning.
Section 6. Upon completion of the hearing, the Board of Trustees shall set forth, by
resolution, its findings and conclusions with reference to the eligibility of the proposed annexation,
and whether the statutory requirements for the proposed annexation have bee met, and further, will
determine the appropriate zoning of the subject property if requested in the petition.
Section 7. If the Board of Trustees concludes, by resolution, that all statutory
requirements have been met and that the proposed annexation is proper under the laws of the State of
Colorado, the Board of Trustees shall pass one or more ordinances annexing the subject property to
the Town of Frederick, and shall pass one or more ordinances zoning the subject property if
requested in the petition.
INTRODUCED, READ, PASSED, AND SIGNED TIIIS 28th DAY OF JULY, 2009.
ATTEST:
13y
Nanette S.`Fernof, Town Cle,
By
Eric D. Doering. Mayor
I
I
a
EXHIBIT A
•
•
•
Legal Description of Real Property
Proposed for Annexation to the Town of Frederick
Lot 1 Puritan Subdivision
A parcel of land to be annexed into the Town of Frederick, located in the Southwest Quarter (SW 1/4)
of Section Thirty-four (34), Township Two North (T.2N.), Range Sixty -Eight West (R.68 W.) of the
6th P.M., County of Weld, State of Colorado, being more particularly described as follows:
COMMENCING at the South Quarter Corner of said Section 34 and assuming the South line of the
S W 1/4 of said Section 34 as bearing South 89°3620" West, being a grid bearing of the Colorado
State Plane Coordinate System, North Zone, North American Datum 1983/92, a distance of 2655.22
feet with all hearings contained herein relative thereto;
THENCE North 00°10'41" West along the East line of the SW1/4 of said Section 34 a distance of
30.00 feet to a line parallel with and 30.00 feet Northerly of, as measured at a right angle to the South
line of the S W 1 /4 of said Section 34;
"THENCE South 89°36'20" West along a line parallel with and 30.00 feet Northerly of as measured
at a right angle to the South line of the SW 1 /4 of said Section 34, said line being coincidental to the
North line of the Highway 52 Annexation, recorded February I, 2007 as Reception No. 3452475 of
the Records of Weld County, a distance of 907.19 feet to the POINT OF BEGINNING, said point
being at an intersection of said I lighway 52 Annexation and a boundary line of the Wyndham Hill
Annexation No. I, recorded June 7, 2004 as Reception No. 3187002 of the Records of Weld County;
TI IFNCE South 89°36'20" West continuing along a line parallel with and 30.00 feet Northerly of, as
measured at a right angle to the South line of the SW1/4 /4 of said Section 34 a distance of 536.00 feet
to the Westerly Right of Way line of Puritan Lane;
THENCE North 00°23'40" West along the Westerly Right of Way line of said Puritan Lane a
distance of 404.65 feet to a line 434.65' Northerly of, as measured at a right angle to the South line of
the SW 1/4 of said Section 34, said line being coincidental with the North line of Lot I of the Puritan
Subdivision, recorded July I, 1947 as Reception No. 1009475 of the Records of Weld County;
THENCF North 89°36'20" East along a line 434.65' Northerly of, as measured at a right angle to the
South line of the SW I/4 of said Section 34 a distance of 536.00 feet to an intersection with the
boundary line of said Wyndham Hill Annexation No. I;
THENCE South 00°23'40" East along the boundary line of said Wyndham Hill Annexation No. 1 a
distance of 404.65 feet to the North line of said Highway 52 Annexation and to the POINT OF
BEGINNING.
Said described parcel of land contains a total of 216.893 sq. ft or 4.979 acres. more or less and is
subject to any existing easements and rights of way of record or as now existing on said described
parcel of land.
CES Consultants, LLC
Lot 1 Puritan Annexation and Zoning
Annexation Assessment Report
1. The economic impact to the Town as a result of the proposed annexation. This shall
include a short statement of revenues likely to be generated by any existing or
contemplated development, and a statement of municipal expenses likely to be incurred
as a result of the annexation and development; as well as the short-term and long-term
economic development potential for the property (numbers of jobs to be created, sales
and use tax generation, property tax generation, utility revenue generation, incentives to
be requested or offered, etc.).
As noted earlier in the submittal, it is the applicant's intent to split the site into
two lots. One lot (approximately 2.0 acres) will be donated to the church for use
as a church building site. Phase one of the church construction will happen as
soon as the site can be approved. At this time, the major revenue to be generated
by the proposed annexation will be through application fees, utility connection
fees, building permit fees and sales tax generated by the construction of the first
phase of the church site. In the future, as the church grows, additional
construction may be required at the site which will generate additional fees and
sales tax.
The second lot (approximately 2.0 acres) will be zoned commercial. A portion of
this lot is being reserved for future long range commercial development. At this
time the applicant is unsure of his future plans for this lot. Once a more detailed
plan for the development of this site is made, the applicant or developer will need
to make a submittal to the Town at that time and the economic impact will be
addressed at this time.
2. The impact of the proposed annexation on the existing transportation system and
proposals to mitigate any negative transportation impacts upon the community (arterial
and collector street improvements, intersection improvements, intersection signalization,
alternative modes of transportation, etc.), including the compatibility of the proposed
development with the Frederick Comprehensive Plan and any plan amendments that may
be necessary for the proposed development.
The proposed annexation will have minimal short term impact to the existing
transportation system. Me existing church membership is only 20 members and
generates only 10 —15 vehicle trips on Sundays. The applicant understands that
long range future development on the site will necessitate the improvement of
Puritan Lane to a collector street. The applicant has had initial contact with
CDOT concerning the intersection of Highway 52 and Puritan Lane and initial
reviews indicate that no improvements to this intersection are required at this
time.
112 E. South 1" St. • Johnstown, CO 80534 Phone: (970) 373-4480 . Fax: (303) 416-1472
The site is currently shown with a land use designation of Rural Residential on
the existing Frederick Comprehensive Plan. The applicant is requesting an
amendment to the Comprehensive Plan to change the land use designation to
Mixed Use Highway 52 Commercial. The land use designations surrounding the
site are Rural Residential on the north and west (the existing residences in the
Puritan Development) and Community Commercial to the east. The land use
designation of the area just west of the Puritan Development is also Mixed Use
Highway 52 Commercial.
It is the intention of the applicant to split the site into two lots, one on the east half
and one on the west half. The lot on the west half will cover the church
development while the lot on the east half, next to the Community Commercial site
in Wyndham Hill maybe developed as a commercial lot or as detention for the
Wyndham Hill Development. With this layout, the church site will be closest to
the residential areas, while any future commercial development that may occur
would be next to the Community Commercial site in Wyndham Hill.
3. The impact of the proposed annexation on the existing storm drainage system and
proposals to mitigate any negative drainage impacts upon the community (historic
rainfall drainage patterns, detention and retention areas, storm sewer requirements,
discharged irrigation ditches, floodways and floodplains, etc.).
The site sets north of Highway 52 and is impacted by existing off -site storm runoff
that crosses the highway from the south. In 1999, Chang Engineering prepared a
Final Drainage Report for the drainage facility improvements at the 1-25 and
Highway 52 interchange. This drainage report identified the off -site storm
drainage basin south of Highway 52 that crosses into our site. The minor flows
from this basin cross under Highway 52 in two (2) 36 inch diameter culverts,
while the major flows overtop the highway. The storm runoff flows for this off -
site basin calculated in the report were 855 cfs for the 50 year storm and 1081 cfs
for the 100 year storm. These flows sheet flow across our site and across the
Wyndham Hill property to the existing triple box culvert under the west frontage
road for 1-25. The existing triple box culverts under the west frontage road and I-
25 are sized to convey the 50 year storm event from the Gadding Hollow Basin of
Wyndham Hill and the off -site basins south of Highway 52 (921 cfs). Per
discussions with representatives of CDOT, it is our understanding that it is their
intent to construct a culvert that will pass the 100 year flow under the highway in
the future. The exact timing of this improvement has not been determined
In 2006, Hurst and Associates prepared a Final Drainage Report for Wyndham
Hill Filing 4. In this report, they proposed constructing a detention pond on our
site that would decrease the 100 year developed release rate at the existing triple
box culverts under the west frontage road to the historic 100 year runoff rate.
The pond was sized for 40.9 acre-feet of volume and a 100 year release rate of
674 cfs.
Page 2
Since the developers of the Wyndham Hill project did not obtain ownership of Lot
1, Puritan Subdivision, the proposed development will require the location and
final design of this pond to be revised with the development of Wyndham Hill
Filing 4. The applicant met with the representative of the Wyndham Hill
Development, Mr. Jon Lee, to discuss options for addressing these flows through
the two properties. Mr. Lee expressed their opinion that they would rather that
the detention pond remains on Lot 1. They would prefer the Town decide on the
final disposition of this drainage matter.
As part of the proposed development of Lot 1, it is the applicant's plan to
construct a channel across the south property line and along the east property
line of the site that will carry the 100 year historic flows that cross Highway 52
around our site and release them onto Wyndham Hill Filing 4. It is our
recommendation that the proposed pond for Wyndham Hill be constructed in the
southeast corner of Filing 4, next to Lot 1, and the proposed channel released into
the pond
The proposed development on Lot 1 will follow all Town of Frederick Strom
Drainage Criteria concerning on -site detention. A detention pond will be
constructed on the site and the pond release flows will be released into the future
Wyndham Hill Filing 4 drainage system.
The applicant will be submitting a final drainage report with their site plan
submittal for Town review that will address these drainage facilities in more
detail.
4. The impact of the proposed annexation on the Town park facilities and recreation
programs and proposals to mitigate any impact upon the existing facilities and programs
(additional facilities, additional recreational programs, additional personnel required, etc).
Due to the type of proposed development, there will be little to no impact to the
Town's existing park and recreation facilities. The applicant plans to meet the
intent and the requirements for public open space dedication as noted in Article 2
(adopted January 13, 2009) for the site. A minimum of twelve (12) percent of the
total gross land area shall be dedicated as public open space per Section 2.11
and 2.12 of the Frederick Land Use Code. The exact nature and specific location
of the dedicated public open space will be shown on the Site Plan.
At the neighborhood meeting, the neighbors indicated that it was their
understanding that Lot I was to be dedicated as a park site. The applicant had
their Title Insurance Company research this issue and at this time, no documents
have been found that indicate that the site has been, or was to be, dedicated as a
park area.
Page 3
5. The impact of the proposed annexation on the environment of the Town and proposals
to mitigate any negative impact (identify environmentally sensitive areas, endangered
species, significant habitats, etc.).
There are no known negative environmental impacts to the Town due to this
annexation.
6. The compatibility of the proposed annexation with the street master plan as depicted
by the Transportation Map contained in the Comprehensive Plan and proposals for
mitigating any negative impact.
The proposed annexation is compatible with the street master plan as depicted by
the Transportation Map contained in the Comprehensive Plan. The existing
church membership is only 20 members and generates only 10 —15 vehicle trips.
The applicant understands that long range future development on the site will
necessitate the improvement of Puritan Lane to a collector street. The applicant
has had initial contact with CDOT concerning the intersection of Highway 52 and
Puritan Lane and initial reviews indicate that no improvements to this
intersection are required at this time.
7. The compatibility of the proposed development with this Code and any deviations in
setbacks, space requirements and permitted uses that may be required for the proposed
development.
It is the applicant's intent to meet all Code requirements concerning the proposed
development on the site. Any deviations to the code that come up during the site
plan process with the Town will be addressed per the Code.
8. A review of existing and adjacent land uses, areas of compatibility or conflict, and
possible mitigation measures that may be required for the proposed development.
The existing adjacent land uses consist of low density residential housing and
community commercial development either next to or across Highway 52. The
proposed development of the church site and the future commercial development
will be very compatible with the surrounding properties. It is the intention of the
applicant to split the site into two lots, one on the east half and one on the west
half The lot on the west half will cover the church development while the lot on
the east half next to the Community Commercial site in Wyndham Hill may be
developed as a commercial lot or as detention for the Wyndham Hill
Development. With this layout, the church site will be closest to the residential
areas, while any future commercial development that may occur would be next to
the Community Commercial site in Wyndham Hill. The site will be landscaped to
help screen the development from the surrounding houses and from Highway 52.
Page 4
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CES Consultants, LLC
July 14, 2009
Town of Frederick
401 Locust Street
Frederick, CO 80530
Re: Lot 1, Puritan Annexation and Zoning and Comprehensive Plan Amendment
Application
Town of Frederick, Colorado
To the Town Board:
CES Consultants, LLC, (CES) on behalf of Nicolae Toderica and St. Dimitrie The New
Church, is pleased to submit this application for the Annexation and Zoning, and
Comprehensive Plan Amendment requesting annexation for Lot 1, Puritan Subdivision
into the Town of Frederick. The proposed site is located in the Southwest 1/4 of Section
34, Township 2 North, Range 68 West, of the 6th Principal Meridian, County of Weld,
Colorado. More specifically, the site is located at the northeast corner of Puritan Lane
and Highway 52, which is approximately one-half mile west of the intersection Interstate
25 and Highway 52. The site contains approximately 4.979 acres and is vacant and
covered by natural vegetation.
At this time, it is Mr. Toderica's and the Church's intent to annex the site into the Town
of Frederick and establish the zoning on the site as C -H52 Mixed Use Commercial
Highway 52 District. Later, the site will be split into two (2) lots with the western lot
being donated to Saint Dimitrie the New Church and developed into a new church site.
The eastern lot will be owned by Mr. Toderica and will remain undeveloped at this time,
but could potentially be developed as a commercial site in the future.
Saint Dimitrie Mission started in 2007 with a small number of members, but very
determined to create a sacred place to worship God in the spirit of the Orthodox tradition.
The church presently is renting a building in Boulder where they have been able to
perform their weekly services from inception. After almost a year and half of existence
the church has only about twenty members. About 5 to 6 cars are in the parking lot on
any given Sunday. For special times of the year (Easter and Christmas) they have as
many as 40-50 people attend the service.
The Romanian community in Colorado, even with the continuous growth of the last
decades is still a relatively small group of people. The majority of the members are very
educated and are bilingual. The first generation coming from Romania still favors the
112 E. South 1" St. ° Johnstown, CO 80534 = Phone: (970) 373-4480 Fax: (970) 587-8073
NOTICE OF PUBLIC HEARING
Lot, 1 Puritan Subdivision
Annexation, Zoning, Concept Plan, and Comprehensive Plan
Amendment
NOTICE IS HEREBY GIVEN that the Planning Commission will
hold a public meeting commencing on Tuesday, August 18, 2009 at
7:30 P.M. and that the Board of Trustees will then hold a public
hearing commencing on Tuesday, September 8, 2009, at 7:00 P.M.
at the Frederick Town Hall, 401 Locust Street, Frederick,
Colorado 80530 to consider approval of the Annexation, Zoning,
Concept Plan and Comprehensive Plan Amendment for Lot, 1 Puritan
Subdivision received from Nicolas_ Toderica, 7705 Crestview,
Longmont, CO 80504; for real property located within a portion
of Section 34, Township 2 North, Range 08 West of the 6"' P.M.,
within the Town of Frederick. The Planning Commission and Board
of Trustees will consider whether the proposed Annexation,
Zoning, Concept Plan and Comprehensive Plan Amendment requests
meet the requirements of the Frederick Land Use Code and whether
these requests should be granted approval for the property.
Any person may appear at she public hearings and be heard
regarding the matters under consideration.
Copies of the full application and supporting materials
submitted as well as the full-sized maps are available for
review in the Frederick Tow:,_ Hail, 401 Locust Street, Frederick,
Colorado.
Dated this 5th day of August, 2009
TOWN OF FREDERICK, COLORADO
By: \�Nt
Nanette S. Fornof, Town CNerk
a
I
I
•
•
•
The site is currently shown with a land use designation of Rural Residential on
the existing Frederick Comprehensive Plan. The applicant is requesting an
amendment to the Comprehensive Plan to change the land use designation to
Mixed Use Highway 52 Commercial. The land use designations surrounding the
site are Rural Residential on the north and west (the existing residences in the
Puritan Development) and Community Commercial to the east. The land use
designation of the area just west of the Puritan Development is also Mixed Use
Highway 52 Commercial.
It is the intention of the applicant to split the site into two lots, one on the east half
and one on the west half The lot on the west half will cover the church
development while the lot on the east half next to the Community Commercial site
in Wyndham Hill maybe developed as a commercial lot or as detention for the
Wyndham Hill Development. With this layout, the church site will be closest to
the residential areas, while any future commercial development that may occur
would be next to the Community Commercial site in Wyndham Hill.
3. The impact of the proposed annexation on the existing storm drainage system and
proposals to mitigate any negative drainage impacts upon the community (historic
rainfall drainage patterns, detention and retention areas, storm sewer requirements,
discharged irrigation ditches, floodways and floodplains, etc.).
The site sets north of Highway 52 and is impacted by existing off -site storm runoff
that crosses the highway from the south. In 1999, Chang Engineering prepared a
Final Drainage Report for the drainage facility improvements at the 1-25 and
Highway 52 interchange. This drainage report identified the off -site storm
drainage basin south of Highway 52 that crosses into our site. The minor flows
from this basin cross under Highway 52 in two (2) 36 inch diameter culverts,
while the major flows overtop the highway. The storm runoff flows, for this off -
site basin calculated in the report were 855 cfs for the 50 year storm and 1081 cfs
for the 100 year storm. These flows sheet flow across our site and across the
Wyndham Hill property to the existing triple box culvert under the west frontage
road for 1-25. The existing triple box culverts under the west frontage road and 1-
25 are sized to convey the 50 year storm event from the Godding Hollow Basin of
Wyndham Hill and the off -site basins south of Highway 52 (921 cfs). Per
discussions with representatives of CDOT it is our understanding that it is their
intent to construct a culvert that will pass the 100 year flow under the highway in
the future. The exact timing of this improvement has not been determined.
In 2006, Hurst and Associates prepared a Final Drainage Report for Wyndham
Hill Filing 4. In this report, they proposed constructing a detention pond on our
site that would decrease the 100 year developed release rate at the existing triple
box culverts under the west frontage road to the historic 100 year runoff rate.
The pond was sized for 40.9 acre feet of volume and a 100 year release rate of
674 cfs.
Page 2
CES Consultants, LLC
Lot 1 Puritan Annexation and Zoning
Annexation Assessment Report
1. The economic impact to the Town as a result of the proposed annexation. This shall
include a short statement of revenues likely to be generated by any existing or
contemplated development, and a statement of municipal expenses likely to be incurred
as a result of the annexation and development; as well as the short-term and long-term
economic development potential for the property (numbers of jobs to be created, sales
and use tax generation, property tax generation, utility revenue generation, incentives to
be requested or offered, etc.).
As noted earlier in the submittal, it is the applicant's intent to split the site into
two lots. One lot (approximately 2.0 acres) will be donated to the church for use
as a church building site. Phase one of the church construction will happen as
soon as the site can be approved At this time, the major revenue to be generated
by the proposed annexation will be through application fees, utility connection
fees, building permit fees and sales tax generated by the construction of the first
phase of the church site. In the future, as the church grows, additional
construction may he required at the site which will generate additional fees and
sales tax.
The second lot (approximately 2.0 acres) will he zoned commercial. A portion of
this lot is being reserved for future long range commercial development. At this
time the applicant is unsure of his, future plans for this lot. Once a more detailed
plan for the development c f this site is made, the applicant or developer will need
to make a submittal to the Town at that time and the economic impact will be
addressed at this time.
2. The impact of the proposed annexation on the existing transportation system and
proposals to mitigate any negative transportation impacts upon the community (arterial
and collector street improvements, intersection improvements, intersection signalization,
alternative modes of transportation, etc.), including the compatibility of the proposed
development with the Frederick Comprehensive Plan and any plan amendments that may
be necessary for the proposed development.
Me proposed annexation will have minimal short term impact to the existing
transportation system. The existing church membership is only 20 members and
generates only 10 15 vehicle trips on Sundays. The applicant understands that
long range future development on the site will necessitate the improvement of
Puritan Lane to a collector street. The applicant has had initial contact with
(:1)O7' concerning the intersection of Highway 52 and Puritan Lane and initial
reviews indicate that no improvements to this intersection are required at this
time.
112 E. South 1st St. Johnstown, CO 80534 Phone: (970) 373-4480 Fax: (303) 416-1472
5. The impact of the proposed annexation on the environment of the Town and proposals
to mitigate any negative impact (identify environmentally sensitive areas, endangered
species, significant habitats, etc.).
There are no known negative environmental impacts to the Town due to this
annexation.
6. The compatibility of the proposed annexation with the street master plan as depicted
by the Transportation Map contained in the Comprehensive Plan and proposals for
mitigating any negative impact.
The proposed annexation is compatible with the street master plan as depicted by
the Transportation Map contained in the Comprehensive Plan. The existing
church membership is only 20 members and generates only 10 15 vehicle trips.
The applicant understands that long range future development on the site will
necessitate the improvement of Puritan Lane to a collector street. The applicant
has had initial contact with CDOT concerning the intersection of Highway 52 and
Puritan Lane and initial reviews indicate that no improvements to this
intersection are required at this time.
7. The compatibility of the proposed development with this Code and any deviations in
setbacks, space requirements and permitted uses that may be required for the proposed
development.
•
•
It is the applicant's intent to meet all Code requirements concerning the proposed
development on the site. Any deviations to the code that come up during the site
plan process with the T own will be addressed per the Code.
8. A review of existing and adjacent land uses, areas of compatibility or conflict, and
possible mitigation measures that may be required for the proposed development.
The existing adjacent land uses consist of low density residential housing and
community commercial development either next to or across Highway 52. The
proposed development of the church site and the future commercial development
will be very compatible with the surrounding properties. It is the intention of the
applicant to split the site into two lots, one on the east half and one on the west
half. The lot on the west half will cover the church development while the lot on
the east half next to the Community Commercial site in Wyndham Hill may be
developed as a commercial lot or as detention for the Wyndham Hill
Development. With this layout, the church site will be closest to the residential
areas, while any future commercial development that may occur would be next to
the Community Commercial site in Wyndham Hill. The site will be landscaped to
help screen the development from the surrounding houses and from Highway 52.
Page 4
Since the developers of the Wyndham Hill project did not obtain ownership of Lot
I, Puritan Subdivision, the proposed development will require the location and
final design of this pond to he revised with the development of Wyndham Hill
filing 4. The applicant met with the representative of the Wyndham Hill
Development, Mr. Jon Lee, to discuss options for addressing these flows through
the two properties. Mr. Lee expressed their opinion that they would rather that
the detention pond remains on Lot I. They would prefer the Town decide on the
final disposition of this drainage matter.
As part of the proposed development of Lot 1, it is the applicant's plan to
construct a channel across the south property line and along the east property
line of the site that will carry the 100 year historic flows that cross Highway 52
around our site and release them onto Wyndham Hill Filing 4. It is our
recommendation that the proposed pond for Wyndham Hill be constructed in the
southeast corner of Filing 4, next to Lot 1, and the proposed channel released into
the pond.
the proposed development on Lot 1 will follow all Town of Frederick Strom
Drainage Criteria concerning on -site detention. A detention pond will he
constructed on the site and the pond release flows will he released into the future
Wyndham Hill Filing 4 drainage system.
The applicant will be submitting a frail drainage report with their site plan
submittal for Town review that will address these drainage facilities in more
detail.
4. The impact of the proposed annexation on the Town park facilities and recreation
programs and proposals to mitigate any impact upon the existing facilities and programs
(additional facilities, additional recreational programs, additional personnel required, etc).
Due to the type of proposed development, there will be little to no impact to the
Town's existing park and recreation facilities. The applicant plans to meet the
intent and the requirements for public open space dedication as noted in Article 2
(adopted January 13, 2009) for the site. A minimum of twelve (12) percent of the
total gross land area shall be dedicated as public open space per Section 2.11
and 2.12 of the Frederick Land Use Code. The exact nature and specific location
of the dedicated public open space will be shown on the Site Plan.
At the neighborhood meeting, the neighbors indicated that it was their
understanding that Lot 1 was to be dedicated as a park site. The applicant had
their Title Insurance Company research this issue and at this time, no documents
have been, found that indicate that the site has been, or was to be, dedicated as a
park area.
Page 3
Page 3
Town of Frederick Town Board
July 14, 2009
•
The long range future development of the church site will consist of the addition of a
6,000 sq. ft. church building along with additional parking, landscaping and other
required site improvements.
We believe the annexation of the Puritan site, and the development of the Saint Dimitrie
the New Church site in the Town of Frederick will be a great addition to the Town.
Attached are the required copies and supporting materials for the submittal of the
Annexation and Zoning, and Comprehensive Plan Amendment your review. If you have
any questions or comments, please feel free to contact us at (970) 373-4480 or
kurt([D,cesconsultantslIc.com or carries.cesconsultantsllc.com.
Sincerely,
CES CONSULTANTS, LLC
Kdrt Rollin, P.E.
Principal
• CsuutLA ckt
Carrie da Silva, E.I.T
Principal
•
Page 2
1 own of Frederick .own Board
July 14, 2009
Romanian language and the next generation is using the English language as their first
language. Because of this characteristic, the religious services are performed in both
languages.
At this moment, there are two Romanian Churches in Colorado, both Christian Orthodox,
as this very old religion is the primary choice among the Romanian population.
The first church is in Denver gathering the population from the areas in southern, eastern
and western Colorado.
The second Church, Saint Dimitrie, needs to be built in the northern part of the state to
offer services to the population located in the areas north and west of Denver. From the
geographic point of view, the intersection of I-25 and Highway 52 represents an ideal
location so Romanians from as far as Fort Collins, Greeley, and Boulder can attend the
Sunday services.
The church cannot estimate how dramatically the number of members will change based
on two important factors: the new location at 1-25 and Highway 52 and having their own
building. Some Romanian people have promised to become members, as soon as we
move to the new location and some went so far as to consider buying homes in the
vicinity of the church. The future plans for development on the site have to be flexible
enough to accommodate whatever growth and changes take place in our congregation.
It is the Church's intent to develop western portion of the site in phases as the
congregation grows. The first phase will consist of the construction of a 5,300 sq ft.
building for use as both a worship center and social hall with access off of Puritan Lane.
This building will be large enough to accommodate 60 to 80 members. Depending when
the church reaches these numbers, they can think about the second phase of development
of the church site which would consist of the addition of a 6,000 sq. ft. church building
along with additional parking, landscaping and other required site improvements.
Additional right-of-way will be dedicated to the Town along the western boundary of the
site as Puritan Lane is shown as a future collector in the Town's Transportation Plan.
Existing sanitary sewer, water, electric and gas utilities are located along Highway 52 and
initial discussions have been held with each provider and at this time no problems in
serving the site have been noted.
Due to the small size of the congregation at this time, the applicant would like to discuss
with the Town Staff and Town Board the requirements and timing for the construction of
the improvements for Puritan Lane, and the on -site parking lot and the on -site
landscaping with the first phase of the development. It would be the Church's intent to
complete development of the on -site improvements as the growth of the congregation
warrants it.
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