HomeMy WebLinkAbout20080052.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant: Pioneer Communities Inc. & HP Farms LLC Case Number: PZ-1125
• Pioneer PUD with mixed uses (residential, commercial, public facilities, etc.)
Submitted or Prepared:
Prior to At
Hearing Hearing
✓ 1 Staff Comments X
V Department of Planning Services Field Check Form X
✓ 2 Legal Notifications X
pv Affidavit of sign posting X
v 3 Application X
4 Maps& Plans X
,.- 5 Correspondence Provided to the Planning Commission(prior to Oct. 16) X
v 6 Surrounding Property Owners X
7 Referrals With Comments X
✓ Weld County Department of Health and Environment, referral dated 8/21/07 X
v Weld County Sheriffs Office, referral dated 7/15/07 X
" Weld County Department of Public Works, referral dated 8/27/07 X
• ✓ Weld County Department of Building Inspection, referral dated 7/30/07 X
✓ Weld County Code Compliance, referral dated 7/17/07 X
✓ Weld County Paramedic Services, referral dated 7/18/07 X
" Office of State Engineer, Division of Water Resources, referral dated 7/18/07 X
✓ Colorado Department of Transportation, referral dated 8/14/07 X
V Colo. Dept. of Nat'l Resources,Water Conservation Board, referral dated 7/18/07 X
Colorado Division of Wildlife, referral dated 7/30/07 X
✓ Platte Valley Soil Conservation District, referral dated 7/21/07 X
v Town of Hudson, referral dated 8/9/07 X
" Town of Keenesburg, referral dated 7/30/07 X
v Weld RE-3J School District, referrals dated 9/12 and 8/31/07 X
✓ Vanderwerf&Buchanan LLP representing Anadarko E&P, referral dated 7/24/07 X
✓ Kerr McGee Oil and Gas Onshore LP, referral dated 7/19/07 X
✓ The Farmers Reservoir& Irrigation Company, referral dated 7/11/07 X
✓ Xcel Energy/Public Service Company of Colorado, referral dated 8/2/07 X
• ✓ Noble Energy, referral dated 10/1/07 X
EXHIBIT
✓ Resource Colorado Metropolitan District, referral dated 9/18/07 X jt
V Hudson Fire Protection District, referral dated 8/22/07 X
2008-0052
8 Planning Commission Exhibits X
Oct. 16 Hearing—School District Update Letter,with attachments, dated October X
12,2007
• B Oct. 16 Hearing—SPO Letter, Don&Susie Bratrsovsky, dated October 9,2007 X
C Oct. 16 Hearing—Summary of Work Surface Use Memos,dated April 26,2007& X
April 23, 2007
✓ D Oct. 16 Hearing—David Rippe, SE Weld Soil District e-mail,dated Oct. 16, 2007 X
✓ E Oct. 16 Hearing—Certificate of Notification, Mineral Rights Owners,and X
attachments CPI(,�'� (111 66/-1 SPO'S'
• F Nov.6 Hearing—Planning Staff Continuance Memo,dated November 6,2007 X
✓ G Nov.6 Hearing—Development Commitments Final Draft, November 6,2007 X
✓ H Nov.6 Hearing—Ireland/Stapleton Fire District Update Letter and X
attachments/background information, dated November 6, 2007
• I Nov.6 Hearing—SPO Letter, Don &Susie Bratrsovsky e-mail, dated November 6, X
2007
v J Nov.6 Hearing—SPO Letter, Kristy&Doug Stallsworth e-mail, dated November X
6, 2007
✓ K Nov. 6 Hearing—Proposed plat notes,from County Attorney X
L Nov. 6 Hearing—Applicant Memo about Conditions, dated November 6,2007 X
• M Nov. 6 Hearing—Pioneer website printout,dated October 25, 2007 X
• tset
• 10 Correspondence Received After Planning Commission Hearings (h l2 A uli(u1 X
I hereby certify that the fourty-six items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing. {_
Brad Mueller,Planning Services
•
• n
LAND USE APPLICATION
SUMMARY SHEET
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
COLORADO
PLANNERS: Brad Mueller, Chris Gathman, Jacqueline Hatch and Michelle Martin
CASE NUMBER: PZ-1125 HEARING DATE:October 16, 2007
APPLICANT: Pioneer Communities Inc. & HP Farms LLC, c/o Jack Reutzel
ADDRESS: 9145 East Kenyon Avenue, Suite 301, Denver, CO 80237
REQUEST: Change of Zone application from A (Agricultural)Zone District to a PUD (Planned
Unit Development)for a maximum of 9,455 residential dwelling units, commercial
uses up to 200,000 square feet, 5 elementary schools, 2 middle schools, 2 high
schools, 12 local and community parks, wastewater and water storage areas,
and various agricultural and open space uses on a total of approximately 5073
acres.
• LEGAL: Part of Sections 4, 5, 7, 8, 9, 17, and 18, Township 2 North, Range 64 West of
the 6th P.M.; and Section 32, Township 3 North, Range 64 W of the 6th P.M.; and
Sections 11, 12, 13, 14, and 15, Township 2 North, Range 65 West of the 6th
P.M., Weld County, Colorado.
LOCATION: In the vicinity of County Road 22 and County Road 49.
ACRES: 5,073 +/-acres
PARCEL#: 1307-14-200038, 1305-17-300028, 1305-17-200029, 1305-08-300015, 1305-08-
300016, 1305-18-100016, 1305-18-100017, 1305-05-100001, 1305-07-300007,
1305-07-300008, 1305-07-400009, 1305-18-400007, 1215-32-000010, 1305-09-
000004, 1307-02-000001, 1307-02-000011, 1307-12-000009, 1307-13-000014,
1305-04-000002, 1307-12-300010, 1307-12-300011, 1305-17-000020, 1307-11-
000026, 1307-11-400028, 1307-11-400029, 1307-11-400030, 1307-15-100029,
1307-15-100030, 1307-14-200037, 1305-08-300020, 1305-08-400021, 1307-12-
400012, 1307-12-400013, 1307-13-100019, 1307-13-100020, 1305-18-200008,
1305-18-200009, 1305-18-400006, 1215-32-200002, 1305-17-000015, 1307-12-
000008, 1305-08-000012, 1305-05-400004, 1305-05-400003, 1305-07-200006,
1305-07-100005, 1305-08-200017, 1305-08-200018, 1305-08-200019, and
1305-08-000011
• EXHIBIT
Pioneer PUD PZ-1125 Page 1 1
•
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Department of Public Health and Environment, referral dated August 21, 2007
• Weld County Sheriffs Office, referral dated July 15, 2007
• Weld County Department of Public Works, referral dated August 27, 2007
• Weld County Department of Building Inspection, referral dated July 30, 2007
• Weld County Code Compliance, referral dated July 17, 2007
• Weld County Paramedic Services, referral dated July 18, 2007
Office of State Engineer, Division of Water Resources, referral dated July 18, 2007
• Colorado Department of Transportation, referral dated August 14, 2007
• Colorado Department of Natural Resources, Water Conservation Board, referral dated July
18, 2007
• Colorado Division of Wildlife, referral dated July 30, 2007
• Platte Valley Soil Conservation District, referral dated July 21, 2007
• Town of Hudson, referral dated August 9, 2007
• Town of Keenesburg, referral dated July 30, 2007
• Weld RE-3J School District, referrals dated September 12 and August 31, 2007
• Vanderwerf& Buchanan LLP representing Anadarko E&P, referral dated July 24, 2007
• Kerr McGee Oil and Gas Onshore LP, referral dated July 19, 2007
• The Farmers Reservoir& Irrigation Company, referral dated July 11, 2007
• Xcel Energy/Public Service Company of Colorado, referral dated August 2, 2007
▪ Noble Energy, referral dated October 1, 2007
• • Resource Colorado Metropolitan District, referral dated September 18, 2007
•
Hudson Fire Protection District, referral dated August 22, 2007
The Department of Planning Services'staff has not received responses from the following agencies:
▪ Weld County Office of Emergency Management
• State Department of Public Health and the Environment
▪ Brighton/Southeast Soil Conservation District
• Adams County
• EnCana
• Henrylyn Ditch Company
• Southeast Weld Fire Protection District
• Denver International Airport
• Pioneer PUD PZ-1125 Page 2
• ' 1a; PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
ADMINISTRATIVE RECOMMENDATION
COLORADO
PLANNERS: Brad Mueller, Chris Gathman, Jacqueline Hatch and Michelle Martin
CASE NUMBER: PZ-1125 HEARING DATE: October 16, 2007
APPLICANT: Pioneer Communities Inc. & HP Farms LLC, c/o Jack Reutzel
ADDRESS: 9145 East Kenyon Avenue, Suite 301, Denver, CO 80237
REQUEST: Change of Zone application from A(Agricultural) Zone District to a PUD (Planned
Unit Development)for a maximum of 9,455 residential dwelling units, commercial
uses up to 200,000 square feet, 5 elementary schools, 2 middle schools, 2 high
schools, 12 local and community parks, wastewater and water storage areas,
and various agricultural and open space uses on a total of approximately 5073
acres.
LEGAL: Part of Sections 4, 5, 7, 8, 9, 17, and 18, Township 2 North, Range 64 West of
the 6th P.M.; and Section 32, Township 3 North, Range 64 W of the 6th P.M.; and
Sections 11, 12, 13, 14, and 15, Township 2 North, Range 65 West of the 6th
• P.M., Weld County, Colorado.
LOCATION: In the vicinity of County Road 22 and County Road 49.
ACRES: 5,073 +1-acres
PARCEL#: 1307-14-200038, 1305-17-300028, 1305-17-200029, 1305-08-300015, 1305-08-
300016, 1305-18-100016, 1305-18-100017, 1305-05-100001, 1305-07-300007,
1305-07-300008, 1305-07-400009, 1305-18-400007, 1215-32-000010, 1305-09-
000004, 1307-02-000001, 1307-02-000011, 1307-12-000009, 1307-13-000014,
1305-04-000002, 1307-12-300010, 1307-12-300011, 1305-17-000020, 1307-11-
000026, 1307-11-400028, 1307-11-400029, 1307-11-400030, 1307-15-100029,
1307-15-100030, 1307-14-200037, 1305-08-300020, 1305-08-400021, 1307-12-
400012, 1307-12-400013, 1307-13-100019, 1307-13-100020, 1305-18-200008,
1305-18-200009, 1305-18-400006, 1215-32-200002, 1305-17-000015, 1307-12-
000008, 1305-08-000012, 1305-05-400004, 1305-05-400003, 1305-07-200006,
1305-07-100005, 1305-08-200017, 1305-08-200018, 1305-08-200019, and
1305-08-000011
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS CONDITIONAL APPROVAL
OF THIS REQUEST FOR THE REASONS LISTED AND DETAILED BELOW. NOTE, HOWEVER, A
RECOMMENDATION BY THE DEPARTMENT OF PUBLIC WORKS FOR DENIAL BASED ON
INCOMPLETE INFORMATION AND COMMITMENTS (SEE SECTION 27-6-120.6.E COMMENTS
BELOW).
• 1. The submitted materials are in compliance with the application submittal requirements of Section
27-5-30 of the Weld County Code.
Pioneer PUD PZ-1125 Page 3
• 2. The submitted materials are in compliance with Section 27-6-120 of the Weld County Code as
follows:
A. Section 27-6-120.8.6.a - The proposal is consistent with any intergovernmental
agreement in effect influencing the PUD and Chapters 19 (Coordinated Planning
Agreements), Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24
(Subdivision) and Chapter 26 (Mixed Use Development) of the Weld County Code.
1. The proposed site is not presently influenced by a Coordinated Planning
Agreement(i.e., Intergovernmental Agreement)from Chapter 19.
2. Sec. 22-2-60.A (A.Goal 1) -- Conserve agricultural land for agricultural purposes
which foster the economic health and continuance of agriculture.
The zoning land use plan map that is proposed with this application includes an
Agricultural Zone District. A detailed agricultural plan was prepared for the area
prior to the creation of the Southeast Weld Mixed Use Area (Agricultural Land
Use Analysis, Marc Arnusch, 2005). The proposed Agricultural Zone District
Planning Areas shown on the proposed Pioneer PUD zoning map include those
areas identified in the analysis report as consisting of highly productive
agricultural land. The applicants propose innovative management techniques
(such as drip-irrigation and prairie grassland restoration) to produce "value-
added" agriculture, which may include vegetable production, tree farms,
greenhouses, or a working research farm.
3. Section 22-2-60.8 (A.Goal 2) Conversion of agricultural land to urban scale
residential, commercial and industrial uses will be considered when the subject
.
site is located inside an approved intergovernmental agreement area, urban
growth boundary area, Mixed Use Development areas or urban development
nodes, or where adequate services are currently available or reasonably
obtainable. This goal is intended to address conversion of agricultural land to
minimize the incompatibilities that occur between uses in the A (Agricultural)
Zone District and other zoned districts that allow urban uses. In addition, this
goal is expected to contribute to minimizing the costs to County taxpayers of
providing additional public services in rural areas for uses that require services
on an urban scale.
The proposal would convert land from the current Agricultural Zone District to a
Planned Unit Development ("PUD") consisting of a mixture of uses within the
Southeast Weld Mixed Use Development ("MUD") area. Seven zone districts
within the Pioneer PUD are proposed: "Agricultural," "Low Density Residential,"
"Medium Density Residential," "High Density Residential," "Commercial," "Public
Facilities," and "Infrastructure Facilities Zone District." (The Infrastructure
Facilities Zone District was not included in the original application, but is
proposed as a Condition of Approval.) There are 103 individual Planning Areas
("PA") proposed; each Planning Area is zoned according to one of the seven
Zone Districts.
The project is compatible with existing surrounding uses in terms of general
uses, allowed buildings, scale, density, traffic, dust and noise. The PUD process
allows for flexibility and variety needed to offer a range of products, services, and
uses.
• 4. Section 22-2-60.F (A.Goal 6) -- Public facilities and services such as sewer,
water, roads, schools, and fire and police protection, must be provided and
Pioneer PUD PZ-1125 Page 4
• developed in a timely, orderly and efficient manner to support the transition of
agricultural land to other development uses. In evaluating a land use application,
County representatives and the applicant will consider the public facilities and
services goals and policies.
The range of services required of this development is broad and complex. The
applicant proposes to provide for these through phased construction over a
projected timeframe of 20 or more years. The proposed Development
Commitments and Conditions of Approval are designed to ensure that land is
dedicated for schools, parks, and roads in a manner that is concurrent with
development. Furthermore, these Development Commitments will ensure that
the developer pays for park improvements and off-site road improvements that
are timed to different levels of development. These improvements must be built
before additional residential units can be built, according to the timelines
specified by the Development Commitments.
The developer will pay for these improvements through a combination of
developer investment and taxes collected from future residents though
Metropolitan Districts, a quasi-governmental special district that exists to provide
services and collect property taxes. There are seven Pioneer Metropolitan
Districts, approved for creation by the Weld County Commissioners on February
6, 2006. There is one district, the Pioneer Regional Metropolitan District, which
will provide services such as water, sewer, road and park maintenance. The
other six districts ("Pioneer Metropolitan District #1," etc.) will provide financing
for the payments of bonds that will be issued for improvements such as
water/sewer infrastructure and roads.
• 5. Section 22-2-110.8 (UGB.Goal 2) -- Concentrate urban development in or
adjacent to existing municipalities, an approved intergovernmental agreement,
the Mixed Use Development areas, urban growth boundary areas, urban
development nodes, or where urban infrastructure is currently available or
reasonably obtainable.
The proposed PUD is located within the Southeast Mixed Use Development (SE
Weld MUD) area, and within the three-mile municipal referral areas of the Towns
of Hudson and Keenesburg and Adams County. The Town of Keenesburg, in
their referral dated July 30, 2007, requests continued cooperation with the Town
regarding the construction of the proposed Keenesburg Parkway and working on
a water/wastewater agreement. The Town of Hudson, in its referral dated
August 9, 2007, anticipates on-going discussion about the development and
indicates concerns with how to ensure commitments regarding the County Road
49/1-76 Interchange, the timing and funding of services for fire and school
facilities, and funding of services through property taxes alone. No referral was
received from Adams County. It is the opinion of the Department of Planning
Services that, with the attached Conditions of Approval and Development
Standards, these issues can be adequately addressed.
The land uses shown on the Change of Zone plat reflect the uses shown on the
Southeast Weld MUD Structural Land Use Map 2.1, adopted June 12, 2006.
6. Section 22-2-170.G (C.Goal 7) -- Encourage the in fill of existing commercial
developments and provide an environment which supports growth for existing
business.
•
Pioneer PUD PZ-1125 Page 5
• The Change of Zone includes the creation of a 32-acre Commercial Zone
District. The proposed Development Standards would limit the amount of
commercial uses within this District to 200,000 square feet, which is roughly
equal to four medium-sized grocery stores. This amount of commercial space is
much less than what will be needed to serve the development at build-out. (Staff
estimates a build-out population of approximately 25,000 people based on the
proposed zoning.) This limit of 200,000 square feet of commercial uses is being
proposed in order to encourage commercial development and infill in the existing
towns of Hudson and Keenesburg, as stated in the application.
7. Section 22-2-190.C(R.Goa13) -- Urban residential uses will be encouraged when
the subject site is located inside an approved intergovernmental agreement area,
urban growth boundary area, Mixed Use Development areas or urban growth
nodes, or where adequate infrastructure and services are currently available or
reasonably obtainable.
Three categories of urban/suburban residential densities are proposed within the
SE Weld MUD. These include a "Low Density Residential Zone District" (1.0 —
3.5 dwelling units per acre), which would allow single-family detached homes.
The "Medium Density Residential Zone District" (2.5 — 6.5 dwelling units per
acre) would allow single-family detached houses, as well as attached housing
such as town homes and apartments. The "High Density Residential Zone
District" (5.0 — 10.0 dwelling units per acre) is also proposed for detached and
attached housing. If approved with the staffs proposed Conditions of Approval,
the Development Standards for residential housing would require that the
minimum densities be developed under each zone district.
• 8. Section 22-2-210.C (PUD.Goal 3) -- Maintain land use regulations that allow
County officials to review development proposals which may combine Uses By
Right in two (2) or more zone districts, or which in some manner qualify as a
Planned Unit Development according to the definition set forth in Section 24-1-40
of this Code.
Section 24-1-40 describes a PUD as "an area of land . . . to be developed under
unified control or unified plan of development . . . the plan for which may not
correspond to . . . existing land use regulations." The Pioneer PUD proposes
seven zone districts which do not correspond to the County zone districts.
Unique Development Standards are proposed for each of the seven districts to
establish allowed uses, setbacks, and other standards. The Conditions of
Approval proposed by staff include changes to the Development Standards that
were proposed by the applicant in the original submittal. These changes are
being proposed as Conditions of Approval to account for uses not contemplated
in the applicant's submittal, or to be consistent with other broader goals found in
the Weld County Code.
9. Section 22-2-210.G (PUD.Goal 7) -- All new Planned Unit Development should
pay its own way.
The proposed Conditions of Approval, Development Standards, and
Development Commitments will ensure that land is dedicated for parks, schools,
emergency facilities, water and wastewater facilities, and roads. They also
ensure that the applicant (often through funding by a metropolitan district) pay for
improvements for all of these services, and that the timing of such construction is
• done in a manner to be in place when new development requires that level of
service. Exact timing and triggers remain under discussion.
Pioneer PUD PZ-1125 Page 6
• 10. Section 22-2-270.D (SE.MUD.Goal 4) -- Development of the Southeast Weld
MUD area shall occur in a manner that assures an attractive working and living
environment and establishes a sense of community identity by planning and
managing residential, commercial, environmental, aesthetic and economic
components in coordination with Hudson and Keenesburg. The growth
associated with the Southeast Weld MUD area will promote product and service
demands to be met in part by the existing towns of Hudson and Keenesburg.
The addition of housing in the vicinity will enhance the marketability of the area
as an employment center. Appropriate scaled neighborhood-oriented
commercial uses will be encouraged in the Southeast Weld MUD area, to provide
convenient retail opportunities for neighborhoods.
The proposal assures that new development occurs in such a manner as to
create an attractive living environment. Further, all applicable standards and
regulations, unless otherwise modified herein, of Chapters 22, 23, 26, and 27 of
the Weld County Code shall be integrated in the design of the future Final Plats
and will be addressed through the Site Plan Review process. The subdivision
design integrates residential, commercial, and environmental components into a
cohesive unit that is compatible with surrounding land uses. The submitted plan
includes significant changes from earlier designs, done to address concerns that
were raised during the administrative Sketch Plan process. Some of these
changes included limiting the number of accesses allowed on County Road 49,
designing County Road 22 through the development as a through road (versus
requiring a "T" intersection), relocating school and park sites, and shifting
densities. The most significant design change that was made to address Sketch
Plan comments was the elimination in the Change of Zone PUD layout of the
• northwest section of the Southeast Weld MUD; this removed several hundred
potential residences from the plan, which would have been very isolated from the
remainder of the development. (The existing Southwest Weld MUD would
support future potential rezoning of this northwest section, however.)
The Department of Planning Services has not received any letters from
surrounding property owners expressing concern with the proposal. The
Development Standards and Conditions of Approval ensure that there are
adequate provisions for the protection of health, safety, and welfare of the
inhabitants of the neighborhood and County.
11. Section 22-2-280.C (SE.MUD.P.Goal 1) -- Provide efficient and cost-effective
delivery of adequate public facilities and services which assure the health, safety
and general welfare of the present and future residents of the area.
Weld County hired the firm of Clear Water Solutions to review the applicant's
submittal materials relating to water. The initial report from Clear Water
Solutions indicated that the information submitted generally showed adequate
water in terms of quantity, quality, and availability, with eight tracking points.
These eight items were addressed and updated information was provided in a
response letter from the applicants' engineers (TZA Water Engineers, Inc.) dated
August 17, 2007. In correspondence dated August 23, 2007, Clear Water
Solutions indicates that all questions have either been addressed or provided
with an adequate update of progress in addressing those questions.
A sanitary sewer plant has been proposed which would allow central sewer
• service to the development, to be owned an operated by the existing Resource
Colorado Metropolitan District, which would contract services to the Pioneer
Pioneer PUD PZ-1125 Page 7
• Regional Metropolitan District. The utility and financial plans for this plant and
the related sewer system were reviewed by the Front Range Water Quality
Planning Association, which recommended approval of both the utility plan and
the wastewater plant site application on April 26, 2007. This recommendation
was forwarded to the State, which is withholding final approval pending a
successful rezoning of land that would support the need for sewer service. Staff
believes that the Front Range Water Quality Planning Association's review and
recommendation indicate that adequate public sewer facilities are available.
12. Section 22-2-280.D (SE.MUD.P.Goal 2) -- Provide adequate public safety
facilities, such as satellite stations for police, fire and ambulance and encourage
the siting of co-located facilities and equipment.
A proposed Plat Note requires that a Law Enforcement District ("LEA") be
established prior to the issuance of any building permits in the development.
Formation of an LEA will address Sheriff Department concerns about having
adequate resources to serve a suburban community, by identifying a dedicated
funding source and specifying services. The LEA can impose up to a 7.0 mill
levy.
To address fire and ambulance services, the proposed Conditions of Approval
require the dedication of a 1-acre site within Planning Area 19 for future
emergency facilities. The applicants propose a 2 mill tax levy on properties to
pay for increased facilities and services. In their referral dated August 22, 2007,
the Hudson Fire Department indicates that this level of tax may not be sufficient
for a station and equipment. As a proposed Condition, the applicant is required
to address the requirements of the Hudson and Southeast Weld Fire Districts
• prior to recording the Change of Zone plat.
13. Section 22-2-280.E. (SE.MUD.P.Goal 3) -- New development shall plan for areas
of land adequate for school facilities conveniently placed central to residential
neighborhoods and provide financial assistance to assist the school district in
funding a portion of the capital construction of school facilities in a timely manner.
The proposed Conditions of Approval require the development of three types of
parks — Neighborhood, Local, and Community. Neighborhood Parks, up to 1
acre in size, are required in each of the residential and commercial planning
areas (for a total of 56). There are eight Local Parks Planning Areas, which
range is size from 3 to 18 acres. Two Community Parks (in four Planning Areas)
are proposed for the interior of the site.
Land for the parks must be dedicated in conjunction with platting of the
neighboring residential areas, and must be constructed according to a specified
standard. In the case of the community parks, the first of these must be built one
year after the 3000th dwelling unit is platted, and the second must be built one
year after the 7000`h dwelling unit is platted.
14. Section 22-2-290.D (SE.MUD.T.Goal 2) -- Promote a pedestrian trail system to
service transportation and recreation purposes within the Southeast Weld MUD
area.
A system of pedestrian and open space connections are proposed to connect the
components of the development and the surrounding properties and
• developments.
Pioneer PUD PZ-1125 Page 8
• 8. Section 27-6-120.6.b - The uses which would be allowed in the proposed PUD will
conform with the Performance Standards of the PUD Zone District contained in Article II,
Chapter 27 of the Weld County Code. Staff believes that the application complies with
all 31 of the Performance Standards specified in the Code. Many of these are discussed
in detail throughout this report; some of the others include the following:
Section 27-2-10, Purpose—The applicant has proposed seven zone districts and various
performance standards (i.e., Development Standards specifying use and bulk
requirements) that differ from zoning standards set by the Weld County Code. With the
attached Conditions of Approval, the Department of Planning Services is in support of
this request. In general, the proposed uses and standards are consistent in intent with
those in the Weld County Code, although some uses are more constrained, to reflect the
specific location of the property and the development of the site as a master planned
community.
Section 27-2-60, Open Space —The application fulfills the 20% open space requirement
of the Southeast Weld MUD (Appendix 26-E, Weld County Code). Approximately 779
acres are designated as parks or general open space. (Approximately 724 acres, if oil
and gas constraints are not included.) The Agricultural Zone Districts were not included
in the calculation of open space. Less than half of the open space is specified for
formally landscaped parks and programmable space; the remainder is for use for
buffering, scenic, and as floodplain, and will not be formally landscaped or maintained.
Section 27-2-80, Design standards and improvements agreements. Future final plats
must conform to the subdivision design standards found in the Weld County Code, or as
specified in the Pioneer PUD. There are variations proposed with this application
concerning lot sizes allowed, and street widths and design. In their referral dated August
• 27, 2007, Public Works indicates that "the reduced cross sections on local streets
maintained by the Metro District are acceptable to Public Works, however . . . Weld
County will require reservation of additional [right-of-way] to accommodate potential
future roadway widenings necessitated by development density trades that change traffic
patterns and/or amounts."
Section 27-2-90, Filing, and Section 27-2-160, Phasing. — The PUD will be platted as
multiple future Final Plats. Each filing may be built in multiple phases, and it is possible
that multiple separate phases (e.g., by different builders) may occur simultaneously.
Section 27-2-165, Public purpose. -- The parks, park improvements, trails, open space,
agricultural, floodplains, and buffer areas all fulfill public purposes. The amount of park
land dedicated by the Change of Zone is approximately 15 acres per 1000 people.
(Population was projected by staff at approximately 2.3 people per dwelling unit.) This
standard of adequate services was arrived at by surveying park standards for
jurisdictions along the Colorado Front Range. An average standard was approximately 5
acres per 1000 people of local park land, and 10 acres per 1000 people for community
parks.
Section 27-2-200. Uses. — The allowed uses proposed for the seven Pioneer PUD zone
districts are described for each of the 103 Planning Areas ("PA"). Each Planning Area is
designated as one of the seven zone districts. Each Planning Area is defined by an
acreage and a rough geographical location, relative to surrounding Planning Areas. Each
residential Planning Area is allowed a maximum number of dwelling units. All
commercial and non-residential uses within the Pioneer PUD are required to be
submitted for Site Plan Review, unless a Use by Special Review is required.
• Pioneer PUD PZ-1125 Page 9
• C. Section 27-6-120.6.c - That the uses which would be permitted shall be compatible with
the existing or future development of the surrounding area as permitted by the existing
Zoning, and with the future development as projected by Chapter 22 of the Weld County
Code or master plans of affected municipalities.
Though different than current surrounding uses, the proposed zoning and design are
compatible with existing surrounding uses in terms of general uses, allowed buildings,
scale, density, traffic, dust and noise. The PUD process allows for flexibility and variety
needed to offer a range of products, services, and uses.
D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an adequate
water supply and sewage disposal system in compliance with the Performance
Standards in Article II the Weld County Code.
Weld County hired the firm of Clear Water Solutions to review the applicant's submittal
materials relating to water, who indicate that all questions have either been addressed or
provided with an adequate update of progress in addressing those questions. A sanitary
sewer plant has been proposed which would allow central sewer service to the
development. Staff believes that the Front Range Water Quality Planning Association's
review and recommendation indicate that adequate public sewer facilities are available.
E. Section 27-6-120.6.e - That street or highway facilities providing access to the property
are adequate in functional classification, width, and structural capacity to meet the traffic
requirements of the uses of the proposed PUD Zone District.
Weld County Public Works, in its referral dated August 27, 2007, recommends denial of
• the application, pending submittal of additional information and commitments concerning
the construction of road-related improvements. This information is necessary to ensure
that the proposed development complies with Sections 22-3-60 through 22-3-140 of the
Weld County Code. While discussions are on-going with the applicant, Public Works has
determined at the time of this report that there is not sufficient information committing the
development to specific off-site improvements.
Specifically, the transportation network in the vicinity of the development must preserve
the existing and future function of roads and highways affected by this proposed
development. Traffic generated by the proposed development must conform to the
recommendations and requirements of the Department of Public Works and the Colorado
Department of Transportation (CDOT).
An overall traffic impact analysis and supplemental traffic analysis has been prepared for
this development, which addresses the cumulative development impacts created by this
project and suggests appropriate project mitigation. The metropolitan districts previously
approved for this area will provide for the maintenance obligations of transportation
improvements within the Pioneer PUD. A revised and approved traffic report is a
required prior to final approval.
F. Section 27-6-120.6.f - An off-site road improvements agreement and an on-site
improvements agreement proposal is in compliance with Chapter 24 of the Weld County
Code as amended and a road improvements agreement is complete and has been
submitted, if applicable.
• Pioneer PUD PZ-1125 Page 10
• On-site and off-site improvements agreements will be required for each of the future Final
Plat applications submitted under this PUD. Each filing will contain roads for access to
the residences, commercial, and park and school lots, and separate traffic reports will be
submitted to ensure that the appropriate collector and arterial roads are in place to serve
the proposed filings.
Improvements to existing and proposed off-site improvements such as the construction of
an interchange at County 53 and 1-76 or the widening of County 49 are ensured by
Development Commitments. These Development Commitments are proposed as
Conditions of Approval, and they list what improvements are the responsibility of the
developer and when the improvements are to be completed. (Usually an improvement
must be made prior to the platting of a specified number of dwelling units.)
G. Section 27-6-120.6.g- That there has been compliance with the applicable requirements
contained in Chapter 23 of the Weld County Code regarding overlay districts, commercial
mineral deposits, and soil conditions on the subject site.
With the exception of the flood hazard district, the subject property is not located within
any overlay districts. The proposed zoning accounts for flood areas by generally placing
these in either an agricultural or public facilities zone district; specific floodplain
boundaries and limits for development will be determined through final platting of the
sites. Commercial minerals, including oil and gas and sub-surface coal, must be
accounted for by a Surface Use Agreement between the applicant and the mineral rights
owners. A proposed Condition of Approval states that the applicant must provide this
Agreement prior to recordation of the Change of Zone plat, or re-configure the land use
zoning map to provide drill envelopes consistent with spacing that is specified by State
law.
• Soil conditions were analyzed in two reports submitted by the applicant. (Geotechnical
Due Diligence Study for Harkis Farms Property, A.G. Wassenaar, Inc., February 24,
2005; and, Geologic Assessment: Harkis Farms Property, A.G. Wassenaar, Inc., August
18, 2006) A referral from the Colorado Geological Survey ("CGS") dated October 24,
2006, and submitted as a response to the Pioneer Sketch Plan application indicates that
there are no surface conditions that would appear to preclude development on the site.
The CGS referral provides a good overview of the general geologic conditions on the
property, which include areas of very high consolidation/compression soils and very high
swelling soils. The site also contains areas of shallow groundwater. Of particular note is
that full-depth basements may not be feasible on all lots, particularly along the eastern
drainageway in Section 8 (i.e., "No Name Tributary"). The CGS also notes the significant
number of oil/gas facilities located throughout the site.
H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s), uses,
the specific or conceptual development guide.
The submitted Specific Development Guide sufficiently addresses the approval criteria
required of a Change of Zone. The Development Standards, as amended by staffs
proposed Conditions of Approval, describe the performance standards and allowed uses
in each of the seven proposed zone districts, as described previously. The Department
of Planning Services' recommends that each Final Plat filing be submitted for review and
approval of the Board of County Commissioners, given the intensity and size of the
proposed development. Overall, the project is compatible with existing surrounding uses
in terms of general uses, building height, scale, density, traffic, dust and noise. The PUD
process allows for flexibility and variety needed to offer a range of services and uses.
• Pioneer PUD PZ-1125 Page 11
• The recommendation for approval is based upon compliance with Chapter 27 requirements. The Change
of Zone recommendation from A (Agricultural) Zone District to the Pioneer PUD (Planned Unit
Development) for a maximum of 9,455 residential dwelling units, commercial uses up to 200,000 square
feet, 5 elementary schools, 2 middle schools, 2 high schools, 12 local and community parks, wastewater
and water storage areas, and various agricultural and open space uses on a total of approximately 5073
acres is conditional upon the following:
1. Prior to recording the Change of Zone plat:
A. The applicant shall address the requirements (concerns) of the Department of Public
Works, as stated in the referral response dated August 27, 2007. At this point the
Department of Public Works is recommending denial of the application, pending
additional information and commitments. Evidence of such shall be submitted in writing
to the Weld County Department of Planning Services. (Department of Planning Services)
B. The applicant shall address the requirements (concerns) of the Department of Public
Health and Environment, as stated in the referral response dated August 21, 2007.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
C. The applicant shall address the requirements (concerns) of the Department of the Weld
County Sheriffs Office, as stated in the referral response dated July 15, 2007. Evidence
of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
• D. The applicant shall address the requirements (concerns) of the Department of Building
Inspections, as stated in the referral response dated July 30, 2007. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
E. The applicant shall address the requirements (concerns) of the Department of Paramedic
Services, as stated in the referral response dated July 18, 2007. Evidence of such shall
be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
F. The applicant shall address the requirements (concerns) of the Office of the State
Engineer, as stated in the referral response dated July 18, 2006. Evidence of such shall
be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
G. The applicant shall address the requirements (concerns) of the Colorado Department of
Transportation, as stated in the referral response from FHU and Navjoy Consulting
Services, Inc., dated August 14, 2007. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
H. The applicant shall address the requirements (concerns) of the Colorado Water
Conservation Board, as stated in the referral response dated July 18, 2007. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
• Pioneer PUD PZ-1125 Page 12
• I. The applicant shall address the requirements (concerns) of the Colorado Division of
Wildlife, as stated in the referral response dated July 30, 2007. Some of the concerns
highlighted by the Division of Wildlife include that the applicant shall conduct a survey for
the Burrowing Owls' and for raptor nests to be completed prior to construction. Open
space shall also be kept in a natural vegetation and remain connected. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
J. The applicant shall address the requirements (concerns) of the Platte Valley
Conservation District, as stated in the referral response dated July 21, 2007. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
K. The applicant shall address the requirements (concerns) of the Town of Hudson, as
stated in the referral response dated August 9, 2006. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department
of Planning Services)
L. The applicant shall address the requirements (concerns) of the Town of Keenesburg, as
stated in the referral response dated July 30, 2007. Evidence of such shall be submitted
in writing to the Weld County Department of Planning Services. (Department of Planning
Services)
M. The applicant shall address the requirements (concerns) of the RE-3J School District, as
stated in the referral responses dated September 12 and August 31, 2007. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
• N. The applicant shall address the requirements (concerns) of Kerr McGee Oil & Gas
Onshore LP, as stated in the referral response dated July 19, 2007. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services. (Kerr
McGee Oil & Gas Onshore LP)
O. The applicant shall address the requirements (concerns) of Vanderwerf & Buchanan LLP
representing Anadarko E&P Company LP, as stated in the referral response dated July
24, 2007. Evidence of such shall be submitted in writing to the Weld County Department
of Planning Services. (Vanderwerf & Buchanan LLP representing Anadarko E&P
Company LP)
P. The applicant shall address the requirements (concerns) of the Farmers Reservoir &
Irrigation Company, as stated in the referral response dated July 11, 2007. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
Q. The applicant shall address the requirements (concerns) of Xcel Energy, as stated in the
referral response dated August 2, 2007. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
R. The applicant shall address the requirements (concerns) of the Hudson and Southeast
Weld Fire Districts, as stated in the referral response from the Hudson Fire District dated
August 22, 2007. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
• Pioneer PUD PZ-1125 Page 13
• S. The applicant shall submit to the Department of Planning Services a copy of an
agreement with the properties' utility owners and lessees stipulating that the existing gas
and electric utility easements and/or activities have adequately been incorporated into the
design of the site. (Department of Planning Services)
T. The applicant shall submit to the Department of Planning Services, for review and
approval, a complete and revised set of Community Park standards that better reflect
minimum adequate services for these regional recreational facilities. This list should be
prepared by a professional parks planner and will be reviewed by Department of Planning
Services to ensure that a minimum adequate level of amenities (e.g., ballfields, tennis
courts, etc.)are provided. (Department of Planning Services)
U. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the Henrylyn Ditch stipulating that the ditch activities have adequately
been incorporated into the design of the site or indicate how the concerns of the ditch
company have been addressed. (Department of Planning Services)
V. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the Farmer Reservoir and Irrigation Ditch stipulating that the ditch
activities have adequately been incorporated into the design of the site or indicate how
the concerns of the ditch company have been addressed. (Department of Planning
Services)
W. The Change of Zone plat map shall be submitted to the Department of Planning Services'
for recording within thirty (30) days of approval by the Board of County Commissioners.
With the Change of Zone plat map, the applicant shall submit a digital file of all drawings
associated with the Change of Zone application. Acceptable CAD formats are .dwg, .dxf,
• and .dgn (Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is .e00. The preferred format for Images
is .tif(Group 4) ... (Group 6 is not acceptable). (Department of Planning Services)
X. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should
the plat not be recorded within the required thirty (30) days from the date the Board of
County Commissioners resolution a $50.00 recording continuance charge may be added
for each additional 3 month period. (Department of Planning Services)
2. The Change of Zone is conditional upon the following and that the plat shall be amended to
include the following prior to recording:
A. All sheets of the plat shall be labeled PZ-1125.
B. The applicant shall adhere to the plat formatting requirements in preparation of the
Change of Zone plat per Section 23-2-690, Article 3 of the Chapter 26, and Article 9 of
Chapter 27 of the Weld County Code.
C. The Planning Commission and Board of County Commissioner Certificates shall be
revised to be consistent with those shown in Appendix 26-P of the Weld County Code.
D. The Weld County's Right to Farm shall be placed on the plat as a plat note, found as
Appendix 22-E of the Weld County Code. (Department of Planning Services)
• Pioneer PUD PZ-1125 Page 14
• E. In the Open Space Summary Chart, clarify that the PUD is located in the SE Weld MUD
(not "SE-MUD"). Clarify the oil and gas reference to "508.2 acres — 54.2 acres". Move
the 1-acre parks from the open space column to the parks column.
F. A new "Infrastructure Facilities Zone District" shall be added to both the graphic and the
Land Use Chart, as discussed below. It should consist of PA-46 and PA-90, and be
shown as a different color on the color exhibit.
G. Approximately 7.5 acres of park space shall be added to the Planning Areas west of
County Road 49, distributed so that approximately 5.0 acres of park space is designated
in the Planning Areas both north and south of County Road 22. To do this, add an
additional Public Facilities Planning Area (park), and also enlarge PA-91. (Total acreage
can be taken from other areas east of County Road 49.)
H. All ditches must be appropriately labeled and dimensioned.
The submittal materials concerning water and wastewater services indicate the need for
a 40-acre (surface area) re-use water storage reservoir. Clarify where this lake would be
located and propose an additional Infrastructure Facilities Planning Area for the area
where it is anticipated. (Department of Planning Services)
J. Remove the Bulk Standards Chart on Sheet 21 of the submittal, since it will be added to
Sheets 19 and 20 as part of the Development Standards. Revise the illustrative lots to
conform to changes made to the Bulk Standards. Revise labels to read: "Low Density
Residential Zone District (examples)" and "Medium Density Residential Zone District
(examples)".
• K. Revise the Trail Plan to show dedicated trail connections to the school sites, particularly
the middle/high school site at PA-14.
L. Revise the Trail Plan to relocate the trail proposed through PA-19 so that is more clearly
shown as being along the eastern border of the Commercial Planning Area.
M. Revise the Trail Plan so that the trail ending at PA-86 continues north to Planning Areas
PA-101, PA-102, and PA-103.
N. Revise the Trail Plan in the application submittal plat to show a dedicated east-west trail
connection between the main north-south trails shown on both the west side of County
Road 49 and the east side. Because this additional trail connection will cross County
Road 49, an above- or below-grade connection shall be provided. A note indicating a
grade-separated crossing shall be added to the plans.
O. Revise the Trail Plan to reflect a loop trail system that is consistent with the Southeast
Weld MUD Structural Land Use Map.
P. Revise Sheet 23 of the application submittal plat and the general notes to read: "The
following is a list of plant types generally allowed within the Pioneer PUD, consistent with
the Listing of Plant Materials for the SE Weld MUD, as indicated in Appendix 26-G of the
Weld County Code.
Q. The applicant shall remove all references to the Keenesburg Parkway from the plat
maps.
• Pioneer PUD PZ-1125 Page 15
• R. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the properties mineral owners and lessees stipulating that the oil and gas
activities have adequately been incorporated into the design of the site, or indicate the
400' x 400' and the 800' x 800' drilling envelope locations per state statute. Showing the
standard envelope locations will substantially alter the PUD Zone Map, so if the default
locations are required at the time the zoning plat is to be recorded, then Weld County
may require that the application be re-reviewed at that time.
S. The applicant shall delineate a 350' radius from any existing oil and gas production
facilities or within a 25' radius of any plugged or abandoned oil and gas well in the
Residential Zone Districts, unless an agreement with the properties mineral owners and
lessees indicating an alternative setback is provided.
T. The applicant shall delineate a 200' radius from any existing tank battery and 150' radius
from of any wellhead or within a 25' radius of any plugged or abandoned oil and gas well
in the Agricultural Zone Districts, unless an agreement with the properties mineral owners
and lessees indicating an alternative setback is provided.
3. The Change of Zone is conditional upon the following and that each of the following Plat Notes
shall be placed on the Change of Zone plat prior to recording:
A. The site specific development plan is for a Change of Zone application from the A
(Agricultural)Zone District to a PUD (Planned Unit Development)for a maximum of 9,455
residential dwelling units, commercial uses up to 200,000 square feet, 5 elementary
• schools, 2 middle schools, 2 high schools, 12 local and community parks, wastewater
and water storage areas, and various agricultural and open space uses on a total of
approximately 5073 acres. (Department of Planning Services)
B. A development phase may be made up of multiple Planning Areas or a portion of a
Planning Area. Planning Areas can comprise multiple Final Plan Filings. (Department of
Planning Services)
C. The configuration of lots, streets, parks and open space, and schools as depicted on the
Change of Zone map are to be used to determine consistency with the provisions of the
Southeast Weld MUD and the Weld County Comprehensive Plan. Final configuration of
lots, streets, parks and open space, and schools for each Planning Area shall be
determined at time of Final Plat. The general spacing for parks and schools show intent
and shall be maintained with Final Plat applications. (Department of Planning Services)
D. The overall maximum residential dwelling units as depicted in the Change of Zone shall
not be exceeded. Densities may transferred in accordance with the PUD Amendment
process included herewith. (Department of Planning Services)
E. Street standards are established through the PUD development standards. All right of
way alignments and locations within the PUD may be modified during final plan platting
so long as the general intent and minimum traffic requirements for Weld County are met.
(Department of Planning Services)
• Pioneer PUD PZ-1125 Page 16
• F. Existing and proposed oil and gas facilities, associated setbacks, and access are subject
to operational agreements between the lease holder and land owners. (Department of
Planning Services)
G. Open Space tracts are non-buildable for residential structures or structures providing
habitable space. Open Space restrictions are permanent. To further the mutual interest
of residents, occupants and owners of this PUD, as well as the public, in the preservation
of the integrity of the Pioneer PUD, the provisions of the PUD District and Plan relating to
the use of land and the general location of Open Space shall be enforceable by the
County. (Department of Planning Services)
H. The maintenance of open space, parks, detention facilities, and tracts of land serving this
development shall be the responsibility of the metropolitan districts and/or a homeowners'
association. (Department of Planning Services)
WARNING: LOTS MAY NOT BE BUILDABLE DUE TO FLOODPLAIN OR FLOODWAY
DESIGNATION. Please be advised that owners of Lot(s) may not be able to obtain
building permits to construct non-agricultural structures. All construction or
improvements occurring in the food plain as delineated on Federal Emergency
Management Agency FIRM Community Panel Map 080266 0900 C, dated September 28,
1982, shall comply with the Flood Hazard Overlay District requirements of Chapter 23,
Article V, Division 3 of the Weld County Code, as amended, and all applicable FEMA
regulations and requirements as described in 44 CFR Parts 59 and 60. (Department of
Planning Services)
J. An applicant shall submit a Flood Hazard Permit to the Department of Public Works for
review and approval prior to the issuance of any building and/or grading permit, for
• parcels located within the floodplain or floodway. (Department of Planning Services)
K. All project phases shall have two points of access and a looped water system to allow
proper fire protection. (Department of Planning Services)
L. Water and sanitary services shall be obtained from the Resource Colorado Water and
Sanitation Metropolitan District serving the Pioneer Metropolitan Districts. (Department of
Public Health and Environment)
M. A stormwater discharge permit may be required for a development/redevelopment
/construction site where a contiguous or non-contiguous land disturbance is greater than
or equal to one acre in area. Contact the Water Quality Control Division of the Colorado
Department of Public Health and the Environment at
www.cdphe.state.co.us/wq/PermitsUnit for more information. (Department of Public
Health and Environment)
N. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request
of the Weld County Health Department, a fugitive dust control plan must be submitted.
(Department of Public Health and Environment)
O. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order
to minimize dust emissions. (Department of Public Health and Environment)
• Pioneer PUD PZ-1125 Page 17
• P. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan, submit
an air pollution emissions notice, and apply for a permit from the Colorado Department of
Public Health and Environment. (Department of Public Health and Environment)
Q. 'Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat. (Department of Public Health and Environment)
R. The Pioneer Law Enforcement District shall be established and in operation prior to
issuance of building permits and sale of homes in the Pioneer Community. (Department
of Planning Services)
S. All signs including entrance signs shall require building permits. Signs shall adhere to the
approved sign plan. (Department of Planning Services)
T. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code and
requirements of the service providers. (Department of Planning Services)
U. A separate building permit shall be obtained prior to the construction of any building. A
plan review is required for each building for which a building permit is required.
Commercial building plans shall bear the wet stamp of a Colorado registered architect or
engineer. Commercial building plans require a Code Analysis Data sheet, which is
provided by the Weld County Building Department. Residential building plans may be
required to bear the wet stamp of a Colorado registered architect or engineer.
(Department of Building Inspection)
V. Buildings shall conform to the requirements of the codes adopted by Weld County at the
• time of permit application. Current adopted codes include the 2006 International
Residential Code; 2006 International Building Code; 2006 International Mechanical Code;
2006 International Plumbing Code; 2006 International Fuel Gas Code; 2005 National
Electrical Code and Chapter 29 of the Weld County Code. (Department of Building
Inspection)
W. Each building will require an engineered foundation based on a site-specific geotechnical
report or an open-hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered engineer.
(Department of Building Inspection)
X. Fire resistance of walls and openings, construction requirements, maximum building
height and allowable areas will be reviewed with the building plan review. Setback and
offset distances shall be determined by the Zoning Ordinance. (Department of Building
Inspection)
Y. Building height shall be measured in accordance with the 2006 International Building
Code for the purpose of determining the maximum building size and height for various
uses and types of construction and to determine compliance with the Bulk Requirements
from Chapter 23 of the Weld County Code. Building height shall be measured in
accordance with Chapter 23 of the Weld County Code in order to determine compliance
with offset and setback requirements. When measuring buildings to determine offset and
setback requirements, buildings are measured to the farthest projection from the building.
Property lines shall be clearly identified and all property pins shall be staked prior to the
first site inspection. (Department of Building Inspection)
• Pioneer PUD PZ-1125 Page 18
• Z. Applicants for a building permit must provide a letter of approval from the Southeast Weld
Fire Protection District or Hudson Fire Protection District (as applicable) prior to
construction. (Department of Building Inspection)
M. The property owner shall be responsible for complying with the Performance Standards
of Chapter 27, Article II and Article VIII, of the Weld County Code. (Department of
Planning Services)
BB. Personnel from Weld County Government shall be granted access onto the property at
any reasonable time in order to ensure the activities carried out on the property comply
with the Development Standards stated herein and all applicable Weld County
regulations. (Department of Planning Services)
CC. The site shall maintain compliance at all times with the requirements of the Weld County
Departments of Public Works, Public Health and the Environment, and Planning
Services, any adopted Weld County Code and Policies, and all State and Federal
requirements applicable to the site. (Department of Planning Services)
DD. The applicant shall comply with Section 27-8-50 Weld County Code, as follows: Failure
to submit a Planned Unit Development Final Plan - If a PUD Final Plan application is not
submitted within three (3) years of the date of the approval of the PUD Zone District, the
Board of County Commissioners shall require the landowner to appear before it and
present evidence substantiating that the PUD project has not been abandoned and that
the applicant possesses the willingness and ability to continue with the submission of the
PUD Final Plan. The Board may extend the date for the submission of the PUD Final
Plan application and shall annually require the applicant to demonstrate that the PUD has
not been abandoned. If the Board determines that conditions or statements made
• supporting the original approval of the PUD Zone District have changed or that the
landowner cannot implement the PUD Final Plan, the Board of County Commissioners
may, at a public hearing revoke the PUD Zone District and order the recorded PUD Zone
District reverted to the original Zone District. (Department of Planning Services)
EE. PUD Final Plans shall comply with all regulations and requirements of Chapter 27 of the
Weld County Code. (Department of Planning Services)
4. The Change of Zone is conditional upon the following and that each of the following Development
Commitments shall be placed on the Change of Zone plat prior to recording:
STATEMENT OF DEVELOPMENT COMMITMENTS
Following approval of the Development Guide and Zoning Map, incorporated herein, and as the
approved zoning shall remain in effect, the following commitments applicable to the PIONEER
PLANNED UNIT DEVELOPMENT ("PUD") shall be binding upon the developers, owners,
successors, and assigns, including any special districts in which said owners may participate.
A. School Land. The developers of the Pioneer PUD, their successors and assigns shall
dedicate to the RE-3J School District (or other public or quasi-public entity mutually agreed
upon by the School District and Weld County) in fee simple absolute with marketable title at
the time of platting or site review, at no cost to such entity and upon their reasonable request,
parcels in ("Planning Areas") PA-14, PA-25, PA-35, PA-53, PA-59, PA-73, and PA-88, for use
as a school complex. Such parcels shall be a minimum acreage in size as shown on the
• Pioneer PUD PZ-1125 Page 19
• Land Use Chart on Sheet 5, and shall be dedicated in a state useable for development,
including adequate access, drainage, and grading. The developer shall work directly with the
School District RE-3J regarding the timing of land dedications for school sites.
B. School Capital Facility Fee. The developers of the Pioneer PUD, their successors and
assigns shall enter into a voluntary Capital Facilities Fee Program with the School District to
mitigate the impact of this development on their school facilities, provided such a program is
approved by the School District.
C. Neighborhood Parks. The developers of the Pioneer PUD, their successors and assigns
shall dedicate 1-acre parks (minimum total acreage) in each of the residential PA's found on
Sheet 5. Such sites shall be useable space for active park use and contain, at a minimum,
the elements indicated in Section 6.10 of the Development Standards.
D. Local Parks. The developers of the Pioneer PUD, their successors and assigns shall
dedicate local parks in PA's-10, 34, 70, 75, 77, 83, 86, and 91, to be dedicated to the Pioneer
Regional Metropolitan District, or such other public entity as mutually agreed upon by Weld
County and the Pioneer Regional Metropolitan District, at the time of final plat or site plan
review for the adjacent Planning Area. The developers of the Pioneer PUD, their successors
and assigns shall cause the construction of the minimum amenity elements indicated in
Section 6.20 of the Development Standards. Such parks shall be substantively constructed
at the time of completion of 50% of the residences in the adjacent associated final plat or site
plan review area.
E. Community Parks. The developers of the Pioneer PUD, their successors and assigns shall
dedicate the community park in PA-28 and PA-40, or, PA-58 and PA-62, to be dedicated to
the Pioneer Regional Metropolitan District, or such other public entity as mutually agreed
• upon by Weld County and the Pioneer Regional Metropolitan District, at the time of the
platting of the 30001h dwelling unit. Dedication of the second community park (either PA-58 &
PA-62, or PA-28 and PA-40) shall be dedicated at the time of the platting of the 7000`"
dwelling unit. The developers of the Pioneer PUD, their successors and assigns shall cause
the construction of the minimum amenity elements indicated in Section 6..30 of the
Development Standards. Such parks shall be substantively constructed within one year of
the dedication of the land.
F. Major Trails. The developers of the Pioneer PUD, their successors and assigns shall
dedicate and cause the construction of all major trails as shown on Sheet 22. Such trails
shall be platted and dedicated at the time of final platting of the associated Planning Area.
The developers of the Pioneer PUD, their successors and assigns shall cause the
construction of the trails, in accordance with the development standards shown on Sheet 22,
prior to completion of the first residential dwelling unit in the adjacent associated residential
final plat.
G. Emergency Services Land. The developers of the Pioneer PUD, their successors and
assigns shall dedicate a minimum 1-acre site for a fire station and/or police substation,
located within PA-19, or in such Planning Area as is mutually agreeable with Weld County
and all applicable emergency service providers. Such site shall be dedicated prior to
issuance of a Building Permit on the 3,5001h residential dwelling unit.
H. Performance Assurances. Prior to approval of any final plats and any site plans within the
Pioneer PUD, a subdivision Improvements Agreement, in a form determined by the County,
shall be submitted for review and approval by Weld County.
• Pioneer PUD PZ-1125 Page 20
• I. General Public Improvements. The developers of the Pioneer PUD, their successors and
assigns shall provide the public improvements required internal to this PUD necessary to
serve the development including, but not limited to, streets, traffic control devises including
traffic signals, utilities, drainage improvements, street lights, curb, gutter, sidewalk
improvements, right-of-way landscaping, and parks. Maintenance of these improvements
shall be the responsibility of the Pioneer Metropolitan Districts and/or Homeowners
Association(s) as described with the final plan.
[DEVELOPMENT COMMITMENTS RELATING TO PUBLIC WORKS ITEMS SHALL BE
INCORPORATED HERE AS A CONDITION OF ADDRESSING THE COMMENTS RECEIVED IN
THE WELD COUNTY PUBLIC WORKS REFERRAL DATED AUGUST 27, 2007)
5. The Change of Zone is conditional upon the following and that each of the following Development
Standards shall be placed on the Change of Zone plat prior to recording:
PIONEER DEVELOPMENT STANDARDS
INTENT
Pioneer embraces the western-agrarian character of Colorado's Front Range through the use of
open space, parks, trails, traditional town center design and housing options to ensure an
inclusive and active community of families and individuals.
This western heritage will be captured through the preservation of prime irrigated farmland and
the residential opportunities, including traditional single family detached housing that will include
• architectural features from Colorado's early statehood period (1880 through 1920). Additionally,
the development of the Pioneer Commercial area will include a traditional "main street"
component containing shops restaurants and offices accessed by on street parking.
Innovative irrigation techniques and plant selections will provide adequate water for urban
landscaping as well as crop production in the arid Rocky Mountain west. Homes and
businesses will benefit from a thoughtful design of the parks and open space intended to
provide easy and safe access to trails, schools and active recreational spaces that will serve the
community's residents.
All multi-family residential uses and all non-residential uses shall require processing and
approval of an administrative Site Plan Review with Weld County, unless a Use by Special
Review is otherwise required. All Uses by Special Review, and uses requiring Site Plan
Review, shall be subject to the applicable special use or site plan review process defined in the
Weld County Code, as amended.
Uses in all zone districts include any other uses similar in nature to the uses set forth herein, as
may be determined by the Weld County Director of Planning. Words and phrases used in these
Development Standards shall be assigned their ordinary, contemporary meanings, except when
in all capital letters; such words or terms in all capital letters shall be as defined in the Weld
County Code, Chapter 23 ("Zoning definitions"), as amended.
• Pioneer PUD PZ-1125 Page 21
•
Section 1
Pioneer Agricultural Zone District
The Pioneer Agricultural District shall conform to Article III, Division 1 A (Agricultural Zone
District) of the Weld County Zoning Ordinance, as amended, except as modified below.
1.10 Intent
All uses by right or by special review within the Agricultural Zone District shall be directly
or indirectly related to agriculture business or industries. [Applicant to propose additional
intent language here, to be reviewed and approved by Weld County.]
1.20 Uses Allowed by Right:
No BUILDING, STRUCTURE or land shall be USED and no BUILDING or STRUCTURE
shall hereafter be erected, structurally altered, enlarged or maintained in the A
(Agricultural)Zone District except for one (1) or more of the following USES. Land in the
A (Agricultural) Zone District is subject to the schedule of bulk requirements contained
below. USES within the A (Agricultural) Zone District shall also be subject to the
additional requirements per the Weld County Code.
A. One (1) SINGLE-FAMILY DWELLING UNIT and AUXILIARY QUARTERS per
LEGAL LOT.
• B. One (1) SINGLE-FAMILY DWELLING UNIT and AUXILIARY QUARTERS on a
parcel of land created under the provisions of the Weld County Code.
C. FARMING, RANCHING and GARDENING.
D. Cultivation, storage and sale of crops, vegetables, plants, flowers and nursery stock
raised on the premises.
E. TEMPORARY storage, in transit, of crops, vegetables, plants, flowers and nursery
stock not raised on the premises and not for sale on said premises.
F. OIL AND GAS PRODUCTION FACILITIES.
G. Open space, trails, and PUBLIC parks.
H. Water wells and appurtenances.
I. Alcohol production which does not exceed ten thousand (10,000)gallons per year,
provided that alcohol and by-products will be used primarily on the owner's or
operator's land.
J. TEMPORARY group assemblages subject to the Weld County Code.
•
Pioneer PUD PZ-1125 Page 22
• K. Asphalt or concrete batch plant used temporarily and exclusively for the completion
of a PUBLIC road improvement project.
L. MOBILE HOME subject to the additional requirements of the Weld County Code.
M. Borrow pits used TEMPORARILY and exclusively for the completion of a PUBLIC
road improvement project. In addition, sand, soil and aggregate MINING, regardless
of the use of the material, which qualifies for a single limited impact operation (a 110
permit) or is exempt from any permits from the Division of Minerals and Geology,
generates no more than five thousand (5,000) cubic yards of material per year for
off-site use and does not involve crushing, screening or other processing. An
Improvements Agreement, as determined by the Department of Public Works, may
be required prior to commencement of operations.
N. MANUFACTURED HOME subject to the additional requirements of the Weld County
Code.
O. ANIMAL BOARDING and animal TRAINING FACILITIES where the maximum
number of ANIMAL UNITS permitted in the Weld County Code is not exceeded.
P. Commercial towers subject to the provisions of the Weld County Code. However,
one (1) amateur (HAM) radio operator's crank-up antenna may be extended to a
maximum of one hundred fifty(150)feet in height, provided that its resting or"down"
position does not exceed seventy (70)feet in height.
•
1.30 Accessory Uses:
The following BUILDINGS, STRUCTURES and USES shall be allowed in the A
(Agricultural)Zone District so long as they are clearly incidental and ACCESSORY to the
Uses Allowed By Right in the A (Agricultural) Zone District. Such BUILDINGS,
STRUCTURES and USES must be designed, constructed and operated in conformance
with the bulk requirements contained below. In no case shall such an accessory building
exceed twice the GROSS FLOOR AREA of a primary use on the lot, except by variance.
ACCESSORY USES within the A (Agricultural) Zone District shall also be subject to any
additional requirements contained in the Weld County Code.
A. STRUCTURES for storage of equipment and agricultural products. Converted,
partially dismantled, modified, altered or refurbished MOBILE HOMES or
MANUFACTURED HOMES shall not be utilized as an AGRICULTURALLY EXEMPT
BUILDING or for the storage of equipment or agricultural products
B. MOBILE HOMES use as SINGLE-FAMILY DWELLINGS for persons customarily
employed at or engaged in FARMING, RANCHING OR GARDENING, subject to the
additional requirements of the Weld County Code.
C. HOME OCCUPATIONS.
• Pioneer PUD PZ-1125 Page 23
• D. ANIMAL UNITS, of the type and amount indicated for the Agricultural Zone District in
the Weld County Code, as amended.
E. OFFICE incidental to the operation of the Uses Allowed by Right.
F. Roadside stands when the products offered for sale are grown on the premises.
Such stands shall be situated not less than fifty (50) feet from the PUBLIC right-of-
way.
G. SIGNS
H. Any other STRUCTURE or USE clearly incidental and ACCESSORY to the operation
of a Use Allowed by Right in the A (Agricultural)Zone District.
1.40 Uses by Special Review:
The following BUILDINGS, STRUCTURES and USES may be constructed, occupied,
operated and maintained in the A (Agricultural)Zone District upon approval of a permit in
accordance with the requirements and procedures set forth in the Weld County Code.
A. MINING or recovery of other mineral deposits located in the County, subject to the
provisions of the Weld County Code.
• B. Agricultural Service establishments primarily engaged in performing agricultural,
animal husbandry or horticultural services on a fee or contract basis, including:
1. Sorting, grading and packing fruits and vegetables for the grower.
2. Grain and/or feed elevators.
3. Crop dusting or spraying operations facilities (includes hangars, landing
strips, fertilizer storage facilities, insecticide storage facilities, fuel storage
facilities and OFFICES ACCESSORY to the crop dusting or spraying
operation).
4. Grain and feed sales.
5. Commercial grain storage and drying.
6. Fertilizer storage, mixing, blending and sales.
7. Seed production, processing, storage, mixing, blending and sales.
8. Animal training and boarding facilities where the maximum number of
ANIMAL UNITS exceeded the number permitted by the Weld County Code or
when the use adversely impacts surrounding properties, including noise,
odor, lighting or glare, traffic congestion or trash accumulation.
9. Alcohol production exceeding ten thousand (10,000) gallons per year or the
sale or loan of alcohol occurring to any other person not involved in the
alcohol production operation.
10. Forage dehydration facilities.
C. Administrative OFFICES or meeting halls for agricultural organizations.
D. Solid waste transfer sites and recycling centers for domestic use.
• Pioneer PUD PZ-1125 Page 24
• E. ANIMAL BOARDING where the maximum number of ANIMAL UNITS permitted in
the Weld County Code are exceeded and/or the traffic that is generated by the
boarding activity exceeds sixty (60) trips per day to and from the property.
F. PROCESSING.
G. RESEARCH LABORATORY.
H. WIND TURBINES.
I. One (1) or more microwave, radio, television or other communication transmission or
relay tower over seventy (70) feet in height per LOT, subject to the additional
requirements contained in the Weld County Code.
J. Disposal of domestic sewage sludge subject to the additional requirements of the
Weld County Code.
K. Disposal of DOMESTIC SEPTIC SLUDGE subject to the additional requirements of
the Weld County Code.
L. MAJOR FACILITIES OF A PUBLIC UTILITY. Public and semi-public water storage
facilities, including but not limited to reservoirs and above-ground water tanks
together with all necessary appurtenances, wastewater treatment facilities and water
treatment facilities, and other facilities meeting this definition.
•
1.50 Bulk requirements
Front Setback Minimum 20'
Side & Rear Setbacks 3', or 1' for each 3' of BUILDING HEIGHT,
whichever is greater
Lot size 80 acres
Separation between permitted 10'
uses
Height of structure (no limit)
Section 2
Residential Zone Districts (Low Density, Medium Density, High Density Planning Areas)
2.10 Intent
Residential use is the largest land use within Pioneer. The intent of these standards is
to establish the bulk standards for a variety of residential uses ranging from large lot
residential at one dwelling unit per acre to apartments/condominiums at 10 dwelling units
per acre. The Pioneer Residential Zone Districts are Residential-Low Density,
Residential-Medium Density and Residential High Density. In order to maintain flexibility
during the proposed multiyear build out period, densities within individual Planning Areas
may be modified administratively as indicated herein. The following standards shall
• Pioneer PUD PZ-1125 Page 25
• apply to the Residential Zone Districts of Pioneer.
2.20 Uses Allowed by Right in the Low Density Residential Planning Area
A. One (1) SINGLE FAMILY DWELLING per legal lot
B. Neighborhood parks, open space and non-commercial RECREATIONAL FACILTIES
C. Civic facilities, including police stations and fire stations
D. CHILD CARE CENTER
E. Entry monumentation including signage and landscaping pursuant to the standards
set in the signage standards below
2.30 Uses Allowed by Right in the Medium Density Residential Planning Area
A. All uses allowed by right in the Low Density Residential
B. 2.5 to 6.5 detached or attached dwellings per acre, including townhomes and
apartments, pursuant to the bulk requirements of Section 2.80
• 2.40 Uses Allowed by Right in the High Density Residential Planning Area
A. All uses allowed by right in the Low Density Residential
B. 5 to 10 detached or attached dwellings per acre pursuant to the bulk requirements of
Section 2.80
2.50 Accessory Uses (All Residential Districts):
A. Garages, carports, and parking, per the Weld County Code, as amended
B. Swimming pools, tennis courts and similar non-commercial RECREATIONAL
FACILTIES.
C. HOME OCCUPATIONS
D. Other STRUCTURES or USES clearly incidental and ACCESSORY to a use allowed
by right in the district
2.60 Temporary Uses (All Residential Districts):
• A. Office incidental and necessary for the sale/ leasing / marketing of new construction
Pioneer PUD PZ-1125 Page 26
• B. Construction yards including contractor offices and security trailers
C. Seasonal outdoor display
D. FARMING, RANCHING and GARDENING.
2.70 Uses by Special Review (All Residential Districts):
A. OIL AND GAS PRODUCTION FACILITES
B. PUBLIC and Private SCHOOLS
C. CHURCHES
D. MAJOR FACILITY OF A PUBLIC UTILITY
2.80 Bulk Requirements:
Low Density Residential Medium Density High Density Residential
Residential
Minimum & 1.0-3.5 2.5-6.5 5.0- 10.0
•
Maximum
Density
(Dwelling
Units per
Arce)
Minimum Lot 6000 sf n/a n/a
Size
Minimum 6000 sf 3,200 for detached units n/a
Land Area 2,000 for attached units
Per Unit
Min.Setback
Front
(or corner lot 15' (24' garage) 15' (24'for single-family 15' (24'for single-family
side) detached dwelling unit detached dwelling unit
garage ) garage )
Rear 20' (24' detached garage) 10' (24'for single-family 10' (24'for single-family
detached dwelling unit detached dwelling unit
garage ) garage )
Side 5' 5' 5'
Maximum
Building 40' 40'for detached 50'
Height 45'for attached
• Pioneer PUD PZ-1125 Page 27
• Maximum Lot 50% 60% 60%
Coverage
Building Multiple buildings on one lot: Greater of 10', or one half
Separation 10' (1/2)the height of the taller of the two buildings.
Note: All structures, including all appurtenances, shall meet setbacks.
Note: Structures may be allowed at the setback line only when all other criteria such as drainage,
access, and utilities spacing can be achieved.
Section 3
Pioneer Commercial Zone District
3.10 Intent
The intent of the Pioneer Commercial Planning Area is to provide adequate land and
flexibility for retail, commercial and office to serve the residents of Pioneer. Entry
features, landscaping, trails, parking orientation and building materials shall be
incorporated to provide an innovative and comprehensive development package. Final
design of the Pioneer Commercial Area shall be subject to the Weld County Site Plan
review process.
3.20 Uses Allowed by Right.
• A. Institutional and community service uses, including but not limited to cultural arts
facilities, CHILD CARE CENTERS, public and private schools, including technical,
trade and universities, nonprofit clubs, CHURCHES, police and fire stations, and
post office facilities.
B. Banks and financial institutions, with or without drive-through facilities.
C. COMMERCIAL RECREATION FACILITIES inside and outside. (Outside uses --
limited to tennis courts, ice-skating rinks, batting cages or other similar uses.)
D. Entertainment facilities such as theaters, concert halls, and cultural facilities.
E. Service businesses and office uses including corporate campus, general offices, and
medical clinics, with or without drive-through facilities.
F. Personal service establishments.
G. Retail sales, including general and wholesale merchandise, furniture, food and liquor
sales.
H. RESTAURANTS, including drive-through and DRIVE-IN RESTRAURANTS.
• Pioneer PUD PZ-1125 Page 28
• I. Public facilities and utility service facilities, including commercial communications
facilities, wireless telecommunication uses, electric substations, local utilities, water
storage and treatment facilities.
J. Parks, open space and playgrounds and recreation centers or facilities and other
public outdoor uses.
K. Commercial parking lots.
L. Clubhouse and recreational facilities.
M. Public gathering areas.
N. Transportation Stations and associated parking and facilities.
3.30 Accessory Uses.
A. Telecommunication antennas, dish or current technology as an attachment or
accessory to structures.
B. All other STRUCTURES or USES clearly incidental and ACCESSORY to a use
allowed by right in the district.
• 3.40 Temporary Uses.
A. Construction yards including temporary batch plants and contractor office(s).
B. Sales/leasing and/or marketing trailers.
C. Seasonal outdoor display.
D. FARMING, RANCHING and GARDENING.
3.50 Uses by Special Review.
A. Commercial communication towers over 70'.
B. Oil and gas well sites and production wells.
3.60 Setbacks and bulk standards.
Minimum Setbacks as measured from the property line of the Pioneer Commercial Zone
District irrespective of internal property lines, rights of way, streets or drives are as
follows:
• Pioneer PUD PZ-1125 Page 29
• Setbacks: front, side, rear (from zone Minimum 25'
district only)
Lot size (no minimum)
Separation between permitted uses (none)
Height of structure Maximum 50'
Lot coverage Maximum 85%
Square footage 200,000 sq ft total in zone district
Floor Area Ratio (F.A.R.) Maximum 0.25
All setbacks are measured from the priority line of the Pioneer Commercial Zone District irrespective of
internal property lines, rights-of-way, streets or drives.
3.70 Lot Coverage
Maximum lot coverage shall be 85 percent. Above-ground parking structures, surface
parking lots, underground parking structures, buildings, and major hardscape features
shall be included in lot coverage calculations. Land used for growing plants, typical
sidewalks and pathways, decorative mulch, and otherwise LANDSCAPED shall not be
included in lot coverage calculations. The maximum square footage of development
within the Pioneer Commercial Zone District shall not exceed 200,000 square feet of
commercial uses.
3.80 Landscaping
• As part of the Site Plan review process, a landscape plan for the Pioneer Commercial
Planning Area shall be submitted demonstrating compliance with parking lot landscape
standards in Section 26-3-60 (Southeast Weld MUD standards) of the Weld County
Code, as amended.
3.90 Signage
Signage within the Pioneer Commercial Zone District shall be part of the Site Plan
process. The Developer shall prepare a comprehensive signage plan that shall
demonstrate compliance with Section 26-3-80 of the Southeast Weld MUD standards
and otherwise with the provisions of Article IV, Division 2 -- Signs of the Weld County
Code as may be amended applicable to the C-3 zoning districts.
Section 4
Pioneer Public Facilities Zone District
4.10 Intent:
The Public Facilities Zone District is intended to provide locations within Pioneer for
public parks and open space, trails, playgrounds, active ball fields, recreation centers,
and other play areas and facilities, as well as schools, police, fire and emergency service
facilities to meet the need of the residents of Pioneer.
• Pioneer PUD PZ-1125 Page 30
•
4.20 Uses Allowed by Right:
A. Local Public Parks, subject to Development Commitments herein
B. Community Public Parks, subject to Development Commitments herein
C. Trails, subject to Development Commitments herein
D. Open Space
E. Public/Private Schools
F. Non-commercial community/neighborhood RECREATIONAL FACILITIES
4.30 Accessory Uses:
A. Athletic fields and stands
B. Parking
C. Concession stands
• D. Tennis Courts
E. Skating Rinks
F. Skateboard Parks
G. Picnic Pavilions
H. Administrative Offices
I. Bus Barns
J. Restrooms
K. Fire, police, and other emergency facilities, including sub-stations, provided that
such facility is designed as an integral part of the primary or principle structure
4.40 Uses by Special Review:
A. Oil and Gas Facilities
• Pioneer PUD PZ-1125 Page 31
• 4.50 Setbacks and bulk standards.
Front Setback Minimum 20'
Side & Rear Setbacks 3', or 1' for each 3' of BUILDING HEIGHT,
whichever is greater.
Lot size 6,000 sf
Separation between permitted 10'
uses
Height of structure (no limit)
Section 5
Pioneer Infrastructure Facilities Zone District
5.10 Intent
[Applicant to propose intent language here, to be reviewed and approved by Weld
County.]
5.20 Uses by Right
• A. Public and semi-public water storage facilities
B. Water wells and appurtenances
C. Pump stations
D. Well houses
E. Sewer treatment facilities
F. MAJOR FACILITIES OF A PUBLIC UTILITY
G. Administration buildings
H. Parking lot
I. FARMING, RANCHING and GARDENING.
J. Cultivation and sale of crops, vegetables, plants, flowers and nursery stock
raised on the premises.
K. TEMPORARY storage, in transit, of crops, vegetables, plants, flowers and
nursery stock not raised on the premises and not for sale on said premises.
• Pioneer PUD PZ-1125 Page 32
• L. Open space, trails, and PUBLIC parks.
M. Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvement project.
5.30 Uses by Special Review
A. OIL AND GAS PRODUCTION FACILITIES
5.40 Setbacks and bulk standards
Front Setback Minimum 20'
Side & Rear Setbacks 3', or 1' for each 3' of BUILDING HEIGHT,
whichever is greater.
Lot size 1 acre
Separation between permitted 10'
uses
Height of structure (no limit)
• Section 6
General Development Standards
6.10 Neighborhood Parks (located within Residential & Commercial Zone Districts)
The Change of Zone Plat depicts many one-acre place holders for parks/open space. In
those Planning Areas there shall be one or more Neighborhood Parks totaling one acre
that shall be located and committed to at the time of final planning for that Planning
Area. Said Neighborhood Parks shall count toward the 20% dedication requirement for
Pioneer. Standards for the Neighborhood Parks shall be as follows:
Minimum Size of Neighborhood Parks: .25 acres
Maximum Size of Neighborhood Parks: 1.00 acre
Neighborhood Park Development Commitments:
The following elements shall be required:
A. Open Play Field
B. Sidewalk or Trail
C. Site Furniture: Bench(es), trash enclosures, bike rack, and picnic table(s)
D. Automatic Irrigation: head to head coverage for all turf areas and drip irrigation
for all tree and shrub groupings.
• Pioneer PUD PZ-1125 Page 33
• 6.20 Local Parks (Planning Areas PA-10, PA-34, PA-70, PA-75, PA-77, PA-83, PA-86, PA-
91)
Local Parks shall be between 5 and 30 acres in size. The following is a list of program
elements that are required to be provided within a Local Park in Pioneer and are subject
to site plan review. Local Park plans are subject to County Site Plan approval.
A. Playground equipment for ages 2-5 and ages 5-12 (minimum 4000 square feet,
each age group)
B. Informal multi-purpose field
C. Loop trail system (5' wide)
D. Picnic pavilion with seating for a minimum of 15 people
E. Benches (as needed)
F. Trash receptacles (as needed)
G. On street parking (no parking lot required)
H. Landscaping with automatic irrigation system
• I. Park sign
J. Restrooms
K. Tress, shrubs, grass, sidewalks, pathways, decorative mulch, and other
LANDSCAPING shall be provided on no less than 85% of the site, in quantities
and quality appropriate for active park usage. Hardscape elements consisting of
parking lots, structures, and major built features shall not be included in lot
coverage calculations.
The program elements shown above may be modified in parks located adjacent to
school sites in order to avoid duplication with equipment located on the school site.
6.30 Community Parks (Planning Areas PA-28 & PA-40, PA-58 & PA-62)
The following is a list of program elements that will be required within the Community
Parks in Pioneer. Additional items may be added at the discretion of the developer.
[Applicant to propose minimum standards, inserted here, to be reviewed and approved
by Weld County]
The program elements shown above may be modified in parks located adjacent to
school sites in order to avoid duplication with equipment located on the school site.
• Pioneer PUD PZ-1125 Page 34
• 6.40 Entryway Signage and Landscape Theming Standards
The Entry Feature Location Map attached as part of the Change of Zone (Sheet 22)
depicts a hierarchy of project identification locations. The following standards shall be
applicable in the specific areas:
Type A Signage: Sign face shall not exceed 48 square feet, exclusive of base, with a
maximum of two faces per sign. A sign face may contain more than one section or
plaque as long as the total sign face square footage does not exceed the requirements
above. Maximum height above finished grade shall not exceed 8 feet. Sign may be
illuminated, but with no exposed bulbs or neon.
Type B Signage: Sign face shall not exceed 12 square feet, exclusive of base, with a
maximum of two faces per sign. A sign face may contain more than one section or
plaque as long as the total sign face square footage does not exceed the requirements
above. Maximum height above finished grade shall not exceed 8 feet. Sign may be
illuminated, but with no exposed bulbs or neon.
Type C Signage: [Applicant to propose standards, inserted here, to be reviewed and
approved by Weld County, or to eliminate this sign type.]
Neighborhood Monumentation Signs: Two allowed per entrance to a neighborhood off
of a collector or arterial street. Sign face shall not exceed 32 square feet, exclusive of
base, with a maximum of two faces per sign. A sign face may contain more than one
• section or plaque as long as the total sign face square footage does not exceed the
requirements above. Maximum height above finished grade shall not exceed 8 feet.
Sign may be illuminated, but with no exposed bulbs or neon.
6.50 General Landscaping Standards
Unless otherwise amended herein, Pioneer shall adhere to the standards set forth in
Section 26-3-60 of the Weld County Code (Southeast Weld MUD standards), as
amended. Unless a use requires processing of a Site Plan Review or a Use by Special
Review, landscape plans shall be submitted and reviewed by the County in conjunction
with processing of the Final Plat for that lot or parcel.
6.60 Streetscape Standards:
Streetscape landscaping for the Pioneer development shall be as follows. Any
landscaping material located from the back of curb to the rear of the adjacent lots, is
considered to be streetscape. Landscape quantities shall be measured using a Tree
Equivalent (T.E.) system. One (T.E.) is equal to one deciduous, ornamental or
evergreen tree. One T.E. can also equal ten (10) 5-gallon deciduous or evergreen
shrubs or ten (10) 1-gallon ornamental grasses. Arterial and collector roads shall have,
at a minimum, one T.E. per sixty (60) linear feet. If a median is located along the road,
the landscaping within the median shall be allowed to count towards the streetscape
requirement. Lots on local roads shall have one tree per front yard and one tree per
forty(40) linear feet on all side lots that are adjacent to a street or adjacent to a tract.
• Pioneer PUD PZ-1125 Page 35
• 6.70 Parking Spaces Required for Uses
use Number of Spaces
Banks, business professional and public
OFFICES 1 space/300 sq.ft. GROSS FLOOR AREA
Bowling alleys 4 spaces each alley
Churches or places of worship 1 space/4 seats of rated seating capacity
DWELLING UNITS, DUPLEX 2 for each LIVING UNIT
DWELLING UNITS, MULTI-FAMILY 2 for each LIVING UNIT
DWELLING UNITS, SINGLE-FAMILY 2 for each LIVING UNIT
DWELLING UNITS,TRIPLEX 2 for each LIVING UNIT
HOTELS and MOTELS 1 space/unit, plus additional spaces required by this schedule for
Restaurants,etc.as required
MEDICAL AND DENTAL CLINICS 1 space/250 sq.ft. GROSS FLOOR AREA
Mortuaries and funeral parlors 1 space/100 sq.ft.of areas open to the public, plus spaces for
mortuary vehicles, plus 1 space/2 employees
OFFICE 1 space/300 sq ft gross floor area
Nursing homes and rehabilitation centers 1 space/1,000 sq.ft. GROSS FLOOR AREA plus 1 space/employee
present during busiest shift.
Pre-SCHOOLS and CHILD CARE CENTERS 1 space/employee
• Primary SCHOOLS (private,parochial,
PUBLIC) 1 space/employee
RESTAURANT 1 space/4 indoor seats, a minimum of 20 spaces shall be provided
Retail sales and service 1 space/250 sq ft gross floor area
Secondary SCHOOLS(private, parochial,
PUBLIC) 1 space/employee, plus 1 per 5 students
Trade or business SCHOOLS and other post- 1 space/employee,plus 1 for each student for the school's highest
secondary educational institutions rated classroom capacity
Any land use activity not otherwise identified in A number of spaces determined by the Department of Planning
Weld County Code Section 23-4-40, as Services to be reasonably necessary;the requirements shall be
amended consistent with the requirements set forth above for comparable
USE activities
On-street parking along local commercial streets within the Pioneer Commercial Zone District shall count
toward required off street parking requirements for uses within 200 feet.
Section 7
Amendment of the PIONEER PUD
Amendments to the approved Pioneer PUD Change of Zone can occur either as a "Minor
Pioneer PUD Amendment," which shall be an administrative matter, or a "Major Pioneer PUD
Amendment," which requires Planning Commission and Board of County Commissioner review
and action.
• Pioneer PUD PZ-1125 Page 36
• 7.10 Minor Pioneer PUD Amendments
A. Minor PUD Amendment Defined
This Pioneer PUD Change of Zone allows for modifications to the approved
Pioneer PUD Change of Zone Plat and supporting materials administratively
upon a finding by Weld County, at its sole discretion, that one or more of the
following factors apply:
1. Modification of Planning Area boundaries to account for topography,
roadway geometry and other minor dimensional variations provided that
the acreage contained within each Planning Area is consistent (within one
acre)with the approved acreages for the specific Planning Area shown of
the approved Change of Zone Plat.
2. Modifications Required by County or Outside Referral Agencies as a
result of more refined land use planning and infrastructure needs resulting
in a different configuration of Planning Areas.
3. Density Transfer among Planning Areas shall be permitted as a minor
amendment provided that all of the following factors are present:
a. No single Planning Area may exceed 10 du/acre within Pioneer.
. b. The Planning Area from which and to which the density is transferred
must be identified and accounted for in a Density Transfer Tracking
Table on all Final Plans.
c. Each time a density transfer occurs, the developer shall submit a
comprehensive chart"Density Transfer Tracking Table" summarizing
the current status of densities within each Planning Area for review by
the Planning Department.
d. The maximum number of units that can be constructed within the
entire Pioneer PUD shall not exceed the total number depicted on the
approved Change of Zone plat.
e. No density transfer resulting in increased density shall be permitted
for the following Planning Areas: 54, 71, 72, 80, 81, and 82.
f. No density transfer of greater than 15% of the approved Planning
Area density of any single Planning Area may be approved
administratively.
B. Procedure for Administrative Amendments
1. All applications for a Minor PUD Amendment shall provide the following,
• unless specifically waived by the Director of Planning:
Pioneer PUD PZ-1125 Page 37
• a. A vicinity map with location of proposal identified.
b. An amendment history including case numbers of previous
amendments to the Pioneer PUD Change of Zone and detailed
information regarding the change(s) proposed. The information
shall include a detailed description of the original and proposed
element.
c. A draft plat, with graphic changes (if applicable), and changes to
the Land Use Chart, depicting revised acreages.
d. A note on the graphic stating "All other original terms, conditions
and notes of the Pioneer Change of Zone approved on _will
remain in full force and effect as previously executed by Owners
and Weld County.
2. Upon receipt of a complete application for a Minor PUD Amendment, the
Weld County Planning Department shall refer the request to all other
applicable referral agencies for a 28-day review and comment period. At
the same time the Planning Department may elect to refer the Minor
Amendment request to adjacent property owners and registered
homeowners associations for review and comment. Upon the expiration
of the 28-day period, the Planning Department shall deliver all comments
• back to the Applicant and the Applicant shall make any necessary
changes to the request and resubmit for final Planning Department
review. Upon resubmittal the Planning Department shall have 30 days to
determine whether the Applicant has made the necessary changes to
address the objective comments of the referral agencies. If in the
determination of the Planning Department, the Applicant has addressed
the comments, the Planning Department shall request mylars for
execution and recording. If the Planning Department determines that the
Applicant has failed to address objective comments, the Planning
Department shall either approve the request as submitted or deny the
request stating the reasons for the denial. In the event of a denial the
Applicant has 30 days in which to appeal the Planning Department's
denial to the Board of County Commissioners for a de-novo determination
of the application request.
7.20 Major Pioneer PUD Amendments
Any other amendment other than those specifically set forth above shall be considered
major, and shall follow the applicable procedures of the County Code for Change of
Zone applications.
• Pioneer PUD PZ-1125 Page 38
• 6. The following items shall be addressed at the time of submittal of any Final Plan applications:
A. Permanent restroom and hand washing facilities shall be provided within easy access of
the public gathering areas. Describe the type and location of all permanent restroom
and hand washing facilities available within easy access of public gathering areas. This
shall be submitted at Final Plat application. (Department of Public Health and
Environment)
B. All planning areas, commercial areas, public facilities planning areas and school areas
shall have direct trail connectivity. Provide a layout similar to the approved Sketch Plan
documents demonstrating there is trail connectivity to all planning areas and school sites.
This layout shall be submitted at Final Plat application. (Department of Public Health and
Environment)
C. Per the Colorado Geological Survey letter dated October 24, 2006, the applicant shall
address how the recommendation for laboratory testing and analysis to develop
foundation and floor system design criteria will be incorporated as development
requirements. The applicant should identify conditions during development to ensure the
construction of individual perimeter foundation drain systems, and formal notification of
future homeowners to the potential nuisance factors associated with oil/gas facilities.
(Colorado Geological Survey)
D. Easements shall be shown in accordance with County standards and/or Utility Board
recommendations, and dimensioned on the final plat. Easements shall follow rear and
side lot lines and shall have minimum total width of twenty (20) feet apportioned equally
on abutting properties. Where front line easements are required, a minimum of fifteen
• (15)feet shall be allocated as a utility easement. (Department of Planning Services)
E. The applicant shall submit to the Department of Planning Services a copy of the set of
Covenants, Controls & Restrictions; commitment to serve documentation from the
applicable Metropolitan District(s); the Law Enforcement Authority paperwork; and any
Home Owners Association incorporation paperwork for Pioneer PUD for review by the
Weld County Attorney's Office. Any changes requested by the Weld County Attorney's
Office shall be incorporated. (Department of Planning Services)
F. Prior to recording the Final Plat the applicant shall present a unanimous petition of all
landowners and residents of the Pioneer PUD registered to vote in the State of Colorado
thus qualifying the Development for inclusion into the Law Enforcement Authority (LEA)
(if it has been created) or for creation of a separate Law Enforcement Authority (LEA) (if
it was not created). A LEA is a taxing unit with a maximum mill levy of 7 mills created for
the purpose of providing additional law enforcement by the county sheriff to the residents
of the developed or developing unincorporated Weld County. The revenues would be
available initially to provide directed patrols and eventually to provide additional deputies
to carry out those activities within the LEA. This is intended to offset the demand for law
enforcement generated by increased population densities. (Department of Planning
Services)
G. The applicant shall provide an Improvements Agreement for both Public and Private
Improvements according to Policy Regarding Collateral for Improvements. This
agreement must be reviewed by the Department of Public Works, the Department of
Planning Services and shall be approved by the Board of County Commissioners.
(Departments of Planning Services)
• Pioneer PUD PZ-1125 Page 39
• H. The applicant shall submit a time frame for construction in accordance to Section 27-2-
200 of the Weld County Code. (Department of Planning Services)
I. The applicant shall submit a deed for recording with the Final Plat to the Department of
Planning Services providing that the open space and any mineral rights are deeded to
the Metropolitan District, Homeowner's Association, or other applicable party.
(Department of Planning Services)
J. The applicant shall provide an Open Space / Landscape Plan per Section 24-3-50.G of
the Weld County Code for review and approval with each Final Plat. (Department of
Planning Services)
K. The applicant shall provide additional information pertaining to the plant materials,
including common, botanical and species names, size at installation and any additional
information deemed necessary, if any. (Department of Planning Services)
L. The applicant shall address the on-site landscape treatment, including the proposed uses
associated with any agricultural outlot. (Department of Planning Services)
M. The applicant shall submit a re-vegetation plan of all disturbed areas disturbed areas
during construction. The plan shall include information regarding plant type, installation
methods and maintenance. (Department of Planning Services)
N. The applicant shall demonstrate how the proposed plant material will be watered.
Furthermore, the applicant shall provide evidence that a tap from a water provider is
permitted to provide irrigation water to the landscaped areas. (Department of Planning
Services)
• O. The Weld County Building Technician will provide addresses at the time of Final Plat.
The subdivision street name and lot addresses shall be submitted to the Hudson and
Southeast Weld Fire Protection District, the Weld County Sheriffs Office, Ambulance
provider, and the Post Office for review. Written evidence of approval shall be submitted
to the Weld County Department of Planning Services. (Department of Planning Services)
P. The applicant shall submit a digital file of all drawings associated with the Final Plat
application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable
GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format
type is .e00. The preferred format for Images is .tif (Group 4) ... (Group 6 is not
acceptable). (Department of Planning Services)
• Pioneer PUD PZ-1125 Page 40
....PNPH4 c DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH Street
• GR CO 80631
PHONE: (970) 353-61O03-61O0, Ext. 3540
' FAX: (970) 304-6498
WI`Pc.
COLORADO
July 5, 2007
Pioneer Communities Inc.
& H.P. Farms LLC
Reutzel &Associates, LLC
do Jack Reutzel, Esq
9145 E Kenyon Av, Ste 301
Denver CO 80237
Subject: PZ-1125- Request for a Change of Zone application from A(Agricultural)Zone District to a PUD(Planned
Unit Development)for a maximum of 9,455 residential dwelling units, 1 commercial planning area,7 school
planning areas (for 10 planned schools), 12 park planning areas, 2 public facilities planning areas, and
various agricultural and open space planning areas on a parcel of land described as Part of Sections 4,5,
7, 8, 9, 17, and 18, T2N, R64W of the 6'P.M.;and Section 32,T3N, R64W of the 6'" P.M.; and Sections
11, 12, 13, 14, and 15,T2N, R65W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission for October 16, 2007, at 1:30 p.m. This meeting will take place in the
•
Hearing Room,Southwest Weld County Planning Department,4209 CR 24.5,Longmont,Colorado. It is recommended
that you and/or a representative be in attendance to answer any questions the Planning Commission members may
have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado
Revised Statute,C.R.S.24-65.5-103(adopted as part of H.B.01-1088)requires notification of all mineral estate owners
30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Hudson and Keenesburg Planning Commission for their review and
comments. Please call Hudson at 303-536-9311 and Keenesburg at 303-732-4281 for further details regarding the date,
time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Hudson and
Keenesburg Planning Commission meetings to answer any questions the Commission members may have with respect
to your application.
A representative from the Department of Planning Services will be out to the property a minimum of fourteen days prior
to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the
hearing time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way,
signs will be posted in the most prominent places on the property and at the point at which the driveway(access drive)
intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
• Respectfully,
Brad Mueller
Planner
• PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS October 1, 2007. THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT
ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT
OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON
THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY
(ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, Brad Mueller, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS
POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR A CHANGE OF ZONE APPLICATION FROM THE "A"
(AGRICULTURAL)ZONE DISTRICT TO A PUD DISTRICT (PZ-1125).
Sv--4D M vz;L,c_ fZ
Name of Person Posting Sign
• Signature of Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD ) J
The foregoing instrument was subscribed and sworn to me this c 3 day of D Weer , 200i
WITNESS my hand and official seal.buitttr1/4
6 ccoic._
Notary Public BILLIE J. MOORE
NOTARY PUBLIC
/0/a4a� STATE OF COLORADO
My Commission Expires:
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FIELD CHECK Inspection Date: September 14, 2007
• Applicant: Pioneer Communities Inc. & HP Farms LLC Case #: PZ-1125
Request: Change of Zone from Agriculture to PUD (Pioneer PUD)
Legal: Various
Location: In the vicinity of County Roads 22 and 49, north of Hudson & Keenesburg
Parcel ID #: Various Acres: 5,073 +/-
Zoning Land Use
N A N Irrigated farmland (west) & dryland (east)
E A E Dryland farms; Waste Management site
S A S Irrigated farmland (west) & dryland (east)
W A W Irrigated farmland
Comments:
• The site is characterized by fine, sandy soils and scrub vegetation, except in lower
areas, which are irrigated and sustain crops. A north/south ridge runs east of County
Road 49, while the majority of the site is generally flat. West of County Road 49, Box
Elder Creek runs north-south, containing the active farming and generally defining the
western edge of the proposed urban areas to the east. Box Elder Creek and a smaller
tributary two miles to the east generally run dry.
Signature
X House(s) ❑ Derelict Vehicles
X Outbuilding(s) o Non-commercial junkyard (list components)
X Access to Property o Irrigation Sprinkler
X Crop Productions X Crops
X Site Distance ❑ Wetlands
❑ Mobile Home(s) X Oil & Gas Structures
o Other Animals On-Site X Wildlife
o Water Bodies X Utilities On-Site (transmission lines)
X Ditch (roadside) X Topography
•
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