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Home My WebLink About20082864.tiff Attachment B Re ferral Agency Comments 2008-2884 AUG/25/2008/MON 05: :4 PM FAX No, P. EEKr-rtnvD) Flee rest„.. Weld County Referral �• August 15, 2008 COLORADO The Weld County Department of Planning Services Is submitting the following Item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15,2008 Planner Brad Mueller Protect 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new Information may be added to applications under review during the review process. If you desire to examine or obtain this additional Information, please call the Department of Planning Services. ❑ We have reviewed the request and find that It does/does not comply with our Comprehensive Plan. ❑ We have reviewed the request and find no conflicts with our interests. U See attached letter. g Please notify me of any public hearings regarding this request Comments: RE: Sit; 22 --3-20 rat AZancr,'o,.,; 7k! au ezb easv.+r7 cyrnfoitem. vstoE Paw SriAct, ever"war eAken,f ` Jap4c7 THE 1.S.o. 1147YNd Foie 77/f t3£,e itin0 f"2-t eiat #,7Gn er,cr Q/5tflietr ,N ,4"-'$ w.4 7 , SA/''e-9l ott f o'Z,Yl. Signature: it�rt,c'�� r ^— (c/at taltvilf/ari4LJ Agency: j,ZV%lov i*J Putt Pa"me Pion 57Yticr Date: t125 628 + Weld County Planning Dept.a 918 10'"Street Greeley,CO.80631+ (870)353-8100 843540 4 (070)304-8408 fax+ 09/15/2008 16:06 FAX 9706563479 SI a 001 (1)cite _ Weld County Referral August 15, 2008 • Ilik COLORADO . The Weld County Department of Planning Services is submitting the following Item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By .September 15, 2008 Planner I Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County,Colorado • Locatlon Weld County, Colorado Parcel Number I Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated- Please reply by the above listed date so that • we may give full consideration to your recommendation. My response not received before or on this --—.--date_may-be-deemed to_bea-positive.rasponse4e.tbe-Depertreent oERlanaingSeD4bes. Jf:you.havo 8ny - - .: _ further questions regarding the application, please call the Planner associated with the request Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan, VVe have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: • Zeal-gen-6—> Signature: Agency: rt 9. 6'L'C. et-gat Date: 9r—I.S�titi 4 Weis County Planning DepL+ 918 101'Street Greeley,CO.80631 4 (970)353.8100 ext3540 4 (970)304-6498 fax* ITY OF Community Development BRIGHTON 22 South 4th Avenue Brighton, Colorado 80601 303-655-2069 (Phone and Facsimile) Weld County Planning Department oene.= briehton ca.�ov GREELEY OFFICE September 15, 2008 Zit ►J SFP 9 7 nnnR -- Brad Mueller RECEIVED Long Range Planner, Weld County Adam's County Planning Department—Greeley Office 918 10 Street Greeley, CO 80631 Re: Weld County Comprehensive Plan Update—Referral Draft Dated 8/15/2008 To whom it may concern, After reviewing the draft referral copy(dated 8/15/08)of the Weld County Comprehensive Plan,I have the following comments(on behalf of the City of Brighton Community Development Department)regarding your proposed document: 1. All high and medium density residential development should be concentrated to municipalities or areas where future municipalities intend to annex and develop. This is to ensure that residential development can be provided with adequate necessary services such as water and sewer,police and fire protection(within close proximity) and access to desired commercial services. Staff fears that if the county attempts to create this type of environment in"urban areas"within the county it will only encourage sprawl over land which should remain rural, as well as weaken the counties resources to adequately serve their rural areas appropriately. 2. As commercial development is often determined by market demand and surrounding proximity to potential consumers, staff understands that commercial centers are often needed in areas outside of municipal limits. However,the county should ensure fair treatment by directing commercial businesses to municipalities in instances in which the city can give contiguity and provide appropriate services. Outside of this,commercial development in the county would be acceptable to the City of Brighton. 3. Staff supports your addition of policies regarding alternative energy resources and hopes that such policies will help to encourage the challenges we will all face with future use and development of our environment. Thank you for the opportunity to review your work and for keeping surrounding jurisdictions, such as the City of Brighton, informed about the process. We appreciate the time and effort you have put into developing such a vast and compressive document and hope that you will be able to seriously reflect and implement our concerns. Please feel free to contact me if you have any questions or would like to discuss any revisions. Sincerely, Aja Tibbs Associate Planner 303-655-2058 atibbs@brightonco.gov Administration • Building Division • Code Enforcement • Engineering Division • Planning Division Our Mission... Integrity + Vision + Stewardship = A Progressive Community Page 1 of 3 EvANS Brad Mueller From: Jim Flesher [JFlesher@ci.evans.co.usj Sent: Wednesday, September 17, 2008 11:32 AM To: Brad Mueller Subject: RE: Weld County Comp Plan Update Comments Mainly I was referring to the reduction in the "default" growth boundary from 1/2 mile to 1/4 mile. I was hoping to avoid overly detailed comments on particular sections, but I'll take a shot: I. I like the subsections that were added to Sec. 22-2-70 Urban Development. One suggestion would be to include mention of affordability of housing in regards to density. 2. Paragraph C reminds me a bit of a chicken-and-the-egg argument. If a subdivision doesn't have sidewalks, does that mean it isn't "urban residential," for example? "Typically, the density of urban residential developments exceeds one unit per acre, and neighborhoods are characterized by paved streets, sidewalks, parks, and a variety of housing types and other urban type land uses. Some commercial or institutional uses such as churches, day care, small-scale offices, schools, convenience stores, small shopping areas, etc., are usually associated with urban residential subdivisions." 3. I'm not sure I understand paragraph H. Partly it seems a bit redundant to paragraph D, but also I'm not sure if it is referring to the urban growth boandaries in municipalities' comprehensive plans, or the County's municipal growth boundary plan. Also, how does a quarter-mile UGB promote efficient land use? The vagueness of the last sentence bothers me as well. It is not obvious whose private property rights are being violated. Is it the owners of property adjacent to incompatible uses? "Incompatible use" could be interpreted as residential adjacent to farm land. The Comp Plan recognizes the right to farm, but isn't there a right to develop, as well? Below is a possible rewrite of paragraph H. H. The County should encourage municipalities to coordinate their urban growth boundaries with the County, neighboring municipalities, and landowners within the proposed boundaries. Coordination of permitted uses or designated future land uses should also be coordinated among these entities to ensure efficient land use and infrastructure,to discourage or prevent incompatible adjacent land uses, and to ensure landowners have input. This type of coordination is promoted, in part, through referrals, intergovernmental agreements, landowner notification, and community dialogue. Does the County have a future land use plan? 4. In paragraph I, regarding referrals, I would suggest adding some language about giving priority to comments from municipalities whose urban growth areas include the property that is the subject of the referral. You could also add some incentive for coordination here by stating priority will be given to comments from municipalities that have coordinated their growth boundary with the County, for example. 5. In paragraph J, I think there should be language saying RUA's should be outside municipalities' growth boundaries. 6. In Sec. 22-2-110, paragraph A, what does "reasonably obtainable" mean? 7. In the same section, Policy 1.1 is very weak. If a proposed development is within a 09/24/2008 Page 2 of 3 municipality's growth boundary, the County will mention that at the initial contact with the applicant, and that's all? 8. Policy 1.2 also seems a bit weak. Could "should" be replaced with "shall"? Also, there should be some mention of maintenance of infrastructure. I think it is important for the County not to take on maintenance responsibilities and costs. 9. Paragraph B of this section regarding IGA's is unrealistic and would seem to discourage the actual adoption of IGA's. One example is the paragraph stating annexations should have County approval. That would conflict with state law regarding annexation. I don't think cities can give the county that authority, but that would be a question for an attorney. 10. Regarding parity of impact fees, could some language encouraging sharing of fees be included? Sometimes county development impacts city roads and vice versa. However, annexed property still pays county property tax, but not the other way around. 11. I don't think a joint planning board is workable or a good idea. Referrals address this concern to some extent. Municipalities are typically governed by state law or their charters regarding planning commission membership. 12. Under paragraph E, the following strategy aims to require notification of owners within one mile of property proposed for annexation. Again, annexation is governed by state law. According to the annotations in CRS 31-12-106: Annexation power is legislative in nature. Since by statute the general assembly has delegated the power to annex territory to a city, that power remains legislative in character. Bd. of County Comm'rs v. City & County of Denver, 37 Colo. App. 395, 548 P.2d 922 (1976). At any rate, shouldn't a property owner have the right to annex his or her property if it meets state law? Recommended Strategy UD.5.3.a. Develop mechanisms to ensure that the expansion of municipal boundaries through annexation, and all urban developments inside or around the municipality, includes notification of all unincorporated property owners within one mile of the subject property. 13. I would suggest adding some language that the County should require developer's to sign pre-annexation agreements under certain circumstances. Thanks again, Jim From: Brad Mueller [mailto:bmueller@co.weld.co.us] Sent: Monday, September 15, 2008 10:49 AM To: Jim Flesher Subject: RE: Weld County Comp Plan Update Comments Jim, Thanks for your comments and consideration. I appreciate the time that you've taken to review this. Do you have any specific examples of how the policies intended to direct growth are watered down? I only ask because it was the sentiment of staff and the TAC that they are stronger and more direct in the draft than in the current Plan. Thanks again, Brad 09/24/2008 Page 3 of 3 From: Jim Flesher [mailto:JFlesher@ci.evans.co.us] Sent: Friday, September 12, 2008 4:32 PM To: Brad Mueller Subject: Weld County Comp Plan Update Comments Hi, Brad. My general comment on the Weld Comp Plan revisions is that policies intended to direct growth to cities and towns are being watered down or removed, which I think is unfortunate. The reduction in the "default" IGA area to 1/4 mile from existing sewer lines makes it almost meaningless. I would also suggest adding language allowing RUAs only outside of municipal urban growth boundaries. Thank you for the opportunity to comment. Regards, Jim Flesher, AICP Senior Planner City of Evans,Colorado 1100 37th Street Evans,CO 80620 (970) 475-1118 www.ctyufevans.org 09/24/2008 T• Lc) Protest Weld County Referral C. Weld GRCr�h�E�tinglicipagra Y OFFICE $ COLORADO SEP 17 2nnA RECEIVED The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. ❑ Crave reviewed the request and find no conflicts with our interests. See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: / a 12) Signature: Agency: CI% al i1/414 Date: t• Weld County Planning Dept.+ 918 10th Street Greeley, CO.80631 v (970)353-6100 ext.3540 4 (970)304-6498 fax et Farrle_ City of Fort Lupton �,F, Planning and Building crtrr►,so Department Performance,Integrity,Teamwork, Accountability and Service (303)857-6694 x 125 Tom Parko,Planning Director Fax(303)857-0351 130 S.McKinley Avenue Email:tparko@fortlupton.org Fort Lupton,Colorado 80621 http://www.fortlupton.org September 12, 2008 Weld County Planning Services Attention: Brad Mueller, Long Range Planner 918 10th Street Greeley, Colorado 80631 Dear Mr. Mueller: Thank you for the opportunity to review Weld County's proposed 2008 Comprehensive Plan. After an extensive review the City has the following comments/ suggestions. • Section 22-2-110 (UD Policy 2.1(d): "Expansion of municipal boundaries through annexation should include notification of all unincorporated property owners within one mile of the subject property". the ('its is concerned with this section. ('urrentlh_ Fort Lepton is obligated to nook adjacent propertc om lers within 500 Fort of a subject propel-is scckin;p annexation to the ( itv . Suggesting that (miters of propertc S.vithin 5.280 foci he notilicd For an annexation request is extreme. Nolilicalion or this magnitude will place a financial burden on the applicant and or municipal it\ . lHie City is recommendation is to strike this section entirely. • Section 22-2-110 (UD Goal.3): "Until Intergovernmental Agreements are in place with a particular municipality, define a standard County Urban Growth Boundary as a one- quarter-mile perimeter around the municipal limits that are currently physically served by central sewer (whether by the municipality or a special district)". The (lit) \could like to sec the ( ountt enter into a rccmcnts with all municipalities within Weld Count. I(i.sds need to he specific and address each municipalitcls circumstances rather that; using honer plate agrccmcnis. I 'rhain Grim Ill Boundaries can vun grcatic lion oar municipality to another and should reflect municipal utility plans. • The City is encouraged by some of the language proposed by the County dealing with Urban Growth and Development. More specifically we support statements made in the plan that direct urban growth to municipalities that can serve urban scale developments. Ilo'ac\cr. the ( ids is concerned that the plan cxtensiveh uses the word -should.' rather than "shat[ . An) competent lavvver and seasoned de' cloper can make a case That a goal or police is 'cicsirahlc- but not neccs,arih a "raluircnienl . I lie ( ih ec;ls that the Count\ change the language that _iv c, the policies and overall Hurl more teeth. Por eyample. 'section _"-_'-1'() (I), I.( ) al -4.) states aei indllslrio/ dent /o nnell! shurdd /.cha!!/ /stn. ils mrn I,or (ual, d)'1-(1e)(11 ?� 5/O/0' "A ,i nducaitll //S( S ur 1 5/El/lsiun o/Cri.S////y IlIchi)///i1/ In, s ,/1O//1(1/shall/ lilt, I L Islol1! lia/O„ ! /,1/r trod loct/l//)licit”' tlnd/(/S/(///O// • Although the 2008 Comprehensive Plan does not specifically talk about Title 32 Special Districts the City would like to see more policies and goals dealing with this planning and development trend. Title 32 Districts are proliferating in Colorado and are considered by developers as part of their essential toolbox to finance large projects. Special attention needs to be directed to locate Title 32 Districts in unincorporated areas that cannot be reasonably served by municipal corporations. If you have any questions about the City of Fort Lupton's comments and suggestions regarding the Coun ' 8 Comprehensive Plan please do not hesitate to contact me. Si erectly, �i Tom Parka, CFM Cam'I Planning Director City of Fort Lupton Weld County Planning Department ��R�E N GREELEY OFFICE Kis tc.;:::, SEP 2 3 annra C n Y_ RECEIVED IIiDc WeyReferl August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. 14 We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: LISignature: ri (A) Agency: je ��`.., Date: 9/zz/o8 •'r Weld County Planning Dept.•:• 918 10th Street Greeley,CO.80631 t• (970)353-6100 ext.3540❖ (970)304-6498 fax+ �ne Le 14 Gin of G reele Y Brad Mueller, Long Range Planner Weld County Planning Services 918 10th Street GREELEY, COLORADO 80631 September 15, 2007 Dear Brad, At the request of the Greeley Planning Commission, I am writing to congratulate Weld County on completing the referral Draft Weld County Comprehensive Plan. The Greeley Planning Commission and staff certainly appreciate the challenge of this task since the City of Greeley is presently updating its comprehensive plan. Realizing the scope of the task and the importance of the challenge makes opportunity to comment all the more critical. The Greeley Planning Commission at its July 10, 2007 meeting had an extended discussion and preview of the Weld County Comprehensive Plan, and then more recently, an analysis and discussion of the Referral Draft at its September 9, 2008 meeting. Detailed comments, corrections, questions and suggestions regarding the draft are provided for your consideration in Attachment A. The Commission would like to draw your attention the top 10 points that we feel are most important: 1. The Commission recommends that a top priority after the adoptions of this plan is the development and adoption of a Weld County Transportation Plan. Without a transportation plan it is difficult to have a meaningful comprehensive plan or to fully understand the future impacts of current choices and recommendations. 2. Delay consideration of the 35 acre minimum lot size until the transportation master plan is adopted and the economic development community has fully considered the impacts of this proposed policy. For example, there are currently approximately 3,200 parcels in the urbanized portion of southwest Weld County(see map in Attachment A)that are 70+acres in size. With the adoption of the 35 acre minimum,these parcels could quickly become 12,500 parcels of 35 acres in size, and without changes in the recorded exemption rules, within five to ten years there could be over 25,000 parcels-many of them with additional houses. We share the concern of rural parcelization that Weld County Engineer Drew Sheltinga focused on in his presentation to us just prior to his retirement. We are particularly concerned about the rural land splits and the fiscal impact of gravel rural road conversion. We are concerned this policy could have significant unintended consequences resulting in dramatically higher property taxes and reduced economic development competitiveness. 3. Rather than deleting the section on U.S. 85 corridor from the Comprehensive Plan, it be expanded to examine opportunities and specific strategies to revitalize older adjacent commercial and industrial areas in a functional and attractive manner in order to preserve jobs and take advantage of existing infrastructure thereby improving this corridor as a key Weld County gateway. 4. Consider sub-area plans. A single Comprehensive Plan for a county of such diversity, with almost 4,000 square miles and a projected 2035 population of over 500,000 is awkward at best. Community Development-Office of the Director • 1100 10th Street,Ste.202,Greeley,CO 80631 • (970)350-9785 Fax(970)350-9800 We promise to preserve and improve the quality of life for Greeley through timely, courteous and cost-effective service. 5. Retain elements of health, safety, and quality of life of all people within Weld County in the Guiding Principals of Land Use in Section 22-1-50 of the Plan,and consider making it a top priority. 6. Consider a Vision Statement of the Weld County aspirational goals and how the county will look and function if the updated Comprehensive Plan is fully implemented. 7. Reaffirm the current Comprehensive Plan policy that urban level scale and density development should be directed to municipalities. It otherwise could appear that with the addition of the Regional Urbanization Areas (RUA) section that Weld County intends to compete for urban development with struggling municipalities that have made large infrastructure and quality of life amenity commitments. If indeed it is the intent of the County to compete with municipalities for urban development,then it should be clearly stated in the Comprehensive Plan. 8. Clearly identify and provide for a collaborative relationship between municipal 3-mile plans, IGA's and Weld County RUA's. 9. Work with municipalities to provide for community separators/buffers. It sometimes seems that the purpose of the RUA's is to fill-up the community separators with urban development. 10. Consider municipalities as key partners in economic and land use development. For example, include the municipalities as partners in Section 22-6-10 E along with businesses, citizens, and leaders working to promote the County and economic development. Further, create a more accurate and comprehensive description of municipal economic development activity. Subsection H of 22-6-20 speaks only to sales tax revenue—and has the tone of tax and spend. The 31 municipalities referred to would like to actively work with Weld County in a positive and mutually beneficial economic development effort. Again, we congratulate the County on reaching this milestone in the update of the Weld County Comprehensive Plan and appreciate the opportunity to comment on the draft. If you have any questions with regard to the comments please feel free to contact me or Greg Flebbe, Senior Planner. Otherwise we look forward to discussing this further with you at your public hearing. Sincerely, Rebecca L. Safarik Community Developmen irector Attachment A: Annotated Response to Referral Draft— Weld County Comp Plan revised 29 Weld Municipalities with 3-Mile Buffer Area = 967 sq. miles Municipalities and 3-Mile Buffer Area = 90`)/0+ of the Weld Population 3-Mile Municipal Buffer Area contains 3,200 parcels that are 70+ acres which could become 12,500 35-acre parcels, which could then become 25,000 parcels within 10 yrs. with recorded exemptions. Legend SW Weld County Analysis City Limits FM >&CF _ityc':••eesy 100 - L_4 Nunri ,YN-=:•'6;.•=1r, r.r Planning 3 Mile Boundary I SIDIl` County Boundary I • fi Miles I--_i '°`'E-I• I 0 2 4 6 8 10 (Pi) E Weld County Zoning FB° _ Pie e — R-1 { AID E W R-2, R-3 AID >x ' PUP E E E I R-4 E E A3D s Ault R-5 R i Km ' 1 C-1. C-2 E C-3, C-4 n7D ya ••r RiD 1 1.1 — 74. 7a-4 rr n >� PUT) • 1-2 I � Se. Branco Eat n RID _ ss FOP AD RID ;AA Ei 15105rD E , , Q I; '. I Y E E I o lig" C-L3 Real I I e Windsor 1 II I-> i1; 3' P.-] `� {il Rm%,' Greeley I Cs-hi L 1 /�r R''" ` - - , trio Li • �z--I ` w - 1 1 3 —r A Ke r s. y �, i ■A s+— Bea C 402 51•{ Ct3 :187 , p�lD I E I Fe 44PUD 03 = t Evans` La-Salle 90- ' n — y ;Ir [;Johnstown i It — <e -- .. .Orif A PP M _ I. I �>$=--gefj", A cMilliken — " E WELD COUNTY Lc P��c Gilcrest E ICU `5 _E E '8 1 r Area of Interest L r 1444 sq miles yt 0 1, 6 -• 3� '- i n _____ Ilr"' Mead J Platteville `I c3 t. L . 1 It $ 3o j � 1` i � '` ,7 ( _, -/11 A - l .rtt - ' 1. _ Longmont.. `i •, mFsr '4 • , A - ..t , Z 1 a'L1DPL p(, 3 : _ avDA Y 1 IGI r J- SID 111' F-Irest ne. r, ' - 22- r I t I 7 - - 18-4---- to r q ~'B Ittl4.6eli@l BSbur r PCP Frederick 3 1e MD 10 1- I ` U I El ,, VI IB i !T; r - 3Fort-Luptcin Hidson �• I (-,t, FWD1 E Doan() Pup �l - j. i____-_c' Enema' , 1 crCie o I i A o e . .a i r- ._ A , �. A\i 1 a — I- 1 v ' 7<ti na 5 T • •NC tl_NT l r J inc ll)IIIR --- --- .'a2 _SB4ig►1htonej • • ATTACHMENT A: PLANNING COMMISSION WORKSESSION City of Greeley September 9,2008 Title Weld County Comprehensive Plan Presented By Greg Flebbe, Senior Planner Background: Weld County completed a revised draft of the Weld County Comprehensive Plan in August, 2008 and has distributed it to over 200 referral agencies, including municipalities, for comment by September 15, 2008. The Weld County Planning Department provided a brief overview of the Weld Comprehensive Plan to the Greeley Planning Commission on July 10,2007. The Weld Comprehensive Plan is a document that serves as the foundation of all land use and development regulations in the unincorporated portions of the County. The Comprehensive Plan is adopted by the Board of County Commissioners as an ordinance and is the basis for the rules and regulations that govern planning, zoning, subdivisions and land use. Supplemental to the Comprehensive Plan are the zoning ordinances, development standards and requirements, subdivision procedures and policies, and other documents, all of which combine to make the framework used by County government to manage land use in the County. The Colorado State Demographer estimates the total 2008 Weld County Population is about 250,000 and that by 2035 the total Weld Population will be about 554,190. This projected growth of 304,000 is basically equal to a new City of Windsor each year for the next 27 years. Where those 300,000 plus people locate will have a tremendous land use implications for municipalities and Weld County. Summary Weld County Comprehensive Plan Considerations and Comments: 1. Develop and adopt a transportation master plan. 2. The I-85 Corridor element is deleted from the proposed plan but has been specifically requested as a Plan element by most of the adjacent I-85 municipalities in order to improve this corridor as a key county gateway. 3. Recommend sub-area plans. A single Comprehensive Plan for a county of such diversity, with almost 4,000 square miles,a projected 2035 population of over 500,000 is awkward at best. 4. Add elements health,safety,and quality of life of all people within Weld County to the guiding principals of land use. 5. Clearly state that urban level scale and density should primarily be the goal of municipalities. • • • • • 6. Clearly identify and provide for a collaborative relationship between municipal 3-mile plans,IGA's,and Weld County Regional Urban Development Plans. 7. Work with municipalities to provide for community separators/buffers. 8. Preserve the viability and character of existing agricultural areas thru the protection of prime agricultural land and retaining the 80 acre minimum for agricultural lands. 9. Consider municipalities as key partners in economic and land use development. A brief presentation will be made at the Planning Commission Workshop followed by discussion. The Planning Commission discussion will then be folded into the staff comments and forwarded to Weld County. Specific Weld Comprehensive Plan Comments: Note: The section number refers to the Weld County Comprehensive Plan distributed at the last Planning Commission meeting. If you do not have a copy of the Plan,you can contact the Planning Department for one or you can get a copy online at: http://www.co.weld.co.us/compplan/index.html 1. Sec.22-1-120 D-22-1-20 A states"just less than 4,000 square miles" 2. 22-2-120 F-Is preserving prime agricultural farm land still important or a goal of the Comprehensive Plan'? 3. Greeley Planning Commission had recommended that the issue of health,safety and welfare not only ought to be identified,but also ranked a top guiding principal. Suggestion for the state: 22-2-120 G. Health, Safety and Welfare.- Land use policies shall be designed and enacted for the purpose of promoting the health,safety,morals,convenience,order,prosperity,or welfare of the present and future inhabitants of the county,including lessening the congestion in the streets or roads or reducing the waste of excessive amounts of roads,promoting energy conservation, securing safety from fire, floodwaters,and other dangers,providing adequate access to light and air,classifying land uses and distributing land development and utilization,protecting the tax base,securing economy in governmental expenditures, fostering the preservation of prime agricultural lands and other industries,and protecting both urban and nonurban development. 4. 22-1-150 4 Refer to 22-2-220 so reader has understanding of what RUA's are. 5. 22-1-150 4 f-Why are 5 of the 7 pages on amendment to the Comp.Plan dealing with amendments to RUA's? The RUA amendment looks like the zoning code section for a PUB rather than goals&policy for a comp. plan 6. 22-2-60 A 2-Good idea,suggest having a timeline for policy development and include economic incentives. 7. 22-2-60 A Goal 9 6—Rewrite so doesn't include entire unincorporated Weld County in each discussion and includes more than just private property owners e.g."All residents, property and business owners within municipal growth management areas should be encouraged to participate in discussions and decisions that affect land use within the subject area." 8. 22-2-60 A Goal 9 7 - . Not clear if this means protecting the open space or the property owner. 9. 22-2-70 A Urban Development - - Suggest idea the urban level development ought to first go to municipalities and then to unincorporated urban areas. - However, sometimes successful economic growth will require the conversion of non-urban lands to urban uses, such as mixed use developments. (Suggest inserting non-urban) 22-2-70 B. - Urban development is characterized by designated areas for residences, retail, offices, services and other uses that are primarily located along I Comment [BGF1]: Insert "in major roadways, at major intersections, and in subdivisions designed to municipalities" since over 80% currently does and should occur in municipalities, accommodate these more intense otherwise growth is not being directed tc municipalities. Urban growth simply directed along highways and intersectior C - Urban residential development includes multi-family projects, single-family rather than municipalities promotes residential subdivisions, and many variations between these two categories unincorporated sprawl. Comment [BGF2]: Delete"projects" and insert either"housing"or F — Urban development is the most centralized and, therefore, the most intense "developments" land use. More Ipeoplej live in urban centers than live outside urban centers comment [C3]: Insert"More than 85 because they appreciate the closeness and convenience of services. While percent of Weld County residents live in urban centers because they appreciate th, there are less appealing elements of an urban lifestyle, such as traffic closeness and convenience of service any congestion, crime and others, there are also perceived benefits such as the less than 15 percent of the total Weld population lives outside urban centers. advantages of convenience, availability of jobs, and the social diversity of this lifestyle Ichoicei. Comment [C4]: Suggest dropping!hi last sentence. This sentence is a very negative characterization of urban 10. 22-2-70 L Definitions development by calling out traffic ni County Urban Growth Boundary - Why is distance being reduced from %z mile to '/ congestion and crime but not churrecoches, banks urban amenities such as churches, banks mile? Doesn't the V2 mile meet the "reasonable obtainable" standard for sewer in 22-2- doctors offices, parks, schools, colleges, 110? '/ mile = about 2.5 to 3 blocks which is very small growth area for a municipality. universities, museums, recreation facilities, government buildings, grocery Municipalities ' Three-Mile Plans — term is defined but not used in text. Since the stores, festivals, water and sewer service municipalities are statutorily required to plan within three miles of their current municipal % etc. boundaries in order to consider annexation it make sense to include the 3-Mile Plans in Goal 3 regarding the Urban Growth Boundaries and Goal 5 regarding the coordination of urban land use planning. 11. 22-2-110 Urban development goals and policies - Goal 1 - Term "reasonably obtainable" is not defined but use throughout the document. When combined with metro-districts and the RUA can this allow urban development anywhere? - Policy 1 . 1 - Recommend striking "initial" — When the goal is to concentrate urban development within a municipality or urban area, the policy should not only be raised at the initial contact but also throughout the process. - Policy 1 .2 — Clarify that the landowner will not be providing the water, sewer, police, fire, schools etc. but will be responsible for insuring all urban infrastructure and services are provided. Also should clarify that developer is responsible for off-site impacts such as urban road extensions to the site, not just within the development. 12. 22-2-110 Goal 2 Policy 2.1 c - Annexations should be with both municipality and Comment [BGF5]: 1) Is this a County approvals. recommendation to change state law?; 2) ty pp If consistent with IGA or municipal comprehensive plan why require additional County approval?; 3) Enclave annexation requires no public approval since CRS 31-12-106 (II) already establishes transition process and a committee which includes municipal, property owner, business owners, residents and county government 13. 22-2-110 Urban development goals and policies - Policy 2. 1 representatives, why add an extra layer of I government review? f. UD.Policy 1 .2. (above) states: Providing urban infrastructure and/or services should be the responsibility of the landowner proposing urban development. If this is true, why should the municipality be defining how and when the areas will be served? g. Given f above and Policy 1 .2 above, why should a property be removed from the IGA urban growth area for non-installation of infrastructure when it is the responsibility of the landowner? h. Strive to set common urban development fees within the Intergovernmental Agreement AREA OR urban growth BOUNDARY area, to encourage parity when a I Comment [BGF6]: Which at a developer is processing land use cases in either the County or a municipality minimum equals the municipal fees UD.Policy 2.5. Supports the formation of a Joint Planning Board to consider specified urban land use proposals within an Intergovernmental Agreement urban growth area and within portions of the municipal boundary (i.e. town limits). A simple majority of the Joint Planning Board members should be unincorporated County residents, to reflect the single elected official representation by these citizens (versus dual representation for town residents). Comment — Two points: 1) Since the primary area of focus is land that is either already in the municipality, or will be upon annexation, it makes more sense that the majority representation be from the municipality for these areas; 2) If this is impacting portions already within the City, and 80%+ of the area citizens live in the city, they shouldn't have less representation on a joint planning board than the urban rural 15% living outside but adjacent to the municipality. This is more like ward boundary representation than dual city or county city representation, and as a result the representation should at least be equal with a neutral tie breaking member. 14. 22-2-110 Urban development goals and policies - Policy 3.4 - Inform all property owners in the County Urban Growth Boundary that they are within the County Urban Growth Comment [BGF7]: Strike "that they Bounda are" and substitute "their property is". Boundary. Property owner may live out of state. 15. 22-2-110 Urban development goals and policies — Goal 5 1 a. - If the adjacent municipality desires annexation but is currently unable to do so, the property owner signs an annexation agreement with the municipality. 16. 22-2-110 Urban development goals and policies — UD Policy 5 1 b - The proposed development, including public facility and service provision, is consistent with other urban-type uses and conforms to Municipal and County regulations and design standards. 17. 22-2-110 Urban development goals and policies — UD Policy 5.3 a - What is the policy and cost justification for a municipal annexation notice area that is more than 27 times the size of a County Regional Urban Area (RUA) notice area? 18. 22-2-150 Industrial development goals and policies — Policy 7.3 — Consider residential setback from rail intersections with roadways since it costs approximately $800,000 per intersection for a train quite zone. 19. It appears the Regional Urbanization Area (Sec 22-2-230) has replaced the Mixed Use Development (MUD) from the existing Weld Comprehensive Plan. The stated purpose for RUA areas is for "planning and managing residential, commercial, industrial, environmental, aesthetic, and economic components of the area." The Weld MUD's previously were created in SW Weld in the I-25 region (e.g. Del Camino) when none of the municipalities were in a position to annex and develop the area. Today, the areas have been annexed either adjacent to or in the MUD by municipalities and they are able and seek to serve the area which should eliminate the need for MUD's or RUA. If considering "RUA/new town" within municipal long range growth area or the Colorado statutory 3-mile planning area of municipalities for annexation — then suggest not establishing a RUA unless covered by an IGA with that municipality, and if a RUA is proposed within 3-miles of more than one municipality, then County have IGA's with both municipalities resolving this issue or establish a Regional Planning Commission as provided for by Colo.Constitution. 20. 22-2-190 R Goal 5.2 b — Rural Residential development with lot size of 1.2 acres is more "urban density" than Covington Knolls or Ashton Estates subdivisions (in Greeley) which are urban subdivision in an urban area. This kind of development should be going into a municipality. Rural subdivisions should be more like 1 unit per 5 or 10+ acres. Far flung rural residential is what the former Weld County engineer was warning about and will require a large property tax increase to subsidize this kind of development. 21 . 22-2-220 — Regional Urbanization Areas and Urban Development Nodes D. The Regional Urbanization Areas are at the center of existing and anticipated growth along the Colorado Front IRang4 These commercial and residential developments will be - -- Comment [C8]: Isn't this the purpost important activity centers for Weld County. The Regional Urbanization Areas help of municipalities. Is this "new town" building with RUA's? define and shape communities, which opens the door for more regional business bpportuniti . Comment [C9): Again, isn't this the purpose of municipalities? 22. 22-2-220 — Regional Urbanization Areas and Urban Development Nodes RUA.Goal 4. New development shall pay its own way. 2. RUA.Policy 4.2. A land use applicant within a RUA area has the option to provide a cost/bene •fit �evaluationl. This evaluation may be considered for potential comment [cio]: what does this mean? Is this for the purpose of impact economic incentives. fee waivers? This sounds like development(particularly residential) may not pay its own way. a. Recommended Strategy RUA.4.2.a. Develop criteria for considering if and when incentives are appropriate. 23. RUA.Policy 6.4. Consider connections to existing or planned trails systems adjacent to or in the vicinity of the (RUA]. Comment [C111: Require trails to connect,just like streets and encourage RUA.Policy 6.5. Consider the feasibility of a public transit system within all or part of development to plan for connections eve the RUA4. if there aren't any existing or planned systems at the time. Comment [C12]: It will be necessary to have a Weld County Transportation 24. 22-3-140 Transportation goals and policies Plan first ' Policy 1 . 1 Develop a Transportation Master Plan with the following elements: Determine the current and future cost impacts of current and proposed residential land use policies and how the required new roads will be financed. 25. 22-4-30 Water goals and policies WA.Policy 1 .5. Encourage "dry-up agreements" that allow the use of alternate water sources to keep the land in production. .1 Comment[C13]: Insert "Work with water providers to..." a. Recommended Strategy WA. 1.5.a. IDevelop-policies for dried-up lands so that they Comment [C14]: Recommend are managed to prevent dust, erosion, and the prevalence of noxious weeds. County go beyond "participating" and become a leader in regional trail development. Trails provide a variety of 26. 22-5-40 Open space, parks and recreation a. economic befits through tourism and improve d Policy 8.2. Participate in discussions concerning the proposed Colorado Front Rangehealth residents and provides welfare of its safe alternative Trail, including the "52-85 segment" in the southern areas of the }Countyl. transportation. The County's track recur with the development of the Poudre Rive Trail is a great example of this type of leadership. Policy 5. 12. Consider public uses on lands adjacent to water storage kfacilitie4 - - Comment [C15I: Reclamation of mining sites should reduce surface water area to minimize evaporative losses and should be done in a fashion to enhance the natural environment by creating wildlife habitat including fisheries and waterfowl nesting areas through the establishment of wetlands and riparian habitat. Also, encourage the multiple use of water storage sites for recreation as well as water storage. Encourage development of wetland banking, particularly on the Poudre River. 27. 22-6-10 Economic Development H. Most of the 31 municipalities located in Weld County have developed their own goals Comment [0.6]: I.Suggest rewrite 0 concerning such issues as increasing sales tax revenue and encouraging local spending by create a more accurate and comprehensive description of municipal citizens. The municipalities recognize the value of seeking a balance between housing ED activities. Municipalities also strive to attract (e.g. vestal and job opportunities within their respective cities. Many of their stated goals concerning Leprino), retain • and expand (e.g. Greeley Economic economic development are consistent with the Weld County Goals and Policies stated Gardening) primary employers; develop below. A shared vision and coordinated efforts help ensure economic benefits to the . community partnerships to improve gi education,workforce development, County and o . transportation and public infrastructure critical to sustained economic development. The current passage speal only to sales tax revenue - and has the tone of tax and spend. Municipalities would also like to actively work with County in economic development beyon "maintaining the quality of life in both urban and rural Weld County" identified below. 28. Policy 2.5. Participate in regular, yearly efforts — by Upstate Colorado Economic Development, the University of Northern IColoradol, and others — to develop an economic - - Comment [C17]: Aims Community vision and assessment for the County College 29. Policy 5.2. Encourage use of the Weld County Airport, and expanding the surrounding I Comment [C181: Greeley - area uses for economic development. 30. Policy 5.4. Recognize and support the `traditional' role of the municipalities and other ( Comment [C19]: Drop the wont jurisdictions in providing significant economic activity, specifically from their ability to l "traditional" provide urban-scale services and markets. 31 . Policy 5.4. Recognize and support the Itraditionall role of the municipalities and other _ . - C Comment [C20]: Drop the word jurisdictions in providing significant economic activity, specifically from their ability to "traditional" provide urban-scale services and markets. arce-ELe9- G..r€tro At rz-P437a--r GREELEY-WELD COUNTY AIRPORT AUTHORITY REVIEW COMMENTS 2008 WELD COUNTY COMPREHENSIVE PLAN UPDATE Section 22-3-140. Transportation goals and policies. D. T.Goal 4. Support private and public airports and landing strips as alternative providers of transportation. T.Policy 4.1 states "Utilize an airport zoning overlay district to address compatibility of land uses." The referenced section also states the recommended strategy to "Recognize an airport master plan for public airports, or establish an alternative and revised one, when the airport's cannot be supported in whole". Lastly, the referenced section states the policy to acknowledge and recognize compatibility with surrounding land uses. As noted in discussion between airport staff and Weld County Planning Services staff, several concerns related to the above wording exist. The utilization of the words "acknowledge and recognize" are used in manners which can easily be interpreted to indicate that no action or implementation is intended in relation to airport master plans and surrounding land use issues. Additionally, the language concerning airport master plans which states, "...or establish an alternative or revised one, when the airport's cannot be supported" creates a potentially serious problem concerning compliance with Federal Aviation Administration (FAA) requirements for the Airport Authority, as well as the City of Greeley and Weld County, and likely for the Erie Municipal Airport as well. Weld County and the City of Greeley are both formal "sponsors" of all Federal Aviation Administration grants. Each time a grant is awarded, Weld County executes Federal Grant Assurance documents, which certifies to the FAA that the County will remain compliant with a number of requirements, including protecting the airport from incompatible surrounding land uses. The Greeley- Weld County Airport Master Plan, as well as that of the Erie Municipal Airport, were/are FAA funded planning projects, which must meet strict adherence requirements concerning content and intent. The FAA does not recognize an individual municipalities right to alter, change, or revise an airport master plan in any manner which is not consistent with their regulations, or without the assistance of an outside professional airport planning consultant. Any such changes, in addition to remaining compliant with the FAA's requirements, would also have to be approved by the FAA in order for the subject airport to remain eligible for any future federal funding for grant related projects. In short, the ability of Weld County to make revisions to any federally funded airport's master plan would invalidate the document itself with the FAA. Since all federally funded airport projects are made eligible for funding through their inclusion into an approved airport master plan, all of the airport's future projects which were planned to be funded through FM grants, would no longer be eligible for federal funding participation. In order to maintain the flexibility that Weld County likely desires to maintain when it comes to the review and possible adoption of an airport master plan for any airport located within Weld County, the Greeley-Weld County Airport Authority recommends amending the proposed language to the following: "Recognize, acknowledge, and work towards adoption and implementation of airport master plans for public airports" Additionally, concerning land use, the Greeley-Weld County Airport Authority recommends amending the proposed language to the following: "Recognize, acknowledge, and work towards adoption and implementation of compatible land uses surrounding public airports". Lastly, it should be noted that the term "airport zoning overlay district" has very specific meaning to the Federal Aviation Administration, and relates to the adoption of a height zoning ordinance around an airport to protect it from airspace hazards. This term is used more generically in the Weld County document to indicate any type of zoning rules which the County has or may adopt, including land use regulations. While airport staff has no objection to this, it is suggested that this term be better defined in the Weld County document, so that there is no conflict in the future with its intended meaning when compared to the definition used by the FAA. 2008-09-0907:49 HIIDSONFIRE 13035360162» 970 304 6498 P112 H J t!oP. Fi c Weld County Referral C. August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. U We have reviewed the request and find no conflicts with our interests. J0 See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature p & 1 o_GC 3, Agency: 14olAotn c'—. Qratan ot\ b s!t'Tt r-"f _ Date: q- -Pi 4 Weld County Planning Dept.+ 918 10"Street Greeley.CO.80631 4 (970)353.8100 ext.3540 O (970)304-6498 tax 4 2008-09-09 07:49 HDDS0NFIRE 13035360162» 970 304 6498 P 2/2 Hudson Fire Protection District 702 cedar ST Hudson co 80642 To : Weld County Rc : Weld County Comprehensive Plan Planner Brad Mueller Reviewing the Weld County Comperhensive plan for the Fire Protection part my comment for the volunteer departments is the larger developments that may come into their districts it is hard for the districts to keep up.Most districts mill levys are low and with the economy at this time it is hard to get the voters convinced to approve an increase.Just speaking for my dept we have tried 4 times to get a mill levy increase with no success. The Hudson area over the past 5 years has had several projects housing developments a truck stop and power plant and now a prison.This is putting a heavy strain on fire protection. The dept calls are increasing we are now running over 500 calls per year and are still all volunteer but the chief.Equip is getting old and needs replaced Hudson is still running 30+year old trucks this equipment cost a lot of money to maintain but there isn't the money to replace it. Stations are getting old and are not what we need for eventually going with paid or reserve staff. 1 have received two grants that will help start a new station but will not finish it.I will have to try and find more monies to finish. I feel that the county should try and help out the fire districts whether that might be putting conditions on new development that they enter an 1GA with the districts to assist in making sure new stations and equipment are put in the areas where they are needed. One development that will affect the Hudson dept will be Pioneer if they put 10,000 homes in that development that will increase our calls greatly we will need a station and equipment in that area.Hudson Fire Protection District is 106 sq miles and we serve two communities Hudson and Lochbuic with Lochbuic still building in that community. I think the plan is fine as far as making sure that water Fire hydrants or water storage is there and that roads are capable of holding our equipment in any condition but we also need the stations,equipment,and firefighters to respond to the calls.This is not just an issue for this dept it is every fire dept in this county that is experiencing this.Also it is getting harder to get volunteers when they find out the training and time you have to put in to be a volunteer most would rather go get the training and apply to a paid dept. l do not know if this will help in any way to the Weld County Plan but this is where 1 am at with my dept right now and I know more is on the way Thanks for your time. Fire Chief Johnny Blackston From: 09/10/2008 12:19 #318 P.001/001 it*t RECEIVED AUG 1 1 2009 LASSAGLE Weld County Referral August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15,2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. yi-We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: �t l ats ° z_ a_Ta 5_6 e_) St- )N CrktSLY-Au j ( 0-r d ua vJ >ottsio LP(9Signature---- 0-<-1 AgenE O-s-- kicdz Date: io CZ 4. Weld County Planning Dept.4, 918 10"'Street Greeley,CO.80631 + (970)353-6100 ext3540 4 (970)304-8498 tax+ 10-SEP-2006 10:11AM FROM- T-464 P.001/001 F-726 (its4 LAM:Men, COON-1 ' Weld County Referral August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2OO8 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number. I Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be-deemed-to be a positive response to the-Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that ft does/does not comply with our Comprehensive Plan. ❑ We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Ati 74-7 -i eso- .” ( v ,A.i..toc 214.44.1. A4-e7 erc a. ad- 6440-4,-1 Signature: 924 ≤ t, " Agency: >64 4 N" e,c4re.,c�- Date: /O- pg :� Weld County Planning Dept.a 91510"Street Greeley,CO.80631 a (970)353-6100 ext_3540.' (970)304-6498 fax et /Lar tjp . 'T r77„ Weld County Planning Department Kit GREELEY OFFICE SEP 1 1 anon Weld County W$eWiP August 15, 2008 C. COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. X We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify �7me of any public hearings regarding this request. Comments: T t ^�{C "Y «+� C a u1i�+y s 20"kits- ti-0t- (meaty UJ e.t.a c o v&P ;4-4, C v anJ7 Of' ( / 2`4 1 , d a Id l�tiSo+tl Signature: fl""7 l) rJ Agency: Lei iota CO llanitiluoo U; tc /AsSa C. Date: 1 L C i 0 4. Weld County Planning Dept.+ 918 10'"Street Greeley,CO.80631 •t (970)353-6100 ext.3540+ (970)304-6498 fax+ iTf fr1ONT A, Aglinkf.Vc-) EAR DEPARTMENT OF COMMUNITY DEVELOPMENT ih PLANNING AND DEVELOPMENT SERVICES DIVISION •' ' .=? � Development Services Center I Longmont, CO 80501 LOR ? (303) 651-8330 / Fax # (303) 651-8696 E-mail: fongmontplanningta?ci.longtnont.co.us Web site: http;//www.ci.longmont.c0.uS September 17. 2008 Mr. Brad Mueller,Long Range Planner Weld County Department of Planning Services 918 10th Street Greeley CO. 80631 RE: Comments on the revised Weld County Comprehensive Plan Dear Brad, Thank you for sending the referral of the revised Weld County Comprehensive Plan to the City of Longmont for its review and comment. As you know,the City of Longmont has been very interested in this update of the Weld County Comprehensive Plan. Weld County's email notices have been particularly useful. It has been easy to keep up on progress and milestones. Thank you for your efforts in keeping interested parties, such as Longmont,up-to-date on the progress of the Plan. Many of the revisions are formatting and minor word substitutions. The City does not have specific comments on these changes. In addition, the City does not intend to provide comments on the Appendix, which is a physical. demographic,and economic overview of the County. There have been some good additions to the Comprehensive Plan in terms of substance such as the transportation, alternative energy,and economic development sections. The City would like to offer some comments for the County's consideration as you move through the update and adoption process. Most of the comments are general, and a few relate to specific goals and policies. The Comprehensive Plan lists six Guiding Principles that provide the context and rationale for its goals and policies. They include in order: A. Private Property Rights B. Respect for our Agricultural Tradition C. Fairness in the Land Use Change Procedure D. Recognition of the County's Diversity E. Regulations Addressing Land Use Changes F. Economic Growth There appear to be sonic crucial elements absent from the Comprehensive Plan Guiding Principles (which the City did identify as areas of concern at the initial Comprehensive Plan kick-off meetings in February 2007). Principles supporting Sustainability, Culture of Collaboration, and Directing Urban Development Toward Municipalities (that provide a full range of urban services) are not mentioned in the current Guiding Principles. Such ideas are not foreign in this draft_ and the City recommends their consideration as additional Guiding Principles. For example, the Plan indicates that: • urban development relies on higher levels of services and infrastructure (Sec. 22-2- 70.B.); • the County should promote urban development in the areas where it is most appropriate and results in the most efficient use of land and infrastructure (Sec. 22-2- 70.G.): • the County should encourage joint planning, by the County and municipalities, of areas within cooperative planning areas and other significant areas of joint interest (UD. Policy 5.2.); • regional commercial activity [consider replacing with the term urban development], which has impacts on multiple jurisdictions and the county, should be developed in a culture of collaboration(Sec. 22-2-160.D.); • the fiscal limitations of both the private and public sector cannot sustain indiscriminate development without regard for how such services and facilities will be provided(Sec. 22-2-180.C); and • municipalities are considered to be the principal provider of services and facilities for urban uses (Sec. 22-3-10.D.). The City wishes to continue our collaboration with the County to ensure that urban level development primarily occurs in municipalities which are, as Weld County recognizes, the principal provider of services and facilities for urban uses. Furthermore, in those circumstances when urban development does occur in unincorporated Weld County, such urban development should be provided with a full range of urban services. According to the Comprehensive Plan, Weld County considers many areas appropriate for urban development. These areas include: • existing municipalities; • an approved Intergovernmental Agreement urban growth area; • Mixed Use Development areas (proposed to be renamed Regional Urbanization Areas); • County Urban Growth Boundary areas; • Urban Development.Nodes; • cooperative planning areas; • where infrastructure is currently available or reasonably obtainable. Weld County's interpretation of"where infrastructure is reasonably obtainable" potentially opens a lot of land to urban development. Given Weld County's approval of metropolitan and special districts to provide some services to urban development, urban development can occur in many areas of Southwest Weld County. Consequently, it is difficult to understand what may be the geographic extent of urban development in Southwest Weld County. As part of this Comprehensive Plan update, the City suggests that Weld County estimate the potential build out of the seven different areas listed above. This information could be 2 included in the Appendix and subsequently updated more frequently than the Comprehensive Plan itself. With this information, the County and other service providers would be in a better position to evaluate how urban services will be provided to these areas. The City and Weld County have an adopted intergovernmental agreement (known as the Coordinated Planning Agreement) that includes a Longmont urban growth area that the City refers to as the Coordinated Planning Area. The Comprehensive Plan includes elements that should be considered in the formation of intergovernmental agreements concerning urban growth areas(UD. Policy 2.1.). This policy includes such matters as: • County approval of annexations(UD. Policy 2.1.c.); • annexation notification requirements for unincorporated property owners (emphasis added)(UD. Policy 2.1.d.); • establishment of provisions addressing the extension of infrastructure and services required by urban development(UD. Policy 2.1.f.); • the setting of common urban development fees . . . to encourage parity when a developer is processing land use cases in either the County or a municipality (UD Policy 2.1.h.). The Comprehensive Plan also supports the formation of a Joint Planning Board to consider specified urban land use proposals within an Intergovernmental Agreement urban growth area and within portions of the municipal boundary. . . . A simple majority of. . . members should be unincorporated County residents, to reflect the single elected official representation by these citizens (versus dual representation for town residents)(UD. Policy 2.5). The City very much supports joint planning between the City and Weld County and is interested in learning how we both can better serve residents and property owners (both in the unincorporated and incorporated portions of Weld County). The idea of a Joint Planning Board merits a joint discussion with the municipalities involved. The membership of such a Board would be one of the issues that would benefit from discussion. While the Comp Plan suggests that town residents receive "dual"representation, some people may argue that is not the case, in fact, when the focus of Weld County appears to be weighted more towards its unincorporated residents and property owners than its many constituents who live and work in . incorporated areas. Weld County's proposal for County approval of municipal annexations might be balanced by a reciprocal municipal approval of County development in these same urban growth areas. Such an arrangement would need to demonstrate the advantages to the affected municipalities since the Colorado Annexation Statutes do not require county approvals for municipal annexation. The spirit of intergovernmental agreement urban growth areas would seem to support the concept that urban areas can and would be better served by incorporated entities that can provide a full range of municipal services instead of the limited urban services that special districts and counties provide. Notification of property owners has been, and is, an important aspect of the City's development review process. The City's process identifies a certain radius from the property in which property owners need to be notified. The City does not distinguish whether that property is incorporated or unincorporated (Weld County or Boulder County). If the property 3 is within the notification radius. the property owner is notified. Whatever notification radius Weld County uses. the City suggests that Weld County give similar consideration to all property owners and not just owners of property within unincorporated Weld County. Regardless of whether urban development occurs in an area subject to an intergovernmental agreement or not, evaluating the infrastructure and services necessary to serve it is a critical aspect of the development review and approval process. It appears that the Comp Plan may be more stringent concerning the information necessary for providing infrastructure and services in areas subject to intergovernmental agreements (UU. Policy 2.1.f.) than in other areas of the unincorporated County such as when the County considers the expansion of Regional Urbanization Areas (Sec. 22-1-150.5.a.9.). The City suggests that the information requirements for expanding areas for urban development should be similarly stringent. Like Weld County. the City is interested in encouraging parity when a developer is processing land use cases in either the County or a municipality, and the City is interested in exploring parity in more ways than just development review fees. The City is willing to discuss joint planning and possible changes to both the County's and City's development review processes that would promote a more integrated urban development fabric supported with a full range of urban services regardless of whether the development occurs in the City or Weld County. The City supports Weld County's intention to consider multi-modal transportation needs in its planning (T. Goal I). Integrating at least roadway, pedestrian, bikeway. and transit planning into one transportation plan is a good first step. Both pedestrian and bikeway facilities can serve more than a recreational tirnction. Another approach recommended for Weld County's consideration is promoting transit-ready urban development so that when transit is available to the urban areas of Weld County, the development patterns and site designs do not hinder transit service. The City supports Weld County's efforts to eradicate noxious weeds (Sec. 22-4-210). The City suggests consideration of an additional policy that supports efforts to research, monitor, and remove noxious weeds throughout the County using best management practices. Throughout Section 22-5-20. Wildlife, the City would encourage the Weld County to consider threatened species as well as endangered and unique species. Mineral resource extraction sites can also yield much needed critical wildlife habitat. The following specific comments relate directly to goals and policies concerning wildlife: • The City concurs that the loss of critical wildlife habitat should be mitigated if such loss is unavoidable. It is preferable to not lose critical wildlife habitat(W.Policy 2.1). • The City encourages Weld County to consider requiring mitigation measures for loss of wetland and riparian habitat at a minimum rate of two for one to discourage its destruction (W. Policy 2.2). • In addition to trail development, the City would encourage expanding this policy concerning avoiding negative impacts to wildlife habitat to cover all improvements (e.g. buildings, roadways, fences, utilities, parks)and not just trails(W. Policy 3.2). • Consider establishing a minimum setback from riparian areas to minimize impacts to wildlife and water quality (CM Policy 3.6). For your information, the City uses 150 ft. as our minimum setback. 4 • Coordinate oil and gas drilling activities with critical wildlife stages as well as seasonal production schedules associated with agricultural activities so as to minimize the impacts on wildlife(OG. Policy 2.1). The City supports much of the language within the open space, parks and recreation section of the plan(Sec 22-5-50). Specific comments follow: • The City recommends that the County participate in the development and preservation of open space in Weld County in addition to other non-County entities(O. Policy 1.1). • Consider adding clustering of development units as a mitigation alternative to the list of mitigation measures(O. Policy 1.7); • Consider including native landscaping as well as compatible and drought-tolerant (O. Policy 4.3); • Include the St. Vrain segment in discussions of the Colorado Front Range Trial in addition to the"52-85 segment"(O. Policy 8.3). The City recommends consideration of additional aspects of open space,parks and recreation that are not currently proposed in this section. For example,please consider: • criteria for locating active park areas and recreational amenities in proximity to residential subdivisions; • developing park standards for County subdivisions; • a policy supporting efforts for developing and adopting a County-wide trails master plan through a public process. The City very much appreciates the opportunity to comment on this draft, and in a spirit of cooperation, is interested in how both Weld County and the City can better serve residents and property owners (both in the unincorporated and incorporated portions of Weld County). We trust that you will find these comments useful in your continuing discussions. Should you have any questions about these comments, please contact me at (303) 651-8326 or froda.greenbergaxi.longmont.co.us. Sincerely, Froda Greenberg, AICP Principal Planner xc: File#2049-2a1 Paula Fitzgerald, Parks/Open Space Projects Manager Steve Ransweiler, Assistant Parks/Open Space Projects Manager Daniel Wolford,Open Space and Trails Manager Brad Schol,Planning& Development Services Director Phil DelVecchio, Conununity Development Director 5 SEP-04-2008 THU 02:36 P11 LONETREE ENERGY FAX NO. 3032338787 P. 02 /f re?taosr t y. Cog rtricti , 1Weld County Referral August 15, 2008 "R . COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County _ Case Number 'Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County,Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. 0 W have reviewed the request and find that it does/does not comply with our Comprehensive Plan. V We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Q Please notify me of any public hearings regarding this request. Comments: r--- ' Signature: /1/.74111 C, .-- Agency: 12 #24- G4 Date; 97' LI O1 'rF12©t--EU0-1 ye:Lepv-twr C02P. 4 Wald County plan' t 4 918 10th Street Greeley,CO.80831 4 (970)353-6100 ext,3540 4 (9 0)304.6498 fax 4 niL 2&c1 330 -• .2. 3e-.2. 3e aY� '�riw 1,O4:a �tCC� E r Aug 22 2008 13: 07 HP LASERJET FAX 9703534890 p. 1 ft.Arne Yafte "Rice irchtv Weld County Referral August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following Item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date maybe deemed to be a positive response to-the-Department of Planning Services. Jfyouu have any further questions regarding the application, please.call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. 01(We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request Comments: Signature: �1Rt: C�KEF 1 Agency: �J -,{e avie ICeL aThare+� Date: o Weld County Planning Dept 4 91/810"'Street Greeley,CO.80631 4 (970)353.6100 ext.3540 4 (970)304-6498 fax* rtsrrevrt.LEi�,c.Gt2Est F,RE Kitb ;\\ ' Weld County Referrer August 15, 2008 COLORADO • The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case.Number 'Ordnance 2008-XX Please Reply By September i5,2008 Planner ;Brad Mueller Project � 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County,Colorado Parcel Number ; Not applicable The application is-submitted to you for review and recommendation. Any comments or recommendalb you consider relevant to this request would be appreciated_ Please reply by the above listed date so the we may give full consideration t9 your recommendation. Any response not received before or on thi date may be deemed to be a positive response to the Department of Planning Services. If you have an further questions regarding the application, please call.the Planner associated with the request. Pleas note that new information may be added to applications under review during the review process. If yo desire to examine or obtain this additional information, please call the Department of Planning Services: ❑ We have reviewed the request end rind that ft does/does not comply with our Comprahensive.Plam X We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: • • • Signature: /�/�WZ-7ir.�✓� Agency: 14 2//c7. fa-CY- rl t-s—�aa Data: .11,5 7TjG1- + Weld Courtly Maiming Dept.4 91510.Street Greeley.00.BOf31 4 (9 JD)353$209 ext.3540 4 e7013O46495 fax 4 . VRqi kJ 2/aN . Y;s (et I Weld County Referral Weld County Planning Departmen C August 15, 2008 GREELEY OFFICE SEP 2 6?nnn COLORADO RECEIVED The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. ,We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature: % Vz Agency: , U J S D Date: 9/-26"-9/-72)c- Si. Vic ca-3 + Weld County Planning Dept.+. 918 10th Street Greeley,CO.80631 L• (970)353-6100 ext.3540•} (970)304-6498 fax 4# 08/29/2008 14:19 3037767320 PAGE 01 S-r,V AmN &Are tt si".... , ________ Weld County Referral August 15, 2008 wiik COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County ' Case Number 'Ordinance 2006-XX Please Reply Sy September 15, 2008 Planner i Brad Mueller ProjectComprehensive 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number i Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this • date may be deemed-to be-a•positive-response-to the Department of Planning.Services. If you have any . . further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional Information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. )(We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: . Signature: /// // Agency:Si". A A e..--. _ Pak-- Date: 2 4 + Weld County Planning Dept.0 918 10'"Street Greeley,CO.80631 0 (970)353-6100 ext.3540+ (970)304.6498 fax+ RUG 29 '08 10:44RM SOVEREIGNENERGYLLC P.1 • SovEtaer6N met till(hiDe Weld County Referral August 15, 2008 COLORADO The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. We have reviewed the request and find no conflicts with our interests. See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature: �" ta'f"t'L.L ` €&glit^- Agency: C k rt, /42/19/14 Lr`' Date: ?hi 9/0 t O Weld County Planning Dept.6 918 10'"Street Greeley,CO.80631 0 (970)353-6100 ext.3540 O (970)304-6498 fax O Weld County Comprehensive Plan Page 1 of 1 I(-4 t.PTO f. Brad Mueller From: Glenda Lainis [Glenda.Lainis@cityofthornton.net] Sent: Wednesday, September 17, 2008 3:16 PM To: Brad Mueller Cc: Susan Connors Subject: Weld County Comprehensive Plan Brad, We have reviewed the draft Weld County Comprehensive Plan and we have one comment: Page 62 Goal 8, Policy 8.3 The Big Dry Creek runs through and links up with the South Platte River in southwest Weld County. Both Westminster and Thornton have developed and planned an important regional trail along the Big Dry Creek, starting at Stanley Lake and hopefully ultimately linking with the South Platte River Trail. We would therefore recommend that you add "Big Dry Creek"to your list of regional trails in this policy. Thank you for the opportunity to comment on your Comprehensive Plan. Good luck with your next steps on this project. Glenda Lainis Policy Planning Manager City of Thornton 303-538-7438 09/17/2008 "Tie t —TowrJs tin,o f fO 1 2t.s-rwa:FRMeno __ Memorandum To Brad Mueller, Long Range Planner, Weld County Subject Joint Planning Comments on Weld County Comprehensive Plan Update From Bruce Nickerson, Town Planner, Town of Firestone Jennifer Simmons, Planning Director, Town of Frederick Jennifer Krieger, Planning Coordinator, City of Dacono Date September 5, 2008 Thank you for taking time to conference call with us the other day regarding our referral comments on the August 15, 2008 draft of the Weld County Comprehensive Plan. As we noted, the elected officials of Firestone, Frederick and Dacono had a cooperative joint work session last Tuesday evening at the Firestone Town Hall. One of the discussion points was the County's draft Comprehensive Plan Update. There were many compliments about the tremendous effort the County has made to prepare such an extensive update to the current plan. The direction from our respective elected officials was to work cooperatively amongst ourselves and with the County to provide the most constructive comments possible. As we discussed, during our referral review we jointly found a few sections that we believe warrant some clarification or modification. We have noted them below along with the section reference number and current text. 22-2-60 Agriculture Goals and Policies 3. A. Policy 6.3. Encourage multi-generational, caretaker, guest, and accessory quarters. a. Recommended Strategy A.6.3.a. Develop land use policies that allow for auxiliary housing without an attachment or square footage requirement on agricultural lands that are suitable for those uses. This would include those units that are now considered non- conforming. Comment: Add some language that establishes or indicates the need for performance standards to assure that such additional housing would not be excessive or incompatible with existing or planned land uses on adjoining properties. Sec. 22-2-70. Urban development. J. The Regional Urbanization Areas ("RUA's") are also identified as areas of potential urban growth. The RUA's are intended to provide a foundation to enable the County and its citizens to make appropriate decisions regarding future development within specified geographic areas. RUA's are based on several central ideas, including employment development, interconnection of neighborhoods within the RUA, consistent development and design standards, diverse land uses, and a planned transportation network. Specific Goals and Policies concerning RUA's are found in Section 22-2-230. 1 Comment: Clarify that RUA is a replacement term for MUD. Any existing or planned RUA or RUA expansion areas should be shown on the Comprehensive Plan Map. K. Urban Growth Nodes are also identified as areas of potential urban growth. An Urban Development Node is defined as a site of potentially concentrated urban development located along or adjacent to the intersection of two or more roads in the state highway system, or as otherwise defined. Comment: It would be helpful to add some language to clarify that Urban Growth Nodes are typically located in the more remote central and eastern portions of the County to provide convenience services that may not currently exist. Any existing or planned Urban Growth Nodes should be shown on the Comprehensive Plan Map. Definitions. County Urban Growth Boundary ("UGB") — Unincorporated portions of the County located in a one-quarter-mile perimeter around the municipal limits that are currently physically served by central sewer. These are only recognized when an IGA is not in force between the County and the municipality. A UGB will not typically correspond to a municipality's own comprehensive planning areas. Comment: It is not clear what "around the municipal limits"means. Also, it is not clear what "served by central sewer" means. Clarify what distance from a sanitary sewer line (having appropriate capacity for the urban development constitutes a property being "served'). Also, note that County UGB does not apply to legal enclaves. Sec. 22-2-110. Urban development goals and policies. A. UD.Goal 1. Concentrate urban development within existing municipalities, an approved Intergovernmental Agreement urban growth area, the Mixed Use Development areas, County Urban Growth Boundary areas, Urban Development Nodes, cooperative planning areas, or where urban infrastructure is currently available or reasonably obtainable. 1. UD.Policy 1.1. Individuals making initial contact with the County regarding land use development should be informed of the policy of directing urban development to the areas described above. Comment: Clarify that the optimum option is to have urban development occur within existing municipalities, provided there is one in close proximity. 1. UD.Policy 2.1. The following basic elements should be considered in the formation of an Intergovernmental Agreement concerning urban growth areas: 2 c. Annexations should be with both municipality and County approvals. Comment: Clarify that while this may be the goal of the County to have such a provision in an IGA, it probably will not be generally acceptable to the municipalities due to the cost and complexity of such a process. d. Expansion of municipal boundaries through annexation should include notification of all unincorporated property owners within one mile of the subject property. Comment: Clarify what "notification" means and note that such notification should include a "reasonable"effort by the annexor and not lead to excessive expense. f. Establish provisions addressing extension of infrastructure and services required by urban development. Include a definite timeline and capital improvements funding strategy for roadways, sewer, water, drainage, schools, emergency services, civic facilities and other infrastructure and services necessary to support urban development, defining how and when these areas will be served. g. Establish provisions for removal of property from the Intergovernmental Agreement urban growth area if infrastructure and service provision is not completed as described above. Comment: Such information can be discussed during the development of an IGA, but it would be unrealistic to expect to establish and adhere to such timelines. It should be recognized that for the most part municipalities strive to have growth pay its own way. This is accomplished by real estate developers responding to market demands, proposing and processing developments through the municipality and then extending the necessary municipal and other infrastructure to serve the development. Thus, it is the market that will ultimately establish the timelines. h. Strive to set common urban development fees within the Intergovernmental Agreement urban growth area, to encourage parity when a developer is processing land use cases in either the County or a municipality. Comment: For a number of reasons, this provision seems unachievable. For example, the development review process between the municipalities and the County are different. As are tap fees, impact fees, service costs, etc. 3. UD.Policy 2.3. Inform property owners within the areas discussed in a potential Intergovernmental Agreement that the area is being considered for Intergovernmental Agreement policies. Comment: 3 Clarify what "inform"means and note that such notification should include a "reasonable" effort and not lead to excessive expense. 5. UD.Policy 2.5. Support the formation of a Joint Planning Board to consider specified urban land use proposals within an Intergovernmental Agreement urban growth area and within portions of the municipal boundary (i.e. town limits). A simple majority of the Joint Planning Board members should be unincorporated County residents, to reflect the single elected official representation by these citizens (versus dual representation for town residents). Comment: For a number of reasons, this provision seems unachievable from a municipal standpoint. As we discussed, if the goal is to provide a greater voice to unincorporated residents on municipal land use matters, then consider a provision to provide for pre- hearing neighborhood meetings with County planning staff present so that pertinent County resident concerns can be added to County planning staff referral comments. E. UD.Goal 5. The County and municipalities should strive to coordinate urban land use planning in cooperative planning areas, including such items as development policies and standards, zoning, street and highway construction, open space, public infrastructure, and other matters associated with urban development. 1. UD.Policy 5.1. The County should consider approving an urban development proposal if all of the following criteria are met: c. The proposed urban development recognizes (though not necessarily conforms to) the adjacent municipality's comprehensive plan. Comment: Consider leaving item "c."as it is currently stated in the County's Comprehensive Plan. 3. UD.Policy 5.3. Support mechanisms to include landowners located outside municipal boundaries in the planning and review of urban development in and around the municipality. a. Recommended Strategy UD.5.3.a. Develop mechanisms to ensure that the expansion of municipal boundaries through annexation, and all urban developments inside or around the municipality, includes notification of all unincorporated property owners within one mile of the subject property. Comment: Clarify what "notification" means and note that such notification should include a "reasonable"effort and not lead to excessive expense. Sec. 22-2-150. Industrial development goals and policies. 4 B. (.Goal 2. Encourage appropriate industrial development to annex into a municipality if the new or expanding industrial development is adjacent to the municipality's corporate limits. Comment: See comment on UD Policy 1.1 above. 5 RESOLUTION NO.D O - 73 A RESOLUTION REGARDING Tilt PROPOSED 2008 WELD COUNTY COMPREHENSIVE PLAN. WHEREAS, Weld County has provided the Town a copy of its proposed 2008 Comprehensive Plan and requested the Town's review and comment and WHEREAS,Town staff, in conjunction with staff from the Town of Frederick and City of Dacono,have reviewed the Plan and have noted sections of the Plan that they believe warrant further consideration by the County,as set forth in the Memorandum attached hereto as Exhibit A;and WHEREAS, the Board of Trustees concurs with the comments noted in Exhibit A and authorizes Town staff to join with the Town of Frederick and City of Dacono in conveying these concerns to the County and working toward a cooperative resolution of the Town's concerns. NOW, 1 HEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF 1 HE TOWN OF FIRESTONE,COLORADO: Section 1. The Board of Trustees of the Town of Firestone hereby adopts as its comments on the proposed 2008 Weld County Comprehensive those comments set forth in Exhibit A attached hereto and incorporated herein by this reference. Town staff is directed to continue working cooperatively with staff from Frederick and Dacono to address these concerns with Weld County staff;so that the Town's concerns may adequately beaddressed. �— INTRODUCED,READ, and ADOPTED this I/ day of,S-P p 1�^+L r 2008. TOWN OF FIRESTONE,COLORADO Chad Auer,Mayor AlIEST: 4%stONF ItPtIt Hed Town Clerk y St'1 i a % :O1 RESOLUTION NO.08-73 A RESOLUTION REGARDING THE PROPOSED 2008 WELD COUNTY COMPREHENSIVE PLAN. WHEREAS, Weld County has provided the City a copy of its proposed 2008 Comprehensive Plan and requested the City's review and comment;and WHEREAS, City staff, in conjunction with staff from the Towns of Frederick and Firestone, have reviewed the Plan and have noted sections of the Plan that they believe warrant further consideration by the County, as set forth in the Memorandum attached hereto as Exhibit A; and WHEREAS, the City Council concurs with the comments noted in Exhibit A and authorizes City staff to join with the Towns of Frederick and Firestone in conveying these concerns to the County and working toward a cooperative resolution of the City's concerns. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DACONO,COLORADO: Section 1. The City Council of the City of Dacono hereby adopts as its comments on the proposed 2008 Weld County Comprehensive those comments set forth in Exhibit A attached hereto and incorporated herein by this reference. City staff is directed to continue working cooperatively with staff from Frederick and Firestone to address these concerns with Weld County staff,so that the City's concerns may adequately be addressed. INTRODUCED,READ,and ADOPTED this 8th day of September,2008. CITY OF DACONO, COLORADO /'oi- e_ ( 4-z42 .1.‘, Wade Carlson,Mayor A FIEST: ,7 !t)1 [„'(s1 Zi aee i Valerie Elliott-Lucero CitY Clerk 9/3/2008 5 25 PM tIth)51Daruno\Rew4gioo1WeSd Co Comp Plan doc U,-S . Aw-tY Coge this £TIT OF. c". • \� DEPARTMENT OF THE ARMY 7<�-� .� 4 CORPS OF ENGINEERS,OMAHA DISTRICT r:-•-12 t� �' ,11- � DENVER REGULATORY OFFICE,9307 SOUTH WADSWORTH BOULEVARD �� i LITTLETON,COLORADO 80128-6901 TATo 5 01 August 25, 2008 WOO @aunty Planning Department Mr. Brad Mueller M@6f=Y OFFICE Weld County Planning Dept 918 10th Street q111 2 B?POP Greeley, CO 80631 E C E I p ED RE: 2008 Weld County Comprehensive Plan Update Dear Mr. Mueller: If any work associated with a proiect requires the placement of dredged or fill material, and any excavation associated with a dredged or fill project, either temporary or permanent, in an aquatic site, which may include ephemeral and perennial streams,wetlands, lakes,ponds, drainage ditches and irrigation ditches, this office should be notified by a proponent of the project for Department of the Army permits, changes in permit requirements and jurisdictional determinations pursuant to Section 404 of the Clean Water Act. Work in an aquatic site should be shown on a map identifying the Quarter Section, Township, Range and County and Latitude and Longitude, Decimal Degrees (datum NAD 83)and the dimensions of work in each aquatic site. Any loss of an aquatic site may require mitigation. Mitigation requirements will be determined during the Department of the Army permitting review. If there are any questions call Mr. Terry McKee of my office at 303-979-4120. Sincerely, Timot I T. Care Chief, I_ ve egulao• Offi• tm tJEt-n J4EAL-1-H 61)ct. Ltess DEPARTMENT OF PUBLIC HEALTH & ENVIRONMENT Cs 1555 N. 17th Avenue Greeley, CO 80631 WEBSITE: www.co.wcld.co.us ADMINISTRATION: (970) 304-6410 WI I CFAX: (970) 304-6412 COMMUNITY HEALTH NURSING: (970) 304-6420 FAX: 70) 304-6416 HEALTH COMMUNICATION, EDUCATION, ANDPLANNING COLORADO FAX:(970)304-6452 ENVIRONMENTAL HEALTH SERVICES: (970) 304-6415 FAX: (970) 304-6411 August 1, 2008 Brad Mueller Department of Planning Services 918 10th St Greeley, Colorado 80631 Dear Brad, Thank you for giving the Steps to a Healthier Weld County the opportunity to comment on the Comprehensive Plan and offer suggested language for consideration. After reviewing the Working Drafts A and B it appears the Planning Department (and TAC) and the Steps Program are more in sync with mutual goals than I had thought, which is very exciting. Before outlining my recommended Comp Plan language, I have provided some background information on the health of Weld County. Hopefully, this will help you and the TAC understand why Steps has taken such an interest in the built environment. Additional information specific to each of the four topics 1) transportation choice 2) diverse housing/workforce housing/inclusionary zoning 3) infill development and 4) traditional neighborhood design, has been provided in the appropriate section. Additionally, three new definitions have been proposed (sub-urban, general urban and urban center development) and are listed under item #5. Background on the Health of Weld County With the growth of the last decade, it's pretty clear the County demographics have been changing. Portions of the County are becoming more urbanized while others are maintaining their rural, agricultural heritage. Within the more urban areas there are even more different types of urban development: sub-urban, general urban and urban centers. Because people thrive in different environments and different environments are preferred by different segments of the population, they must learn to co-exist. Along with the growth, the dynamics of the Weld County residents has also been changing. For example, between 1990 and 2000 the U.S. Census showed a 22% increase in residents 60 years and older. Between 2000 and 2006 the same population group has increased by 24% (American Community Survey). Some other statistics for Weld County: 1 Diabetes • Diabetes is the 6'h leading cause of death and the 9`h leading cause of premature death among Weld County adults. • For Weld County Latinos, diabetes is the 4th leading cause of death, accounting for 8% of all Weld County Latino deaths. • Diabetes accounts for only 3% of all deaths in Non-Hispanic Whites. Obesity • Over 60% of all Weld County adults are overweight or obese. • Nearly one out of four adults 18 years and older(24%) is obese, compared to Colorado's rate of 18% • Significantly more adult males (72%) than females (49%) and significantly more Hispanics (69%) than Whites (58%) are overweight or obese Add to that a strained healthcare system, not only in Weld County, but the nation as a whole. And healthcare costs keep rising. More Weld County statistics: • Weld County has more than 41,000 individuals who do not have health insurance. • This number represents 24% of the county's residents and is much higher than Colorado's uninsured rate which is about 16%. • When compared to Colorado, Weld County also has higher poverty levels, a higher percentage of minorities, and fewer physicians per 100,000 people. (Sources: 2006 Weld County Behavioral Risk Factor Surveillance Survey, Weld County Health Status Report 2006) While we can't require people to take better care of their health, we can provide alternatives within the development environment that allows for more 'active living' lifestyle choices. Active living can be described as a lifestyle that incorporates physical activity into everyday routines, allowing individuals of all ages the opportunity to walk or bicycle for transportation as well as for exercise or pleasure. Instead of just thinking of physical activity as playing in the park, participating in a sport or belonging to a gym, 'active living' offers multiple opportunities during the day for physical activity, providing social equity to people regardless of age, economic status or cultural background. The recommended Comprehensive Plan language proposed here incorporates 'active living' concepts that will permit residents the opportunity for more quality of lifestyle choices. All support regional land use planning focused on giving residents options in housing, transportation and neighborhood design. While there are some other incidental language recommendations in Comp Plan A and B, a summary of the major recommended language is here for reference: 1. Transportation Choice (Section 22-2-230 and 22-2-160 as noted) County land use regulations shall recognize and respect the right of all citizens to have access to non-motorized modes of transportation. These active living concepts will provide multiple opportunities during the day for physical activity and will encourage social equity to people throughout the county regardless of age, economic status, physical ability or cultural background. By incorporating trail designs that not only provide recreational opportunities, but are destination-oriented routes, individuals of all ages will have the opportunity to walk or bicycle for transportation as well as for exercise or pleasure. (Section 22-2-230 Regional Urbanization Areas #C) 2 Policy • Land use regulations shall require (encourage) development to incorporate non- motorized transportation alternatives to non-residential zoning districts when applications for land use changes are considered. • Developments should demonstrate the financial mechanisms are/will be in place to maintain the non-motorized transportation routes (in perpetuity?) • The region should include a framework of transit, pedestrian and bicycle systems that provide alternatives to the automobile, allowing independence to those who cannot drive. • Development should adequately accommodate automobiles while respecting the pedestrian and the spatial form of public areas (also Section 22-2-160 Commercial Development) Strategy • Develop and distribute informational handouts and provide electronic sources pertaining to what should be expected of developments proposing land use changes. (note: meaning safety to users, lighting, design, etc) 2. Diverse Housing/Workforce Housing/Inclusionary Zoning (Section 22-2-180 #H,I.RGoal.9) Diverse housing options are necessary in order to serve people of all income levels and provide them the ability to live where they work. A shortage of workforce housing for entry-level, essential workers living on moderate incomes will be detrimental to local employers having the ability to maintain an adequate local work force. The inability of such persons to live in communities where they work negatively affects the community's job/housing balance and has serious and detrimental transportation and environmental consequences. Policy • Workforce housing should be distributed throughout the County to match job opportunities and to avoid concentrations of poverty. • Within neighborhoods, a range of housing types and price levels should be provided to accommodate diverse ages and incomes Strategy • Investigate and adopt inclusionary zoning regulations that promote the construction of housing that is affordable to entry-level, essential workers living on moderate incomes (note: Boulder County has done this. Land Use Code, Chapter 9-13 Inclusionary Zoning, effective September 15, 2006) • Explore options to incentivize workforce housing development. 3. Infill Development (Section 22-2-230 and A.RUA.Goal.1) It's more convenient to develop agricultural land than it is to develop lands within urban areas, where existing development and new development have to peacefully coexist. Conventional development typically bring traffic congestion, overstretched public facilities and increased infrastructure costs, loss of open space and other valued community resources, and even 3 reduced physical activity and community health with them. A major solution to this is infill development. Infill development is usually thought of as the redevelopment of existing development (parking lots, shopping malls, etc)within existing urban areas. Infill development can also be used to develop vacant lands within existing urban areas. It's necessary that infill development pay attention to design elements to guarantee that any new development fits into the existing contest and gains neighborhood acceptance. A cooperative public-private partnership between government, the development community, financial institutions, non-profit organizations neighborhood organizations and other resources is essential to achieve infill success. While it may seem overwhelming, the long term, public and private costs of continuing to favor conventional development patterns will far exceed the resources needed now to facilitate infill development. (Section 22-2-230#E) Successful infill development • should focus on the job of crafting complete, well-functioning neighborhoods • is characterized by overall residential densities high enough to support improved transportation choices as well as a wider variety of convenience services and amenities • can return cultural, social, recreational and entertainment opportunities, gathering places, and vitality to older centers and neighborhoods. Strategies (for A.Goal.10, may work for Policy 10.2,10.3 and also A.RUA.Goal.1) • Encourage compatible development and land uses between adjacent properties. • Identify and inventory potential infill sites and work with property owners, municipalities and adjacent property owners to define the vision for the future development within the infill sites. • Explore options to incentivize infill development. • Develop standards by which these inventoried infill sites can be developed with minimal land use revisions (pre-set zoning where no further land us zoning is required THIS WOULD BE AN INCENTIVE ALSO) • Create a cooperative public-private partnership between government, each development community, financial institutions, non-profit organizations, neighborhood organizations and other essential resources necessary to achieve infill success. • Develop a set of general design guidelines to distribute to prospective developers, explaining the vision the county/municipality is aiming to achieve. 4. Traditional Neighborhood Design (Section 22-2-180) Traditional Neighborhood Design (TND) is a comprehensive planning system that includes a variety of housing types and land uses in a defined area. The variety of uses permits educational facilities, civic buildings and commercial establishments to be located within walking distance of private homes. A TND is served by a network of paths, streets and lanes suitable for pedestrians as well as vehicles. This provides residents the option of walking, biking or driving to places within their neighborhood. Present and future modes of transit are also considered during the planning stages. (22-2-180 #A) 4 Public and private spaces have equal importance, creating a balanced community that serves a wide range of home and business owners. The inclusion of civic buildings and civic space -- in the form of plazas, greens, parks and squares-- enhances community identity and value. TND can guide new development patterns that are civic-oriented, pedestrian-friendly, economically vibrant, environmentally sustainable, and evoke a unique sense of place, true to the significant historic context of each community. A Traditional Neighborhood Design (TND) community offers elements that allow ordinary activities of daily living to occur within walking distance of most dwellings, giving independence to those who do not drive. TND developments are suitable for sub-urban, general urban and urban center residential zoning. TND benefits are both social and environmental: • Shared parking for different uses • Reduced auto trips minimized traffic congestion, air pollution and road construction costs • Neighborhood gathering areas encourage sense of community and security • Neighborhood commercial activities in walking distance to homes allows independence of mobility, especially to non-drivers. • Property values increase • Steady tax base • Less strain on transportation and utility infrastructure • Less crime TND is suitable for: • Redevelopment of blighted sites, declining neighborhoods and when replacing under- utilized buildings • Infill — building on the strengths of existing communities with undeveloped or under- developed lots or unplatted parcels; having established infrastructure, housing stock and commercial amenities already in place. • Greenfield neighborhoods - new construction on undeveloped land as a part of municipality expansion projects New Definition: Traditional Neighborhood Design: A community type structured by a Standard Pedestrian Shed - the `social center' (characterized by a 1/4 mile walking radius —the approx distance of 5 minute walk at a leisurely pace) oriented toward a Common Destination (area of focused community activity, a civic space, civic building, a commercial center or a transit station and may act as the social center of a neighborhood) consisting of a Mixed Use Center (multiple functions within the same building, or adjacent buildings or multiple buildings within the same area by adjacency) or Corridor(geographically lineal arrangement) and in the form of a medium sized settlement near a transportation route. • Define the appropriate scale that allows for Traditional Neighborhood Design criteria (sub, general and urban center area)within the Urban Residential zone. (R.Policy7.2 and RUA Policy3.7 • Land use regulations should incorporate Traditional Neighborhood Design criteria as appropriate so that ordinary activities of daily living can occur within walking distance of most residential zoning, allowing independence to those who cannot drive. (R.Policy7.3 and RUA Policy 3.8) 5 5. New definitions of sub-urban, general urban and urban center development (Section 22-2-70) that would further define what Urban Development is and is not. Made reference to these definitions in Section 22-2-180 and H.R.Goal.8 as well. The definitions are below: • General Urban Development — mix of houses, townhouses, & small apartment buildings with scattered commercial activity; balance between landscape and buildings; pedestrians present. • Sub-Urban Development— lawns and landscaped yards surrounding detached single- family houses; occasional pedestrians. • Urban Center- shops mixed with townhouses, larger apartment houses, offices, workplace and civic buildings; predominantly attached buildings; trees within the public right-of-way; substantial pedestrian presence. Please feel free to call me with any questions or comments you may have. I can be reached at 970-304-6470, x 2387. Sincerely, Pam Smith Active Community Environment Technical Advisor Steps to a Healthier Weld County 6 TAC WORKING DRAFT LAST UPDATED 6/20/2008 SIt9— l PISA t-- aJ P€tt t-- ( Article II -:_ )and Use Categories C0W^^8N�5 ?And 22-2-10 Foundations of existing land use (not revised,may eliminate) Sec.22-2-20 Foundations of future land use (needs revision) L6(I 046 ASec.22-2-30 Agriculture (revised) U I T� Sec.22-2-40 Agricultural industry and benefits (deleted) _. Sec.22-2-50 Concerns of farming as an industry(deleted) Sec.22-2-60 Agricultural goals and policies (revised) Sec.22-2-70 Urban development (revised) Sec.22-2-80 Concerns of development (deleted) Sec.22-2-90 Benefits of urban development (deleted) Sec.22-2-100 Urban growth (deleted) Sec.22-2-110 Urban d_'Aopriterilgoals and policies (revised) Sec.22-2-120 Unincorporated communities (for discussion) Sec.22-2-130 Unincorporated community goals and policies (for discussion) ]other Article II sections omitted—see other document] TAC WORKING DRAFT LAST UPDATED 6/20/2008 ARTICLE II Land Use Categories Sec.22-2-10. Foundations of existing land use. A. The way land is presently used is one(1)of the most important considerations in land use planning. Most existing development continues into the future and has a strong influence on the pattern of development and land use in the County. The existing land use pattern has been created through the process of early settlement and economic development. From the beginning of settlement in the County,economic activities have centered on agriculture. Trade centers were established to provide goods and services to those engaged in farming activities. Transportation routes and facilities were developed to move goods and people, and to facilitate economic development. B. Throughout the history of the County, population and economic growth required the development of previously undeveloped land. Future growth will require continued urban land area expansion within municipal urban growth boundary areas, as well as amounts of rural area development. Much of this expansion will, as it has in the past, require the conversion of land categorized as farmland to urban uses. C. Over the last decade,the County has experienced a variety of growth patterns. Generally, in the northern and eastern regions of the County, there has been little or slow growth. In the southern and western portions of the County, particularly in the corridor along and between 1-25 and Highway 85, growth has been very rapid. Most of this growth is associated with aggressive annexations by smaller towns, reaching out to the highways to capture potential commercial and industrial users, which will boost their tax bases. A good part of the residential growth is from people seeking more affordable housing and a smaller town environment, even though they commute to the employment centers around the Denver/Boulder Metro area. In the unincorporated areas of the County, some large lot development has occurred in the growth corridor, as well as in the other areas of the County, offering a different product for those who want a more rural lifestyle and a less crowded place to live. D. Even with increased growth and a significant increase in the number and size of annexations,agricultural land use remains the predominant land use in the County. E. These factors, and others, all combine to create a conflict between the desire to support agriculture and the economic pressures on the landowners to develop their agricultural lands. As the economy of Colorado continues to advance, it is likely that the conversion of agricultural lands to more urbanized uses will also continue. (Weld County Code Ordinance 2002-6) Sec.22-2-20. Foundations of future land use. ( rt I he. o rceta of "rural chubbier- ant] thr, n ut c Acre Jr ginned at AC 41). If ct to pt) ill I[11,,r<rrnn a,a piaaeltolder and for Future discussion,I [Recognition of Rural Character. The agricultural heritage of Weld County has to a great extent defined the character of our yommunity. As new land uses unfold that shift away from the, tradition of agriculture. Weld County should encourage development through goals and policies that continue to leognize trt dional rural lifestyles, values, histories legacies and.__aesthetics based en this rural heritaijet and character] 2 TAC WORKING DRAFT LAST UPDATED 6/20/2008 A. Through the comprehensive planning process, all types of costs associated with development (including economic and environmental) can be reviewed. An urbanization pattern created without knowledge of future surrounding land uses is likely to lack some essential ingredients of long-term desirability. Without preparation for future land use patterns, it is difficult to anticipate locations for schools, parks and traffic circulation systems that will not require additional improvements each time someone decides to develop. The costs of such additional improvements and the limitations of existing improvements lessen the development opportunities for adjacent landowners. This Chapter promotes controlled and orderly growth in relation to the existing and future land use patterns and establishes minimum guidelines for growth within the County. B. The provision of infrastructure, such as transportation systems, sewage disposal or water systems, are important aspects to consider during the planning stages of development. The capacity of planned and future infrastructure shall be evaluated on a site-specific basis. The impact to the surrounding area shall also be considered. C. The County recognizes that well-planned growth requires basic services such as transportation and fire and police protection. D. It is expected that the pattern of growth will continue as described in Section 22-2-10, Foundations of existing land uses. Since growth is directly related to the economic conditions of the State, the rate of growth is somewhat variable; but it is acknowledged that managing the quality and pattern of growth is important to the sustainability of the economy, as well as the quality of life for the County citizens. E. Supporting agriculture will continue to be a significant goal of the County. However,the pressures to convert agricultural lands to other uses will continue to eliminate more and more lands from agricultural production. Most of these lands will be annexed into municipalities, leaving the County's land use jurisdiction; however, other lands in the County's jurisdiction may be suitable for less intensive development. Lands further out and those lands which lie outside of the areas of growth pressures will most likely retain predominately agriculture uses. Given this future land use scenario,it is important that the County employ the following management tools, including without limitation,the following: 1. Cooperation shall be encouraged between agricultural operations and development, both urban and rural. This cooperation provides the opportunity to reduce conflicts and competition,and encourages mutual appreciation of the vital importance of both entities. 2. Work with the municipalities in the County through Intergovernmental Agreements and urban growth boundaries to address the quality of developments,particularly in the areas of transition between the municipalities and the County. Emphasis should be placed on infrastructure, such as roads, transportation networks, sewer, water, drainage, etc., so all l e parties are aware of the impacts that may be felt by the County and municipality. Also, the expansion of urbanization in and around agricultural land uses creates many issues for the agricultural land owner, as well as the subdivision resident. It is important that these issues are recognized and addressed. 3. Accommodate development of lands outside of municipalities which may include land within urban growth boundaries if: a. The impacts of such development are adequately addressed. b. The infrastructure is capable of handling the intensity of the developments. c. The pattern of development is compatible with the region. 3 TAC WORKING DRAFT LAST UPDATED 6/20/2008 4. Encourage the conservation of agricultural lands, as well as significant geographic areas, i.e., rivers, major drainage-ways, jurisdictional wetlands, etc., through the implementation of voluntary incentives such as: a. Open space acquisitions. b. Conservation easements. c. Transfer of development rights. d. Other innovative and creative techniques such as, but not limited to,those made by the Agriculture Study Committee, which is dated December 17, 1999, and is found in Appendix 22-I. 5. Support agriculture by adopting policies and regulations that do not create regulatory burdens on the agricultural producer. 6. Promote quality planning that is: a. Sensitive to the surrounding land uses. b. Respectful of the natural environment. c. Protective of the health,safety and welfare of the citizens of the County. d. Regionally linked, i.e.,by roadways and trails. / e. Cognizant of incorporating progressive planning concepts creating an aesthetically •40 .� a/yes C 4'* , pleasing and functionally livable community that promotes quality of lifestyle choices. �" �' F. By following the guiding principles of the Comprehensive Plan and applying growth tools, such as those referred to above,future land uses in the County will result in: 1. Urban growth occurring where it is appropriate as determined through the land use application process. 2. Nonurban growth outside of municipalities will occur only at the intensity that can be supported,as determined through the land use application process. 3. Agriculture will be supported and continue to be a mainstay of the County. 4. All future land uses will be considered with an eye on quality. G. This approach will not halt the changes that are occurring, but it will allow the citizens to manage these changes so the County will continue to be a great place to live. H. Consideration of the impact of the various Overlay Districts shall be given to lands under development consideration. Consideration of the protection of the health, safety and welfare of the present and future citizens of the County shall be given when lands affected by the various Overlay Districts are under development consideration. These Overlay Districts include the Airport Overlay District, the Geological Hazard Overlay District and the Flood Hazard Overlay District. Further definition of these districts are provided in Chapter 23. 1. Areas comprised of limiting site factors contain certain physical elements that obstruct or are hazardous to certain types of development. These physical elements include floodplain, critical wildlife habitat areas, aquifer recharge, riparian areas, topographical constraints and other similar inhibiting elements. Although these sites contain factors which limit certain types of development, these areas are nevertheless usable for agricultural production, recreational activities and parks, or other functions that cannot damage or be damaged by the constraining site factors. These areas can also enhance the character of the unincorporated areas of the County by providing corridors for trails and wildlife, and for the protection of 4 TAC WORKING DRAFT LAST UPDATED 6/20/2008 natural resources, riparian habitats and natural features essential to the identity of these County areas. 2. Land designated as having limiting site factors are primarily defined by the one- hundred-year floodplain (as defined by FEMA Flood Insurance Rate Maps)which comprises approximately four and thirty-seven hundredths percent(4.37%)of the County land mass. 3. Additional land containing limiting site factors is located along irrigation canals and ditches and adjacent to lakes. To the maximum extent practical, development within areas having limiting site factors shall be located to preserve the natural features of the site,to avoid areas of environmental sensitivity and to minimize negative impacts and alteration of natural features. 4. Development in the floodplain may be accomplished through engineering of the site, site location or structure or by gaining approval from FEMA and/or acquisition of Flood Insurance. 5. For development in the Geological Hazard Area, landowners should consult the appropriate section of Chapter 23,as well as contact the State of Colorado Geological Survey Section. 6. For development in the Airport Overlay Area, landowners should consult the appropriate section of Chapter 23, as well as contact the Greeley/Weld County Airport Authority. (Weld County Code Ordinance 2002-6) l\OTE:TIIE.\GRICL:I:I"L:K.al.SECTION HAS BEEN RE-STRUCTURED AND RE- \\RI FTE\. "1'IIE FOLLOWING SE('I IONS; \KF: PROPOSED TO('O31PLETEI. " REPLACE SECTIONS 22-2-30 TI Rol (,I 1160 AND 22-2-601 22-2-30 Agriculture A. Weld County. i, the economically_ IaIgest agricultural_pioducingcounh in the nation. excluding Citrus-iwoduciiig counties. The agricultural sector is an important clement of the overall County economy. ..1 he dis.. sityof agriculture in Weld County ranges liom crop., I'anacl ind., and.feedlots. its ()die' Iorilh of agribusiness., tto'I-tourism,.__get tain.nlcnt, and hobby farms, B. 1 he intent of the agricultural coals is to.duvport_all limns or the ariculturtjl industry.and.at the Into time. tt`protect the rights of the prit ate property owners to convert their agricultural land.u>other appropriate land uses_ C. The diversion }indapplication of'irrigation ‘\.aters to farmland in Weld County ht been the main economic driver for the count)since the 11i60.s. Currently,.the majority of these waters are used forinignion. \s, the„population expands. so does the need, for domestic. commercial, anti inilustrial supplies. Land use rr;tulaiions in the county should protect the infrastructure used Ire the delivery of water to user.. ii. I.vh..i tiro of natural resource.; IS all part of the economy of Weld County. Such --- extraction operattons should minimise the impacts to agricultural lands and agricultural c j cratidm,, 5 • TAC WORKING DRAFT LAST UPDATED 6/20/2008 L, zt keeping. }titl!.__the intent of the preamble ..fthe Weld County Charter "to provide uncomplicated. unburdensome government rc pon.rve.to the people," development in rural nrCf:procides opportunities for land divisions that are exempt from subdivision regulations and allows land,use,bc small aft•icultural operations and home businesses. These lots retain the avicultural inning_designation arty .uLTori c-_high quality_ rural character,., while maintaining.freedom from cumbersome rr-ulauons. \• .,- , , ;Aural lands are converted to other uses, land_u,e policies shouldf.support a hi:h. character which respects the i cultu al heritage analtraditional agr'icultural land use. of Weld Counts Rural character in Weld l'mintincludes those uses which provide.rural.,lifestyles, rural-hatred economic.., and onportunitie_s to both live and work in rural areas. The natural laudscapc anklvegetation predominate over the built environment. Agricultural land uses and develop!inent_p!rto\idc the visual landscape.s traditionally found in rural areas and comnuinitie,. -— 22-2-60 Agriculture Goals and Policies A. A.Goal 1. Respect and encourage the continuation of agricultural land uses and agricultural operations for purposes which enhance the economic health and sustainability of aurieullure. 1. �.l'ulic} 1...1.:.._l;rtahli bland maintain an agrieuitural land use designation to promote the Count}'sal:rieulturalindustry and sustain viable agricultural opportunities for the Inure, 2. \ I'ut!c,c_.i._ Suv port the development ol'oval upoi irie,for._..;,!nc oc+.near lo Vnlun lariIV COriS rVeagricultural land. rr,._..R( onIno_ led 5r�r! gj:_a,/..,r:' _Examine opportunities to provide preservation techniquesand incentives for voluntary conservation. 3. A.Policy 1.3. Encourage mante,ementpractices which sustain practical agricultural t,n!ductieity when irrigated lands are converted to non-irrigated agricultural use: tlu on!+�h t+ater transfers,dry-ups,or land idling nro++rams_ 4. A('otter 1.4. Recognize the changing d,nain cs of agricultural_•land usestheir lueau�nus,and,the rtes_and scope of operations ohe!i developing land use regulations. 5. A Polie 1.5 Supportand etstict..agt•icuhurallt ;elated businesses and processing facilities, B. :.Goal 2. Continue the commitment to%gable agriculture in Weld Count through mitigated protection of established auricultural uses.and their potential expansion,front other proposed new uses,which hinder the operations of the agricultural enterprises. .f olicv 2 I....Hie('ciu'uv reckwyti/e!;tile doh(to fa rill, In order to talidatte this rccn,,nition, tier( mint\ has e:tabli.:hcd a;tatetnenr which t_should he incorporated into all lan+'!i.._pllats and homeowners a 1.sociation_L11OA)document.. A copy of this st,rtc'rtiL'nt is located in Appendix 22-1:Ill-this('hander. 6 TAC WORKING DRAFT LAST UPDATED 6/20/2008 i_.._....Ri:'t/ogtrrrrrrilcr1 57+_ti{t,_i• . ',/sees Derchi> awl distrib rot alto-motional heareb/rrt.,and make c,rr,(hl/'!t'cite'C/r Wee koh(i e'' /Off llint Willi jf_r!,iltini;to 11'11a1 .hnrrlJ_I?e,'_c'4prrirl..,( Jrriyg rrttr uric rrhnrularrrr.e._(ir like hr r•lnvll IU'111 oane'r1_ rrrrlcle't U,1',, :furl re.4itit rll.S- \_Polack '.3.__Adjacent_.lands owned or leased by_an_agricultural operation w ill bc use tincle,tel nlintn ;lilln+,ihle dl,ilnal unit tleiNf.e,, ?. .\llm% cr mnlercial and industrial 1tses which are directly related to.ot Ll,:pendent upon, •wrriculture. to locate within agricultural areas when the impact to .urrounding..prop.erties is minimal or mitigated, and where adequate service: and infrastructure are currenth available or reasonably obtainable. These commercial in d indusniai use, +ill heencouraged to loc,ttein areas that minimize the removal or agricuitural land front production. <,;. Rr'c.�.Hrrrnelidedd SM,nrt;l. .1.2.3.a. /c111>li.eh hind u.\(• rtanlation.% which nlnnmi;i_Ina flotsam'reside lIc'ne placed an sine'land ll.ct'ChclnetS_ i'. Rt'erllnllll ado,.5lrut�'�t_l _' h. Fue/(itute ci liln�lr(hlt•rlrlin(Iliaa of approval 'ra c.N%nlwrvici..aftuoalrelatedenterpri.cte, 4. A.Policr '_.a. l'neolrralie development of agriculture anti_agricultural related busine,scs and industries in underdeveloped areas where existing. resources can support aiiit_thcr level ol:economic activ icy.._._._.\ericultural business and industries include those related to ranching, confined animal production. fanning,greenhouse industries.lilrte sope prixduction,and 4;1:i-entertainment or a^�ritc?urism uses. C'. :..final 3. The extraction of minerals and oil and c2as resources should conserve the hind :Intl mitlillii/t the impact un aegricultuial land. A.Pi,lic•v z.I_I he County encoura_c. oil and uas driIIingactivities to be coordinated with...,et;otal-vrothactum schedea4 . associated with aericultttral activities the County also shall )rt?tltotc and ..1.*lullD..:- t le the of tfircctiomll di-il1ing.to alleviate dis.cction t�f_agricuf.tural hinds: :__._-.._.. :`\:Poise ? f_xiaitmset ice roads ,:huuld be used to provide access fi,r oil and i as and other mineral extraction act lIes. Su1L1rt the_lim40_9. RI r... llintk_�r.inelm+_s.ctnrenth allowed on asCctiofl of land. Discourace efforts to increase the amount or size of dt lining-.cc tntlu+c.. 4. _\,P•licv 3.4 The shall use it,regulatory_pu+�er,,to the extent authorized b-y. 'd. te,nx11111ni/.e the inn.iacl,of of 1.vas,and other mineral extractions on agricultural l_tndc and agricultural operations and ensure complete. restoration of the areas impacted f.from start-op through termination cif prudueaiun, 5. a.Policv3 . IInsure the saleiv of MI citizens and structure,that are in rcLadvelv close proximity to iul anil.gaa facilities. 7 TAC WORKING DRAFT LAST UPDATED 6/20/2008 a. i (.,,Illlrrlt rl(ICR��I(•�(te,41_�:._.`al._..EXIV0/_i i+llrs 1(�c'latrr_'a(ilett'/i;r ellizenN and\tl((ct((!e 111111,i;e in;cfatI.e/r..k.'.c j'r,-&cinifv to oil andifitsJifcilitii.,_ b. krc,nlnn(uded 5'lrate .l.3.?.b. Actively ti1•c'h°enfOree lung tun/h1(iltliltt�!lcrunt r(4ltlil'L:Nr(r71.v/in'oil and:Z(!.Y foci/%tit.', inrlticlil(![field monit,,ri11Q to('((stu(' I). A.Coal 4.County land use regulations shall recognize and respect the rights afforded by the State Constitution and associated statutes of individually decreed water rights. Water rights are considered real property and should be protected as aov other private property riorht. I. .\.Poiicv 4.1. Land u,c rcLuiati(tnc and_rr,Iicic.: should encou-aac water right; to \olumatil, rcrnnin and he put to hcnciicialuse in the county. 2. '\.Polic:v 4.2. I and use reoulmions should not interfere Nsith the transfer of water rights and or their,associated uses. 3. _\.ilolicv_4_3_.._Land use reoul_itions shall_protect the historic and future operational teal ili�� „t sAater delivers itaa1truetttrcwhen applications for proposed land use chaneus ale H,idcicd.. 4. A.Poli •s: 4.4. I and use reoulation: should attempt to limit increased exposure of liability to}tinter deli\ery entities when land use changes are considered. E. \.Coal 5. Promote a quality environment which is free of unsightly materials.including but not limited to,abandoned vehicles,refuse and litter. a.Pulicy ,I_ Properly owners...should_demonstrate rc Emn;ihilit Of ownership by minimizing satet) and health hai'trd, resulting from, hut not limited to. unsafeor dam erous structures,and noncommercial junkyards. ,t. Rt<'t1p1m ndleel Stratt't?t' 4.5 l.,t. l)e1'e•lnjt p!U!_1'(llll.t/in.cleanup of,ll'O ldtll(('(l proper'i:Jt!/ .t' 1},e'ccl.+_ F. . .Coal 6. The minimum buildable lot size of parcels in the ataric.ultural areas that can be created without Counts approval shall he in conformance with State Statutes. .-\.Pulley couni e_thatviable a_,rie:ulturtl operations can function on .mall W_., il. Re'c_(unn/e_Ntled Straps' .l.6i_l.o. Re.rie'u I.0111111 rtiguktrhIIIa and cuasidercreating /Of.ii.'i'.tlinl(/elr,l(!J?S acrc'x In(l'rnstt&Ural areas. (;. ,t,t;oal 7. Provide mechanisms for the division of land in agricultural areas to support the continuation of agricultural produc ' . 8 TAC WORKING DRAFT LAST UPDATED 6/20/2008 1_ \.Policv 7.1. Support the continuation of division of I,ind. :n a:i iult.nc,l area; that are exempt tioin subdiv iion regulations. as Recommended mae'ndc'd S r iit•gr.4.7.l.a. (Onside,-road r,u'rraion:di dicdtinrt and price Ul•Wad r lc•t.(.'NV hrr lauJd lac Mat are clrnl(uji.,un_The subdivision subdivision process as it>?!i,•irl'le and itt.0 L i.'r.itnk'i.•Ir.ith the Weld Count: ll',111.snorliuIaa Master Plait. .Polio: ':2. Support pportunitie uch as, but not limited to. hobby farming and home businesses to supplement family income and reduce living expenses for farm familiesand others 1%ho prefer a rural lifestyle. ..Policy 7.3. Lncouraave muI11-generational.Caretaker.eue.t.and accessory nuat'ters. it. Recommended Strafees .t.'.i.d. Derck!' land use policies that al/au- fun 't i i/!Nrt. /!Ull..tflg Irflltn!!t all Wftrtl(111)101! Ur srJlulri tUrndu'r req!!it'entdrn rill lartul%that ctn.Sttitnh/c_.,.f n tittle nst-s. This would Mande those writ, /%lat!/rr I/Nlr i rnt.lidcr't.!llrll!•('UNJia'nlltlt{'. 4. -1.rolicv 7.4. I.neoura'ee aeri-tourism:. 11. \\.Goal 8. Counts land use regulations shall protect the individual property owner's right lo request a land use change. - ,Poliev_+ l Counts. land use.mutilations should_support commercialand industrial uses, w hick are dire tl)_related to or dependent!won_agriculture.to locate within the trricultural areas when the impact to surroundinusirohertIes is minimal. or can•,be milinated. and ssltere_.,adc_(Luite services are ct mends available or reasonably obtainable. a. Rrennrntelydcd Stratetr.t..1.ht. RL'fL uu the_artist.r'Cttrlatialrc tv emurc that tot: are('Oiltiistcnt with this A.I'olic..'s ..2- Transition of_tgriculntral land to nnnurhan,._residential. commercial. and industrial use:: should be accommodated when the subject site is in an area that can support such development..and should attempt to he compa+tihle with the region. a. Rec:urntnrnded.S'tratc-zr .•t.R.2.n. Reviiu land ,ise rc..,.ulatians tar small hamr•- rtr l httsinescc. that are not pees allowed ciI hr rit!ht in the Agricultural lane District. n biclr arc located in rnrrrl silld11 isions. \_Palct1 .1ransitionof agricultural land to urban residential, commercial. and inlustrial-uscc_ should__hc considered when the .uhjcct siteis located inside an Intcrguscmn,ental Sprecmcnt area. Urban (.ir&oth Boundary area. yoked Use Development area. or Urban Development Nodes or where.._adequate services are currently a.ii table or reasonably obtainable. A municipality's adopted comprehensive plait_should,.be Considered but ta ill not determine the appropriateness of such transition. 9 TAC WORKING DRAFT LAST UPDATED 6/20/2008 L . .Goal 9. Ensure that adequate sees ices and facilities are currently available or reasonabls obtainable to accommodate the requested nos land use change for more intensise development. t:.-------' .Policti__')_1:..___The—i.ind i...'.....l.'.l'.iic...... should demonstrate that adequate sanitary. sessile('and watus�stents arts.a;ai',r!>Ic t,ilr.the inrcnsi L.i.i'the tic:\chupment._ _'_I'pl icy' :.'.._._:The land USC-,ippiic,i.1n.l+_are responsible for contaclini and_determining the status of aw_atr well through the State Division of Water Resources,apd,should be aware that ownership of a parcel of land with a \\ell does not guarantee the use of the well. i A.I nlicy'►?. the land use al?plicants :hould ileutonstrntc that the roadsstty.iijililitics associated with Ihelrytpnscd des elopment are adequate in width. classification. and Ntructural capacity to serve the_pr!posed land use change,. 4. \.Policy 'i.4. the land use applieants should demonstrate that drainat e t rovidine .tOrIllWinn' mana;ementfor the proposed_land a echangeistt tequatcI'or the tv.pe and st4Ic deselrnmtent and meets the regulator- testtnrernrnts of the(.mote.Sate. and Federal rules and regulations. 5. 1.Polics. '1.5_ The laird use applicants should demonstrate that public service providers such its,hut not limited_to..schools,ens'r cncr, ser\ices._rind fire protection are mt gmetl of the_proposed ti4yelopment and are gisen adequate,.,opportunity to comment on the proposal. .1. :'`.Goal 10. Reduce potential conflicts between ears in land uses in the transition of traditional agricultural lands to other land uses. i...._........... 1-;l'uii� _._10_1_ Indov consistency:.and._fairness_in_titc application of the...principles of this Comprehensive h nyye Ilan to help reduce conflicts....between_._the residents. the County,the nitntieq alitics.and the s•arvine land uses. 2. A.Policv 10.2. Consider the intikiduality ofthe characteristics and the compatibility of the region of the County that each proposed land use change affects. while tt}_oiding.resprirements that do not lit_thc.land use that specific region. r 3. A.Policy 10.3 Encourage compatible development and land uses between ) _S4z�at- • adjacent properties following Section 22-2-230 ,/ >.:_....—A.Policv 1+1.4. Consider mitieation and pt ration - techniques to akldress-.fe vLVfru,t incompatibility issues. Encourage technique nd incentives such as. but not limited tu. car.rmenuis riuster..and building cn cl pc.;._to I)minimive_impacts on .urroun ijjtg ❑etriculturnl land. fo TAC WORKING DRAFT LAST UPDATED 6/20/2008 4. \_P_c,lir' •1 u.4. l'c,nsi<Iet• con ervationof:naturalsite features-such_as topography., vegetation and water courses in conjunction with transition of bind t , rt. Xi•,Irrmne'eld d Strute t' .4.10.4.0. Provide land inviter s with ifl/irrrnuiion about 171/lfnrar{' tec'liUtglri't such a:s torIv['I'1TNlrlll eascnt('rrtP tr9_J2ro'rt'f' •it;lfllicYUfl atpric a/lurid(ands. historic"in s, dud n ildh/e•hal,itars. b. Recommended Strategy A.1Q,4.b Explore options to incentivize ')(6.S , 1,a...A. . landowner conservation. SMe('.v 1,,i,..,,,e. c•tjztd! -f . %Ne.tu1• l,,,, , wiA, 4/r. c. Recommended Strategy A.1Q.4.c Develop a set of general design gtiidglir elslrt.t -,to .rospective developers, explaining the vision the Ccou•ty plc'- s arming to achieve 1 -_--------- ii.c 4 r ,.,r b #1 k lkoz+ -f(14 -i t w:a t I - o'er.. 5. \.Policy 10.5, Applications tar a charts., of land use in the agricultural areas should be re\loved.in.accordance ‘1191 :III lttcnttatt_iimpact; to surrounding propmeties and tcfcttala"encia latcourtige;i.pphe ant tocommunicate with those affected by the p oro.ed land use change thrruuh the rel_in t!prc,t.r•s,. 6. -\.Policy Itt,h. Nitunicipalitic_should he cncour,ttied too include alt1rivatc property owners outside of their municipal houndarles in any ttrowth nt.an:gement discussions and decisions that affect the tature land use ot such pri\ate property owners'land. a. Recommended Strategy A.1Q.6.a Collaborate with municipalities -\\ notify property owners of municipal land use policies that may \ 0.S , affect the future land uses of such private property owners' land. �'��_,_�,1,( 46 �` N \ I'�,lic} l11_7_._..Protect privately ooat;ned open space. Privately, owned agricultural A 7 land,_provide relatively ope landscapes.n • Unlike urban omnspaceare ts, public e(t 4(i.."k • acct„ to these lands•is not .al-lowed--_These lands are not guaranteed to remain traditional agricultural lands. but can he converted by the indis idual land owner to tithe! uses._through the appropriate land use processes. it. Rsofunlrrfdcil Violet,r .4.111.?.a. Esplorc cn'un-:.ie's lift cdueatifni the nubile about',milling;priv lle'1l'mitt Heil rr/ten.,Zile C. lAO"II'.:TIIF: I RB.AN DF\I'.LO1'\IF\T SECTION II, S I1l:E\ RE-STRI.CTLRI':I) .AN1) RE-N%RHTTE\. 'r111r. 1 OLLO1\IM;SF:C`TIO\S ARE PROPOSED TO CO\II'LETEL1 Ri-.l"I.,A( F.SI•:( 'LIONS 22-2-ill TIIROt (:II IG0 AND 22-2-11(11 Sec.22-2-70. L roan des elopntent. _\__.,.-----,1t ban_tkcvelnernent goals and policies are de±igneiI to plan for anticipated growth by directing urban uses m area:wItere!whim services gist. 1 wevi r_sometintes successful • II TAC WORKING DRAFT LAST UPDATED 6/20/2008 nimrnicglowvth will require the conversion of lands to urban uses, such as mixed use cie,y,Iopments. '; l_than de\el1.owntent._is.characterized_!it_designated areas fuiresi,lence ,retail.offices, sett ices and other uses that are primarily located along_major or roadways.at Iltrt of intersections. and in subdivisions designed to accommodate these more intense uses- it relics cm_.higher levels . of services anti niIra.uueltire.. Urban development patterns typically include a mi.ti of residential_ commercial;industrial.and civic land uses in a compact tails_?ort ttion-oriented form. Larger areas nt pa'.•ernent for roaiiways,plaza rand parkin"lots often accompany these uses. Industrial ,es in urban ireas vary from hca'\ industry and manufacturing,to manu lactunnu.combined with research end development, ahiclt i:.less obtrusive_and_disruptiiveto;unuuttdip;pri'Iperlies, lsu:hl,„the heavier industrial uses are segregated into areas around the perimeter of communities and linked to major transu9rtation networks.-Light industry and inanititcluring m<tY als<lic at the perimeters.but they are more often integrated into the community. C. t. rban residential development can be described as sub-urban, general urban L. Tit e or urban center in nature and includes ntl!tI lamilt ltro.Lect ,lt,gle-familv residential subdivisions. and many variations between these two categories. Typically. the density of urban residential developments exceeds one unit per acre. and neiyiihcrrhoahire characterized by pad_ed streets,aruewalh , parks. and t variety of housing types end other. 1iLVf! fl type landes.. Some commercial of institutional uses such as churches, da) care,sillall-seals offices. schools. convenience stores. small shopping areas, etc_ are U.L.,lll\ associated .with urban residential TA C .til,ditfInn ....Motorized and non-motorized transportation options are built into urban residential development. D. c•oHlllicL.Call O1St ben cell what'residential development and euslinc land_uses. Tension may resin li,.ntil only front impacts 10 present uses.but also from resistance to change and LCUoth. I1 is tttl iC7�rlaltt that the.t;stmt\recd ui/.e its abilitw to reduce c,tnIliCts beta con urban de%clopment and other uses when implementing land ttsr trite its. Because or the complexities associated with urban development and the increased impacts to sttrrtxnt_ding lropertics.scrutiny of new urban development proposals is essential to address issues associated\with urban development. situ nth ll'ul1l'.a\ tiar.itself._in_terms_.of initial cosh and .ii die lr.ng...term, throe ll._.r'_Qtul. desiisn andfunctional efficiency. such. new urban development shwxddpa its proportionate share tar upgrade e‘;i.tiw systems that benefit«eItune. I.. l:roan development isthe most centra hied and..therefore*thcmo t intense land_usc. More people live in urban centers than Iite out k &.....centers because they appreciate the closeness and con\eni eof services. While there are less appealingelements ofan urban lifestyle such. , traffic eoruJcstion,crime and other..there are also Perceived benefits such as the advantages of on;enic nr e.titahilnw of jobs, the social,di.v erer'ity of this lifestyle choice, (i. One_acet..cwt:_urban.development is the efficient use of land asa resource.._.__Since,urban development accommodates more densult on etch aere,the amount of land relative to the number of people.who live_on or use-.the,-land_is less. I.neations where urban dct.eltwunent can occur should..be encouraged_to developas urban. slut istle11c ns that C3Il accommodate urban development mould empltn policies and reoulat ions that facilitate urban development, while at the same lime niana`iing the tpiatlity of this development. file. County should adopt policies and regulations that promote urban development in the areas where it is most appropriate and results in the it ii.i efficient use()Flinn!and inftilaructure. 12 TAC WORKING DRAFT LAST UPDATED 6/20/2008 \Municipal urban orot.tlr are ts,_and uses within these areas. should be determined through coordination henveerl the (ounte the.patticipatinomunrcltt<tlitv end the individual landowner. F Iticient development in the area surrounding municipalities re uires this type of coordination. rehieh is achieved. in pint_ through these methods: the three-mile referral., Intergovernmental Agreements; a standard clurrter•milc l rhar Growth Boundary; tondo vner notification and community cli.dor ue. 1l hcil I-0%Am at this nlunicipdeft_(_hurtle.c el is_.-not coordinated., numerous occur. with incompatible problems can occopatible alit-went cn1 land uses and violations of in i,ate ....................... , property rinlit.as themost obvious. I. 'the County. in accordance a ith state_statutes_refer;sland use proposal for revievl,,and! -----sees.-------._--------.._sees_....._...... comment to any jurisdiction lcithin throe miles of the Sill': of the proposed chance. The municipality is .gii.vcian oppon unity to continent. and ihc, comments. are consideretii by the Planning Commission and the Board oI County onnnissioners when they vole on the proposed land use change.._1Ze titrhe- _ol_any other agreements between municipality._and the County for gym.;th arid .e.i e ice lie is tllc( outlt� itcttil l diligently continue the three-mile referral process I. I he Mixed Use DeveloPmc11LL ;11 Ir_Larca' are also identified as_arctc of potential urban gro,c the The Alitcd tc De\\clunluen(areas are intended to pKovide a foundation to enahle• t K' ( ount arid it. eii /ens iii make ap appropriate decisions rewarding future deYelopmetll willful _... —sees.. sees... ._. -_..._. _�.. _---- —___-- speeil ed eon it vitic ie rs. 'Mc loco factors rivin this type of development plan are conservation of natural resources. development of quality communities, oroeiSion foe regional services and employment opportunities. .mdpitilll lilt in0 fiscal intecritV_ �1Cta fie (irate and sees------------- -'--- .. I'oltc•res concerning,\ll I)s are found in ".',t Lion 2 [REV IL\ •11 I I R Ml I)] h_ Urban_(irocsth Nodes are also identified a.iaia`, of._potetttialurban o*rowth_An Urban DeyeIcpment Node is_defined_e. a .ite: of potentially concentrated u pan development located along or adjacent to the_intersection ol,two or nior_e roads in_the state hir:htvat ss lein, or as othc_rwi,c drtin.d. L. Definitions. ("uipi'ftl/%i`C p/unotit,ti mutt I his generalized term refer'. to all areas where \Veld ('ounty and a specific municipality sir service district lime mutual land use interest __It includes areas defined by.;.-0 l (i13 or 1(;A„but riot_e cluiascly wit. C'ittur,i;( rhdn (ir•n tat/i B um/m.1.("I!GB') t rn incorporated pprtions of the County our-eluaiter-'rile perimeter .ui,unrl the municipal limits that are currently physically served h\ central sc ,cr. I hi-, rcl when anI(i4 is not in Inrce between the (I hunt) and the municipality. \ t_tii :II not typically correspond to a inunicipality's own cap c •IannM..areas }M General Urban Development — mix of houses, townhouses, & small /v.04 t ' apartment buildings with scattered commercial activity; balance between / Ste, Ovds:DL landscape and buildings; pedestrians present. • ,r /4111" r C4, rt C/�ar�-T SAX 7 I 13 TAC WORKING DRAFT LAST UPDATED 6/20/2008 .•I ercA•nout J"/G:1'1 whim iyrvi+7J{-,rrcrr A reucrapluc area deemed l?y)_e;iycn approved lnte�c verantent tl_Agreement. usually intended iink.areas++here..I?irlicies supporting_tttrbande\clupment apply. (Intergovernmental \ rr cnreni may.define multiple policy areas.) All IciA in tO_or_nun/not co est?e►nd to a municipality_s(Mil COnnprchcn iVcpIarining,area , Lli.rr.rJ 1:.r I)rc{lnl?rrt.r!f f: lfl_/)_)area... Cis(Igraphicire,t,t1es1 11<ttetI in theWeld County.(_+tmpre-hensi+e i'htn,,.up),?orted by i,,n iuilicies fi..untlm tlte.Vchl County Code. ilrrnic rrnrlr'tir'. r tniprchenNie,.- i,areas liicl L'/ti!l),1(0 i,' \illtlii!af Ities are statutorily required to adopt.:_cr,imehensit .(sometilne,called a"master pl,iu a1(_.I{ti 1- 23-20N As a inaiter of practice.most will also adopt amie Corm of planning map that contains a define.l_pl,lnninL;trca_•I his area 1tiil.not t)p,ir,ili correspond ti)the\ariou. )6111[1111"areas described in this`ectinl�Ccept in such cases where the County and, municipality have 1rtutuill1:,tdo ,ed it in conjunction with an Intergornernnrcntal Agreement. Municipalities\\ill usem nv(lit.feucnt ttrn>.to describe,poliey areas in their comprehensive plan, and ihcse should not he confused with terms as they are defined here, Lltrn lj(('rr<<_ l:hr_ce-tlr'!c;Plans: Municipalities are.h}lcwtorily required Io plan Within, three milt;of their current niunici})a,l htnni f ti_i ;tIt_ to eottsttlerannexations. [C,ft.S. 31-..I2-IttRA.The_area_ofthiaplan is sip iratr 1v.t1n any f oust~ defne4 planning areas.and may or ntas not corms pond to various eooperarit•e rl ulnin areas. Sub-Urban Development - lawns and landscaped yards surrounding detached single-family houses; occasional pedestrians. Urban Center - shops mixed with townhouses, larger apartment 14. houses, offices, workplace and civic buildings; predominantly attached buildings; trees within the public right-of-way; substantial pedestrian ) presence. Urban J)cti elf urlc-'rrr^!n,/r_t_'( 1kV 1 -- Areas defined one-quarter-mile radius of the intersection of k+O Or inureroads in the state highway system.or as otherwise defined. Sec.22-2-110. Urban development ttaak and policies. A. l..`I).(:oal I. C:oncentrate urban tie\elnttnlent ithin existing municipalities, an approved Inter2osernmcntal •\Lrecmcnt urban growth area, the Mixed Use Development areas, Count\ t roan Growth Boundary areas, Urban Development Nudes,c( iperatise planning areas,or where urban infrastructure is currently available or reasonably obtainable, 1_ I. l),I'.tlicv 1.1. Indi kiwi::making initial contact with the County rettardiit ,and use development should he informed of the policy of directing ut htndevelopment to the 14 TAC WORKING DRAFT LAST UPDATED 6/20/2008 2.. 1.1).Policy 1.2. I'rovidimit urban infrastructure....and_txservices -t iil,l h, tiic responsibility of the_landowner.proposing urlrin development. +. 1ID.Pol icy. 1.3. The official Urban Development \1app will he compiled„based on the tools ....i- policies discussed L.!y.L,thissection. the current copy of the Urban, lk' Clopment \lap is maintained onfile at the Clerk t„ the Board's office and at the D_partlnenl of Plano iti i S rt ices. B. I;I).(:oal 2. Strive to establish au Intereovernntental Aarecnaent concernint: urban growth areas with each municipality in the County. I. 1:I),I'olicv 2.1. •The 11tortint basic elementsshould be consi,;o_c�J _I_(de formation of an Intereovernmenlal :\,reemenl concerning urban growth areas: a. I stahlish an agreed.uponurba;n_growth area bountla ,,.•giv_ine consideration to the municipality's comprehensive plan. Likewise, the municipality aanl.ces to limit IN expansion todefined areas where it plans to provide municipal services within ti defined tillneperiod. bb. Annexatitmpattcrns should directly correlate with municipal service areas and the timing of intrajtruelure_n�atiiahiIIIv. c. Annexations should he with both municipal acbl County approvals.. d. I_.enanatm or municipal boundaries through....._annexation_should include notification of all unincorporated property OW_ners within one mile oI: the subject pro my,. . e, Coalition development standards.._should IN..awed tom within desienated gcO rahlu,: .ctca., W.htch_mn• include area within the municipal boundaries. 'these should include items such as io,idkaYs(typos,widths.lion/omit (l es .icce.A. and spacings and drainage ion-site,_._olff-site, discharee. easement treatment,and rp.ionti facilities . f. Establish provisions addressing extension of infrastructure and sere ices rcctuiretl hx urban development. Include a definite timeline alit) capital immovements funding sir tIe gy for roadways. sewer, water,drainaue, school;, emergency services, civic facilities.__and other infrastructure and services necessary to support urban development, defining how and when these areas will he served. 1,.._._...1_slnhli,h.__provisions for_removal of_property from the Intergovernmental Agreement urban etowth area if infrastructure and service.•prosision is not completed described above. e. hh. Strive to set common urban develtvineni_.fees.__withinthe Intergovernmental Agreement urban growth area. to encourage parity n hen a lc elo tci is ...... ............._g-..------------- __.... �. ! _ 1. processing land use cases in either the County or a_mimic ipalitv„. IS TAC WORKING DRAFT LAST UPDATED 6/20/2008 should take res1mnsibilits for roads that are anneye(l..__anl the addressing of annexeil_pronrrlitN. j. Intercmernmental Agreements.-should also contain,-clauses addressinenon- urban uses.including tho:c for rune!and agrIcultural_uses. 2. 1. D.Policv 2.2. Inform other area municipalities when an Intcreocernmcntttl ereement between the( omits'and t specific._municipality_-is beim!considered._ 3. IiD.Policv 2.3. Inform propct1s owners within the areas discussed in a potential httereovcatnmental.A.grc\ilmem th.n the area is hein considered for Intergovernmental :\er4\•ment policies. 4 1 1).Polic\ 2.4. Lptiate and set i.\' Intergovernmental \ereemenls as needed because of chamging_cunditions. rr_ h'_i ownwitdcil ( D.2.1.4i. 140,:c a third party, such n., the Department()()flood.I fail:\, 1'.'t(('llrlltlt'Iti_!t_and i'i'i'IX(Z'I InteLgo •C'rlrmeni ll 1 j(!;'ltn ll .titK fl��f�111.�. 5. I'D.Policv 2.5. Support the formation of a Joint Plannin!Board to consider specified urban land use proposal:within an IntereoVernmental Agreement urban growth area ,ind within,,.portions(ff the municipal bcundarvti.e. towel limits)._.-.Asimple m act: ,!f the Joint Planning Board members should he unincorporated County residents.to 11 'l't the single elected official re)resentat tin by these citizens Lyersus dual esentation for town residents). C. t'l).Coal .i. Until Intert:osernntental :1Creentents are in place with a particular municipalits,define a standard County Urban Growth l3oundarw'as a one-quarter-mile perimeter around the municipal limits that are currently physically served by central sewer(whether by the municipality or a special district). 1. 1.0.Polies '3.1. In the absence of an Intereovornmcntal :\grcententurtum growth areas thelount�recognizes a Counts t'rhan Growth Boundary. 2.. t ]).folic) a:2. the_.I' inictcr_of,a, County-1 whin Growth li(tundars should be nm(litied if it_e!.apparent_.th�uuhysicalboundaries prevent the extension of sewer .er'.ice.. 3. l f)_f?�?licv_3_1. Inside-the Countyfirkin Growth Boundary, urban-type uses and sets ices mime planned and suCrrted,and anncsation is encouraged. 4. t:Ci[3_I'oliev3.4. Inform altproperty owners in the County.l;_rinn Growth Boundary, that they are within the County t Than(ito tiii Boundary_ 5. I GB.Polics 3.5. Encourage.aits lower-den, use:proposed for within the(bunt I:rlian Growth...Boundary to..he_designed inn manner that will accommodate,more Inensis t\-des-elnpnent as planned or projected for the future in that location. 16 TAC WORKING DRAFT LAST UPDATED 6/20/2008 D. I.D.tioal 4. Define l:roan Development Nodes as being located within a one-quarter- mile radius of two or more roads in the slate highs.,aL system,or as otherwise defined. I. 1:D.Pollc'vt_I. Development of urban l)cvelonmcntNodes reutres tipprt2p iatc infrastructure.well-designed and managed road access,and high v isibiltrv.. I()Tolley 4.2. Encourage.urban development within I:rhan Development Nodes. `. l:1),I'olicy 4.3. Other l rban Development Nodes may be desisnated at significant roadway. inief ccu0nsa.iniireas where commercial services y+ouldl otherwise not he practically available ithin a reasonable proximity. Such other l iban [)cuelonnlent Nodes should be determined in conjunction_with transportationpltlmin .. E. t l.)•(.;oa1 5. The County and municipalities should strive to coordinate urban land use planing in cooperative planning areas, including such items as development policies and standards, rosins, street and highway' construction, open space. public infrastructure,and other matters associated with urban development. I. t:D.Poliu 5.1. The C:ountv......should consider_ rptirrning__ln urban de\clopnient hrop9 al if all ?l the follow in eritcriaaremet. a. the adjacent.municipality,does not consent to annex_.the land cjrprppert),_in_.a timely manner.o annexation is not Ics,illy possible. h. Theproppsed(letelopme:nt_includingjwblie facility,and service_procision.is consistent with ether'urban-Rile uses and conforms to County rc..4ulations. c. 'the proposed urban development.--.recognizes.-_.(though...not-_-_necessarily conforms too the adjacent municip Ilit) comprehensive plan. 22l [),Policy l:nc•our•a!;rjoint plannino hs the County,and municipalities.of areas . within tiro le'rati 1liinnin g areas and other si"nilicantare.as of joint interest.. Such joitgplannille.could include the use_ufmutual studies,suh-arcs plans.or shared data, a. Recommended Strategy UD.Policy5.2.a Establish regular meetings ,rN e between the County, property owners, municipalities, and other jurisdictions to encourage an open Dialogl. . 'O . omme[M..•r [MSOffieelj:came from � Jt r.d . ~ � I RUA Strategy 2.2a �� a pp .'z_ l!D.Pulie 5.?. Support mechanisms_luincluilclandowners locateiiu[ttade!Omit:VW ' r 'CS , •-. boundaries in Ihc11_tnnula and Ie%iew of urban development in and around the municipality. tr. Recoiiritrl.wdc'i/Strafe"v (:lJS_i!�_.•_Ds•tIlo'+ncahtilliNni8 m iv+.Aire that the c y hrrfu(n nl immi(LLNtl /omul ivies thrall,/+ ante l irlin,ry 'J s.I.__rrll_iri_hrrLi !(c i!lrL.nici, r midi ,u _Bator,/the i+rrnrfc+/irrlrh ilrltrJc:+ ,iotilic•,rttnu_!.j nll tinincvlronrittolNnpc'rtt rili7rri:‘ Withal,Mit.A+ilt'tl thCsithicerpr Leroy_'. 4. uD.I''li,+. _3, Encourage municipalities tu establish._.intereovernmcntal Aoreemenl between one another. 17 TAC WORKING DRAFT LAST UPDATED 6/20/2008 Sec.22-2-120. Unincorporated communities. A. The County's rural areas contain a number of small unincorporated residential communities that are surrounded by agricultural districts and agricultural uses. These communities provide housing for those predominantly employed in agricultural and other industries. The communities also serve as small commercial centers for surrounding farm areas. B. Population growth has occurred in these communities despite a lack of community water and/or sewer facilities and their remote locations. These settlements will probably continue to function as rural centers serving the needs of the surrounding rural population. C. Regional services, such as wastewater treatment plants and water treatment facilities, are encouraged to service unincorporated communities. D. Further development in unincorporated communities will be encouraged only when adequate services and infrastructure are currently available or reasonably obtainable. (Weld County Code Ordinance 2002-6) Sec.22-2-130. Unincorporated community goals and policies. A. UC.Goal I. Assure proper location and operation of compatible land uses by maintaining land use regulations within unincorporated communities. 1. UC.Policy 1.1. Expansion of existing unincorporated communities will be based on the following criteria: a. UC.Policy 1.1.1. Urban growth boundary goals and policies should apply in reviewing land use applications which are adjacent to or propose to expand existing unincorporated communities. b. UC.Policy 1.1.2. Additionally, any goals and policies adopted for a particular type of development will also be used for review and evaluation. For example, the Planned Unit Development goals and policies would also apply when reviewing a Planned Unit Development application adjacent to an unincorporated community. B. UC.Goal 2. Maintain the rural character of these settlements. C. UC.Goal 3. Encourage infill of existing vacant platted lots. D. UC.Goal 4. Promote a quality environment which is free of unsightly materials, including but not limited to,derelict vehicles,refuse and litter. 1. UC.Policy 4.1. Property owners should demonstrate responsibility of ownership by minimizing safety and health hazards resulting from, but not limited to, derelict structures, derelict vehicles and noncommercial junkyards. 2. UC.Pol icy 4.2. Develop programs for the cleanup of derelict property,gunk and weeds. - `Comment IMSOfce2]:Junk is used (Weld County Code Ordinance 2002-6) es, Don't you want to use `refuse 18 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 CHAPTER 22 v?E'pl( Comprehensive Plan P [skip] REf Ere Ate.— CO toN tra Stsrr S Article II _?Land Use Categories COI 4S [skip Article II-A -see separate sheet] Sec.22-2-140 Industrial development (revised) Sec.22-2-150 Industrial development goals and policies (revised) Sec.22-2-160 Commercial development (revised) Sec.22-2-170 Commercial development goals and policies (revised) Sec.22-2-180 Residential development (revised) Sec.22-2-190 Residential development goals and policies (revised) Sec.22-2-200 Planned Unit Development (deleted) Sec.22-2-210 Planned Unit Development goals and policies (deleted) Sec.22-2-220 If chin[( it wvn_un 1i i u Nock, (revised) Sec.22-2-230 I �u rnnl l iI env mrm 1u flil al-goals and policies (revised) Sec.22-2-240 1-25 MUD area goals and policies (deleted) Sec.22-2-250 1-25 MUD area public facilities and services goals and policies (deleted) Sec.22-2-260 1-25 MUD area transportation and circulation goals and policies(deleted) Sec.22-2-270 Southeast Weld MUD area goals and policies (deleted) Sec.22-2-280 Southeast Weld MUD area public facilities and services goals and policies (deleted) Sec.22-2-290 Southeast Weld MUD area transportation and circulation goals and policies (deleted) TAC WORKING DRAFT LAST UPDATED: 6/20/2008 IAO'I 1:: III! 11DL5i RI.Al.SECTION 1I_AS BEEN SIGNIFICANTLY RE-S.I RU I F RF.I)AND RE:- \\RI I-1 EN,N,SO ITIAT'i RACKING( lIANCES IS NOT 1O5SiBI.1•.. 'HIE FOLLOWING SECTIONS \1(E PROPOSE!) 1O COMPLETELY 1.I.1 REi'l ACE Sit 11O1S 22-2-130 AND 222-2-IS(f( Sec. 22-2-140. Industrial development.. A. i:hrintent of the industrial Goals is to eStahli,li industrial treastvhcrc a balanced.diversifiedeconomy_can be encouraged in to eliort to in and tub intt the u_naltlyof life of Weld County.citizen.. These Ciottlsand Policies intend to'assure desirable local employment 11..pportunitics.and<trCnethCll and Ntahiluu the ec to nth. R.„1\'Iten rce ie\Y in proposed industrial develo_pment.there should he a thorougb.examination of issues ,ts t'.ilh sun-catmint::and regional land usesavailability.and adeoaev of in(iastructure_Ind services Sc 611E',the_prolxrsal,and impacts on the natural emironment. C. Ii is essenti ii to bin c sotrpntltnv uliliiie . publicNen tees and related finalities lotn any industri ii do.Llopinci I he fiscal lnnilations ul boll, the privale and public sector•cannot sustain indiscriminate de el optima:1 idiom rcgudha how suchsen ices laid fat:daic,yt ill he rrc>vi\ied., D. Industrial dcy.clopmeni can occur_throughout the( minty in j_‘,ai_irty of targeted locations. rid dittias.in are used inlplinient County,oafs lot industrial development. intensity itichdrilcn�t Various icut,litit t.l.,'re used Sec. 22-2-150. Industrial development goals and policies. A. I.Goal 1. Promote the location of industrial uses within municipalities. Urban Growth Boundary areas, intergovernmental agreement areas, growth management areas as defined in municipalities' comprehensive plans, the Mixed Use Development areas, urban development nodes, along railroad infrastructure, or where adequate services are currently available or reasonably obtainable. 1 I.Poiiey_1,1 Ensure that adequate industrial 1eyels._,gf_.ae.rvices_arts]_facili.tie$are currently available or r?asoaaltly o!ta.,ux ti e.to serve_the industrial v lopmentc�r district, 2=...1•E0PCX Enc_gutag_e nev industrial_develgpMent.-wli bin existing industrial.area 3_1.Poiicy 1.3_Encourage industrial dev_.eloprnent bv..improving.molar transporta.tiQn corridors. Recommended Strategy 1.1.3,a. jjena≤.r"fy._�hese corridgg irteTariskortation Master Plan, B. I.Goal 2. Encourage appropriate industrial development to annex into a municipality if the new or expanding industrial development is adjacent to the municipality's corporate limits. 1. I.Policy 2.1 Municipalities may have comprehensive plans that include lands in unincorporated areas of the County. Applicants are encouraned >o discuss their land use plus with those._affected municipalities_. a. Recommended_Str�tegy 1.2.1 a _Pursue Inte(gQyernmental Agreements between municipoIities and the County. 34 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 C. I.Goal 3. Consider how transportation infrastructure is affected by the impacts of new or expanding industrial developments. 1,I. Policy_3.1.__$.upport,tr.nspprtati.Qn systemswithin and into industrial developments that address a full range of mobility needs,and whicheffective_ly provide.connectivity_in&cost _effective,efficient.,and comgrehosiv marin r, 2.I,Polic_y._3..2...._The land,y eappli.c.ant..should demonstrate_that the roadway_facili.tie5 associated with the proposeci_m .0 trial 4ievelQnment art_ad.equate in width, classification, and structural capacity t4 serve_the development propoSel,. a. Recommended Strategy. I.3.2.a. Coordinate transportation plans between Weld count.y.other counties, rnunicipalitiesand other jurisdictions. b_ Recommended Stra tegy.1..12_b_ Establish road reservation/dedication standards for industrial developments that are in_accordance with the Weld County Transportation Master Plan. 0. I.Goal 4. Promote the expansion and diversification of the industrial economic base to achieve a well-balanced industrial sector in order to provide a stable tax base and a variety of job opportunities for County citizens. 1. I.Policv 4.1. A good working relationship between the public and private sectors is an asset.The Countv_hould continue its suppoltof organizations which foster this ecQncrn development. a__R.cpmmendadEtrategy1.4.1.a. Fstablish a_liaison group that interacts with Upstate oloradg and other economic groups anti promote private corporation participation in Upstate Colorado and Qmersimilar activities. E. I.Goal 5. All new industrial development should pay its own way. 1. I.Policv 5.1. New development should pay for the additional costs associated with those services directly impacted v the._.new industrial development. 2. I,Policy._5.2. Cooperatign__r_onsoi3dation of urban ervices among counties, municipalities_spesial districts. and companies should.be encouraged,when.appropriate, to avoid duplication and overlapping.costs and to_establish a_satisfactory level of_aua_lity. quantity,and de..pendabiltty of.those services. 3. I.Policy5.3_The applicant:has the option to provide a cost/benefit evaluation. This evaluation may be considered for potent sal._economic incentives.. a. Implementation Strategy 1.5.34, Davekop criteria for considering if and when incentives are appropriate. F.,Goal 6. New industrial uses gr expansion of existing industrial uses should mget existing Federal, State and local policies and legislation. 1_LPolicy 6.1. lndustri_a{ I,6aSshould be evaluated tlsingthe following criteria_including,_ hot not limit_€d t_Q,_the elect the industry yiouici have on air_ant water quality, natural cirainge,wgys,_soil properties andn�t<urai..patterns and suitability of the land. a. Recommended_.trate.gy 1.6.1.a. Review the zoning regulationS._C0..ensure that they are consistent with this Policy. 35 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 G. I.Goal 7. Minimize the incompatibilities that occur between industrial uses and ,-rounding proeertigs, 1_I.Poiicy 7.1. consider_thg compatibility wit-fasurrounding land_uses„a nd natural site fes3tti res:. s�_Ra�4..+?tnlende�. S£s�le3Ll-�_Itd�__ 51≤r7kliSh devetoP03enL s a-ndards forlUgh issues assrse, building..-helgh�.ssale'._d nsity, baff_ic,_.clti and noise. b._Recommended_Strategy 7.7.1.b. Consider identifying.industri la subareas.and con'espondiny design 4urdelinas,after notification to the relevant/andowngrs_ 1. I_Policy_7.2..._._Require the use of v al and sound barrier landscaping to screen open storage areas from residential._uses,pr public roads. 3. I.Poiicy.?,3__.Encourage.informational neighborhood meetings for proposed industrial uses that do npt require asublic hearing. ;,..Becona01.en est.StrategY D.glel_Q1LOVIOns fouiteighilOrhp_od.rneetmc� processes. 4. I.Policv 7.4, Ensure that industrial properties are free of derelict vehicles,reuse. litter4 and.other._unsightly materials: a. Reconrnied Strategy I.7.4.a. Develop programs for cleanup of derelict proggitJ and weeds. H. I.Goal 8. The extraction of minerals and oil and gas resources should minimize impacts on existing industrial land uses. _.t._Pc>licy_$:,t:,-The_.cg.unty_.encourayes oil and gas.dolling activities.to_utilize_existinq service roads for access toall ou and gas facilities. 7_I.Pglic.y__f3_7_Ensure the safety of all c' i -errand Structures that are in relatively close proximity to oil anct_uas facilities. a. Recommended Strategy I.8.2.a. Explore ways to ensure safety for citizens and structures that are in relatively close proximity to.ail in_gas_f b. fig opttmendzd Strategy_I_8.2.b. Activelygnfprce zoninganridgilding permit requirements for oilantigas facilities, including field monitoring to ensure. 3. i.Policv 8.3. The County also shall promote and encourage the use of directional drilling to alleviate dissection of industrial lands. 4. I-Policy 8.4„,-1xisting service roads should be used tp provide access for oil and gas activities, j:?Qlicy_85 ._._$.ctP17ort_the limited number of surface drilling windows cg[rr try allowed on g,_section..gf land.,..,.,Discourage efforts to increase the amou_nt pr sizegf drilling windows.. 6.._.I.Pollicy8,6 The County shall use its regulatory powers, to the extent authorized by law, to minimize theimpacts ofpil gas, and other mineral extractions_ on industrial developments and ensure complete restoration of the area. impacted from start-up through termination of production. 36 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 I. I.Goal 9. Recognize the importance of railroad infrastructure to some industrial uses. :. Su pgrt the continuedan¢.excanded use of e s_tjpg._railroad infrastructure C4l_.ndustria.l uses.,. 2. I.Policv 9.2. Comrnunicate with landowners_along_railroads concerninq.thgsignificance of railroads to some ipdustriaLvs.eL. 3. I.Policv 9.3 Maintain development._standards along heavy railroad lines.,. a._Re4gmmendgd Strategy I.9.3.a Review existing regulations and consider dgvelonment standards for industrial,uses along heavy rail. 1 Develop_decign g ridelrneselong_heavyrailr i2ed lines_ a. Recommended Strategy L9.4.a Define heavy railroad in the Weld County Code. JNOTL:THE("OMMILRCI AL SF(TION HAS BEEN SIGNIFICANTLY RE-S l'Rt( F URED AND RE- WRITTEN.SO THAT TRACKING CHANGES IS NOT POSSIBLE. THE FOLLOW ING SECTIONS ARI:PROPOSED TO(OMPLF:TELV REPLACE is SECTIONS 22-2-170 AND 22-2-IS(1( Commercial Sec. 22-2-160. Commercial Development. A. The purpose of commercial development Goals is to characterize, by intensity, those areas �e throughout the County for retail, offices, seryices,_and other similar uses. Ideally, Commercial uses are primarily located alotgnnjQr roadways. at malor intersections and in commercial parks designed to accommodate these uses. When_.4tan_,appropriate scale with regard to spatial form �. '1' C- fu.LN "I respectful Q_f_pedeStr1en and public spaces,li�tited2 commercial activity_is appropriate within neighborhoods Refer to Traditional Neighborhood Design„language in Section 22-2-180 tor appropriate.neighborhood design priteLi , 'At1 � 54(:),r Coij B.__.ThQsgcommercial Goals and Policiesinten,d to fgrther enhance and Solidify the economic base of Weld County. It is critical to attract sustainable commercial growth and economic development. This is achieved by accommodatingpatterns that neither undermine the quality_of life for County cu:zzei is. nor compromise the viability of the aaricultureand industrial economies. commercial development is located within or adjacent to existing urban areas. D__Regfonal commercial activity. which._has irnpacts_on._.multiple jurisdictions ansl the County, should be dev_egReij (pa cvltureof collaboration.._. By respectincL_the ditferences in their values and policigs�rnuniciipalitiesancj the.County.c.an create.tlle_gest..o bjle developmenr and imprQygth.e c elivery...af.serY..ice E. Neighborhood `o+nrnercialdevelopment pr_Qvirl... ...ocati_ or uses svPpi.ying convenien&es,. .f wrr1 l goods,and ervi4es for residents of the immediate arealditta re linked to transportation networks S that . while minimize++g traffic andpa_rkina problems for these -cent rest!-w - and •romoty ,);,�.baA compatibility between such commercial areas and nea tv residential areas. The design, scale, and J'""" } 37 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 scope of commercial facilities are particularly_.important when neighborhoodCQmmercial uses are planned See Section 22-2-180 for compatible neighborhood_commercial design criteria. LV Sec. 22-2-170. Commercial Development Goals and policies. A. C.Goal 1. Promote the location of commercial uses within municipalities, Urban Growth Boundary areas, intergovernmental agreement areas, growth management areas as defined in municipal comprehensive plans, the Mixed Use Development areas, urban development nodes or where adequate services are currently available or reasonably obtainable. 1. C.Policy I.1�En orethat adequate levels ofservices and facilities are currently available. or reesona_hiy_o,t)ta,inaiilg, _C.Policy 1.2. Encourage new commercial_development within existing commercial_areas. 3. C.Policy 1.3 Neighborhood commercial uses will be allowed in residential areas. These -IN O commercial uses should consist only of neighborhood oriented businesses_consistent,with M"--'"el Traditional Neighborhggd_Design.Lriteri_a...._Commercial uses that service a greater Area than the neighborhood and create an undesirable_i a ct, such as increased vehicular traffic,.are not considered appropriate in residential neighborhoods. (notej5.u.ccessful TND will address this issues) B. C.Goal 2. Promote the expansion and diversification of the commercial economic base to achieve a well-balanced commercial sector in order to provide a sustainable property tax base and a variety of lob opportunities for County citizens. 1. C.Policy 2.1. The County should continue ;ts support of organiza+;Qras which foster economic development. a, Recommended_Strat gy C.2.I.a. Establish a liaison group that includes county rno_resentation that interacts with the,Upstate Colorado Economic Development organization ,Qr gther similar organizations and promotes.private corporate participation. C. C.Goal 3. All new commercial development should pay its own way. 1. Pgli _.._1_. New deveioprnent,_shp4ildaay for tl additiollgJ_QQs s_asso.ciated.witb_those services d rer cttljrnpacted_by_the new comnaercial,_dey_elopment_ 2. C.Policy 3.2.__.Cooperation_or,4onsglidaUon_of urban services among counties,,municipalities, special districts, and companies.sh,Quld_hg encouraged, whgn,appropriate, to avoi.ddeQlication an overlapping costs and to establish a satisfactory_level ofcluallty. guantity_and deoendability.of these services. D. C.Goal 4. New commercial uses or expansion of existing commercial uses should meet existing Federal, State and local policies and legislation. 1. C.Policy.4.1. Commercialises should be evaluated using the following criteria including, but not I, nits d to;.tb.e__effect the..inciustry avould have on air and water quality aural drainage ways. soil and tujl patte.rns_and suita.b.ilityof the land. a. Recommended Strategy C.4.1.a._._Review the zoning regulations to ensure that they are consistent,with this Policy. 38 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 3. C.Policy 4.2_ Commgrr_ial uses should be encouracjed to enhance desirable natural features which may include favorable space for wildlife and minimize pollution;. E. C.Goal 5. Minimize the incompatibilities that occur between commercial uses and surrounding properties. 1. C.Policy 5.1. Consider the..compatibility with surrounding landusesanci.riatural_site tea red, e.. iz.et-ommended Strategy G4.1.a._EstaUlis. development_Standiards for such si5es as use,_burldrng..leig_t scale, density, traffic itst._and noise, b. Recommended Strategy C.5.1.b. Consider identifying commercial sub-areas and corresponding design guidelines after notification to fie relevant landowners. 2. C.Policv 5.2. Require the use of visual and sound barrier landscaping to screen open storage areas from residential uses oroublic,r.pacis,: 3, C.Pol icy 5.3....Encourage intQfll]s1Si4nal_nei9hbQrhQQd_meetingLf.9..prgppsed_Co 1merg.!a.l._u.ses th��t..do nu.t.:,_requir2.v >-i bl c_heannu. a. Recoin ended trategy C.5.3.a._Dev do?_option for neigbbgrhood meeting processes. 4,.. E_.nsure_that commercial..preperties are free of der cyehicles ,ref.tise. litter,and other unsightly materials. a. PecommendecL5frategv C.5.4.a. De_vglop programs tor cleanup of derelict,property, Makany _weeds: F. C.Goal 6. The extraction of minerals and oil and gas resources should minimize impacts on existing commercial land uses. 1,C_Policv 6.1. The County.,enco_urages oil and gas drilling activities._to.utilize existing service roads for access.to ai1 oil and gas facilities 2. C.Policy 6.2. Ensure the safety of all citizens and s ructures that are in relativeiYSIMe proximity to oil and gas fa i ities_ c. Recommended Strategy_C.6.2.a._ Explore ways.__to._ensure safety_for citizens and structures that are in relatively close proximity to oil and ga„srfacilities: d. Recommended Strategy,C.f._2_b. Actively enforce zoning and building permit requirements for_gal andgas facilities, including field monagrang to ensure compi,an e.. 3. C.Policy 6.3. The_cqunty also shall promote and encourage the use of directional drilling to alleviate_d_isection of commerciaj_iands. 4_C,Policy_6.4, Existing service roads should_be_used._to_Rrovide access for oil and gas activities. —5• C•PQkcy...ta.1_5.ldplaQrt the limited nun: er RfsurfaCe_ttllL9_wincllQwrs cQCCelltY.-ali0W..ed_QP esgction of laud_ Discourage efforts___to .unt_iii. e of drilliny_wirndgws, 6. .Polic_t_6.6The County shall use its regulatompowers, to the extent authorized by law,. to minimize the impacts of oil.__gas, and other mineral extractions on commercial 39 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 developments and ensure complete restoration of the areas impacted from start-up through termination of production. G. C.Goal 7. Consider how transportation infrastructure is affected by the impacts of new or expanding commercial developments. 1. C.Policy 7.1. Support transportation systems within and into commercial developments that address a full range of mobility needs, and which effectively provide connectivity in a cost effective. efficient, and comprehensive manner. Recommended Strategy C 7.1.a The region should include a framework of transil.podestrian and bicvse ,�,d1A �"� ysterns that provic.e alternatives to the automobil allorvi iy independence to_those_who Cannot drive, �' �fs42 C.Polley7.2 The land use applicant should demonstrate that the roadway facilities associated. V with the proposed commercial development are adequate in width, classification, and structural C��GS � //_ �4 capacity to serve the development proposal. L.- / ' b. Recommended Strategy. C.7.2.a.a. Coordinate transportation plans between Weld - e qs ) County, other counties, municipalities, and other jurisdictions. h. Recommended Strategy 0.7.2.6. Establish road reservationldedication standards for commercial mercial developments that are in accordance with the Weld County Transportation Master Plan and with other local and regional transportation plans. fNOTE:THE KI SIDEN.l V SECTION HAS BEEN N SIGN II IC ANTL) RE-S1 Cl URIA)AND RE- %SRIIII \ SO lift IRACKING CHANCES IS NOT POSSIBLE. tillf. FOLLOWING SECTIONS ARE PROPOSED'I COMPLETELY BEI'LA(IC SE([IONS 22 2-160 AND 22-2-1711( Sec.22-2-180. Residential dcceluprnent. A I he intent of the I c•idcaaaltiphls s ei,mhlkh mvd.nnal Lucas u lift h reiieem ri rdabdut and Heat*a:1).1ecs that include tit‘attig twit l.pc dcnsth mmnmuimc t l hattititt and r tt alliance l re6 This is commonly referred to as Traditional Neighborhood Design,.-JTND) acomprehensl_v_e_ lanntng system that includes a variety 1 A44 of housing types and land uses in a defined area. The variety of uses permits educational facilities W civic buildings and commercial establishments to be located within walking distance of private C0441 homes. A TND is served by a network of paths, streets and lanes suitable for pedestrians as well as TAB vehicles. This provides residents the option of walking, biking or driving to places within their 44.1 neighborhood. Present and future modes of transit are also considered during the planning stages. Public and private spaces have equal i�ortance, creating a balanced community that serves a £''.6,- ' wide range of home and business owners. The inclusion of civic buildings and civic space -- in the form of plazas, greens, parks and squares -- enhances community identity and value. TND can guide new development patterns that are civic-oriented, pedestrian-friendly, economically vibrant environmentally sustainable, and evoke_a unique sense.,_of place, true to the sgnificant historic context of each community, A Traditional Neighborhood Design (TND) community offers elements that allow ordinary activities of daily living to occur within walking distance of most dwellings, giving independence to those who do not drive. TND developments are suitable for sub-urban, general urban and urban center U _1 w ,6 residential zoning. y1,�y�/ 40 1:641•11:641•1 ,—" 3 ,.. 'VAC WORKING DRAFT LAST UPDATED: 6/20/2008 TND benefits are both social and environmental: • Shared parkins for different uses • Reduced auto trips minimized traffic congestion:..air pollution and road construction cots • Neighborhood gathering areas encourage sense of community and security • Neighborhood commercial activities in walking diste.nce to homes allows independence of mobility,._ .pecia iy q.npn- rivers, • Property values increase • Steady tax base • Less strain on transportation and utility infrastructure • Less crime TND is suitable fon • Redevelopment of plighted sites,declining neiohborhoods and when replacing under-utilized building • Infill-=..building on the strengths of existing communities with undeveloped or under- sleveloped lots or unplatted parcels; having established infrastructure, housing stock and commercial amenities already in place. • Greenfield neighborhoods- new construction on undeveloped land as a part of municipality expansion projects New Definition: Traditional Neighborhood Design: A community type structured by a Standard Pedestrian Shed -the`social center'(characterized by a 1/4 mile walking radius-the approx distance of 5 minute walk at a leisurely pace)oriented toward a Common Destination (area of focused community activity,a civic space, civic building, a commercial center or a transit station and may act as the social center of a neighborhood) consisting of a Mixed Use Center(multiple functions within the same building, or adjacent buildings or multiple buildings within the same area by adjacency)or Corridor(geographically lineal arrangement) and in the form of a medium sized settlement near a transportation route. Iiiuruu it examination oI_issues such OS ct?n!j,;trilliiit\._.W fill:urroLInchn_and rs_zitmal landuses.availabiiit . 1 antlulo,_ gttacl_dt infrastructure. ,.' rt!ccs.and tra-nSportation networks wain:the.jat po al impacts on T. 14C, thenatural environment.and other issues should occur in she recto\\ of all residential developments. C. Supporting utilities and public son iec.and related I teililies are essential to;nn-residential development. Recognition of this has.led Ille,p,Ulillc sWo-w re(pwe that residents tl do cki}itnent include adequate facilities and services. he fiscal liniitIittms of built the private and public sector cannot sustain indiscriminate development without tcgard lotlum such ern lees and ia:shlies will be pro c D. Residential do clolm centcan occur ihioushtnti the County in it variety of locations, and n variesin location. eliaractei.and lien,it\• \ trtou:tone dr fuels are u;cd n,implement County coals for housing, F; Residential de_clop eat on large parcel._primarihused as agriculturallands isessential to the continuation of agriculture WtAtl County anti takes onmany Muni; particular to the specific a�riculturnl use(i.e. dairy, irrigated lane.(Inland.etc.). I' Rural Residential de-cicipntents aree)-arseteri e!Ibylamerlots. limited urban amenities. limited livestock and.or other non-urban compytems these types of residential dec elcj?ments are generally loctitc.d in areas between towns. or be\und the urbanising regions of the County _and._must he..planned in relation to the rifra laintuts,eurremh.rtYtilableor reasonably phi ii!i ilk and c.t patihili!v_ol'land uses. G.OtLT.than ruralgind ai ric_ullural residential development.re;id nti tl development in Weld County varies in inicnsil\ uIrd densil\but are centrally t ithan Residential developments which can be described as sub- urban, general urban or urban center in nature andnt_.iiigie-family lots. multi-tinnily lots or sites for mobilr homes.—,lt_is_important that these types ofresidential Licrclopments are located inside municipal. 41 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 hoi,itid rrics,r+r in..mhait on ill boundaries or node..Mixed Use Developmentarca:or other areas where adequate err iets,anct intra;irut ure.nY Alirrcntly available orteasonabh' obtainable. Motorized and non-motorized - C transportation options are built into urban residential development. (see Urban Development definitions for sub-, general, and urban center descriptions). mIS+ H. Diverse housing options are necesinlorder t-erve people of all income levels • Formatted:Indent.Left: -0.D6"r and provide them the a ��e ability to ibe wg work. A s grta of workforce housing for First line: 0.zs° entry-level, essential workers living on moderate income will bg�ttletrimental to local employers having the ability to maintain an adequate local work force, The inability Di c, such,.p_orsons-to live in._communities where they work negatiyely affects the community et^ job/housing balance and has serious and de rimental transportation and environmental 1 consequences. Developments that incorporate Traditional Neighborhood Design concepts l4(4O'4-11 Pi address the intent of Residential Development. Sec.22-2-I9lP. Residential development t gals and policies. A. R.t:oal I. Ensure that adequate services and facilities are current's available or reasonahh obtainable to serve the residential development or district. I, KI't�lic� 1.1fleeland uSL_applicant should.dem_c.,n tra.tc._that_..adettuate sanit_trvsetsage_ind,%I MO .. tc.n> tm c(rrenth available or reasonably uht,lu able to stave residential develcpmcntprupi.cls. IL.!.olic ,I.2. The hod use ap_ulicant shouldcictnonslrate Mat the r(?add}.tv_Iacilitic.associated with the .development are adcgt'ale ml t+kith.cI<t, itic'ition and structural t(p icily tr>'serve the development pn+posal. .,..R,I'nlie�__I � The land use applicant should tiemrnaratetit,at thaiitaue facilities providing storm ceatc:r inan it loco( tur the proposed tae elopmc_nt are adequate for the lope and style of development and meet the mutilators.requirement:of the Couniv,St itc and 1'ede al rules tmd retmlttions, 4.._ii.fltlic..l._..._:Ian land,u.c,appiht'+ ttshould demonstrate that public,Nemo_. 1 idcr, such IN scamp's, oncr&enr_y ser,ics';. line 1p'otcetitm.and oiluypro\ult'i are irriI rilw.lttt thurnpo'cd d ,rlopineul and :(r,.•given.klequate opprrtunit+ to comment on the proposal. i{. It.(.+rid '. Promote eoct-eflcctise delivers of facilities and sers ices to residential development. l_H_poli<< '.I_!metro%pmt•nt.a_soctaiedserlh.re kik:mi,i!de .Ioj meal should be based�in iije direct impact that des_e_h+pme ll proposal,:have on ti,.....I_i a uutturc:and sot ices relaiedt+Matdevelotnnen1. 1_ht.m<'t include hein!_rc�Itiir;eil_tti.rddics c+lfsiic imtir(+titrLcr�ts iiccc>sar‘'to aihatuatcly Support any in&k/dualdevelopment. tl. /+t't!n!llurlld('i/Slr'n't•L'l'./{ ...l.tT. ('rJJIJ7d('! toad ri:t'e'I't'tflli!rl,./Lt/1('t11Tt'!!Pr hunt t/t'1't'!JNr1t'HIthat is t'i'<(Hui!(i'no?/J7+'sl/lp ll l'!5'irllr/r'i'll',+ Ouch at.but um limited(Si,recurt/t'd c:rsY77phO17S, ..r rraw!,al+nlcr•Plan. ail!!!frc ul'+'e our(in trt'e•,r,lrrrr(r u'r!!r 71d• t}.•/rl('ututlr T''+nn ...._-.- 2. ka'olicy.'.? fncure adequate mechanisms are in place to.maua.,e and maintain all public and private imnroremcw: 1 •ecidtrial clopmcnt Iliescimprutemvms may include water delivery.selvage tliposai.tlnn t,t;e i.teilitie.,roadw y:.common and private open.pace,landscaped uc I and lancing. 'ltt•hani;tm;nit, include.hut tire not limited to.lionit.'Ow iter's associations,fnetrt)Ptilttan u( other imprnteirtcre_tdiarists tgtcct;tcnt wnit_ut!Iib, or:ors lee pros eders,.or protective covenants atldres.ing t,rnaieI on led rnoperty 42 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 3.,..Ita't�lic�.?..r, `tt �hatii.ut lire I'uniiing inf;t'uucturc iutpnncaticnts should be promoted.to ensure ecwit thic_p tt�i iuion!iv the docloper.,utility-provider.,service providers.the(-Axing.future owners. and.urt.run.lmg,.ptvip.nles..-Such mechanisms may.include oyet.sirtnyut.pi tyhuck agyeent nts,impact lice inter tl ttltI Matt'.lc1I:tnalit] i11dlhtlion UIit.I tttllt(ticm..1tormetrop(rlital1d1strtlhialttit)rother methods. zr.-.-Rut!onitu h'�! .rat.. -_ te; .R..2. ,a. RceviewC,rtstirt_s� t in ,rttfcepo(kite(_rt_rl:three r�_mct�r(/aj'c-1- (at/f • ..a //}(�nnial it!1 rl /(I ensure thllt th( (17�... lr,r nrrf'J(t!t e•X renunItt( iffict/)�( Irtlrllair. C. R.Goal 3. Consider the compatibility s►ith surroundin(i land uses.natural site features.nearby community comprehensive plans.and general residential growth trends when evaluating new residential development proposals. 1_R.Pobec•3.I. Mitigation Iechni.litt,.;should-be etnt.id eredtoadch_rss incompatibility issue's., 2. R.Pohc) 3.2. Consider collier%anon offeatures rat liv.ec�ylttiton and water t , I• r�nttcc in y atjs ii.tl<m»,1th_ id nl1;0 u.c;.. �:..R_!l•' .':`.•..Ineorlplrat.:(i areas may have c' mprchcnsitcplans that include lands.in_unit>cotporated areas rYthe County. are c'ttcout 1_ed to discuss their laud«setti,tn,with those affectced. tnculpot ate %Bela.., -l. R.Pnlic.y 3.4. (:'ount\ Lobe ttSt:_cudes and regulations shall reepenirc that residential growth trends. patterns and rlte..irt'tty'n_imic and are inllut.necd by m,tng_lactnrs. Regulations should be crafted to account for the c,tiuetuauions. D. R.Goal 4. Residential development to support Agricultur'c.(to be determined according to what the Agriculture committee comes up with)... E. R.Goal 5. Support Rural Residential development. The density'of Rural Residential development should be based on total gross area of land,with final densits adjusted.if necessary.,relative to infrastructure and services as or reasonably.obtainable. I. R.Poliev 5.1 1 neouragc Rural Resident i.:11 c- ..hen the subject site is located in a non-urban alea_of the County R.Poiic:y 5.2. The gross density.of Rural etc idenlialilctelopmentproposed with public },agcy..or wells. .,rid individual sewage disposal •systems should he lower than that of other types of Rural Residential 1opment. All_IV'S.Iu+utd h n e access to comnirYn or private open space. Rt.enrnmtvrJttl Srrrrli"r!%.?__.rr. RAtiew the clrhr(irtsion nod=oitiva;r'colatinn,%.to unsure that ;!1(• err?r(,rr/hi. 1'oht r. `,tl;Jr;Ir(•,nstilulitt'o atioti tog.a trakc den.q/;'tar Rural Rt vih_nmil t/(;ri'(r>n1u•nt/ern mtt r(n II/r +uhlk ware,.ru It<'it..t!»J irrdiridltnl a.1r»IS(' UM;/I(! ,t,tf(I.I'vs r,l-rnr)it• ,,• nc(r,(S7rurr�c t{.� .h Rt'n('r rt•eaGnir»r,(rlu/ron.idrrr a raurunrrru u1 r» al!ding c(, /. 5.t(rc:+ ur Rrurrl Ri'N'Irhiii n! I(rt'!t!I L...:........ . ...1. t, }rrr�:rtlt,r!J,nMcdr�iil�,tt!!c• ralcr, nr. (t,li!tr tl ct a c!it1luttt!.latt'nr:. R,_..xntnencict!Stro/r•c 1?.5.2.e RCrri tt regulations la ensure adequate male open vac rl/tin IC/11S. (.O»S7./ci stcltOrrr/t,slk•1t at(Innlltt,Jr.ipe,!SP ice a minimum of?r!'wo/c;and /trim%(•..loch ,Parr(had i.1/4 r7 n,inngu»t o/+(1 hurt unimproved and a mrninttrnf(II 150'Tiith. 43 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 R I'oliew .t l he �rrtt . density of Rural Residential dielimplcnt proposed with public +ail"' and public SCWCI. .cry kcc hr rukl he higher than those proposed v ith public water,or x c ll►ti,.and inch%ideal septic .b;te_Itl._f iu lower than ( �(l;ltt Qe\t.hT)rltent All lots should have access to common or prjvale t�lxtr_.j_ace__._(t11'•ioadp.etieanan connectionstAletached o1 attached sidewalk or trail)should connect all Int?, RccJanauc•n:/<'rt.Slratc�,til h.?.+.0 lien rc•tr the whdr,l•rn,r,ruJ-r!nt!?lrc_aithnthnrts tyc:n,qtrc•/bar dJ r .a n,ur;tier f'r.!tir 7111(1,'the.Jr:cs(l,ililt:if al/,t.'iu!',1,.rnc.c/c/r'its'JQ/'/?h!irl R s.hl nliul (1O,(.1t2EntemRropo.cri ct it/,_public',r,Jtc! ;Jail ph lrc .«r,c r rricc.f2 1O11e chrr/lirr',crrril per 1.5 (Jf'rf'. t„ 'Jr,a1. !t'cxnmmesulr<l.�n;�j,tit k .i It:._Rei n ii rc_,,Irlinus;nrctcvniider a minimum lot or btahlil at+v lef'r ctcc•of 1?.�_rtes,;lnr Kra<t1 k.'sich rNiul l_rele meal prnhnsi'I with Public vgi. l_alld l+nhltc:.c uc_r s yrte c. Rri•mmTc'xdrrr Ste,ru':�L_l?„'_,.._s_ /ir•rlcnr rc�ttr�,rin'as to c•rt.vtrc•ar evirctic•n/)c•lI pare err Ira•r•n+rrrt�._.(.!,/�lilc.r-qurt,trtrc(s_y.rr{,�tt�r_ti_c_nnrinOu rpen space that rs iJ amain 1111 a _'!1 wide,. ,Ulil N•ivat, (,!,,it.)ae r'that i.S,c rrliainrurn�, 1? ti rev 1/n1Nt Wat'ec/anal /(t(1 Wide. d. Recommended.tit i.i,v R.5.3.d. Review regplurion., /lcsidt:rrticrldirclr/fm eril e. /lcr.nrnmt,n/t rl Srrulc,t.t R.5.3.e Det•<'lop.tandarcl./i,r rraitl pedeNtricnl connections. llx. F. R.(;oal 6. Diesiun Rural Residential development to include development patterns,design features, amenities and architecture that support a high ivalitk rural character. I.R.1' licyt►I:_Internal_roadways that arc rural in eliartetet,_md vet adeyiratclyserve the intensity of the tlt};;rlttpruent •are encouraged. g, Rcemnrnc'_ied Strategy 11.h.l.a. Develop road Nt mlar/>!nr Runt'Rc'stlennal;ul,dn•i.lifm . 1-1.11,n• :n.cihl,.Jit crerrr.ii, l,rrl.shun/ri h,•etrtr/carer/ a! Jr erc1N rural 2._R,Puljc.e r;_'_ \rcr..ti:ortLRural Residential developmentsshould he encoureted to.hare!recess roads.spaced Ltccord Mu to Cctttlll\_nolieles. 1. R f'rth:' (t:; Roadway and'or connections to sumtundingproperties should he included, t��icic I. i..ul It. lu O1,111t. C+'IIIICIti\ilk between adjoining properties.t1:they develop.. 4 1{,Polic, (, 1. Perimeter'rem mews.entry ways and architectural design criteria art:..courilgcll_to be individual) 'adored ill de‘elu mtent-jju tetsal but shall support a flub quality rural character. rr commended...Strettrzrl?..h_el.rr_Ih',_,J„ a Ue'.+ipr 1echni,an rr,Support theRural Ch,rrouter „ LPc Id cotton"handbook. rid,Randhr'nk 1„m/d ojfrr.rn't•c•strau•(ike.rrhdil•icio,t layout aid street doion.that mahltain tit, look and lets/nfrnral Weld County. 5. 1{_I'ulicv 6_j_ Setbacko and tnhcr bulkscdard.should he established so that they reflect the character and v2.oalsc+1 Rural Residential de\eltipmc_ut, a. Recarn,i!,::ulcd S,rrit("2?v!(.6.?.u. Keehn dlt:oniai,r•r••ttlatinrr.c h�ce nslut that they are crmsistent a it/t thi. 44 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 G. R.Conl 7. i-:ncoarage Urban Residential uses when the subject site is Imealcd inside an approved intergo'<ern men tat aareernent area,urban crowth boundary area.Mixed Use Ih•r elopnlent areas or urban roam III nodes, or where adequate infrastructure and services are currently available or reasonabh obtainable. I. 12. Pol'icv-.1. Urban h%e_Icrpmrnt i'..0 de'. ii>h!jj.1il more dense than Rural Residential develo mcnl. 2. R.Policy7.2 Define the aporopriate scale that allows for Traditional 004 '' Neighborhood Design criteria (sub. general and urban center area) within the Urban ResidentiAJ zone. 3. R.Policy_7.3 Land use regulations should incorporate Traditional Neighborhood Desi n criteria as @poropriate so that ordin . (-44.ya;41^Tr_� activities of daily living can occur within walking distance of most residential zoning, allowing independence to those who cannot drive. 1 /k .,___ II. R.Coal 8. Urban Residential developmenVAfterits..design features,inirastructure,,amenities and other development elements shall conform to eUb-urban,general urban or urban CAgter W 1 f.... — dcii„n standards. ciA: ..I. R.Poll\"`t,l 1 iIIlilll II111"a hUl'tllrel'll'lllents such as roai \a�`i water. l'«'l'I',drainage.old l`iIIk.. parks.open space.transportation nglsworks and other community scry ic.c siould be included irt. iLm urb,m.d�:.ign. 2. R.Polley 8.?. b•liscd uses,includin i varied hot sizes.niulIti-fjmilv dwellings,_complimeiu:uv commercial;cis.....and pul.•.lic.facilities should ht_considered._in_all....urban—evelc menu. PA Tat ? I. R.Goal 9. Promote the development of affordable, quality housing fur Counts residents. (Aka htclusiona !_Doing) sm. I. R.l'irlice ).1. Provide lire housing develnaments such asthat not limited uQl multi-IIipjj " anti t»anutaciu vil homes. to enco irge lower cost renter- or cntner-tccupied hintsing.atnd-emttlus_« housing,. ?.._ft_Pnlicv_9.2. Locate affordable hirur.in des ci Ini nts tv'thin a reasonable distance ol_'employment. Loinniuinty centers, harks. ♦htgtpii,g area, and schools. or Where transportation services can he prrn idcr;i_ko enable access '..:.__.lt.f'crl_iet_._!1.. Provide for for approprmtchou,inr.suitable as multi:generational tional quarters. caretaker �irtL o ,!c�e� 1 11_111kI1i. ,r. Ri:e mpl.,,-L L.el:inert,••a Il 4 'a. RericIr rixrdatl„rry e cxtcrrnirt%_llg:..amm 1. len atam, „net :mat,al ae:l:%hnt 1.farlLs, ins/aiIii,t/114117 Oi jr,r c0ur,C.Y arilit„tff,!!r atitiChtnUul ur }citrnrti-Ioithie' rrul,irc•i!cill On buts dial ale:.oll{h!c �>r tul,lii•Teilenttion.il. CM-dal.); e„es!, ,uI,l,rccrcturr,tdu?rn 4. I;,I',tlicy_9.a,.-_latnKkicr proposals_»_Ittch_provide atl_crtlalriclto>usingthrough various.technique:such- Formatbed:Indent:Lett: 0.63", as(but_not limited tt.)hitTher den,itic'y reduced amenities.or reductions in open space rrquii n1Cnt:. Flanging: 0.19",Tabs: 0.81",List tab+Not at 139" 45 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 5.R.Policy 9.5 Workforce housing for entry-level, essential workers living on moderate incomes should be istributed throughout the County to match job opportunities and to avoid con trations of poverty. ,4, . Upe4 i. Recommended Strategy 9.5a Investigate and adopt inclusionary zoning regulations that promote the construction of housing that is affordable to entry-level, essential workers living on moderate incomes (note: Boulder County has done this. Land Use Code, Chapter 9-13 Inclusions Zonin effective September 15, 2006) ii. Recommended Strategy 9.5b Explore options toincentivize workforce ooatt housing development. 'A +t1 6 R.Policy9.6 Within neighborhoods, a range of housing types and price levels ` should be provided to accommodate diverse ages and incomes. A N`^ •liar" Q+O S 5%�►>'tl. , Section 22-2-230 Retional Urbanization Areas A. The Regional Urbanization Areas("RU.A's') arc intciitied to provide vide a tool that ambles the County and its citizens to make decision:regarding future development } itliinspecified ary_is. Key factors in their creation are else use of natural resources. development o quality communities. pinsNionfor regtonu) services, ertlnit)t`ntcnt opportunities.and maintain M fiscal integrity. B. The Regional 1 JrbartUaIkbn Al cos air'basal on the followinu ti‘c central ideas: I i employment development; interconnection of community; 31 consistent.development and deeiin standards:1)diketsc land use1,rnd 5t a planned trantstuort uicrn network. n,?ejC. Regional Urbanization Area shall ecognize-und respect the right of all citizens to have access to non-motorized modes of trans drtation. These active living concepts will provide multiple -hd T ? opportunities during the day for physical activity and will encourage social equity to people throughout the county regardless of age, economic status, physical ability or cultural background. By incorporating trail designs that not only provide recreational opportunities, but are destination- oriented routes, individuals of all ages will have the opportunity to walk or bicycle for transportation as well as for exercise or pleasure. D. The Regional_._trbanir;nion_._Areas_establish.._!.._sense of community...identio,_._ny.._planning.._and managing residential co!}nsweral,tndu,trial.cntironmentrl dCStialis and cumtnnrc_utn112cmcnt._s.+t thearca._ I),._, the It egion;al l rh,tnii:uion Areas ace;it the center c+t.. istin-O,±tnd ero th;Ilow"the Colorado Front Rangy. thus eomme dal and residential de‘chTments wil 1W centers ti?r Weld County. hr Regional I..rban!!ution,areas help define and shape conimunncc' sslrich.opens the door for!pore regional business opportunities._ The tollowingCictals and Policies should enhance community form and structure c}tthtn_t{ty Rc�i�m,rl l ihaniiauun_:1rs r.. E Infill development is usually thought of as the redevelopment of existing development(parking lots, shopping malls,etc)within existing urban areas. Infill development can also be used to develop vacant lands within existing urban areas. It's necessary that infill development pay attention to rR Ui4 design elements to guarantee that any new development fits into the existing contest and gains neighborhood acceptance. A cooperative public-private partnership between government,the development community,financial institutions,non-profit organizations neighborhood organizations and other resources is essential to achieve infill success. While it may seem overwhelming,the long term,public and private costs of continuing to favor conventional development patterns will far exceed the resources needed now to facilitate infill development. 46 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 A. RL A.GO.\L1. Man and manaoe growth using new and existing Regional. I rhanization Areas. I. RU.X. Police I.1. Official Structur 1 I and Use Maps for all Rl.A's NA ill he compiled based on ihr tools and policies discussed In 'his section. 1he c.5tr lcl I.and 1_e.Maps are maintained on Ilk:n tIL't 1erk to the Board's off ixe and at the Department of Planning Ser._lees. -'_ Itt .Policy....I_-l:._._._C onsidlerur.,haun._.t evelgpi rail \\'thin existing. expanded....SC...newly-created Regional I thanivalinn Areas. al: Recommended Strategy RUA Policy 1.2a E tour ad compatible development and land uses between adjacent properties. Recommend. $trategv RUA Policy 1.2b Identify and inventory potential infill 1rC) b sites and work with property owners, municipalities and adjacent property owners / to define the vision forAte future development wieh.in_.the infill s fr . /1.d i RL:\;PolicvI.?. Prioritize Will of existing RI.A.s. a. Rot_,uunlided,S!r,k.gy R(.( 1.3.a. Use incentir,:x to_prinririze ut/ill. b. Rec.ommc•nded Stnucgt' RUA /.3h Develop standards by which h inventoried infill sites can be developed with minimal land use revisions (ore-set zoning where no further land us zoning is required) THIS WOULD , ( i� BE AN INCENTIVE ALSO c. Rccomment/ d,Slr,ricerRUA._./_.,3i•Exploreoptionsto_incentiYizcinfifl_de\elipmenl, 3 �Q,�.,c A c "a 4.RUA.folic\.!.4_ Advocate the use of et i'.ling scrn ices and facilities. Recommended Strategy RUA Policy 1,4a Create a cooperative public-private partnership between government, each development community,financial institutions. non-profit organizations neighborhood organizations and other essential resources nece5;;ary to achieve infill uccess. ;. RI:.\.folic\ 1.5. I he tOllou ing elements shnold be present in the expansion of existing]I .\..•or the.oonaiion of lice Rl.i;larea: 4.. :\dic'�.t•lh i l.hlgd,u��' E. An iniegi_itedbalanceollhousing.and cntptoyment. e,Itwill.accessible cmplolment opportunities. d . t se jlnrl enhanrenlent l!f existin, ranspprlillion nL'It Irks that in0.YCnnnecl a ith the region. C. C onsisteucv with Weld l nllnly a evelivment and :sign standards. s. Recommended Strategy RUA Policy I.5a Develop a set of general design guidelines to ,,J 6 distribute to nrospe rive developers,explaining the vision the countv.inunicipality is aiming ;Z to achieve 'rah i 47 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 6. RUA Policy 1.6 Land use regulations should limit the location of urban scale development to sites that are within_and or adjacent to Urban Growth Boundary areas of municipalities. MUD areas ( or Urban Development nodes. f RU:\.Goal 2. '1•1w Count, property owners, municipalities, and other jurisdictions should coordinate urban land use planning within the RUA areas concernitm, but not limited to, development policies and standards, zoniny., street and hizhwat• construction, transportation networks, open space and trails, public infrastructure, and other matters associated with urban development. I. Rl:.\,Passe,_'.1.ElICOurtgc jointplanniti hct.wLirtthe(_ounfLpr<p rtt o ner:,municipalities.and othk.ir jurisdictions. Such joust plainnin•�could include.hut is notlimited Icy.the use 111 mutual audio, Sub-Area Plans.or shared%luta.. 2. RI, A.Pohte 2.2. Lneotitae.c.communic,Ition between the Cotintyam crt intncr�,.tnunitipaliii�� and other�uil,chriinn�. awReco,rrn+crr,Grl Smacta ".(i Establish rem+Gtr• 1n Ting: between the l only -oper-ri.Towner,. manic i.+.stir+ ,end Joker rui%rlictron,to encourage WI(11)0, tlr r c_•,:. 3. I?l_A.Polic. 2.3. _LncourI2e llil._It;mrrinitent,l :\ tri1!1!s_hemeen the County. municipalities.and other inrisdictions,tollottulr ttw(denreilnouilmed m UD.(roal≥. 4_Rl:A. I'ollcy_'_�. I:ncotlraii cooperation 0!: l.'Ui15olidatiiln of urban scrvico alI111• counties: municipalities. special-_dr'triu_, and companies, le n appropriate. in order to avoid,diplication and ote lafttprt; cn.st .and to establish Bali and ad:i p.itc•le+els nt quality,VatIllty.and dependahility of those services.. 5. RI-:A.Polio_:!5. toordwaicIhe_loca:tion.corutruelton.__lnd limdiii public facilities hem eenWeld Count...tnurne p Haics, and mho Auricdlicttons. Policy '.h. i-ncou!atil' coordination Nith lichl,ining, overlapping. or proximal comprehensive )lhrn-arca.th.u_lpi?L..tn Iil \.att.c ;and areas adjacent_to them_ u. kc.•;,nrnlc'++ui'd,1N;+t,;,i Ic.f..t.�.h.rr. l:ralrr,rtc tJrc.•sc•r.ti.+riul',l,Gru,.in tux c•r n,uriarn+i_i_ dr c rc7t,1+!c t f,,cl;r,,r+_rrrLrlrq lrc,rrrrr,r u!lr,rstrucruri a U/sr.•rvicatc. b. 1{c•c <rncst!!_rflrI'ehtLrrr!g..._rrCMINatidatcel plan for rul. 'II'++c'rnrr rrn,! „,t(c r, ur c rrfrjr,n,r(on +,rth,lt. ,$i '(4 (mimic iprtfitic subdivisions,.and top, g!/t!Ir?/+7+(:,f. RUA.Goal 3. Development should occur in a manner that results in an attractive and functional working and living environment. l..._Iilc:_\.Polis:_`_1....-.Consider tl e compatibility with_ urroundin;,�Ltttil uses and natural site features. Wt•'II:fi t .1 t.l.r,. . f strrhll'G eiccelo tm.nt stami(oc11 r,r each ,r±i,h,,sing cif_/r_i.,_rc ,r,if iuiPhh/ly hriglrr Ql�,_rlcr!_57T��1r It!c !ir{�l,.unc.l.rtnt�c_. 48 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 ' Rt;A,PUIIc ' Z.�. Promote the use of isual and sound harrier l;tl hl l,l?lu I +,creen commercial :nut industrial n)ctl storage areas from residential uses or obit':folds. Fnyour:Ive development to the innovative sttlll'+—anddesi`Il ICYhnlutles tl., �ultr�ati,.,nt._{�tlr;t�.ti?......�i•�trl._;1,Lr:►runc�.,.v ith...^p_ccial emphasis (at...1 (!I)eter_Iit'dI m'Ii I S and trap<itions.hcic,ren a cs: 1_Rt;1.Pallic% ?a. Promoic ctualth, site and architectural design,. t!_hl :omin.lh/ed STr!![ R1 ':�g:._C_ lnsidcr&me tli hors,such as.hut not limited to„landscaping standards tor the entire de}clomlent ellicient on-site traffic circulation plans,limited numbers of access Pc,plj_.litd 5. RI..A.I'oitcyy.?_ iI development occurs within an tuteigtwcrnmental,Agreement(IGkl.3lrca. development should adhere to the drain.t;uldards detiuul by the I(iA,unless the Dailies mutually • ai!rec a rhan!l vl statid,itch. 4. RI ,\I't,iic}':',t': D<<. ,pnlcm ,huuld owl et:>cand`or enhance natural resources and features. 6. RUA.Policy3.7 Land use regulations should incorporate Traditional Neighborhood Design criteria as_.._appro_priata 0 that ordinary activities of daily living can occur _ within walking_distance of most residential zoning, allowing independence to those 1 � whg cannot drive. 7. RUA,PQlJ y3.8 Define the appropriate scale that allows for Traditional 'Neighborhood Design_c.riteria (sub, general and urban center area) within the 1: omrnent'(pst]s TdextwoYtediiu. Urban Residential zone. + .Goat.7 8. RUA.Policy3.9 Consistent with Traditional Neighborhood Design criteria RUA.Goal 4. New development shall pay its O% ii way. I. RI.'A.folicv 4.1. Neel do elopmcnl t ithin the lit• areas should pox idl_' j1_mechanism._Itw lur>di1l .lwhlic._f tciiltl�,,._expanded ,_r%ices, trarvporl ttion, and community facilities based on ten• dtntlntl cri,l_cd hr lift'development. ?. Rl'.\•Policy 4.2. A land a enpnlicant,vnhin a RL'_1_trca-.ha.thy_option to pro'de atcostbenefit e\aIuatinn_fhr_evaludlicn1nlav be c f1tiLli=rail tnr.wential economic iticeilt ACS.. trRceianme _l_.1 Stratexr/((r:1.4',tr. Vevel r_ris rill li,rconshh'r'u:gif_._ir,(ir_/nal llll c'i 11T+'ii+d�Y_a l O ril!(C. Rt1 A.Goal 5. Ensure the efficient and cost-effective delivery of adequate public facilities and services that pro.ide for the health, safety. and welfare of the present and future residents of the County. I. PL:A.Policy 5.1,.-_rmslitr.,.adequate facilities shelf as schools and satellite stations iiw police. fire. an ambulance,and ens our uc the sitingoi co-located facilities and cuuinment R,t!rl.Pohcy 5.2. Pro idrlafnd 1.or_pliblic fitcilirie:and Lihlic services_ 49 'TAC WORKING DRAFT LAST UPDATED: 6/20/2008 Rt.:A.1'ulicv 5.1 :\II tkAeltipmelitswithin the Regional I_rbttniratiun Area:should u'c the sanitary se age disno.a l lat'ilitic.c provided by : ttirtt onlm t later== Water supply systems should he sttnnliC'd by water pro iders 4. Rl is\.Policy 5.4. New ilcvelopmccttt ;Itituld consider_compatibility with c:xtsun&surrounding land uses ill terms of general use }niildin.^height.se ale.density.traffic.du t.and noise. RUA.Goal 6. Ensure a well-integrated transportation system that considers all [modes of transportation. - Comment tps:21:I'm really stuck on this section. I think my comments are good,but maybe better if put in the Transportation section that I don't have I. Rl•:\.Poi ,. h.I. Plan and maintain ._.._._ --•--.....---___._.__..._._. a u'allsthMl:,linn :1';I(all111 Ilse RI:A areas that it ti silflL coincides with slate and other county.env,and community transportation stems iyi hiii and surroundimt the RUA areas. a. Rrc_,,,(nt;li?idolairaietty. ('ucx(lura fie moil violation plansball(Tit Wet (_ r nd otitea_coitirl e,. 'ruffvui ltrlrrrt_c,an i(,ain't_iiiii nations.. b. 1c: '!_lick t titimeg_tit.;t_,h_!.1)....1>c'tc(op!,rmrenlue metltanimn JOrJi(tidr(rw c¢Uv aNsoc iedr f a i h tlt≤' MIR(f(Yt elfle'kl g.routh and development in The region should include a framework of transit,pedestrian and bicycle systems that provide alternatives to , the automobile,allowing independence to those who cannot drive. 3 2. RI.)_1.Poli(v ft.?_RAuir dedication and intprc,'_cnient of roads as conditionsof development,as warren t dd ?. RUA.Polic. _6.3. Consider a trail system Or .ystems) to suppurt,:nig-Date multi-mixlal, pass1a'c'N s t(1 cr\ice transportation and recreation purposes within the_Rl A RUA Policy 6.XX Development should adequately accommodate automobiles while respecting the pedestrian and the spatial form of public areas Policy • Land use regulations aJl require(encourage)development to incorporate non-motorized transportation alternatives to non-residential zoning districts when applications for land use changes are considered. Strategy • Develop and distribute informational handouts and provide electronic sources pertaining to what should' 7 frvbe expected of developments proposing land use changes.(note:meaning safety to users,lighting, ��S �+++ . design.etc) Developments should demonstrate the financial mechanisms are/will be in place to maintain the non- motorized transportation routes(in perpetuity?) 4 Pl....\,Pollc'w'0. . Consider_connections_.to.existing•tot' planned trails F stem'adjacent to or in the 1,11_illkl\ of the RI:x. 5.RI,A,I'u1ic�i,_5. consider the ft..asibility_ofapublirintmtt'.itnl within all or Ran ol:the Itl':1. It(A.Goal 7. The extraction of minerals and oil and gas resources should conserve the land and minimize the impact on developments. 50 TAC WORKING DRAFT LAST UPDATED: 6/20/2008 Ia 1 I',he t neo a iLu oil and h dtidiittt aerie Ues to he cnntdinatesl a nh dc_eltpmunt ucn, envkail e the actai dIftenOllill di ho to tllenate do_cenon of land'.. ' RI 1 I'oha ?'.'_. the InHeral ,nmp,i.ic. ,honk. nrn'knith die land owne s to c>Pdhlish ,et t c tOdU,_nu1 tcccsrdd1 dirt%curl.hoth,a rh the devclo ntcm andcehiing dad proposed oil and shI ant irks. 3 Rt A I'oliec c nsurr the s.tlue o1 ill cinren,,and structures that aft in rcl vnclf close pros!Mid) to s,li and _h Ltcihue, a. /1 ,n urnc;:dc31 SI,ar y:kt 173 Ey)erelia,t{In caVio .oh-r.•/oi c7/«eitt,ttgl In.1..ue4/41 C0r 4(44111(b Clow,prr %manln= lIn7 /..duL lu... 1. RE \.Police " ! f he(Lunt, s tpuld u e n tetulator po%%ets.to the extent authorized by lair to mu roue the nu et,ul oil .a,,and other mineral extr tenons dnd ensure a,mplc.c ieuotauon or the area,tr.p,totcd %tore sunup Hit ou b rem ut.r,mn or production e RUA.Goal 8. Promote a quality environment which is free of unsightly materials, including hut not limited to. derelict vehicles, refuse and litter. I RL A Polio t I Nac dcrclopnicnt should occur m a manner that assn cs .m .nttactice otking and Itcing ut% iutttt to, ' Rh V Pnhet c ' Pr,,pun 02'tiu shot td dcmnnatt ale r..yx,n,.ibthts of nunat ship b% mnunuemg �uf et. and health han tt-ds resulting hoot but nn hmncd to. derelict trucnucs,derelict \chides and alp ounm crdi tULh,dirt+_ R,cr rurc3L S Town. A.( d.\ _'o. I), relup 140°1441S /OF skannp Or zereC/ri f4rrtr7_and ccdy. 51 W Et-t> Pots ts L I c. ()6 R K.S#0t , MEMORANDUM W� ' TO: Brad Mueller, Planner DATE: September 19,2008 �• FROM: David Bauer,P.E., Public Works Department COLORADO SUBJECT: 2008 Comprehensive Plan—Draft Comments Weld County Public Works Department has reviewed the `referral draft' (August 15,2008 version) of the 2008 Weld County Comprehensive Plan and have the comments below. Public Works understands that the `referral draft' is subject to anticipated changes coming from various Technical Advisory Committees and may also have changes made by the Board of County Commissioners. The comments made during this phase of the process may not be all-inclusive,as other concerns or issues may arise during the revision and adoption process. Comments Paragraph B, Section 22-1-140 is pretty long — maybe break into two (not a new letter) at the "Citizen input..."point? Shouldn't Paragraph E, 22-1-140 also reference that other county departments, interested parties, and other agencies are also solicited for comments on land use proposals? Chapters 8, 14, 15, 29 and 30 also usually come into play on land use cases. Section 22-1-150, Paragraph 5(a)3, and 5(b)3 it asks for documentation of the impacts to the natural environment. What is being asked for—a mini E.A.? A statement that no wetlands are impacted? Who reviews that now and in the future? Should this goal state how are impacts measured? To what depth is that analysis(ground water,surface water quality,air quality,habitats,other?). How is a development like Canna, Pioneer,or Todd Creek consistent with 22-1-150 9(c)1 ? They did not have 1/6 contiguity did they. Should this section contain a cross-reference to the MUD standards for those type cases. Just a note: in addition to the very good list of traffic impact study requirements listed in Section 22-1- 150, Public Works usually requests that applicants identify existing and proposed road types (gravel, paved,local-collector-arterial,#lanes)be included in traffic studies. Section 22-2-30 should include some statement that agricultural uses should not conflict with the safety of the travelling public. This is in reference to vehicles entering the County road system at blind spots, at unapproved field accesses, tracking of mud (a skid hazard on paved roads) and release of irrigation tail water across County roads and overtopping ditches. Does Section 22-2-60 Part A,policy A1.2 to create supportive policies to conserve agricultural land mean that there will be a formal conservation easement policy in the future? M:\DAVE 8\COMP PLAN\2008 Comp Plan Comments.doc Page 1 Section 22-2-60 Part B,policy B2.2 is unclear. Will a land use decision for animal densities be dependent on who owns the adjacent land,not what use it currently has? Asked another way—if one feedlot is to be located next to an another feedlot, will they have to have the same densities or will the later applicant be in some way restricted to the same density UNLESS they own both properties? For Section 22-2-70, will there be clarification of the definitions of urban, suburban, and rural development? Section 22-2-110, Part A, Goal 2, policy 1,2; Public Works recommends a statement that "responsibility for the infrastructure `should be' the responsibility of the landowner proposing development"be changed to "responsibility for the infrastructure `shall be' the responsibility of the landowner proposing development". Should not Section 22-2-110, Part B, Goal 2 include some reference to `natural or physical barriers' to annexations such as rivers or freeways in particular where these features cause impediments to providing efficient services such as fire and ambulance protection or result in extensive detours to reach paved roads or bridges past the barrier? Assuming 22-2-110, Part B, Goal 2, Part 1(g) is adopted and enacted on a particular project or subdivision(removal from an IGA),what happens to that missing infrastructure need? Public Works greatly agrees with Section 22-2-110, Part B,Goal 2,Item 1(f)and 1(h). Perhaps clarify Section 22-2-110, Part B, Goal 2, Part 1(i) to state that the recommended IGAs should include agreement for efficient maintenance of annexed roadways. The word "should" in Section 22-2- 110, Part B,Goal 2,Part 1(i)ought to be changed to"shall". For Section 22-2-110, Part E, Goal 5, it is not clear at what distance from a municipality that the recommended actions are to be taken. How is Section 22-2-120 consistent with current 9-lot development policies? Is the rural character referenced in goals and policies in Section 22-2-120 and 22-2-130 defined? Section 22-2-150, Items A through D goals break out County and Developer goals and policies (encourage, identify, cooperate, provide). Public Works supports the goals and policies expressed in Section 22-2-150. However, as regards, Part B, Goal 2, Item 1(f) and 1(h), the County taxpayers have limited resources and ability to provide infrastructure improvements, a stronger statement regarding developer support and funding for infrastructure improvements surrounding their sites is needed. Section 22-2-150, Item G, Goal 7 should include an additional goal of railroad safety as it relates to adjacent development and roadway interaction. Current rail company practice is very long trains (1 mile plus) that may block multiple at-grade County road crossings. Recent and past accidents raise the compatibility issue; encouragement of future industrial development with rail facilities will increase the risk of accidents. Grade-separated crossings should be sought wherever possible. Section 22-2-170,Item C,Policy 3.1 may have a typographical error—it states: "Commercial uses should be evaluated using the following criteria including,but not limited to,the effect the industry would have on air..." is not the reference to industry supposed to be commercial? Section 22-2-170, Items D and E describes proposed commercial activities that are incompatible with surrounding uses and potentially roadway function and safety. One solution to be encouraged is to cluster commercial with a shared entrance that avoids multiple accesses and increased traffic conflict. M:\DAVE B\COMP PLAN\2008 Comp Plan Comments.doc Page 2 w. How is Section 22-2-180 Items E, F, and G regarding new residential areas being located close to municipal growth boundaries consistent with current 9-lot development policies? Public Works supports the goals and policies expressed in Section 22-2-190 (Parts A through D). The review of impact fees (22-2-190, Part B, Goal 2, policy 2.3 and strategy 2.3a) should include a requirement to frequently update the fees to reflect current costs of improvements (including materials, and construction costs). The intent of 22-2-190, Part E Goal 5, policy 5.2a is not clear. Is there current Code or policy that prevents rural development with lots greater than 3.0 acres? Policy 5.2b (allowing `rural' development with lot sizes of 1.25 acres) of 22-2-190, Part E Goal 5, may not be compatible with current ISDS regulations. Densities of the type proposed in 22-2-190, Part E, generate impacts (higher runoff, traffic, water and sewerage use) than true rural. Such densities seem at cross-purposes with the intent to preserve rural character and agricultural land stated in Section 22-2-60 Part A, policy A1.2 and Sections 22-2-120 and 22-2-130. A definition of rural density based on its impacts and on acreage is needed. Inclusion of outlots to reduce overall density may be appropriate but only if the outlots are left undeveloped in perpetuity. Similarly, 22-2-190, Part E Goal 5, policy 5.3 (allowing `rural' development with lot sizes of 0.5 acres) seems to conflict with the intent to preserve rural character and agricultural land stated in Section 22-2-60 Part A, policy A1.2 and Sections 22-2-120 and 22-2-130. Half acre densities generate significantly more roadway, drainage, and visual impacts than 3 acre densities. Oil and gas facility offset needs may not be possible with half acre densities. A specific definition of rural versus urban development densities is needed (22-2-190, Part G). As above, inclusion of outlots to reduce overall density may be appropriate but only if the outlots are left undeveloped in perpetuity. Review of the policies (including densities) for rural residential development 22-2-190, Part E and F should include development of policies to evaluate compatibility with existing and proposed adjacent development, roadway capacities, downstream drainage capacities, oil and gas facilities, and nearby municipality standards. Part F should have a specific reference to drainage development standards for rural development that include evaluation of the existing system, coordination with agricultural and irrigation ditch uses,and function of natural drainages(creeks and rivers). Section 22-2-230, Part E., RUA Goal 5 should also include a statement that new development should follow the recommendations of applicable regional studies and master plans (highway access plans, transportation plans,master drainage reports,etc.). Section 22-2-230, Part F., RUA Goal 6, policy 6.2 should also include `reservation of future Right-Of- Way needs along with dedication and improvement of roads. In Section 22-3-20 (Fire protection), insert the words"all weather"before the word"surface"in item A.1 to indicate that the fire responders need development to provide all-weather access. In Section 22-3-40, Part C, insert the words "safe and" before the words "adequate transportation system". In Section 22-3-60, Part B, last sentence, insert the words "efficient and" before the words "logical growth". M:\DAVE B\COMP PLAN\2008 Comp Plan Comments.doc Page 3 '� In Section 22-3-60, Part E, insert the words "oil and gas operators, their contractors, and" before the words"agricultural". In Section 22-3-140,Pan F, Goal 6, insert the words"enhance public safety and"before the words"avoid potential conflicts". In Section 22-3-140,Part H,Goal 8,Item 3,delete the word"any". Section 22-4-30, Part D, Goal 4 recommends a strategy to encourage developers to put stormwater to beneficial use where consistent with water rights. This may not be possible as stormwater runoff is almost always tied to adjudicated rights. In Section 22-5-50, Part A,Goal 1,policy 1.2—perhaps delete the word development and insert the word preservation. In Section 22-5-60, Part A, the definition of commercial mineral deposit should read "a natural mineral deposit of limestone used for construction purposes or coal, Section 22-5-80, Part D, Goal 4 (Minimizing hazards from mineral extraction) please add a sentence (1.d?) stating that the operators of mine sites will observe FEMA and Weld County floodplain regulations during mining operations. This is a necessary distinction from the statements in Section 22-5-80, Part E, which falls under the heading of reclamation issues, not operations. The statements of strategy recommended in Section 22-5-80, Part E, Item 5 (a and b) would be better placed under Part D of 22-5- 80. Section 22-5-80, Part E, Items 11 and 12 should have a second sentence or phrase stating "where conforming to FEMA floodplain regulations". Section 22-5-90, Part C, last sentence: perhaps change the word"maintain"to"achieve". Section 22-5-100, Part B, Goal 2, add an additional policy stating that oil and gas operators be requested to verify existing and proposed future County road Right-Of-Way needs well in advance of proposing drill site locations, tank batteries, pipelines or other production facilities. This to avoid conflicts with County road building plans. M:\DAVE B\COMP PLAN\2008 Comp Plan Comments.doc Page 4 on kJrc,N,a ]CKoO("sle-Th‘s Illik Weld County Referral Weld Cm-. )°"l l��,f�,y�r� 2OO8 • GRGELc/ OF CFI B COLORADO RE JVED The Weld County Department of Planning Services is submitting the following item for review: Applicant Weld County Case Number Ordinance 2008-XX Please Reply By September 15, 2008 Planner Brad Mueller Project 2008 Weld County Comprehensive Plan Update Legal Weld County, Colorado Location Weld County, Colorado Parcel Number Not applicable The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan. X(We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: • fi_ Signature: 917/ �n_o GC Agency: Date: + Weld County Planning Dept. 918 10th Street Greeley,CO.80631 +r (970)353-6100 ext.3540 9 (970)304-6498 fax+r Wii DSOR ., , Kir. sor{ j ;,r >2 Town of Windsor 30I Walnut Street•Windsor, Colorado 80550 •970-674-2436 •Fox:970-686-7180•www.windsorgov.c COLO Weld County Planning Department GREELEY OFFICE September 19, 2008 SEP 2 2?nnR Mr. Brad Mueller RECEIVED Weld County Planning Department 918 10 St Greeley, CO 80631 RE: Updated Weld County Comprehensive Plan Dear Mr. Mueller: The Town of Windsor Planning Commission reviewed the aforementioned comprehensive plan at its regular meeting of September 17, 2008. The following list is the 6 items that the Town of Windsor provided comments and, in most cases, a recommendation. 1. Intergovernmental Agreements (IGAs) 2. Dedication of road right-of-way 3. Access points on county roads 4. Establishment of Regional Urbanization Areas (RUAs) formerly known as Mixed Use Developments (MUDs) 5. Recognition of the Town of Windsor's Growth Management Area boundary 6. The location and annexation of commercial and industrial development 1. Intergovernmental Agreements (IGAs) The revised Weld County Comprehensive Plan has the following sections that address IGAs. Sec. 22-2-110.Urban development goals and policies. B. UD.Goal 2. Strive to establish an Intergovernmental Agreement concerning urban growth areas with each municipality in the County. and Sec. 22-2-150. Industrial development goals and policies. B. I.Goal 2. Encourage appropriate industrial development to annex into a municipality if the new or expanding industrial development is adjacent to the municipality's corporate limits. 1. I.Policy 2.1 Municipalities may have comprehensive plans that include lands in unincorporated areas of the County. Applicants are encouraged to discuss their land use plans with those affected municipalities. a. Recommended Strategy 1.2.1.a Pursue Intergovernmental Agreements between municipalities and the County. Comments IGA: The Town generally shares the County's desire to establish IGAs. These IGAs need to be meaningful and serve the needs of both parties rather than adopting a one-size-fits-all. Additionally, in order to create a meaningful IGA, it is the Town's intention to request dialogue concerning the specific aspects of the elements outlined in Sec. 22-2-110 Goal 2. 2. Dedication of road right-of-way The revised Weld County Comprehensive Plan has the following section that addresses dedication/reservation of road rights-of-way. Sec. 22-3-140. Transportation goals and policies. C. T.Goal 3. Promote a unified, functionally integrated, and coordinated countywide street and highway system that moves people and goods in a safe, economical, and efficient manner. 4. T.Policy 3.4. Ensure that all road, street, and highway facilities are developed, constructed, and maintained in accordance with adopted County standards, or approved alternate development standards. Ensure that road, street, and highway rights-of-way are dedicated or reserved for the public use. Comments Rights of Way: In order to ensure that development "pays its own way", the Town would recommend that the County require that all road rights-of-way be dedicated rather than reserved when a property is subdivided. Otherwise, if reserved right-of-way needs to be purchased in the future, the taxpayers of Weld County are essentially subsidizing development. Recommendation Rights of Way: Therefore, staff recommends that the Planning Commission forward a recommendation that the County revise Sec. 22-3-140 Transportation goals and policies; Goal C, Policy 3.4. as follows: 4. T.Policy 3.4. Ensure that all road, street, and highway facilities are developed, constructed, and maintained in accordance with adopted County standards, or approved alternate development standards. Ensure that road, street, and highway rights-of-way are dedicated Of reserved for the public use. 3. Access points on county roads It is the Town's understanding that the County typically requires shared access points to county roads in order to minimize the number of access points for safety reasons and the Town strongly supports this policy, as the county roads will become the arterial and collector roads in and through our communities. 4. Establishment of Regional Urbanization Areas (RUAs) formerly known as Mixed Use Developments (MUDs) The revised Weld County Comprehensive Plan has the following section that addresses Regional Urbanization Areas. Sec.22-2-230 Regional Urbanization Area (RUA) goals and policies D. RUA.Goal 4. New development shall pay its own way. I. RUA.Policy 4.1. New development within the RUA areas should provide a mechanism for funding public facilities, expanded services, transportation, and community facilities based on new demand created by the development. Comments RUA: The density of development that is planned to occur in the RUA is denser than typical county development and the residents of the RUA will undoubtedly require and expect urban level services that are normally functions of a municipality. These goals and policies should be more specific Page 2 of 5 about the expectations and requirements of the developer when it comes to such "public facilities" and "community facilities". Urban level services within the RUA that will be necessary are things such as parks and recreation programs (both youth and adult), community swimming pools, localized police protection, etc. and these services require on-going funding as they are not a "one- time" investment. Residents of Greeley, Windsor and other Weld County communities pay taxes to Weld County and they also pay taxes to their respective communities for such services, so any such services and facilities within the RUA should be funded locally and should not be subsidized by Weld County taxpayers that don't live within the RUA. Additionally, if these facilities are not required, the burden to provide such services will be unfairly shifted to the neighboring communities that do provide them. Recommendation RUA: Therefore, based upon the aforementioned information, the Windsor Planning Commission recommends that Weld County revise Sec. 22-2-230 Regional Urbanization Area (RUA) goals and policies; Goal D, as follows: D. RUA.Goal 4. New development shall pay its own way. 1. RUA.Policy 4.1. New development within the RUA areas should provide a mechanism for on-going funding public facilities, expanded services, transportation, and community facilities based on new demand created by the development. 5. Recognition of the Town of Windsor's Growth Management Area boundary The previous Weld County Comprehensive Plan stated: Sec.22-2-100. Urban growth. A. Urban growth boundaries and uses within these areas shall be determined through coordination between the County, the participating municipality and the individual landowner. Efficient development in the area surrounding municipalities requires this type of coordination which is achieved by three (3) methods: the three-mile referral, intergovernmental urban growth boundary agreements and the standard one-half-mile urban growth boundary. When growth at the municipality/County level is not coordinated, problems can occur with incompatible adjacent land uses as the most obvious. The revised Weld County Comprehensive Plan states: Sec.22-2-70. Urban development. H. Municipal urban growth areas, and uses within these areas, should be determined through coordination between the County, the participating municipality, and the individual landowner. Efficient development in the area surrounding municipalities requires this type of coordination, which is achieved, in part, through these methods: the three-mile referral; Intergovernmental Agreements; a standard quarter-mile Urban Growth Boundary; landowner notification, and community dialogue. When growth at the municipality/County level is not coordinated, numerous problems can occur, with incompatible adjacent land uses and violations of private property rights as the most obvious. and Sec. 22-2-110.Urban development goals and policies. C. UD.Goal 3. Until Intergovernmental Agreements are in place with a particular municipality, define a standard County Urban Growth Boundary as a one-quarter-mile perimeter around the municipal limits that are currently physically served by central sewer (whether by the municipality or a special district). Page 3 of 5 Comments GMA: The previous Weld County Comprehensive Plan Sec. 22-2-100 failed to recognize the Urban Growth Boundary (UGB) (known, in Windsor, as the Growth Management Area boundary) of the Town of Windsor when the boundary was created using the one-half mile from the existing sewer line. The County created UGB failed to include several Windsor subdivisions. The current UGB definition has been reduced from one-half mile to one-quarter mile and thereby excluding even more of the Town's GMA and corporate limits. The Town of Windsor has a defined GMA and within this GMA has a sewer service area (SSA). The Town has invested in engineering and planning for this SSA with sound engineering to support it. Whenever the County approves the use of septic systems within Windsor's planned sewer service areas the likelihood that sanitary sewer will ever be extended across/through that property is almost nonexistent. Recommendation GMA: Therefore, based upon the aforementioned information, the Windsor Planning Commission recommends that Weld County recognize the Town of Windsor's Growth Management Area (GMA) and support the Town's policy to annex properties within the Town's GMA in order for these properties to develop to the Town's standards. 6. The location and annexation of commercial and industrial development The revised Weld County Comprehensive Plan has the following sections that address the location and annexation of industrial and commercial developments. Sec. 22-2-150. Industrial development goals and policies. A. I.Goal 1. Promote the location of industrial uses within municipalities, Urban Growth Boundary areas, intergovernmental agreement areas, growth management areas as defined in municipalities' comprehensive plans, the Mixed Use Development areas, urban development nodes, along railroad infrastructure, or where adequate services are currently available or reasonably obtainable. B. I.Goal 2. Encourage appropriate industrial development to annex into a municipality if the new or expanding industrial development is adjacent to the municipality's corporate limits. and Sec. 22-2-170. Commercial Development Goals and policies. A. C.Goal 1. Promote the location of commercial uses within municipalities, Urban Growth Boundary areas, intergovernmental agreement areas, growth management areas as defined in municipal comprehensive plans, the Mixed Use Development areas, urban development nodes, or where adequate services are currently available or reasonably obtainable. Comments Commercial and Industrial: The Town of Windsor supports the revisions to Goal 1 and 2 of Sec. 22-2-150 and Goal 1 or Sec. 22-2-170 and concurs with (a) locating commercial and industrial development in areas that have adequate services currently available or where adequate services are reasonably obtainable; and (b) requiring that all such developments be annexed by the respective municipality. Page 4 of 5 • Recommendation Commercial and Industrial: Therefore, based upon the aforementioned information, the Windsor Planning Commission recommends that Weld County revise Sec. 22-2-170 Commercial Development Goals and policies and add the following goal: B. C.Goal 2. Encourage commercial development to annex into a municipality if the new or expanding commercial development is adjacent to the municipality's corporate limits. Thank you for the opportunity to review this proposal. Sincerely, A AAAAES Diana Aungst, AICP Associate Planner pc: Gale Schick,Chairman,Windsor Planning Commission Joseph Plummer, AICP,Director of Planning Page 5 of 5 09/10/2008 11:45 9706868088 WELDCNTYRE4 PAGE 01/02 fNIThso2 Se4-Ia EDUCATION FOR LIFE W NDSOR Stephanie R.Watson Assistant Superintendent Business Services 10 September 2006 Mr.Brad Mueller Weld County Planning Department 918 10th Street Greeley,CO 80631. RE: Draft Comprehensive Plan Comments Dear Mr.Mueller: Weld County School District Re-4 appreciates the opportunity to be included in the forward planning process of the County and to comment upon the Draft Comprehensive Plan. It is encouraging to be included in a process that will shape our mutual communities for years to come. The District's comments are relatively few, a testament to the thorough effort put into the draft document. The first comment relates to the public facility and service policies and goals on page 45. In item 3, P.Policy 2.3, the County may want to consider adding language to the effect that a land use application,or applicant,"..,will be required to contribute funds to the district for the costs directly attributable to the project in accordance with the law or the application may be denied". This would be consistent with the ruling expressed in the Bainbridge Supreme Court case. In item 5, P.Policy 25, the School. District is concerned about the potential for proliferation of Metropolitan Districts. It is our understanding that,in other areas where numerous such entities were approved, a detrimental fiscal effect was experienced. This was the result of substantial overlapping debt, which caused the bond rating agencies to downgrade bond ratings of existing public entities, resulting in increaccd borrowing costs and higher tax burdens for their constituents. Consequently, District Re-4 encourages the County to exercise restraint and caution when considering creation of special districts. Within the Transportation section of the plan, under A. T.Goal. 1 or C. T.Goal 3, District Re-4 agrees with the goal of efficient transportation systems. In addition to the draft goals, it is suggested that the County consider adding language to: "promote efficient and timely provision of public access among adjacent subdivisions to enhance response times for emergency service and law enforcement vehicles as well as cost-effective school bus operations. Further, vacations of such essential rights of way connections will be discouraged". This may require public road access between such subdivisions in addition to major collectors and arterials. WELD COUNTY SCHOOL,DISTRICT RE-4 Business Services 1020 Msin Sttcct • P.O. flax 6'09 • Windsnr, CO 80550 • (970) 696-8000 • FaR (970) 686.5280 09/10/2008 11:45 9706868088 WELDCNTYRE4 PAGE 02/02 Your continuing cooperation is sincerely appreciated, as is the opportunity to comment upon issues of interest to the County, the School District and our mutual constituents. Should you have questions or desire further information,please contact me at your convenience. Sincerely, / , r �- n R. W eLiccnN Stephanie R Watson Assistant Superintendent of Business Services • Pace 2 of 2 WELD COUNTY SC TOOL DISTRICT' RE-4 1020 Main Street • P.O. Box 609 • Windsor, CO 130550 • (970) 686-8000 • Fax (970) 686-5280 Hello